Regions Bank v. Legal Outsource PA

936 F.3d 1184
CourtCourt of Appeals for the Eleventh Circuit
DecidedAugust 28, 2019
Docket17-11736
StatusPublished
Cited by33 cases

This text of 936 F.3d 1184 (Regions Bank v. Legal Outsource PA) is published on Counsel Stack Legal Research, covering Court of Appeals for the Eleventh Circuit primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Regions Bank v. Legal Outsource PA, 936 F.3d 1184 (11th Cir. 2019).

Opinion

Case: 17-11736 Date Filed: 08/28/2019 Page: 1 of 88

[PUBLISH]

IN THE UNITED STATES COURT OF APPEALS

FOR THE ELEVENTH CIRCUIT ________________________

No. 17-11736 ________________________

D.C. Docket No. 2:14-cv-000476-PAM-MRM

REGIONS BANK, an Alabama state-chartered bank,

Plaintiff–Counter Defendant–Appellee,

versus

LEGAL OUTSOURCE PA, a Florida professional association, PERIWINKLE PARTNERS, LLC, a Florida limited liability company, CHARLES PAUL-THOMAS PHOENIX, individually, a.k.a. Charles PT Phoenix, LISA M. PHOENIX, individually,

Defendants–Counter Claimants–Appellants.

________________________

Appeal from the United States District Court for the Middle District of Florida ________________________

(August 28, 2019) Case: 17-11736 Date Filed: 08/28/2019 Page: 2 of 88

Before WILLIAM PRYOR, and ROSENBAUM, Circuit Judges, and MOORE, * District Judge.

WILLIAM PRYOR, Circuit Judge:

The main issue presented by this appeal has divided our sister circuits:

whether a guarantor constitutes an “applicant” under the Equal Credit Opportunity

Act. See 15 U.S.C. §§ 1691(a), 1691a(b). Compare Hawkins v. Cmty. Bank of

Raymore, 761 F.3d 937 (8th Cir. 2014), aff’d by an equally divided Court, 136 S.

Ct. 1072 (2016) (holding that a guarantor unambiguously is not an “applicant”

under the Act), and Moran Foods, Inc. v. Mid-Atl. Mkt. Dev. Co., 476 F.3d 436

(7th Cir. 2007) (opining the same), with RL BB Acquisition, LLC v. Bridgemill

Commons Dev. Grp., 754 F.3d 380 (6th Cir. 2014) (holding that the term

“applicant” is ambiguous and applying Chevron deference to an agency

interpretation that a guarantor is an “applicant”). Legal Outsource PA, a law firm

wholly owned by Charles Phoenix, defaulted on a loan from Regions Bank, which

triggered the default of a loan and mortgage that Regions issued to Periwinkle

Partners, LLC, an entity wholly owned by Charles’s wife, Lisa Phoenix. After the

obligors refused to cure the defaults, Regions sued to enforce its rights under the

loans and mortgage. The obligors filed several counterclaims asserting that

Regions violated the Equal Credit Opportunity Act by discriminating against Lisa

* Honorable K. Michael Moore, United States District Chief Judge for the Southern District of Florida, sitting by designation. 2 Case: 17-11736 Date Filed: 08/28/2019 Page: 3 of 88

and Charles based on their marital status when it demanded that they and Legal

Outsource guarantee the Periwinkle loan. The district court granted summary

judgment in favor of Regions. The district court ruled that Lisa Phoenix’s

counterclaims failed because she lacked standing as an “applicant” when she was

instead a guarantor. Because we conclude that a guarantor is not an “applicant”

under the Equal Credit Opportunity Act, we affirm the summary judgment in favor

of Regions. But the parties agree that we must remand to correct an error in the

judgment.

