Wilmington Savings Fund Society FSB v. Schrader

2022 IL App (1st) 210372-U
Appellate Court of Illinois·Decided October 17, 2022·No. 1-21-0372·Unpublished

Opinion

2022 IL App (1st) 210372-U No. 1-21-0372

FIRST DIVISION

October 17, 2022

NOTICE: This order was filed under Supreme Court Rule 23 and is not precedent except in the limited circumstances allowed under Rule 23(e)(1).

IN THE

APPELLATE COURT OF ILLINOIS FIRST DISTRICT

WILMINGTON SAVINGS FUND SOCIETY FSB, d/b/a ) Appeal from the CHRISTIANA TRUST, not in its individual capacity but ) Circuit Court of solely as trustee for the Brougham Fund II Trust, ) Cook County.

)

Plaintiff-Appellee, )

)

v. ) No. 2018 CH 11171 )

ROBERT W. SCHRADER, )

)

Defendant-Appellant. ) Honorable ) William B. Sullivan,

) Judge, presiding.

JUSTICE PUCINSKI delivered the judgment of the court.

Justices Hyman and Coghlan concurred in the judgment.

ORDER

¶1 Held: We lack jurisdiction to consider defendant’s challenge to the September 2020 non-

final order reversing a prior dismissal order in defendant’s favor. However, we affirm the January 2021 order granting plaintiff’s motion for voluntary dismissal, and the denial of defendant’s motion to reconsider the voluntary dismissal order.

¶2 In this mortgage foreclosure action, defendant-appellant Robert W. Schrader appeals from the trial court’s September 2020 order granting plaintiff-appellee’s motion to reconsider a January

2020 order dismissing the action with prejudice. Defendant also appeals the trial court’s January 2021 order granting plaintiff’s motion to voluntarily dismiss the action and the denial of defendant’s subsequent motion to reconsider the voluntary dismissal. For the following reasons, we conclude that we lack jurisdiction to consider the non-final September 2020 order denying defendant’s motion to reconsider. However, we affirm the trial court’s January 2021 order granting plaintiff’s motion for voluntary dismissal and the denial of defendant’s motion to reconsider the voluntary dismissal order.

¶3 BACKGROUND

¶4 On September 4, 2018, plaintiff filed the original complaint. The caption identified plaintiff as “Wilmington Savings Fund Society, FSB d/b/a Christiana Trust, not in it’s [sic] individual capacity but solely as the trustee for the Brougham Fund I Trust.”

¶5 The original complaint attached a mortgage dated January 12, 2001 that identified the lender as Washington Mutual Bank, FA and identified defendant as the borrower. The mortgage recited that defendant owed Washington Mutual Bank, FA the principal sum of $232,500, evidenced by a note executed on the same date.

¶6 Also attached to the original complaint was a “Lost Note Affidavit” in which Natalie Owens, an officer of BSI Financial Services, attested she searched for the note and could not locate it. The affidavit attached a copy of the note, which identified Washington Mutual Bank, FA as the “Lender”. The copy of the note included a number of allonges reflecting that the note was endorsed at different times to JP Morgan Chase Bank NA, EMC Mortgage LLC f/k/a EMC Mortgage Corporation, and Wilmington Savings Fund Society, FSB, not in its individual capacity but solely as Trustee for the PrimeStar-H Fund Trust (PrimeStar).

¶7 The First Motion to Dismiss

¶8 On March 27, 2019, defendant filed a “Combined Motion to Dismiss” the complaint pursuant to section 2-619.1 of the Code of Civil Procedure (Code) (735 ILCS 5/2-619.1 (West 2018) and Supreme Court Rule 113. (Ill. S. Ct. R. 113 (eff. July 1, 2018). Defendant urged that the complaint’s failure to attach any endorsement of the note to plaintiff rendered it defective. Defendant otherwise argued that, pursuant to section 2-619(a)(9) of the Code (735 ILCS 5/2- 619(a)(9) (West 2018)), the endorsement of the note to a non-party, PrimeStar, was “affirmative matter” establishing that plaintiff was not the holder of the note. On March 28, defendant amended his motion, adding an argument that the complaint was subject to dismissal under section 2- 619(a)(2) for lack of “legal capacity to sue,” as plaintiff was not the holder of the note. 735 ILCS 5/2-619(a)(2) (West 2018).

