U.S. Bank Trust National Association, as trustee of the Igloo Series IV Trust, and SN Servicing Corporation v. Marco J. Bonilla

CourtSupreme Court of Alabama
DecidedMay 15, 2026
DocketSC-2025-0433
StatusPublished

This text of U.S. Bank Trust National Association, as trustee of the Igloo Series IV Trust, and SN Servicing Corporation v. Marco J. Bonilla (U.S. Bank Trust National Association, as trustee of the Igloo Series IV Trust, and SN Servicing Corporation v. Marco J. Bonilla) is published on Counsel Stack Legal Research, covering Supreme Court of Alabama primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

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U.S. Bank Trust National Association, as trustee of the Igloo Series IV Trust, and SN Servicing Corporation v. Marco J. Bonilla, (Ala. 2026).

Opinion

Rel: May 15, 2026

Notice: This opinion is subject to formal revision before publication in the advance sheets of Southern Reporter. Readers are requested to notify the Reporter of Decisions, Alabama Appellate Courts, 300 Dexter Avenue, Montgomery, Alabama 36104-3741 ((334) 229-0650), of any typographical or other errors, in order that corrections may be made before the opinion is printed in Southern Reporter.

SUPREME COURT OF ALABAMA OCTOBER TERM, 2025-2026

_________________________

SC-2025-0433 _________________________

U.S. Bank Trust National Association, as trustee of the Igloo Series IV Trust, and SN Servicing Corporation

v.

Marco J. Bonilla

Appeal from Shelby Circuit Court (CV-23-900315)

McCOOL, Justice. SC-2025-0433

U.S. Bank Trust National Association, as trustee of the Igloo Series

IV Trust ("U.S. Bank"), and SN Servicing Corporation ("SN") appeal from

a summary judgment that the Shelby Circuit Court entered against them

and in favor of Marco J. Bonilla. That judgment awarded Bonilla

$114,000 in compensatory damages, plus $14,913.70 in interest, and

awarded him $75,000 in punitive damages. For the reasons set forth

herein, we affirm the judgment in part, reverse it in part, and remand

the case for further proceedings.

Facts and Procedural History

In 2007, Elizabeth Ellison obtained a loan to purchase certain real

property ("the Ellison property") located in Shelby County. That loan

was secured by a mortgage and was eventually sold to U.S. Bank, and

SN serviced the loan on behalf of U.S. Bank. It appears that Ellison later

defaulted on her loan, and, in April 2022, U.S. Bank purchased certain

real property at a foreclosure sale in Shelby County. The foreclosure deed

identified the foreclosed property as the property located at "77 Wildwood

Chapel Rd." in Columbiana, and the deed indicated that that property

was the Ellison property.

2 SC-2025-0433

In May 2022, SN contracted with Paul Garris, a real-estate broker,

to sell the property that U.S. Bank had purchased at the foreclosure sale.

Garris testified in his deposition that the first step for him to take in

conducting that sale was "to check occupancy," which required him to "go

to the property … to physically determine occupancy." However, when

Garris "went to Wildwood Chapel Road," he "did not find a 77 marked on

a mailbox or a house." According to Garris, "that's not unusual with rural

properties," so he later checked "to see if any of the tax records mentioned

77 Wildwood." After reviewing those records, Garris discovered that the

foreclosed property appeared to be "a bricked over … double-wide trailer,"

so he relayed that information to his contact at SN, who "had [him] go

check occupancy on it."

When Garris arrived at the double-wide trailer, he "knocked on the

door and met Ellison, who was living there at the time." Garris told

Ellison that he "th[ought] th[e] property might have been foreclosed" and

"ask[ed] her about the address." Ellison told Garris that the address of

the property was "actually 67 Wildwood Chapel Road but it could have

been 77 at one time," and she "said that she didn't know that it was

foreclosed but she had been five or six months behind on her payments

3 SC-2025-0433

so it might have been." Garris then relayed that information to his

contact at SN. According to Garris, despite the uncertainty as to which

property U.S. Bank had purchased at the foreclosure sale, no survey was

conducted. Rather, Ellison simply agreed to vacate the Ellison property

in exchange for $3,500, and Garris, on behalf of U.S. Bank, subsequently

listed for sale the property located at "77 Wildwood Chapel Rd." despite

the fact that, "to [Garris's] knowledge," "77 Wildwood Chapel Road" "does

not exist."

In August 2022, U.S. Bank contracted to sell Bonilla the property

located at "67 Wildwood Chapel Rd." for $95,000. However, before closing

the sale, U.S. Bank and Bonilla "amended [the contract] to have the

correct address as … 77 Wildwood Chapel Rd." Both Garris and Bonilla

believed that the Ellison property was "the house Bonilla was agreeing

to purchase," and Bonilla later attested in his affidavit that "[i]t was

expressly represented to [him] by Garris that the property [he] entered

into a contract to buy was a "double wide manufactured home that had

been bricked on all four sides." The contract contained a provision

recommending that Bonilla "obtain a survey," but Bonilla checked the

box indicating that he was "not request[ing] a survey by a registered

4 SC-2025-0433

Alabama land surveyor." U.S. Bank and Bonilla subsequently closed the

real-estate transaction, and U.S. Bank executed a special warranty deed

conveying to Bonilla the property located at "77 Wildwood Chapel Road."

Garris then personally delivered to Bonilla the keys to the double-wide

trailer that was located on the Ellison property. However, the legal

description of the property transferred by the special warranty deed is

similar, but not identical, to the legal description of the property

transferred by the foreclosure deed.

Bonilla "first … learned there was a problem" with his purchase

"[w]hen [he] tried to sell the property" to another individual for $114,000.

During the course of arranging that sale, someone at a title company

"informed [Bonilla] that the legal description [of the property he was

attempting to sell, i.e., the Ellison property,] did not match the address

on the property that [he] had purchased," and that person told Bonilla

that the "house [he] actually bought" was a house located at "101

Wildwood," which was a "couple houses down the street." That property,

according to Bonilla, appraised for a little more than half the value of the

Ellison property. Bonilla conceded that, "if [he] had had a survey done

5 SC-2025-0433

before [he] closed on [his] purchase, [he] would have known it was 101

[Wildwood]" that he was purchasing.

Bonilla later sued U.S. Bank and SN ("the defendants"), asserting

claims of conversion, breach of contract, negligence, and wantonness, as

well as a claim seeking the recission of the special warranty deed.1 In

support of his claims, Bonilla alleged that U.S. Bank had not sold him

the property that he had actually contracted to buy, i.e., the Ellison

property; that U.S. Bank in fact could not have sold him the Ellison

property because it "did not have good title to convey"; that Ellison was

actually "still the owner" of the Ellison property; that, as a result, he had

been unable to sell the Ellison property to another individual who had

agreed to purchase it for $114,000; and that U.S. Bank had "not returned

the purchase price [he had] paid for [the Ellison property]."

The defendants moved for a summary judgment, arguing that

"there is no genuine issue of fact to be tried and that [they] are entitled

1Bonilla also asserted a claim of "gross negligence/wantonness," separate and apart from his claims for negligence and wantonness. However, "[t]he word 'gross,' when used in connection with the word 'negligence,' implies nothing more than simple negligence." Town of Loxley v. Coleman, 720 So. 2d 907, 909 (Ala. 1998).

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U.S. Bank Trust National Association, as trustee of the Igloo Series IV Trust, and SN Servicing Corporation v. Marco J. Bonilla, Counsel Stack Legal Research, https://law.counselstack.com/opinion/us-bank-trust-national-association-as-trustee-of-the-igloo-series-iv-ala-2026.