J-S62045-14
NON-PRECEDENTIAL DECISION - SEE SUPERIOR COURT I.O.P. 65.37
PNC MORTGAGE, A DIVISION OF PNC IN THE SUPERIOR COURT OF BANK, NATIONAL ASSOCIATION PENNSYLVANIA
Appellee
v.
JEROLD HART
Appellant No. 476 EDA 2014
Appeal from the Judgment Entered January 7, 2014 In the Court of Common Pleas of Monroe County Civil Division at No(s): 11566 Civil 2010
BEFORE: ALLEN, J., OLSON, J., and OTT, J.
MEMORANDUM BY OTT, J.: FILED FEBRUARY 10, 2015
Jerold Hart appeals from the judgment,1 entered January 7, 2014, in
the Monroe County Court of Common Pleas, in favor of PNC Mortgage, a
division of PNC Bank, National Association (“PNC”), and against Hart in the
amount of $374,623.74. The judgment was entered simultaneously with the
trial court’s order granting PNC’s motion for summary judgment in this
mortgage foreclosure action. On appeal, Hart argues the trial court’s grant
of summary judgment was premature because (1) PNC failed to respond to
outstanding discovery requests, and (2) genuine issues of material fact still ____________________________________________
1 We note that Hart purports to appeal from the January 7, 2014, order granting summary judgment. Because a monetary judgment of $374,623.74 was entered by the same order, we will consider the appeal from the entry of judgment. See Order, 1/7/2014. J-S62045-14
exist as to whether PNC has standing in this action. For the reasons that
follow, we affirm.
This action involves a mortgage loan in the amount of $291,127.00,
executed by Hart and First Continental Mortgage, LLC, on June 26, 2009, for
a property located at 101 Smiley Lane, Stroudsburg, Pennsylvania. The
mortgage was subsequently assigned to National City Bank, which later
merged with PNC. On December, 2, 2010, PNC filed a complaint in
mortgage foreclosure, averring Hart had been in default on the loan since
July 1, 2010. Hart filed an answer and new matter, to which PNC filed a
reply. Thereafter, on June 23, 2011, Hart served PNC with a set of
interrogatories and a request for production of documents.
From May of 2012, until January of 2013, the action was stayed while
the parties participated in Monroe County’s Residential Mortgage Diversion
Program. However, the stay was lifted on January 31, 2013, when the
parties were unable to reach an agreement. Thereafter, on August 14,
2013, PNC sent Hart a package of documents in response to Hart’s
interrogatories and document requests.2
____________________________________________
2 See Praecipe to Attach Missing Exhibit, 11/25/2013, Letter from PNC to Hart’s Counsel, 8/14/2013 (stating “In response to your interrogatories and document production requests, I am enclosing the following: … Origination file; Loss mitigation file; Collection history; Correspondence; and Payment history, 2009-2010.”).
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On October 7, 2013, PNC filed a motion for summary judgment,
asserting there were no genuine issues of material fact and it was entitled to
judgment as a matter of law. See Motion for Summary Judgment,
10/7/2013, at ¶ 3. On November 1, 2013, Hart filed an answer, contending
that summary judgment was premature due to PNC’s failure to answer his
discovery requests. Answer of Defendant to Motion for Summary Judgment,
11/1/2013, at ¶¶ 3-4. Following argument before the trial court, on January
7, 2014, the court granted PNC’s motion, and entered judgment in favor of
PNC in the amount of $374,623.74, plus costs. This timely appeal followed. 3
On appeal, Hart contends the trial court erred when it prematurely
granted PNC’s motion for summary judgment. First, Hart argues PNC failed
to respond to its request for interrogatories and production of documents,
which he claims are “crucial to the defense of this claim.”4 Hart’s Brief at
12. Second, Hart asserts there exists a genuine issue of material fact as to
whether PNC is the legal owner of the mortgage. Specifically, Hart argues
he denied this averment in his answer, and “demanded strict proof[.]” Id.
