United States v. Ballentine

CourtDistrict Court, N.D. Illinois
DecidedMarch 11, 2019
Docket1:17-cv-02271
StatusUnknown

This text of United States v. Ballentine (United States v. Ballentine) is published on Counsel Stack Legal Research, covering District Court, N.D. Illinois primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
United States v. Ballentine, (N.D. Ill. 2019).

Opinion

IN THE UNITED STATES DISTRICT COURT FOR THE NORTHERN DISTRICT OF ILLINOIS EASTERN DIVISION

UNITED STATES OF AMERICA, ) ) Respondent, ) ) vs. ) Case No. 17 C 2271 ) WARREN BALLENTINE, ) ) Movant. )

MEMORANDUM OPINION AND ORDER MATTHEW F. KENNELLY, District Judge: In 2014, a jury found Warren Ballentine guilty of mail fraud, wire fraud, financial institution fraud, and making false statements to financial institutions. He has moved, for a second time, under 28 U.S.C. § 2255 to set aside his conviction and sentence. Ballentine claims that he received ineffective assistance of counsel because one of the two attorneys on his defense team, Charles Ogletree, Jr., was later diagnosed with early-stage Alzheimer's disease. For the reasons below, the Court denies Ballentine's motion. Background

In January 2013, Warren Ballentine was charged in a six-count indictment with mail fraud, wire fraud, financial institution fraud, and making false statements to financial institutions. The charges all arose from an alleged mortgage fraud scheme. Specifically, the indictment alleged that two organizers, Bobbie Brown and Wanda Rivera-Burton, recruited people with good credit to act as straw buyers of properties that were then rented out to tenants with weak credit who would not have qualified for the necessary mortgages themselves. These straw buyers were paid a fee to submit fraudulent applications for mortgage loans used to purchase properties in the Chicago area. The straw buyers falsely attested in their applications that they intended to

occupy the properties they sought to mortgage. Because owner-occupied properties are significantly less likely to fall into foreclosure, residency is an important factor in lenders' creditworthiness determinations. In short, the scheme sought to leverage straw buyers' strong credit and false occupancy attestations to obtain mortgages on properties that could then be rented out for a profit. Ballentine, then an attorney, was paid a modest fee to represent buyers at some of the home purchase closings. The indictment alleged that, at the times of those closings, Ballentine was aware of the scheme and of the false statements made to obtain the mortgage loans but nevertheless advised the purchasers to sign off on them. A jury trial on the charges against Ballentine took place in October 2014. He was

represented by two attorneys, Lewis Myers, Jr. and Charles J. Ogletree, Jr. Myers, who passed away last year, was a prominent Chicago civil rights attorney. Ogletree is a noted attorney, author, and professor at Harvard Law School, as well as a practicing attorney. In July 2016, some twenty-one months after Ballentine's trial, Ogletree announced that he had been diagnosed with early-stage Alzheimer's disease. That diagnosis is the primary basis for Ballentine's motion. At trial, the prosecution focused on three properties: (1) 1506 S. Spaulding Avenue; (2) 4822 S. Summerhill Drive; and (3) 921 W. 86th Place. The government alleged that Ballentine knowingly participated in fraud during the closings on each of these properties and called witnesses who testified regarding his statements and actions. On the sale of the Spaulding Avenue property—which closed February 4, 2005—the government called as witnesses Marilyn Claiborne, the straw buyer who purchased the property, and Lynn Cox, a loan officer who received kickbacks for

originating Claiborne's fraudulent mortgage. On the sales of the Summerhill Drive and 86th Place properties—which closed on June 13 and 16, 2005, respectively—the government called Dina Dunn, the straw buyer who purchased both properties, and Wanda Rivera-Burton, the alleged organizer of the mortgage fraud scheme. On direct examination, all four witnesses presented testimony suggesting that Ballentine knew he was participating in fraud, as discussed in further detail below. The cross-examinations of the witnesses were divided between Myers and Ogletree. On the Spaulding Avenue closing, Ogletree cross-examined Cox, and Myers cross-examined Claiborne. On the Summerhill Drive and 86th Place closings, Ogletree cross-examined Dunn and Myers cross-examined Rivera-Burton. Both Myers and Ogletree sought to

discredit the witnesses' testimony by emphasizing their previous admissions of lying, inconsistencies in their testimony, their failures of personal and professional ethics, their financial interests in the mortgage fraud schemes, and their incentives to cooperate with the government to secure favorable plea agreements, among other things. After about three days of testimony from these and other witnesses, the parties presented closing arguments on October 23. The jury began deliberations that afternoon and returned a unanimous guilty verdict on all counts on October 24, 2014. At sentencing, the government sought to offer evidence of closings beyond the three discussed above in support of imposing a lengthier sentence and larger restitution amount. Ballentine maintained his innocence. Noting that the burden of proof at sentencing is significantly lower than that for proving guilt at trial, the Court observed that there was "no direct evidence" that Ballentine knowingly participated in these additional transactions. Sentencing Tr., crim. dkt. no. 128, at 7:13-22.1 In contrast with

the direct evidence of Ballentine's knowledge presented by Cox, Claiborne, Rivera- Burton, and Dunn in relation to the closings on the Spaulding Avenue, Summerhill Drive, and 86th Place properties, the government invoked only circumstantial evidence of his knowledge in the other transactions—specifically, that his knowledge of wrongdoing could be inferred from suspicious timing. See id. at 9:7-11 ("And every transaction after that, our position is he knew that these buyers weren't going to be living there, he knew how the scheme operated, and he was participating in the scheme by representing them at the closing."). That is, the government argued that Ballentine's knowledge of the unlawful deception could be inferred for all transactions that occurred after the Spaulding Avenue closing in February 2005 because there was direct evidence

that he knew about the scheme at the time of that transaction. The Court was "not persuaded" that such an inference was sufficient, even under the less strenuous burden of proof applicable to sentencing, to prove Ballentine's knowing fraudulent participation in transactions other than the three for which there was direct testimony. Id. at 9:13-10:3. The Court was careful to note why the Spaulding Avenue, Summerhill Drive, and 86th Place closings were different: there was direct

1 This order refers to entries in the docket for the underlying criminal case, N.D. Ill. Case No. 13 CR 88, using the shorthand "crim. dkt. no." Citations to the civil case corresponding to this and the previous petition, N.D. Ill. Case No. 17 C 2271, employ the shorthand "civ. dkt. no." testimony about Ballentine's statements and actions at each of the three closings that supported a finding that he knew about the deception when he participated in these transactions. See id. at 13:13-23. Testimony from Cox and Claiborne about the Spaulding Avenue closing and from Rivera-Burton and Dunn about the Summerhill

Drive and 86th Place closings was, the Court observed, sufficient to support a reasonable jury's finding that Ballentine knew, beyond a reasonable doubt, that he was committing fraud when he participated in those three transactions. 2 Id. Ultimately, the Court declined to consider for sentencing purposes any transactions other than Spaulding Avenue, Summerhill Drive, and 86th Place.

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United States v. Ballentine, Counsel Stack Legal Research, https://law.counselstack.com/opinion/united-states-v-ballentine-ilnd-2019.