Viola v. Cuyahoga County Land Bank

CourtDistrict Court, N.D. Ohio
DecidedOctober 28, 2021
Docket1:21-cv-01196
StatusUnknown

This text of Viola v. Cuyahoga County Land Bank (Viola v. Cuyahoga County Land Bank) is published on Counsel Stack Legal Research, covering District Court, N.D. Ohio primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Viola v. Cuyahoga County Land Bank, (N.D. Ohio 2021).

Opinion

UNITED STATES DISTRICT COURT NORTHERN DISTRICT OF OHIO EASTERN DIVISION

Anthony Viola, ) CASE NO. 1:21 CV 1196 ) Plaintiff, ) JUDGE PAMELA A. BARKER ) v. ) ) MEMORANDUM OF OPINION Cuyahoga County Land Bank, et al., ) AND ORDER ) Defendants. )

Before the Court are Defendants’ Motions to Dismiss (Doc. Nos. 12, 20, 22, 23, 26), the Federal Defendants’ Motion to Declare Plaintiff a Vexatious Litigator (Doc. No. 24), Plaintiff’s Motion to Dismiss (Doc. No. 28) and Plaintiff’s Motion to Hold in Abeyance Defendant’s Motion to Declare Plaintiff to be a Vexatious Litigator (Doc. No. 29). Pro se Plaintiff Anthony Viola filed this action against the Cuyahoga County Land Bank (nka the Cuyahoga County Land Utilization Corp.), the Federal Bureau of Investigation (“FBI”), the United States Department of Justice (“DOJ”), Master Commissioner Donald J. DeSanto (“DeSanto”), US Bank Home Mortgage (“US Bank”), the Federal National Mortgage Association (“Federal National Mortgage”), and former Assistant United States Attorney Mark Bennet. In the Complaint, Plaintiff challenges the way in which payment of restitution is credited in his federal criminal case and contends he should have received money from the 1 proceeds from the sale of his house in a foreclosure action. He raises six causes of action and asks this Court to quiet title to the foreclosed property to him under 28 U.S.C. § 2409. BACKGROUND Plaintiff and six co-defendants were indicted in this federal court in 2009 on multiple counts of wire fraud and conspiracy to commit wire fraud. See United States v. Viola, No. 1:08 cr 506 (N.D. Ohio Apr. 1, 2011). Shortly thereafter, the United States recorded a Notice of Lis

Pendens with the Cuyahoga County Recorder indicating there were forfeiture allegations against the property owned by Plaintiff at 3048 Meadowbrook Blvd., in Cleveland Heights. Ohio. Plaintiff was convicted and sentenced in January 2012 to fifteen months for each of the wire fraud counts and sixty months for each of the conspiracy counts, all to run concurrently. Id. In addition, he was ordered to pay restitution jointly and severally with his co-defendants in the amount of $ 2,649,865.00. (Fed. Defendants’ Mot. To Dismiss, Doc. 23-1 at PageID #:210). His criminal conviction was upheld on appeal. (Doc. 23-1 at PageID #:210). Plaintiff and his co-defendants were also charged in state court with charges pertaining to the same incidents and involving the same victims. Plaintiff was acquitted. His co- defendants, however, were convicted and ordered to pay restitution as part of that sentence. He

claims one of his co-defendants offered to pay $ 1,000,000.00 toward satisfaction of the restitution imposed in his state court sentence. Plaintiff contends that this amount should also be credited against the restitution ordered to be paid in the co-defendants’ federal case because the victims are the same in both cases. (Doc. No. 1 at PageID #: 6). Because restitution in the federal case was assessed jointly and severally, Plaintiff’s restitution obligation would be reduced if his co-defendants’ state restitution payments were credited.