I. BACKGROUND

Beginning in 2005, Regions Bank extended a $450,000 line of credit to

Legal Outsource PA, a law firm owned by Charles Phoenix. Legal Outsource

renewed the loan on a yearly or semi-yearly basis, and it was last renewed in May

2013 with a maturity date in February 2014. Charles Phoenix also guaranteed the

2013 Outsource loan.

In 2011, Regions lent nearly $1.7 million to Periwinkle Partners, LLC, for

the purchase of a shopping center on Sanibel Island, Florida. At that time, the sole

member of Periwinkle Partners was a company owned by Charles Phoenix’s wife,

Lisa Phoenix. Charles Phoenix, Lisa Phoenix, and Legal Outsource all guaranteed

the Periwinkle loan. Under the Periwinkle loan, a default by any of the parties,

3 Case: 17-11736 Date Filed: 08/28/2019 Page: 4 of 88

including the guarantors, on any other loans that they had with Regions constitutes

a default under the Periwinkle loan.

In August 2013, Regions concluded that the Outsource and Periwinkle loans

were in default based on the obligors’ failure to provide requested financial

information and based on Periwinkle’s failure to pay its property taxes. Regions

then warned the obligors several times that it would accelerate the loans if the

obligors failed to cure the default. In February 2014, the Outsource loan matured

and Legal Outsource, which was no longer in operation, failed to pay it. Two

months later, Regions declared the Outsource loan in default and demanded its full

and immediate payment. According to the obligors, this declaration was a bad-faith

attempt by Regions to coerce Lisa Phoenix into securing the Outsource loan with

Periwinkle as collateral, but she refused to do so. After the Outsource loan default,

Regions also declared the Periwinkle loan in default and demanded its full and

immediate payment. The obligors never cured any of the defaults.

In August 2014, Regions filed a complaint against Charles and Lisa Phoenix,

Legal Outsource, and Periwinkle Partners for breach of the Legal Outsource

promissory note and guaranty, breach of the Periwinkle promissory note and

guaranties, foreclosure of the Periwinkle mortgage, and receivership. The obligors

answered the complaint and interposed 73 affirmative defenses and eight

counterclaims.

4 Case: 17-11736 Date Filed: 08/28/2019 Page: 5 of 88

The obligors twice amended the answer and added four new counterclaims

that each asserted a violation of the Equal Credit Opportunity Act. The

counterclaims—three of which were individually brought by Charles Phoenix, Lisa

Phoenix, and Legal Outsource respectively, and one of which was brought by Lisa

Phoenix and Periwinkle Partners—alleged that Regions discriminated on the basis

of marital status when it required the Phoenixes and Legal Outsource to guarantee

the Periwinkle loan. Regions then moved to dismiss the newly added

counterclaims, and the district count granted that motion in part. The district court

ruled that the guarantors of the Periwinkle loan all lacked statutory standing

because they were not “applicant[s]” under the Equal Credit Opportunity Act. But

the court also ruled that one of the counterclaims, which was brought on behalf of

Lisa Phoenix and Periwinkle Partners, had sufficiently alleged that Lisa Phoenix

and Periwinkle Partners were “applicants” under the Act, so it denied the motion as

to that count.

After Regions moved for summary judgment, the district court granted

summary judgment in favor of Regions both for its claims for breach of the

promissory notes and guaranties and against the obligors’ counterclaims. The

district court ruled that the obligors “do not dispute that they were in default under

the relevant notes and guaranties,” and it ruled that the counterclaims had “no

merit.” With respect to the remaining counterclaim under the Equal Credit

5 Case: 17-11736 Date Filed: 08/28/2019 Page: 6 of 88

Opportunity Act—the joint claim by Lisa Phoenix and Periwinkle—the district

court ruled that Periwinkle’s claim of discrimination was “frivolous” because, as

an entity, it had no marital status. And the district court ruled that “[t]he claim fails

as to Lisa Phoenix as well because, aside from the lack of any evidence to establish

any alleged discrimination on the basis of marital status, she was not an ‘applicant’

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Bluebook (online)
936 F.3d 1184, Counsel Stack Legal Research, https://law.counselstack.com/opinion/regions-bank-v-legal-outsource-pa-ca11-2019.