Theosis, Inc. Solo 401(k) Trust v. Billings

2023 IL App (1st) 221478-U
CourtAppellate Court of Illinois
DecidedMay 30, 2023
Docket1-22-1478
StatusUnpublished

This text of 2023 IL App (1st) 221478-U (Theosis, Inc. Solo 401(k) Trust v. Billings) is published on Counsel Stack Legal Research, covering Appellate Court of Illinois primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Theosis, Inc. Solo 401(k) Trust v. Billings, 2023 IL App (1st) 221478-U (Ill. Ct. App. 2023).

Opinion

2023 IL App (1st) 221478-U

SECOND DIVISION May 30, 2023

No. 1-22-1478

NOTICE: This order was filed under Supreme Court Rule 23 and is not precedent except in the limited circumstances allowed under Rule 23(e)(1).

IN THE APPELLATE COURT OF ILLINOIS FIRST JUDICIAL DISTRICT

THEOSIS, INC. SOLO 401(k) TRUST, Stephen ) Appeal from the Circuit Court of E. Peisner and Lisa M. Peisner, Co-Trustees, ) Cook County. ) Plaintiff-Appellee, ) ) v. ) ) (Handover Partners LLC and Monica Sparkman, ) Defendants) ) No. 19 L 50593 ) and ) ) FREDERICK BILLINGS, ) ) Honorable Patrick J. Sherlock, Defendant-Appellant. ) Judge Presiding.

JUSTICE HOWSE delivered the judgment of the court. Presiding Justice Fitzgerald Smith and Justice Ellis in the judgment.

ORDER

¶1 Held: We affirm the circuit court’s entry of judgment as a matter of law against defendant. Defendant has not demonstrated prejudice from the circuit court’s decision to treat a motion to reinstate a judgment by confession as a motion for summary judgment. Defendant forfeited his arguments about the measure of damages and attorney fees by failing to raise the issues in the trial court and by failing to provide authority to support his positions on appeal. 1-22-1478

¶2 Defendant Frederick Billings appeals an order from the circuit court reinstating a

judgment by confession entered in favor of Plaintiff Theosis, Inc. Solo 401(k) Trust. Billings

argues on appeal that the circuit court erred: (1) when it treated Theosis’s motion to reinstate an

earlier judgment as a motion for summary judgment; (2) when it rejected the defenses asserted

by defendants; (3) when it calculated the amount of interest owed; and (4) when it granted

Theosis’s petition for attorney fees. For the following reasons, we affirm.

¶3 BACKGROUND

¶4 On September 25, 2019, Plaintiff Theosis Inc. Solo 401(k) Trust (Theosis) filed this case

seeking a judgment by confession. Theosis made a loan to Defendant Handover Partners LLC for

$75,000 as evidenced by a promissory note executed by the parties. The note was secured by the

property located at 15125 Quail Hollow Drive in Orland Park, Illinois. A quit claim deed for the

property in favor of Theosis was put into escrow as security for the note. As further security for

the note, defendants Monica Sparkman and Frederick Billings executed personal guaranties

promising to pay the debt should Handover Partners fail to do so.

¶5 The promissory note provides that, in the event of default, the borrower authorizes the

lender to appear in court and confess judgment against the borrower for any amounts due and

owing under the note. The personal guaranties similarly provide that the guarantors authorize the

lender to confess judgment against them for any amounts due and owing under the guaranty.

Theosis alleged in its complaint for a judgment by confession that Handover Partners almost

immediately defaulted on their obligations to pay the sums due under the note.

¶6 In March 2019, six months before this case was filed, Theosis recorded the quit claim

deed for the property in Orland Park that Handover Partners pledged as collateral for the loan. In

June 2019, Handover Partners filed a complaint in the Chancery Division of the circuit court to

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quiet title in the property arguing, among other things, that Theosis acted improperly when it

recorded the quit claim deed without initiating a foreclosure case. In addition to filing the deed,

Theosis also sought to exercise its right to confess judgment against the borrower and the

guarantors. The chancery case that Handover Partners filed and this case proceeded

simultaneously before the circuit court before different judges.

¶7 After filing the complaint in this case, Theosis filed a motion for entry of a judgment by

confession, arguing that it was entitled to a judgment because the borrower and guarantors were

in default, and they had authorized a judgment by confession to be entered against them in the

event of default. The court entered judgment in Theosis’s favor.

¶8 Defendants filed a motion to vacate the judgment by confession. In their motion,

defendants argued that the judgment was entered against them in this case without notice. They

argued that their due process rights were violated and that they had meritorious defenses to the

action. Defendants argued plaintiffs elected a remedy when they chose to record the quit claim

deed and that it would be fundamentally unfair to allow plaintiffs to have a double recovery of

both the judgment by confession and title to the property. Defendants asked that the court vacate

the judgment and allow the case to proceed on the merits. The circuit court treated defendants’

motion to vacate as a motion to open a judgment by confession under Illinois Supreme Court

Rule 276. The court granted defendants’ motion and opened the judgment.

¶9 Handover Partners eventually obtained a favorable ruling in the chancery case it filed.

The chancery court ruled that the deed deposited in escrow as security for the note and

subsequently recorded by Theosis was ineffective to convey title to Theosis.

¶ 10 In this case, with the judgment by confession now opened, defendants filed a motion to

dismiss the operative complaint. Defendants argued that Theosis, a Colorado entity, was not

3 1-22-1478

authorized to transact business in Illinois. Defendants alleged that Theosis did not have the

required certificate of authority from the Illinois Secretary of State and, therefore, Theosis lacked

standing and lacked capacity to sue. Defendants also argued that Theosis failed to file security

for costs as is required for nonresidents who institute an action in Illinois. The circuit court

denied defendants’ motion to dismiss.

¶ 11 Theosis filed a motion to reinstate the judgment that was entered by confession two years

earlier. Theosis argued the developments in the case had demonstrated that defendants had no

viable defenses in fact or in law and that Theosis was entitled to a judgment for the amounts due

and owing on the loan. Theosis pointed out that defendants had admitted in sworn responses to

discovery requests that they did not pay the indebtedness in accordance with the promissory

note, and it argued that all the asserted defenses lacked merit. Defendants reasserted their

arguments about Theosis’s lack of standing and also argued that Theosis was improperly seeking

a double recovery of both title to the property pledged as collateral and a money judgment.

Defendants also argued that Theosis failed to identify the section of the Code of Civil Procedure

the motion was brought under, so it was unclear if it was a motion for summary judgment, a

motion for judgment on the pleadings, or a motion to reconsider the court’s earlier ruling to open

the judgment by confession.

¶ 12 The circuit court treated Theosis’s motion to reinstate the judgment as a motion for

summary judgment. The circuit court addressed the issues raised by defendants and then found

that the reasons for opening the initial judgment were no longer at issue. Since the circumstances

for opening the judgment had all been addressed and none of the circumstances warranted relief

to defendants, the circuit court found that Theosis was entitled to a reinstatement of the

judgment. The circuit court entered judgment on the question of liability and continued the case

4 1-22-1478

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2023 IL App (1st) 221478-U, Counsel Stack Legal Research, https://law.counselstack.com/opinion/theosis-inc-solo-401k-trust-v-billings-illappct-2023.