Walker v. Bank of America, N.A.

CourtDistrict Court, N.D. Illinois
DecidedMarch 7, 2024
Docket1:21-cv-03589
StatusUnknown

This text of Walker v. Bank of America, N.A. (Walker v. Bank of America, N.A.) 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
Walker v. Bank of America, N.A., (N.D. Ill. 2024).

Opinion

IN THE UNITED STATES DISTRICT COURT FOR THE NORTHERN DISTRICT OF ILLINOIS EASTERN DIVISION DORIS V. WALKER, ) ) Plaintiff, ) ) No. 21-cv-03589 v. ) ) Judge Andrea R. Wood BANK OF AMERICA, N.A., et al., ) ) Defendants. )

MEMORANDUM OPINION AND ORDER Plaintiff Doris Walker had an account with Lienhub, an online web portal through which users purchase tax liens on properties in Florida. To fund her transactions, Walker linked her Lienhub account to her bank accounts with Defendant Bank of America, N.A. (“BANA”). Lienhub then locked Walker’s account. According to Walker, starting before and continuing after her account was locked, BANA refused to provide her with accurate bank statements, instead altering her account records in collusion with Lienhub and a number of Florida counties. As a result, Walker has sued BANA and Lienhub, claiming that they violated her constitutional rights and committed various common law torts by manipulating and misrepresenting her transactions. In a previous Memorandum Opinion and Order, this Court granted BANA’s motion to dismiss the claims against it in Walker’s Second Amended Complaint but also granted Walker leave to file a further amended complaint. In her Fourth Amended Complaint (“4AC”), which is now the operative complaint, Walker again asserts claims against BANA and Lienhub, as well as thirteen Florida counties and six Florida circuit courts. Before the Court is BANA’s motion to dismiss the claims against it pursuant to Federal Rule of Civil Procedure 12(b)(6). For the reasons stated below, BANA’s motion is granted in part and denied in part. BACKGROUND For purposes of the present motion to dismiss, the Court accepts as true all well-pleaded facts in the 4AC and draws all reasonable inferences from those facts in favor of Walker as the non-moving party. See Killingsworth v. HSBC Bank Nev., N.A., 507 F.3d 614, 618 (7th Cir. 2007). As Walker is representing herself, the Court will construe the 4AC liberally and hold it to

a less stringent standard than a formal pleading drafted by a lawyer. Erickson v. Pardus, 551 U.S. 89, 94 (2007). The 4AC alleges as follows. Walker and her real estate company, WalkeRealty LLC, have six bank accounts with BANA. (4AC at 38–39, 59, Dkt. No. 89.) Walker alleges that her relationship with BANA is governed by a banking agreement (id. at 39), although the agreement was not included with the 4AC. Walker used her BANA accounts to fund her activities on Lienhub. Specifically, Walker linked her Lienhub account to her BANA accounts, and she purchased a number of tax liens through Lienhub using funds from those BANA accounts. (See id. at 58–59.) On June 6, 2021, however, Lienhub locked Walker’s account and did not reactivate it. (Id. at 47–48.) As a result, Walker could not transfer liens to other bidders or partners. (Id. at 49.)

Since that time, BANA has refused to provide Walker with accurate banking statements, instead providing her with statements matching the inaccurate purchase histories provided by the Florida counties from which she purchased the liens. (Id. at 53, 73.) Additionally, Lienhub sold and transferred ownership of the property held in her now-locked Lienhub portfolio and double- charged her for at least one property without providing a refund. (Id. at 54–55.) BANA collaborated with Lienhub in the scheme to double charge Walker by telling her that her accounts did not have sufficient funds. (Id. at 56.) Part of the conspiracy involved “erasing, manipulating[,] . . . and transferring electronically stored assets without consent or authorization” through the first half of 2021. (Id. at 59.) Walker presumes BANA was aware of those actions because BANA “withheld the transaction records relating to the purchases and continue[s] in [its] noncompliance to date.” (Id. at 59.) In addition, Walker asked for account records from BANA for three of her six accounts but found discrepancies between her records and those provided by BANA, indicating that BANA’s records are inaccurate. (Id. at 59–60.) BANA has refused to investigate the errors in Walker’s account. (Id. at 63.) Instead, BANA has received

ACH payments intended for Walker from Lienhub or the Florida counties that the bank denies have been made. (Id. at 63–64.) In sum, Walker alleges that BANA, Lienhub, and the various Florida counties have engaged in a conspiracy pursuant to which Lienhub has locked her account but continues to trade liens, in collusion with the Florida counties, and sends the proceeds from the sales to BANA, which refuses to put the money in her account. Although the lengthy 4AC includes several variations on the alleged scheme, the basic dispute appears to revolve around discrepancies among three sets of records: (1) Walker’s own records of purchases she made; (2) Lienhub’s records, some of which Walker alleges show canceled or refunded sales; and (3) BANA’s

records, which Walker alleges do not match hers and which BANA will not produce in full for her to examine. DISCUSSION To survive a motion to dismiss under Rule 12(b)(6), “a complaint must contain sufficient factual allegations, accepted as true, to ‘state a claim to relief that is plausible on its face.’” Ashcroft v. Iqbal, 556 U.S. 662, 678 (2009) (quoting Bell Atl. Corp. v. Twombly, 550 U.S. 544, 570 (2007)). This pleading standard does not necessarily require a complaint to contain detailed factual allegations. Twombly, 550 U.S. at 555. Rather, “[a] claim has facial plausibility when the plaintiff pleads factual content that allows the court to draw the reasonable inference that the defendant is liable for the misconduct alleged.” Adams v. City of Indianapolis, 742 F.3d 720, 728 (7th Cir. 2014) (quoting Iqbal, 556 U.S. at 678). Even though their filings are construed liberally, pro se litigants still must comply with Federal Rule of Civil Procedure 8(a)(2), which requires that a complaint contain a “short and plain statement of the claim showing that the pleader is entitled to relief.” Fed. R. Civ. P. 8(a)(2).

Moreover, in addition to the notice-pleading requirements in Rule 8, any fraud-based claims also must satisfy the heightened pleading standard of Federal Rule of Civil Procedure 9(b), which requires the complaint to “state with particularity the circumstances constituting fraud.” Fed. R. Civ. P. 9(b). In other words, plaintiffs claiming fraud must allege the time, place, and content of any alleged misrepresentations, the means by which the misrepresentations were communicated, and the identities of whoever communicated the misrepresentations. See Slaney v. Int’l Amateur Athletic Fed’n, 244 F.3d 580, 597 (7th Cir. 2001). Put simply, Rule 9(b) requires pleading “the who, what, when, where, and how” of the fraud. United States ex rel. Presser v. Acacia Mental Health Clinic, LLC, 836 F.3d 770, 776 (7th Cir. 2016).

I. WalkeRealty LLC as a Plaintiff As an initial matter, BANA notes that the 4AC identifies both “Doris V Walker” and “WalkeRealty LLC” as plaintiffs in this case.

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Bluebook (online)
Walker v. Bank of America, N.A., Counsel Stack Legal Research, https://law.counselstack.com/opinion/walker-v-bank-of-america-na-ilnd-2024.