Palmetto Federal Savings Bank v. Industrial Valley Title Insurance

756 F. Supp. 925, 1991 U.S. Dist. LEXIS 1797, 1991 WL 18097
CourtDistrict Court, D. South Carolina
DecidedJanuary 31, 1991
DocketCiv. A. 1:90-1599-1
StatusPublished
Cited by10 cases

This text of 756 F. Supp. 925 (Palmetto Federal Savings Bank v. Industrial Valley Title Insurance) is published on Counsel Stack Legal Research, covering District Court, D. South Carolina primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Palmetto Federal Savings Bank v. Industrial Valley Title Insurance, 756 F. Supp. 925, 1991 U.S. Dist. LEXIS 1797, 1991 WL 18097 (D.S.C. 1991).

Opinion

ORDER

HAWKINS, Chief Judge.

This motion is before the court on the Amended Report of the Special Master dated November 14, 1990 1 in addition to the Defendant’s Motion to Set Aside Entry of Default, which was filed on December 26, 1990.

FACTUAL BACKGROUND

As a result of the allegations in the complaint, the testimony taken before Magistrate Carr, and the testimony at the hear *927 ing before this court on January 10, 1991, this court finds the following:

1. On or about March 28, 1989, Walt Coffey executed a mortgage in favor of the plaintiff securing an indebtedness in the amount of $104,000 upon property known as Lot 37, Block A on a plat of Houndslake Section 7 in Aiken County (hereinafter the “property”).

2. In connection with the closing upon the above-referenced mortgage, the plaintiff received from the defendant, Industrial Valley Title Insurance Company (hereinafter “Industrial”), through its authorized agent, Jack L. Schoer, a mortgagee’s title insurance policy, bearing policy number 45-32-1313-02, (hereinafter the “policy”). Mr. Schoer had documents in his possession at the closing indicating that Walt Coffey was also known as James W. Coffey and that he did business as “Coffey Construction Company”. See Plaintiffs Exhibit 3.

3. Under the policy, subject to certain exclusions, exceptions, conditions and stipulations stated therein, the defendant insured the plaintiff against loss or damage sustained or incurred by reasons of:

a. any defect in, lien or encumbrance (against the property); and

b. the priority of any lien or encumbrance over the lien of the insured mortgage.

4. Although unknown to the plaintiff at the time, the property, on March 28, 1989, was subject to certain tax liens filed by the Internal Revenue Service on February 13, 1986, May 15, 1986, June 7, 1986, September 18, 1986, November 17, 1988 and certain state tax liens filed by the South Carolina Tax Commission on or about February 11, 1986, and certain tax executions filed by the South Carolina Employment Security Commission on November 14,1985 and September 12, 1986, which liens had priority over the mortgage of the plaintiff.

5. On or about February 5, 1990, the plaintiff received a Notice of Public Auction Sale indicating that the property had been seized and was to be sold at public auction at 9:00 a.m. on February 15, 1990 for the purpose of satisfying the above-referenced federal tax liens (hereinafter the “notice”).

6. The Notice was the plaintiffs first notice of any problem with or defect in title to the property.

7. Upon contact with the defendant’s agent, Jack Schoer, the plaintiff was informed that Mr. Schoer was aware of the outstanding tax liens against the property and that the defendant was aware of the liens.

8. Despite Notice and demand by the plaintiff, the defendant failed and refused to take the necessary action to remove the federal tax liens as encumbrances against the property and to prevent the sale of the property under the terms of the notice.

9. As a result of the failure to act by the defendant, the plaintiff, at 4:30 p.m. on February 14, 1990 paid to the Internal Revenue Service the sum of $75,398.26 to satisfy the federal tax liens which were prior to its mortgage and to stop the sale of the property.

10. The above payment represented payment of duly filed federal tax liens against the property which pre-dated and which had priority over the mortgage of the plaintiff. The state tax liens remained as liens against the property.

11. The payment by the plaintiff was necessary to preserve its mortgage position against the property which would have been lost had the payment not been made.

12. Subsequent to the above payments, the plaintiff made 3 separate written demands for payment which were introduced in the record before this court and included a formal proof of loss.

13. According to the provisions of the policy, payment thereunder was due thirty (30) days after the extent of loss and liability have been definitely fixed in accordance with the policy. This date would have been April 30, 1990, at the latest, as the plaintiff made written claim for payment on March 3, 1990.

14. The plaintiff has complied with and performed all conditions precedent to the obligations of the defendant under the policy.

*928 15. The plaintiff has incurred a total of $84,866.48 in actual damages consisting of the $75,398.26 paid on February 14, 1990,' interest thereupon through the date of hearing at the rate provided for in the note and mortgage affected hereby and the necessary amounts to satisfy the still outstanding state tax liens.

16. From the time that the plaintiff first contacted the defendant herein regarding the claim which is the subject of this action, the defendant exhibited disregard for the rights of its policyholder and made no effort to address this claim from the date it accrued until this action was filed. The defendant’s desire to obtain its recoupment from a malpractice carrier for its closing agent before making payment to the plaintiff is one which is not provided for by its own policy. See Plaintiffs Exhibit 9. The policy carries with it the primary obligation to pay an insured loss when incurred. The ability to recoup the loss incurred from a third party has nothing to do with that obligation. The defendant was obligated to render the performance which the plaintiff seeks.

17. As stated by counsel for the defendant, during the time period when the complaint was pending, the defendant was in the process of reorganizing its legal department as well as preparing to remove itself from the South Carolina insurance market. As a result, the complaint “just fell through the cracks.”

Procedural Background

Procedurally, the plaintiff filed this action in United States District Court on July 11, 1990. The Summons and Complaint in the action were served on the Honorable John G. Richards, Chief Insurance Commissioner on July 13, 1990. By statute, as Chief Insurance Commissioner, Mr. Richards is the agent for service on Industrial.

As stipulated to by the parties, by July 19, 1990, the complaint, having been copied and forwarded by the defendant, was in the possession of two South Carolina attorneys, one of whom was the current counsel for the defendant. On August 7, 1990, the plaintiff moved for entry of default and, on August 7, 1990, the Clerk of Court entered default. An evidentiary hearing was held before Magistrate Robert S. Carr on September 20, 1990. The defendant was not present. As a result of the hearing, the Magistrate filed the Special Masters Report on October 29, 1990 and the Amended Special Masters Report followed on November 14, 1990. The reports recommended actual damages and, based on the defendant’s conduct, punitive damages as well.

On November 6, 1990, counsel for the defense filed his “initial” appearance in the case as well as an answer to the complaint on behalf of the defendant.

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Cite This Page — Counsel Stack

Bluebook (online)
756 F. Supp. 925, 1991 U.S. Dist. LEXIS 1797, 1991 WL 18097, Counsel Stack Legal Research, https://law.counselstack.com/opinion/palmetto-federal-savings-bank-v-industrial-valley-title-insurance-scd-1991.