Sarah E. Whitis v. U.S. Bank National Association

CourtCourt of Appeals of Kentucky
DecidedJanuary 16, 2026
Docket2024-CA-0824
StatusUnpublished

This text of Sarah E. Whitis v. U.S. Bank National Association (Sarah E. Whitis v. U.S. Bank National Association) is published on Counsel Stack Legal Research, covering Court of Appeals of Kentucky primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Sarah E. Whitis v. U.S. Bank National Association, (Ky. Ct. App. 2026).

Opinion

RENDERED: JANUARY 16, 2026; 10:00 A.M. NOT TO BE PUBLISHED

Commonwealth of Kentucky Court of Appeals NO. 2024-CA-0824-MR

SARAH E. WHITIS APPELLANT

APPEAL FROM FAYETTE CIRCUIT COURT v. HONORABLE KIMBERLY N. BUNNELL, JUDGE ACTION NO. 24-CI-00972

U.S. BANK NATIONAL ASSOCIATION AND MARY ROSE FRENCH APPELLEES

OPINION AFFIRMING

** ** ** ** **

BEFORE: EASTON, L. JONES, AND MCNEILL, JUDGES.

L. JONES, JUDGE: Sarah E. Whitis (Whitis) appeals the May 27, 2024 Order of

the Fayette Circuit Court dismissing her complaint, with prejudice, against

Appellees U.S. Bank National Association (Bank) and Mary Rose French (French)

(collectively Appellees). We affirm. On March 11, 2024, Whitis filed a complaint in Fayette Circuit Court

against U.S. Bank and French, with her complaint making the following factual

allegations which we set out verbatim:

FACTUAL BACKGROUND

5) Whitis was a client/customer of Bank where she had various deposit accounts and promissory notes. One of her notes was a home equity line of credit, hereafter referred to as a HELOC.

6) In 2021, Whitis was evaluating revising terms of her HELOC given the belief that interest rates were increasing in coming months and wished to lock in a lower rate. She was referred to Chandler Wolfe, an employee/agent of Bank. They met and Ms. Wolfe explained to Whitis that her present HELOC had an interest rate cap of 4.25% which would not increase for 10 years with a monthly payment of no more than $1,000 per month. Wolfe was incorrect in what she told Whitis.

7) In April/May 2022, Whitis, per the advice of Wolfe, decided to pursue an increase in the line of credit with the same HELOC terms which Whitis had been told by Wolfe had an interest rate of 4.25%.

8) On May 2, 2022, Whitis met with French of the Bank’s Wealth Management division to close the new HELOC. Whitis had read the terms of the HELOC and read that it had an 18% interest rate cap for the life of the loan but that she could not find the “cap” rate as described by Ms. Wolfe. Whitis told French she wanted to know what the exact cap rate was before she would close on the new HELOC.

9) French explained the three-day grace or recission period. Then she told Whitis that she was not seeing the cap either, that she would look it up, do some research and if it was

-2- different than the 4.25%, she would let Whitis know before the end of the grace period. Prior to the grace period ending, French contacted Whitis on other issues, but never mentioned the cap, whether it was 4.25% or 18%.

10) Whitis relied upon French’s promise that if the cap on the interest note was higher than 4.25%, she would contact Whitis before the grace period expired to let her know. French never told Whitis before the grace period ended that the maximum interest rate was 18%.

11) After the grace period had expired French informed Whitis on May 25, 2022, that the cap on the interest rate was 18% and not 4.25%.

12) Bank, after a series of meetings with Whitis, refused to correct or modify the HELOC to reflect the cap on the interest rate that both Wolfe and French had assured Whitis was contained in the promissory note.

13) At all times herein both French and Wolfe were acting as employees and agents of the bank and had authority to make the statements and assurances they made.

Record (R.) at 4-5.

Whitis’s complaint claimed that both French and Bank were liable for:

(1) negligent misrepresentation; (2) fraud by omission; (3) fraudulent

misrepresentation; and (4) breach of fiduciary duty. Whitis also claimed that Bank

was liable for negligent training and supervision of both Wolfe and French. Whitis

requested compensatory and punitive damages.

On April 26, 2024, Appellees filed a motion to dismiss, claiming that,

as a matter of law, Whitis’s complaint fails because she read the terms of the

-3- HELOC before signing and cannot claim to have relied upon oral statements

contrary to the written terms. Moreover, Appellees claimed Whitis’s breach of

fiduciary duty claim fails as they did not owe any fiduciary duty to her, and

Whitis’s negligent training and supervision claim fails because Whitis did not

allege any harmful propensities of Wolfe or French nor any identifiable actionable

underlying wrong committed by either. Attached to the Appellees’ motion to

dismiss were three exhibits: (1) a July 3, 2018 HELOC agreement between Bank

and Whitis; (2) the May 2, 2022 HELOC agreement between Whitis and Bank

(signed by French on behalf of Bank); and (3) a Notice of Final Agreement signed

by Whitis and French on May 2, 2022 stating, in all capital letters that the parties

agreed:

BY SIGNING THIS DOCUMENT EACH PARTY REPRESENTS AND AGREES THAT: (A) THE WRITTEN LOAN AGREEMENT REPRESENTS THE FINAL AGREEMENT BETWEEN THE PARTIES, (B) THERE ARE NO UNWRITTEN ORAL AGREEMENTS BETWEEN THE PARTIES, AND (C) THE WRITTEN LOAN AGREEMENT MAY NOT BE CONTRADICTED BY EVIDENCE OF ANY PRIOR, CONTEMPORANEOUS OR SUBSEQUENT ORAL AGREEMENTS OR UNDERSTANDINGS OF THE PARTIES.