3 On March 3, 2014, the trial court ordered Hart to file a concise statement of errors complained of on appeal pursuant to Pa.R.A.P. 1925(b). Hart complied with the court’s directive and filed a concise statement on March 24, 2014. 4 We note that Hart does not detail what documents are still missing, or how the information PNC has purportedly not provided is “crucial to the defense of this claim.” Hart’s Brief at 12.
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at 13. Accordingly, Hart contends the trial court erred in granted summary
judgment in favor of PNC.
Our standard of review is well-established:
We review an order granting summary judgment for an abuse of discretion. Indalex, Inc. v. Nat'l Union Fire Ins. Co. of Pittsburgh, PA, 83 A.3d 418, 420 (Pa.Super. 2013). Our scope of review is plenary, and we view the record in the light most favorable to the nonmoving party. Id. A party bearing the burden of proof at trial is entitled to summary judgment “whenever there is no genuine issue of any material fact as to a necessary element of the cause of action or defense which could be established by additional discovery or expert report[.]” Pa.R.C.P. No. 1035.2(1). In response to a summary judgment motion, the nonmoving party cannot rest upon the pleadings, but rather must set forth specific facts demonstrating a genuine issue of material fact. Pa.R.C.P. No. 1035.3.
Bank of Am., N.A. v. Gibson, 102 A.3d 462, 464 (Pa. Super. 2014).
Furthermore, when considering a mortgage foreclosure action, we
must bear in mind:
The holder of a mortgage has the right, upon default, to bring a foreclosure action. The holder of a mortgage is entitled to summary judgment if the mortgagor admits that the mortgage is in default, the mortgagor has failed to pay on the obligation, and the recorded mortgage is in the specified amount.
Id. at 464-465 (citation omitted and emphasis supplied). “This is so even if
the mortgagors have not admitted the total amount of the indebtedness in
their pleadings.” Cunningham v. McWilliams, 714 A.2d 1054, 1057 (Pa.
Super. 1998), appeal denied, 734 A.2d 861 (Pa. 1999).
The trial court, in its Rule 1925(a) opinion, provided a thorough
summary of the applicable law and a well-reasoned discussion of the issues
-4- J-S62045-14
raised by Hart on appeal. See Trial Court Opinion, 4/22/2014, at 3-11
(finding (1) Hart concedes that on August 14, 2013, PNC submitted to him
602 pages of categorized documents in response to his discovery requests;
(2) Hart never sought sanctions against PNC for its failure to comply with his
discovery requests prior to the motion for summary judgment; (3) summary
judgment may be granted despite outstanding discovery “where the
information sought by the non-moving party would not have been germane
to the issues presented by the movant[;]”5 (4) Hart had “all the information
he needed in order to defend against [PNC’s] Motion for Summary
Judgment[;]”6 (5) because, pursuant to Pa.R.C.P. 1029(b), the averments in
a pleading must be specifically denied, Hart’s general denials to the
allegations in PNC’s complaint, particularly with regard to facts within his
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J-S62045-14
NON-PRECEDENTIAL DECISION - SEE SUPERIOR COURT I.O.P. 65.37
PNC MORTGAGE, A DIVISION OF PNC IN THE SUPERIOR COURT OF BANK, NATIONAL ASSOCIATION PENNSYLVANIA
Appellee
v.
JEROLD HART
Appellant No. 476 EDA 2014
Appeal from the Judgment Entered January 7, 2014 In the Court of Common Pleas of Monroe County Civil Division at No(s): 11566 Civil 2010
BEFORE: ALLEN, J., OLSON, J., and OTT, J.
MEMORANDUM BY OTT, J.: FILED FEBRUARY 10, 2015
Jerold Hart appeals from the judgment,1 entered January 7, 2014, in
the Monroe County Court of Common Pleas, in favor of PNC Mortgage, a
division of PNC Bank, National Association (“PNC”), and against Hart in the
amount of $374,623.74. The judgment was entered simultaneously with the
trial court’s order granting PNC’s motion for summary judgment in this
mortgage foreclosure action. On appeal, Hart argues the trial court’s grant
of summary judgment was premature because (1) PNC failed to respond to
outstanding discovery requests, and (2) genuine issues of material fact still ____________________________________________
1 We note that Hart purports to appeal from the January 7, 2014, order granting summary judgment. Because a monetary judgment of $374,623.74 was entered by the same order, we will consider the appeal from the entry of judgment. See Order, 1/7/2014. J-S62045-14
exist as to whether PNC has standing in this action. For the reasons that
follow, we affirm.