2 In February 2012, the DOJ filed a lien for the federal fine and/or restitution against the Meadowbrook Blvd. property. This lien was second to the mortgage on the property held by U.S. Bank. U.S. Bank filed a foreclosure action against the property in 2016 in the Cuyahoga County Court of Common Pleas, Case No. CV-16-859482. The United States removed the foreclosure action to federal court. See U.S. Bank N.A. v. Viola, No. 1:16 CV 969 (N.D. Ohio Sept. 13, 2017) (Gwin, J.) (“Foreclosure Action”). United States District Judge James S. Gwin

granted summary judgment in favor of U.S. Bank on the foreclosure on September 13, 2017. U.S. Bank then moved to sell the property to satisfy the judgment. Judge Gwin granted the Motion and appointed Master Commissioner Donald J. DeSanto to oversee the sale including “obtaining appraisals of the property by three State of Ohio licensed or certified appraisers, publishing notice of the sale, conducting the sale, and reporting the outcome to the Court.” Id. (Foreclosure Action, Doc. No. 86, PageID #: 610). Because the United States had a lien on the property, Plaintiff filed a Motion to Compel the United States to provide him with information about his restitution order from his criminal conviction. Id. (Foreclosure Action, Doc. No. 89). Judge Gwin denied that Motion on November 27, 2017. Id. (Foreclosure Action, Doc. No. 92). Plaintiff appealed that decision to the United States Sixth Circuit Court of

Appeals. The Sixth Circuit affirmed Judge Gwin’s decision, stating: The district court did not abuse its discretion in denying the motion to compel because Viola’s request for a forensic accounting of all restitution payments made by all parties in both his state and federal criminal proceedings was not relevant in determining whether the government had a valid lien, the priority of said lien, and the amount of debt owed. See Bd. of Trs. v. Moore, 800 F.3d 214, 223 (6th Cir. 2015). Additionally, Viola’s argument that payments by his co- defendants and the recoveries from fraud settlements between banks and the United States were not credited to his restitution balance is not properly before the court because the proper time for challenging a restitution order is on direct appeal. See Balter v. Martinez, 477 F. App’x 873, 875 (3d Cir. 2012) (per curiam). 3 U.S. Bank N.A. v. Viola, No. 18-3088 (6th Cir. Oct. 5, 2018).

The Meadowbrook Blvd. property was sold on March 18, 2019. The successful bid was $138,008.07 received from U.S. Bank. (U.S. Bank Mot. To Dismiss, Doc. No. 26-3 at PageID #: 332). U.S. Bank assigned its winning bid to Federal National Mortgage. Because U.S. Bank held the judgment in the case, it did not have to pay the full purchase price to the Master Commissioner. Id. (U.S. Bank Mot. To Dismiss, Doc. No. 26-3 at PageID #: 333). Instead, US Bank was only required to pay the difference between the purchase price and the amount owed to them on the foreclosure judgment. Id. (U.S. Bank Mot. To Dismiss, Doc. No. 26-3 at PageID #: 333). The Court confirmed the sale on July 11, 2019. Id. (Foreclosure Action, Doc. No. 115). There were no remaining proceeds after the payment of the foreclosure judgment to the first lienholder. (U.S. Bank Mot. To Dismiss, Doc. No. 26-3). The other creditors, including the United States, did not receive funds from the sale of the Meadowbrook Blvd. property.1 (Fed. Defendants’ Mot. To Dismiss, Doc. No. 23-1 at PageID #: 211). The Court ordered the Master Commissioner to convey the property to Federal National Mortgage free and clear of all liens and encumbrances. (U.S. Bank Mot. To Dismiss, Doc. No. 26-3 at PageID #: 333). Although Plaintiff appealed the foreclosure judgement, he did not appeal the confirmation of the sale. After receiving clear title, Federal National Mortgage transferred the property to the Cuyahoga County Land Bank for the sum of $ 60,000.00. (Land Bank’s Mot. To Dismiss, Doc. No. 22 at PageID #: 181, FN 1).

1 In addition to the lien placed on the property by the United States, the property had liens placed in it by Joanne Viola in the amount of $ 80,000.00, the State of Ohio Department of Taxation in the amount of $3,172.99, plus interest and costs, Citibank in the amount of $5,941.42, plus interest and costs, Chase Bank USA, N.A in the amount of $7,728.99, plus interest and costs, Capital One in the amount of $1,436.31, plus interest and costs, a federal tax lien in the amount of $26,842.23, and the Cuyahoga County Clerk of Court in the amounts of $163.50, $137.50, and $347.00, plus interest and costs. (Defendant’s Mot. To Dismiss, Doc. 26-3).

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Viola v. Cuyahoga County Land Bank, Counsel Stack Legal Research, https://law.counselstack.com/opinion/viola-v-cuyahoga-county-land-bank-ohnd-2021.