On May 17, 2024, the trial court heard argument on Appelleess’

motion to dismiss. Relying on the “written papers,” which the trial court noted that

Whitis had read, the trial court granted Appellees’ motion, making oral findings on

-4- the record that the HELOC was not vague and that Whitis could not rely on any

additional oral statements to support her claims. On May 27, 2024, the trial court

entered a written order prepared by Appellees’ counsel dismissing Whitis’s

complaint, noting that the trial court had “reviewed the parties’ briefs, considered

the arguments and the applicable law[.]” R. at 124. On May 30, 2024, Whitis filed

a motion to vacate the trial court’s order dismissing her complaint, which was

denied on June 27, 2024. This appeal followed.

On appeal, Whitis claims the trial court erred in granting the

Appellees’ motion to dismiss, arguing that she properly alleged facts to satisfy

each of her claims. It is difficult to discern from her brief, but Whitis also appears

to argue that the trial court should have treated the motion to dismiss as one for

summary judgment (which likewise should have been denied) because the trial

court considered materials that Appellees attached to their motion that were not

integral to the complaint.

Before we turn to the parties’ arguments, we must address the

deficiencies in Whitis’s brief, as the consequences of those deficiencies affect our

review of those arguments. Rule of Appellate Procedure (RAP) 32(3) requires that

a brief contain “[a] statement of the case consisting of a summary of the facts and

procedural events relevant and necessary to an understanding of the issues

-5- presented by the appeal, with ample references to the specific location in the record

supporting each of the statements contained in the summary.”

Moreover, RAP 32(4) provides:

An argument conforming to the statement of points and authorities, with ample references to the specific location in the record and citations of authority pertinent to each issue of law and which shall contain at the beginning of the argument a statement with reference to the record showing whether the issue was properly preserved for review and, if so, in what manner.

Whitis’s Statement of the Case contains absolutely no references to

the record below. Moreover, the body of her argument contains just one citation to

the circuit court record, the video record of the May 17, 2024 argument on

Appellees’ motion to dismiss.

Free access — add to your briefcase to read the full text and ask questions with AI

Related

Presnell Construction Managers, Inc. v. EH Construction, LLC
134 S.W.3d 575 (Kentucky Supreme Court, 2004)
De Jong v. Leitchfield Deposit Bank
254 S.W.3d 817 (Court of Appeals of Kentucky, 2007)
Steelvest, Inc. v. Scansteel Service Center, Inc.
807 S.W.2d 476 (Kentucky Supreme Court, 1991)
Ready v. Jamison
705 S.W.2d 479 (Kentucky Supreme Court, 1986)
Smith v. Isaacs
777 S.W.2d 912 (Kentucky Supreme Court, 1989)
Ten Broeck Dupont, Inc. v. Brooks
283 S.W.3d 705 (Kentucky Supreme Court, 2009)
Martin v. Commonwealth
207 S.W.3d 1 (Kentucky Supreme Court, 2006)
Hollingsworth v. Hollingsworth
798 S.W.2d 145 (Court of Appeals of Kentucky, 1990)
Giddings & Lewis, Inc. v. Industrial Risk Insurers
348 S.W.3d 729 (Kentucky Supreme Court, 2011)
Mayo Arcade Corporation v. Bonded Floors Co.
41 S.W.2d 1104 (Court of Appeals of Kentucky (pre-1976), 1931)
Crossley v. Anheuser-Busch, Inc.
747 S.W.2d 600 (Kentucky Supreme Court, 1988)
Snow Pallet, Inc. v. Monticello Banking Co.
367 S.W.3d 1 (Court of Appeals of Kentucky, 2012)
McGuire v. Commonwealth
368 S.W.3d 100 (Kentucky Supreme Court, 2012)
Littleton v. Plybon
395 S.W.3d 505 (Court of Appeals of Kentucky, 2012)
Abbott v. Chesley
413 S.W.3d 589 (Kentucky Supreme Court, 2013)
Ballard v. 1400 Willow Council of Co-Owners, Inc.
430 S.W.3d 229 (Kentucky Supreme Court, 2013)
Seeger Enterprises, Inc. v. Town & Country Bank & Trust Co.
518 S.W.3d 791 (Court of Appeals of Kentucky, 2017)
Scott v. Forcht Bank, NA
521 S.W.3d 591 (Court of Appeals of Kentucky, 2017)
Commonwealth v. Roth
567 S.W.3d 591 (Missouri Court of Appeals, 2019)

Cite This Page — Counsel Stack

Bluebook (online)
Sarah E. Whitis v. U.S. Bank National Association, Counsel Stack Legal Research, https://law.counselstack.com/opinion/sarah-e-whitis-v-us-bank-national-association-kyctapp-2026.