This action involves a mortgage loan in the amount of $291,127.00,
executed by Hart and First Continental Mortgage, LLC, on June 26, 2009, for
a property located at 101 Smiley Lane, Stroudsburg, Pennsylvania. The
mortgage was subsequently assigned to National City Bank, which later
merged with PNC. On December, 2, 2010, PNC filed a complaint in
mortgage foreclosure, averring Hart had been in default on the loan since
July 1, 2010. Hart filed an answer and new matter, to which PNC filed a
reply. Thereafter, on June 23, 2011, Hart served PNC with a set of
interrogatories and a request for production of documents.
From May of 2012, until January of 2013, the action was stayed while
the parties participated in Monroe County’s Residential Mortgage Diversion
Program. However, the stay was lifted on January 31, 2013, when the
parties were unable to reach an agreement. Thereafter, on August 14,
2013, PNC sent Hart a package of documents in response to Hart’s
interrogatories and document requests.2
____________________________________________
2 See Praecipe to Attach Missing Exhibit, 11/25/2013, Letter from PNC to Hart’s Counsel, 8/14/2013 (stating “In response to your interrogatories and document production requests, I am enclosing the following: … Origination file; Loss mitigation file; Collection history; Correspondence; and Payment history, 2009-2010.”).
-2- J-S62045-14
On October 7, 2013, PNC filed a motion for summary judgment,
asserting there were no genuine issues of material fact and it was entitled to
judgment as a matter of law. See Motion for Summary Judgment,
10/7/2013, at ¶ 3. On November 1, 2013, Hart filed an answer, contending
that summary judgment was premature due to PNC’s failure to answer his
discovery requests. Answer of Defendant to Motion for Summary Judgment,
11/1/2013, at ¶¶ 3-4. Following argument before the trial court, on January
7, 2014, the court granted PNC’s motion, and entered judgment in favor of
PNC in the amount of $374,623.74, plus costs. This timely appeal followed. 3
On appeal, Hart contends the trial court erred when it prematurely
granted PNC’s motion for summary judgment. First, Hart argues PNC failed
to respond to its request for interrogatories and production of documents,
which he claims are “crucial to the defense of this claim.”4 Hart’s Brief at
12. Second, Hart asserts there exists a genuine issue of material fact as to
whether PNC is the legal owner of the mortgage. Specifically, Hart argues
he denied this averment in his answer, and “demanded strict proof[.]” Id.
3 On March 3, 2014, the trial court ordered Hart to file a concise statement of errors complained of on appeal pursuant to Pa.R.A.P. 1925(b). Hart complied with the court’s directive and filed a concise statement on March 24, 2014. 4 We note that Hart does not detail what documents are still missing, or how the information PNC has purportedly not provided is “crucial to the defense of this claim.” Hart’s Brief at 12.
-3- J-S62045-14
at 13. Accordingly, Hart contends the trial court erred in granted summary
judgment in favor of PNC.
Our standard of review is well-established:
We review an order granting summary judgment for an abuse of discretion. Indalex, Inc. v. Nat'l Union Fire Ins. Co. of Pittsburgh, PA, 83 A.3d 418, 420 (Pa.Super. 2013). Our scope of review is plenary, and we view the record in the light most favorable to the nonmoving party. Id. A party bearing the burden of proof at trial is entitled to summary judgment “whenever there is no genuine issue of any material fact as to a necessary element of the cause of action or defense which could be established by additional discovery or expert report[.]” Pa.R.C.P. No. 1035.2(1). In response to a summary judgment motion, the nonmoving party cannot rest upon the pleadings, but rather must set forth specific facts demonstrating a genuine issue of material fact. Pa.R.C.P. No. 1035.3.
Bank of Am., N.A. v. Gibson, 102 A.3d 462, 464 (Pa. Super. 2014).