¶9 On April 17, 2019, the trial court granted the motion to dismiss in an order specifying that the lost note affidavit was “defective” and “does not link to the correct Plaintiff.” In the same order, the court recognized that the note was endorsed to PrimeStar but not to plaintiff. The trial court allowed plaintiff 28 days to replead.

¶ 10 Plaintiff filed a motion to reconsider the April 17, 2019 order. In that motion, plaintiff argued that there was “no reason” why the “rightful owner’s interest in a lost instrument cannot be transferred or assigned irrespective of allonge.” However, plaintiff acknowledged there was a “scrivener’s error” insofar as the lawsuit identified plaintiff as trustee of the “Brougham Fund I Trust” instead of the “Brougham Fund II Trust.” (Emphases in original). Plaintiff requested leave to amend to correct that error.

¶ 11 On July 8, 2019, defendant responded to plaintiff’s motion to reconsider. Defendant reiterated his position that plaintiff lacked standing and also argued that the misidentification of the plaintiff as trustee for “Brougham Fund I Trust” could not be excused as a scrivener’s error. On August 13, 2019, the court denied the motion to reconsider and granted plaintiff 21 days to file an amended complaint.

¶ 12 Amended Complaint and Lost Note Affidavit

¶ 13 On August 29, 2019, plaintiff filed an amended complaint, which corrected plaintiff’s name to “Wilmington Savings Fund Society, FSB d/b/a Christiana Trust, not in it’s [sic] individual capacity but solely as the trustee for the Brougham Fund II Trust.” (Emphasis added). The amended complaint attached the mortgage and a new lost note affidavit executed by Cheryl Mallory.

¶ 14 In the affidavit, Mallory identified herself as an “AVP for BSI Financial Services,” the “servicing agent for the subject loan.” She attested she had searched the records of BSI for the note, and that its whereabouts could not be determined. She further attested that “JPMorgan Chase Bank, NA, which acquired EMC Mortgage LLC was in possession of the Promissory Note and entitled to enforce it at the time that the Note was lost.” Mallory further averred that the loan was subsequently sold by JP Morgan Chase Bank, NA to PrimeStar and then from PrimeStar to plaintiff.

¶ 15 Mallory’s lost note affidavit attached a copy of the note, which did not include any indorsement to plaintiff. However, the affidavit also attached an assignment of mortgage from PrimeStar to plaintiff that referenced the underlying note.

¶ 16 Defendant’s Combined Motion to Dismiss and Motion for Summary Judgment

¶ 17 On September 27, 2019, defendant filed a combined motion to dismiss “pursuant to 735 ILCS 5/2-619(a)(2) and 735 ILCS 5/2-619(a)(9) and for an order of summary judgment pursuant to 735 ILCS 5/2-1005.” On October 22, 2019, defendant filed an amended combined motion to dismiss and for summary judgment.

¶ 18 Defendant sought dismissal under section 2-619(a)(2) due to plaintiff’s lack of legal capacity, given that the note was indorsed to PrimeStar and not to plaintiff. Defendant argued that the assignment of mortgage to plaintiff was immaterial because a transfer of a mortgage without assignment of the underlying debt is treated as a “nullity.” Defendant otherwise argued the complaint was subject to dismissal under section 2-619(a)(2) due to the earlier misidentification of plaintiff as trustee for the “Brougham Fund I Trust” instead of the “Brougham Fund II Trust.” Defendant claimed this could not be “deemed to be a scrivener’s error as a matter of law.” Defendant also sought dismissal due to “affirmative matter” under section 2-619(a)(9), citing the fact that the note was indorsed to a party other than plaintiff.

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