Webster v. JP Morgan Chase Bank, NA

2012 UT App 321, 290 P.3d 930, 721 Utah Adv. Rep. 47, 2012 Utah App. LEXIS 334, 2012 WL 5650300
CourtCourt of Appeals of Utah
DecidedNovember 16, 2012
Docket20110235-CA
StatusPublished
Cited by17 cases

This text of 2012 UT App 321 (Webster v. JP Morgan Chase Bank, NA) is published on Counsel Stack Legal Research, covering Court of Appeals of Utah primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Webster v. JP Morgan Chase Bank, NA, 2012 UT App 321, 290 P.3d 930, 721 Utah Adv. Rep. 47, 2012 Utah App. LEXIS 334, 2012 WL 5650300 (Utah Ct. App. 2012).

Opinion

MEMORANDUM DECISION

ROTH, Judge:

T1 Debbie A. Webster appeals from the dismissal of her complaint, in which she alleged seven causes of action against JP Morgan Chase Bank, NA (Chase) for contract, fraud, and intentional tort. The district court dismissed the contract claims on the basis that Webster could not rely on an oral modification of the contract, the fraud claims on the basis of unreasonable reliance and failure to plead fraud with particularity, and the tort claims on the basis that Webster had not alleged any intentional conduct by Chase. Webster argues that her complaint alleged sufficient facts to survive a motion to dismiss. We reverse and remand for further proceedings on the contract and fraud claims but affirm the dismissal of her intentional tort claims.

T2 On appeal from a motion to dismiss for failure to state a claim for relief, "we give the trial court's ruling no deference and review it under a correctness standard." MBNA Am. Bank, NA v. Goodman, 2006 UT App 276, ¶ 4, 140 P.3d 589 (mem.) (citation and internal quotation marks omitted); see also Utah R. Civ. P. 12(b)(6) (permitting a defendant to move for dismissal if the plaintiff "fail[s] to state a claim upon which relief can be granted"). "When determining whether a trial court properly granted a 12(b)(6) motion to dismiss, we accept the factual allegations in the complaint as true and consider them and all reasonable inferences to be drawn from them in a light most favorable to the plaintiff." Goodman, 2006 UT App 276, ¶ 4, 140 P.3d 589 (footnote, citation, and internal quotation marks omitted).

13 In March 2007, Webster opened a home equity line of credit with Washington Mutual Bank (Washington Mutual) to provide her with access to funds with which she could attend nursing school. Webster met with a Washington Mutual representative on three occasions, and she explained each time that she would be giving up her employment to attend school. On each occasion, the rep *932 resentative explained that the loan was based on the value of Webster's home, the equity she had built in it, and her excellent credit history. The Washington Mutual representative also assured Webster that her unemployment would not prevent her from obtaining advances on the loan and that she would not need to provide the bank with any pay stubs or W-2s to maintain an active account or to draw on her line of eredit. On the third occasion, Webster executed a Washington Mutual Equity Plus Agreement and Disclosure (the Agreement). The Agreement stated in section 17 that "[Webster] will provide [Washington Mutual] with a current financial statement, a new eredit application, or both, at any time upon our request." A separate section of the Agreement, section 14(b)(i), explained that Washington Mutual reserved the right to suspend advances on the line of credit if Webster was "in default of a material obligation of thfe] Agreement," which included failure "to provide documents such as updated financial information." Webster withdrew funds from the line of credit and made timely payments. Washington Mutual apparently never requested any updated financial information from her, in the form of a current financial statement or otherwise.

4 In September 2008, however, the Federal Deposit Insurance Corporation (FDIC) took Washington Mutual into receivership. A number of Washington Mutual's assets, including Webster's home equity line of ered-it, were sold to Chase. On March 6, 2009, Chase sent Webster a letter on Washington Mutual letterhead. The letter requested that she "help updat{e her] financial information" by "sign[ing] the enclosed Internal Revenue Service (IRS) Form 4506-T," which "allowled Chase] to obtain a summary of a specified federal tax return," and by "[plro-vid[ing] a copy of a recent paystub ... and any additional current income documentation [Webster] would like to provide." The letter then directed her to return the items to "Washington Mutual Bank, a division of JP Morgan Chase Bank." When Webster failed to respond to this letter, or to a follow-up letter on March 24, Chase suspended her account. After informal attempts to resolve the issue failed, Webster filed this action, asserting claims for breach of contract and breach of the covenant of good faith and fair dealing (collectively, the contract claims); fraud and fraudulent inducement (collectively, the fraud claims); and tortious interference with economic relations, tortious interference with prospective business relations, and intentional infliction of emotional distress (collectively, the intentional tort claims) against Chase. 1

{5 On Chase's motion, the district court dismissed all seven of Webster's claims, and Webster appealed. Webster has narrowly attacked the court's rulings with respect to each category of claims, and Chase has commensurately responded. Our review is accordingly limited to the specific challenges presented by the parties. We offer no opinion on the overall viability of the complaint or *933 the merits of Webster's claims. Instead, we leave it to the parties and the trial court to resolve the remaining issues through appropriate proceedings on remand.

I. The Contract Claims

16 The district court dismissed Webster's contract claims on the basis that "the purported promises alleged [to be breached] ... are at odds with, and contrary to, the terms of the written agreement between the parties." It reasoned that "there cannot be a reasonable reliance" on "any oral promise that [Webster] wouldn't ever have to [submit financial documentation to have access to the home equity] funds" in the face of "documents that are contrary to that promise." The court further explained the dismissal of the breach of the covenant of good faith and fair dealing claim as being due to Chase's letter providing Webster with

a choice as to what she could provide [in response to Chase's request for updated financial documentation] and there was nothing ... that limited her to providing only certain [financial documents]. In fact, [Webster] didn't try to file anything and so because of that, ... [Chase] was entitled to suspend her loan and because [it] ha[d] the right to suspend the loan, there was no breach....

We conclude that these claims should not have been dismissed.

17 The district court's reasoning for dismissing the contract claims seem to encompass two subconclusions: one, that a written agreement cannot be orally modified contemporaneous with its execution without those amendments being memorialized in writing and, two, that Webster's reliance upon such a modification was not reasonable. According to Webster, the written contract was simultaneously modified by oral agreement to preclude Chase's enforcement of section 17 of the contract. Webster asserts that Chase breached the modified agreement when it requested the IRS Form 4506-T and her current pay stubs. In making this argument, Webster does not make any effort to establish that such a contract modification is legal under Utah law. But neither does Chase expressly assert that a written contract can never be orally modified contemporaneous with the execution of the written agreement. 2

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Cite This Page — Counsel Stack

Bluebook (online)
2012 UT App 321, 290 P.3d 930, 721 Utah Adv. Rep. 47, 2012 Utah App. LEXIS 334, 2012 WL 5650300, Counsel Stack Legal Research, https://law.counselstack.com/opinion/webster-v-jp-morgan-chase-bank-na-utahctapp-2012.