Furthermore, when considering a mortgage foreclosure action, we
must bear in mind:
The holder of a mortgage has the right, upon default, to bring a foreclosure action. The holder of a mortgage is entitled to summary judgment if the mortgagor admits that the mortgage is in default, the mortgagor has failed to pay on the obligation, and the recorded mortgage is in the specified amount.
Id. at 464-465 (citation omitted and emphasis supplied). “This is so even if
the mortgagors have not admitted the total amount of the indebtedness in
their pleadings.” Cunningham v. McWilliams, 714 A.2d 1054, 1057 (Pa.
Super. 1998), appeal denied, 734 A.2d 861 (Pa. 1999).
The trial court, in its Rule 1925(a) opinion, provided a thorough
summary of the applicable law and a well-reasoned discussion of the issues
-4- J-S62045-14
raised by Hart on appeal. See Trial Court Opinion, 4/22/2014, at 3-11
(finding (1) Hart concedes that on August 14, 2013, PNC submitted to him
602 pages of categorized documents in response to his discovery requests;
(2) Hart never sought sanctions against PNC for its failure to comply with his
discovery requests prior to the motion for summary judgment; (3) summary
judgment may be granted despite outstanding discovery “where the
information sought by the non-moving party would not have been germane
to the issues presented by the movant[;]”5 (4) Hart had “all the information
he needed in order to defend against [PNC’s] Motion for Summary
Judgment[;]”6 (5) because, pursuant to Pa.R.C.P. 1029(b), the averments in
a pleading must be specifically denied, Hart’s general denials to the
allegations in PNC’s complaint, particularly with regard to facts within his
knowledge and control, had the effect of admissions; and (6) Hart,
effectively admitted “that he is a party to the mortgage, that [PNC] is the
rightful owner of the Mortgage and the Note, that the mortgage is in default
and that the mortgage is in the specified amount[;]”7 therefore, there are no
5 Trial Court Opinion, 4/22/2014, at 6, citing Burman v. Golay and Co., Inc., 616 A.2d 657, 659 (Pa. Super. 1992), appeal denied, 624 A.2d 108 (Pa. 1993). 6 Id. We reiterate Hart does not explain what discovery he is missing, and how that information impacted his ability to defend this action. 7 Id. at 11.
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disputed issues of material fact, and summary judgment was properly
granted in favor of PNC).8
Our independent review of the record reveals ample support for the
trial court’s conclusions. Therefore, we adopt the sound reasoning of the
Honorable Jerome P. Cheslock as dispositive of claims raised by Hart on
appeal, and affirm the judgment in favor of PNC.
Judgment affirmed.
8 We note Hart’s primary complaint appears to be that PNC has not demonstrated it is the legal owner of the mortgage. See Hart’s Brief at 13- 14. In its brief in support of its motion for summary judgment, PNC explained the chain of ownership as follows:
Said mortgage was recorded on June 26, 2009 in the Monroe County Recorder’s Office at Mortgage Book Volume 2355, Page 6787. [PNC’s] predecessor, National City Bank [], acquired its interest in the mortgage by assignment dated August 5, 2009 that was recorded on August 17, 2009 in said Recorder’s Office in Book 2385, page 3772.
PNC’s Brief in Support of Motion for Summary Judgment, 11/15/2013, at 1 (footnote omitted). Furthermore, PNC attached to its motion for summary judgment an affidavit from an authorized signer at PNC stating that, effective November 6, 2009, National City Bank merged with PNC. See Affidavit Pursuant to Pa.R.C.P. 1035.4 and 76 in Support of Motion for Summary Judgment, 10/7/2013, at ¶ 2. Hart has provided no evidence contesting the legitimacy of these claims. Accordingly, the trial court was entitled to accept these unchallenged facts as true. See Bank of Am., N.A., supra, 102 A.3d at 464 (“In response to a summary judgment motion, the nonmoving party cannot rest upon the pleadings, but rather must set forth specific facts demonstrating a genuine issue of material fact.”), citing Pa.R.C.P. No. 1035.3.
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Judgment Entered.
Joseph D. Seletyn, Esq. Prothonotary
Date: 2/10/2015
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