SunTrust Mortgage Incorporated v. United Guaranty Residential Insurance

508 F. App'x 243
CourtCourt of Appeals for the Fourth Circuit
DecidedFebruary 1, 2013
Docket11-1956, 11-2086
StatusUnpublished
Cited by2 cases

This text of 508 F. App'x 243 (SunTrust Mortgage Incorporated v. United Guaranty Residential Insurance) is published on Counsel Stack Legal Research, covering Court of Appeals for the Fourth Circuit primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
SunTrust Mortgage Incorporated v. United Guaranty Residential Insurance, 508 F. App'x 243 (4th Cir. 2013).

Opinions

Affirmed in part and vacated in part by unpublished opinion. Judge WYNN wrote the opinion, in which Judge THACKER joined. Judge BREDAR wrote a separate opinion concurring in part and dissenting in part.

Unpublished opinions are not binding precedent in this circuit.

WYNN, Circuit Judge:

In this insurance contract case, Defendant United Guaranty Residential Insurance Company of North Carolina (“United Guaranty”) argues that the district court erred in granting summary judgment in favor of Plaintiff SunTrust Mortgage, Inc. (“SunTrust Mortgage”) on its breach of contract claim, denying United Guaranty’s counterclaim based on SunTrust Mortgage’s first material breach defense, awarding damages to SunTrust Mortgage, and making certain sanctions and eviden-tiary rulings. For the reasons discussed below, we affirm the district court’s breach of contract and sanctions and evidentiary rulings and vacate as to the district court’s first material breach determination.

I.

SunTrust Mortgage makes mortgage loans on real property. At the heart of this dispute are “IOF Combo 100 Loans,” certain second lien loans with an interest-only option.

In 1998, SunTrust Mortgage and United Guaranty entered into an insurance contract, the “Master Policy,” insuring Sun-Trust Mortgage against payment defaults on certain loan products. It is undisputed that United Guaranty authored the Master Policy.

Master Policy Section 4, titled “Exclusions from Coverage,” states that United Guaranty “shall not be liable for, and this Policy shall not apply to” certain listed exclusions. J.A. 237. One such exclusion, in Section 4.14, is “Failure to Conform to Reporting Program Guidelines.” J.A. 238. It provides that “[a]ny Claim [is excluded from coverage] if the Loan did not meet the Reporting Program Guidelines.... ” Id. The term “Reporting Program Guidelines” is defined in Section 1.36 as “the guidelines designated as such in the Reporting Program Manual.” J.A. 232. The term “Reporting Program Manual,” as defined in Section 1.37, “means the document designated as such by [United Guaranty] in effect as of the date of this [Master Policy], as it may be amended and restated by [United Guaranty] from time to time, which contains the Reporting Program Guidelines and which sets forth the terms and conditions under which the Insured is to report or apply for coverage under this Policy.” Id. When the Master Policy was executed in 1998, there existed a document titled “Reporting Program Manual.” That document did not, however, provide underwriting guidelines for the loans at issue here, which were developed after the Master Policy had been executed.

In June 2004 and October 2005, the parties executed amendments to the Master Policy. Those amendments, the “Flow Plans,” specified, among other things, guidelines that SunTrust Mortgage was to use in underwriting its loans. United Guaranty drafted nearly all the provisions in the Flow Plans, including, crucially, an “Underwriting Guidelines” provision stating that “loans will conform to SunTrust Mortgage guidelines that are currently being used and have been mutually agreed upon.” J.A. 252. That provision, identical in both the 2004 and 2005 Flow Plans, makes no reference to e-mail correspon[247]*247dence, a Guideline Matrix, or any other documents beyond the “SunTrust Mortgage guidelines that are currently being used and have been mutually agreed upon.” Id.

In 2005, United Guaranty created a spreadsheet containing, in summary form, information about the insured loans. That document, called the “Guideline Matrix,” stated, under the heading for the IOF Combo 100 Loans at issue here, “Yes, if DU approved.” J.A. 634. The abbreviation “DU” stands for “Desktop Underwriter,” an automated underwriting method. According to United Guaranty, the Guideline Matrix memorialized the “SunTrust Mortgage guidelines that are currently being used and have been mutually agreed upon.” J.A. 252.

By contrast, SunTrust Mortgage contends that the “SunTrust Mortgage guidelines that are currently being used and have been mutually agreed upon” for the loans at issue were those set forth in an over-100-page document created by Sun-Trust Mortgage. That document indicated, among other things, that IOF Combo 100 Loans “MUST be traditionally underwritten[.]” J.A. 966,1067.

In 2007, United Guaranty began denying SunTrust Mortgage claims on IOF Combo 100 Loans that had been underwritten without using Desktop Underwriter. Also in 2007, United Guaranty informed Sun-Trust Mortgage that certain IOF Combo 100 Loans that had not been underwritten through Desktop Underwriter were “ineligible for continued coverage.... ” J.A. 674.

SunTrust Mortgage, in turn, claimed that United Guaranty denied and rescinded coverage without a legitimate basis in the Master Policy or Flow Plans. Accordingly, in 2009, SunTrust Mortgage filed this action against United Guaranty. United Guaranty counterclaimed.

Thereafter, United Guaranty discovered that an e-mail cited in SunTrust Mortgage’s first amended complaint differed in substance from a version of the same email in United Guaranty’s possession. After a forensic examination showed that the cited e-mail had been altered, United Guaranty moved for emergency relief, and the district court ordered additional discovery into the matter. The district court also permitted SunTrust Mortgage to file a second amended complaint omitting the reference to the suspect e-mail.

In May 2010, after the district court dismissed its fraud claims in its second amended complaint, SunTrust Mortgage filed its third amended complaint — the operative complaint for purposes of this appeal — alleging two causes of action for breach of contract. United Guaranty counterclaimed, seeking declaratory judgments regarding the loans at issue and SunTrust Mortgage’s obligation to continue making premium payments.

In August 2010, United Guaranty moved for sanctions against SunTrust Mortgage relating to the adulterated e-mail scheme. The district court held a three-day eviden-tiary hearing on the sanctions motion and found that SunTrust Mortgage’s former employee Mary Pettitt deliberately altered e-mails to manufacture documentary support for her view that the Guideline Matrix was an internal United Guaranty tracking document not binding on SunTrust Mortgage. The district court ordered SunTrust Mortgage to pay United Guaranty’s fees and costs associated with the sanctions motion. Notwithstanding its ruling regarding the e-mail adulteration, the district court excluded evidence regarding the SunTrust Mortgage e-mail fraud, as well as parol evidence regarding the Guideline Matrix.

Thereafter, the district court granted summary judgment in SunTrust Mort[248]*248gage’s favor on its first breach of contract claim. As for United Guaranty’s declaratory judgment counterclaims, the district court initially granted, but then revoked, summary judgment in United Guaranty’s favor. To determine whether United Guaranty’s failure to pay claims under the Master Policy constituted a first material breach excusing SunTrust Mortgage from paying premiums going forward, the district court conducted a bench trial.

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508 F. App'x 243, Counsel Stack Legal Research, https://law.counselstack.com/opinion/suntrust-mortgage-incorporated-v-united-guaranty-residential-insurance-ca4-2013.