Vancura v. Katris

939 N.E.2d 328, 238 Ill. 2d 352, 345 Ill. Dec. 485, 2010 Ill. LEXIS 1532
CourtIllinois Supreme Court
DecidedOctober 7, 2010
Docket108652
StatusPublished
Cited by280 cases

This text of 939 N.E.2d 328 (Vancura v. Katris) is published on Counsel Stack Legal Research, covering Illinois Supreme Court primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Vancura v. Katris, 939 N.E.2d 328, 238 Ill. 2d 352, 345 Ill. Dec. 485, 2010 Ill. LEXIS 1532 (Ill. 2010).

Opinion

JUSTICE GARMAN

delivered the judgment of the court, with opinion.

Chief Justice Fitzgerald and Justices Freeman, Thomas, Kilbride, Karmeier, and Burke concurred in the judgment and opinion.

OPINION

Plaintiff Richard Vancura brought an action against Peter Katris, Glenn Brown, and Randall Boatwright, alleging that the defendants had colluded to deprive Vancura of his interest in a mortgage note by forging Vancura’s signature on an assignment of that interest. Vancura also sued Gustavo Albear, the notary public whose seal was used to notarize the fraudulent mortgage assignment, and Albear’s employer, Kinko’s, Inc. (Kinko’s). Relevant to this appeal, the circuit court of Cook County held a bench trial and found Kinko’s liable to Vancura based on a violation of section 7 — 102 of the Illinois Notary Public Act (Act) (5 ILCS 312/7 — 102 (West 1996)) and a common law claim based on theories of negligent training and negligent supervision. The appellate court reversed the finding of liability under the Act, but it affirmed the judgment of the trial court on the common law negligence claim. We granted Kinko’s petition for leave to appeal pursuant to Supreme Court Rule 315 (210 Ill. 2d R. 315).

Kinko’s argues that the common law duty of care for employers of notaries is defined by the Act. Thus, it maintains that where its training and supervision adhered to the standards set forth in the Act, it cannot be hable. Kinko’s further asserts that it had no statutory duty to train its notary employees, and therefore that its liability is limited to the scope of its undertaking by the voluntary undertaking doctrine. See Frye v. Medicare-Glaser Corp., 153 Ill. 2d 26, 32 (1992). Plaintiff responds that the Act is not the only source of common law duty for a notary’s employer, and that Kinko’s training and supervision were negligent regardless of the extent of Kinko’s duty.

For the reasons given below, we reverse the trial court’s judgment against Kinko’s and remand with directions to enter judgment in favor of Kinko’s on both counts.

BACKGROUND

Plaintiff Vancura, a real estate investor, agreed to help defendant Glenn Brown finance the purchase and rehabilitation of a single-family home in Wheaton, Illinois, as an investment. Vancura loaned $100,000 to a land trust Brown established, and in return the trust executed a $110,000 installment note that was secured by a first mortgage on the investment property. Brown also personally guaranteed the note. However, Brown had difficulty selling the Wheaton house, and when the note matured he did not have the money to repay Vancura. Vancura and Brown each sought advice from defendant Randall Boatwright, another real estate investor, who offered suggestions on how to improve the property. Boatwright then left town to look for investors for his own project, a new video transmission company called Multi Path Communications.

When Boatwright returned from his trip, his business partner, Robert Brown, told him that Vancura was willing to trade the installment note for a share of Multi Path Communications. 1 Boatwright told Glenn Brown about the potential trade with Vancura and offered to accept $90,000 in payment for the note, which was then worth $117,333. Glenn Brown then asked another business acquaintance, defendant Peter Katris, to pay Boat-wright in exchange for $90,000 and half of the profits from the sale of the Wheaton house, whenever that occurred. Katris agreed, and Glenn Brown arranged for his attorney, Karl Park, to conduct a real estate closing to reflect the transactions. Thus, Glenn Brown understood that Vancura would receive a share of Multi Path Communications and in return he would assign the installment note and accompanying mortgage to Boatwright, who would accept $90,000 in satisfaction of both. Glenn Brown then paid the $90,000 to Boatwright with money borrowed from Peter Katris, whom Glenn Brown repaid with $90,000, plus half of the profits from the sale of the house.

Prior to the closing, Park drafted an “Assignment of Mortgage” for Vancura to sign, along with a loan discount agreement for Boatwright and Glenn Brown to sign and a release deed for Boatwright to sign. According to Boat-wright, against whom a default judgment was entered in this case and who testified by way of an evidence deposition, Robert Brown took the assignment of mortgage to Vancura for his signature the night before the closing. When Boatwright and Robert Brown met the next morning, they realized that the assignment of mortgage and the release deed required notarization, and they took the documents to the Kinko’s store in Oak Lawn, Illinois. Later, when the closing was conducted, both the assignment of mortgage and the release deed bore the apparent signature and notary seal of Kinko’s employee Gustavo D. Albear, an Illinois notary.

At the bench trial in this case, it was undisputed that Vancura never signed the mortgage assignment, and he was not present when the document was notarized. According to Boatwright, when he and Robert Brown arrived at the Oak Lawn Kinko’s, he went to make some photocopies while Robert Brown greeted an employee he knew as “Gus.” When Boatwright approached Gus and Robert Brown at the counter, the employee asked for Boatwright’s driver’s license. Boatwright provided his license, and Gus notarized the release deed bearing Boat-wright’s signature. Boatwright did not remember whether he signed the deed in Gus’s presence. Boat-wright claimed to know nothing about how the mortgage assignment bearing Vancura’s forged signature was notarized.

At the trial, 10 years after the occurrence, Gustavo Albear, the Kinko’s employee whose notary seal appears on the notarizations, testified that he did not remember specifically notarizing the assignment of mortgage or the release deed. When presented with both documents, he acknowledged that the notary stamp on each appeared to be his. Similarly, he testified that the signature on the release deed appeared to be his. However, he was “pretty certain” that the notary signature on the forged assignment of mortgage was not his. According to Albear, the two signatures appeared slightly different from one another, and the assignment of mortgage signature read “Gustavo David Albear” rather than “Gustavo D. Al-bear.” Albear explained that he never signed anything with his middle name “for some private reasons and religious reasons,” and that he had not used his middle name for an official purpose since he had become a United States citizen. 2 Albear also testified that he had kept a logbook of all notarizations he performed while working for Kinko’s, but that logbook could not be located for trial.

The closing occurred as planned, and when Vancura discovered the fraudulent mortgage assignment, he brought suit against Boatwright, Glenn Brown, Katris, Albear, and Kinko’s. Glenn Brown and Katris also filed claims against Albear and Kinko’s. Only the claims against Kinko’s are at issue in this appeal, and we therefore review only the facts that are relevant to those claims.

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Cite This Page — Counsel Stack

Bluebook (online)
939 N.E.2d 328, 238 Ill. 2d 352, 345 Ill. Dec. 485, 2010 Ill. LEXIS 1532, Counsel Stack Legal Research, https://law.counselstack.com/opinion/vancura-v-katris-ill-2010.