The Bank of New York Mellon v. Maria Loyo-Morales
This text of The Bank of New York Mellon v. Maria Loyo-Morales (The Bank of New York Mellon v. Maria Loyo-Morales) is published on Counsel Stack Legal Research, covering Court of Appeals for the Ninth Circuit primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.
Opinion
NOT FOR PUBLICATION FILED UNITED STATES COURT OF APPEALS MAY 23 2022 MOLLY C. DWYER, CLERK U.S. COURT OF APPEALS FOR THE NINTH CIRCUIT
THE BANK OF NEW YORK MELLON, No. 21-16041 FKA The Bank of New York, as Trustee for the Registered Holders of the CWABS, Inc., D.C. No. Asset-Backed Certificates,Series 2005-13, 2:16-cv-02400-MMD-VCF
Plaintiff-Appellee, MEMORANDUM* v.
MARIA LOYO-MORALES,
Defendant-Appellant,
and
NORTHGATE HOMEOWNERS ASSOCIATION; NEVADA ASSOCIATION SERVICES, INC.; KIMBERLY TIBONI,
Defendants.
Appeal from the United States District Court for the District of Nevada Miranda M. Du, Chief District Judge, Presiding
Argued and Submitted April 13, 2022 Pasadena, California
* This disposition is not appropriate for publication and is not precedent except as provided by Ninth Circuit Rule 36-3. Before: BADE and LEE, Circuit Judges, and CARDONE,** District Judge.
Plaintiff-Appellee Bank of New York Mellon (“the Bank”) owns the deed of
trust to a property located at 5513 Oakwood Ridge Street, Las Vegas, Nevada
89130 (“the Property”).1 The Property’s prior owner fell into arrears on her
homeowners’ association (“HOA”) fees, leading to an HOA foreclosure. See Nev.
Rev. Stat. § 116.3116. Defendant-Appellant Maria Loyo-Morales purchased the
Property at the foreclosure sale. Loyo-Morales then rented the Property to an
unrelated tenant.
In October 2016, the Bank filed a complaint seeking to quiet title to the
Property. On October 20, 2016, the Bank attempted to serve Loyo-Morales by
leaving the summons and complaint at the Property with Loyo-Morales’s tenant.
Loyo-Morales never appeared, and the district court eventually entered a default
judgment against her, finding that the HOA foreclosure sale was void.
The Bank subsequently attempted to foreclose on the Property. But, shortly
before the scheduled foreclosure sale, Loyo-Morales appeared in the district court
to file a motion to set aside the default judgment and a motion for a temporary
** The Honorable Kathleen Cardone, United States District Judge for the Western District of Texas, sitting by designation. 1 For ease of reference, we refer to the beneficial owner of the deed of trust as the Bank, even when different entities held the deed of trust at relevant times.
2 restraining order and preliminary injunction. After briefing, the district court
denied Loyo-Morales’s motions, in part because, in the district court’s view, Loyo-
Morales was properly served under Federal Rule of Civil Procedure 4(e)(2)(B)
when the complaint and summons were left at the Property with Loyo-Morales’s
tenant. We have jurisdiction under 28 U.S.C. § 1291,2 and we reverse in part and
dismiss in part.
1. Loyo-Morales moved to set aside the default judgment under Rule 60(b)(4),
which provides that a final judgment may be set aside if “the judgment is void.”
Fed. R. Civ. P. 60(b)(4).
A final judgment is void, and therefore must be set aside under Rule
60(b)(4), if the court that considered the judgment lacked jurisdiction over the
parties. SEC v. Internet Sols. for Bus. Inc., 509 F.3d 1161, 1165 (9th Cir. 2007);
see also Benny v. Pipes, 799 F.2d 489, 492 (9th Cir. 1986) (“A federal court is
without personal jurisdiction over a defendant unless the defendant has been served
in accordance with Fed. R. Civ. P. 4.”). When a default judgment is void for lack
of service of process, the district court is “without its normal discretion” and must
2 In its answering brief, the Bank urges us to address the district court’s denial of its motion to expunge a lis pendens recorded on the Property. Because the Bank did not file a separate notice of appeal or cross appeal challenging this order, we lack jurisdiction to reach it. See Fed. R. App. P. 3(c); Manrique v. United States, 137 S. Ct. 1266, 1271 (2017); Smith v. Barry, 502 U.S. 244, 247–48 (1992).
3 set aside the judgment. Internet Sols., 509 F.3d at 1165. We review the denial of
Loyo-Morales’s Rule 60(b)(4) motion de novo. Id.
When a defendant challenges service, the plaintiff bears the burden of
establishing that service was valid under Rule 4. Brockmeyer v. May, 383 F.3d
798, 801 (9th Cir. 2004). This burden may shift to the defendant if she “had actual
notice of the original proceeding but delayed in bringing the motion until after
entry of default judgment.” Internet Sols., 509 F.3d at 1165. Likewise, an
affidavit of service attesting to personal service on the defendant constitutes a
prima facie showing that service was proper. Id. at 1166.
There is no evidence in the record that Loyo-Morales had actual notice of
the proceedings until long after the entry of default judgment. Moreover, there is
no prima facie evidence of personal service, because the affidavit of service
offered by the Bank attests not that Loyo-Morales was personally served, but only
that the summons and complaint were left with her tenant. Cf. id. at 1166.
Accordingly, the Bank had the burden to show service was proper. See id. at 1165;
Brockmeyer, 383 F.3d at 801.
Rule 4(e)(2)(B) provides that an individual may be served by “leaving a
copy of [the summons and of the complaint] at the individual’s dwelling or usual
place of abode with someone of suitable age and discretion who resides there.”
Fed. R. Civ. P. 4(e)(2)(B) (emphases added). There is no dispute that Loyo-
4 Morales’s tenant was a person of suitable age and discretion, and thus the district
court did not err in concluding that this part of the test was satisfied. The district
court erred, however, when it determined that the Property was Loyo-Morales’s
“dwelling” or “usual place of abode” under Rule 4(e)(2)(B).
Although a “person can have more than one dwelling house or usual place of
abode for purposes of” Rule 4, a dwelling or usual place of abode must be a place
where that person lives or resides. Stars’ Desert Inn Hotel & Country Club, Inc. v.
Hwang, 105 F.3d 521, 524 (9th Cir. 1997) (citation omitted) (concluding that
evidence supported that service was proper because “there was convincing
evidence that Hwang lived at the residence where service was effected”); see also
Daly-Murphy v. Winston, 837 F.2d 348, 355 (9th Cir. 1987) (as amended) (holding
that “service at a defendant’s place of employment is insufficient” to effect
personal service). All the evidence in the record indicates that Loyo-Morales did
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