Académique Documents
Professionnel Documents
Culture Documents
Adam J. Levitin
Associate Professor of Law
La Villita Motor Inns, J.V., Executive Motels of San Antonio, Inc., and S.A. Sunvest
Hotels, Inc.
Appellant,
v.
Orix Capital Markets, LLC, Bank of America, N.A. LNR Partners, Inc., Capmark
Finance, Inc., Nicholas M. Pyka as Trustee, Michael N. Blue as Trustee, and Greta E.
Goldsby as Trustee,
Appellees.
The Amicus Curiae sponsoring this brief is the Texas Hotel and Lodging
aspect of the Texas lodging and tourism industry. TH&LA over 1,800 members
include hotels, motels, resorts, bed & breakfasts, guest ranches, convention centers,
advocates for legislation, regulations, resources, and a business climate that will
promote a strong, vibrant, and growing lodging and tourism industry within Texas.
The fee for preparation of this brief has been paid by the Amicus; no fee has
been paid by any party to this litigation. See TEX R. APP. P. 11(c).
INTRODUCTION
See, e.g., David Streitfeld & Nelson D. Schwartz, Officials Disagree on Penalties for
Mortgage Mess, N.Y. TIMES, Mar. 3, 2011 at B1; Nick Timiraos, Victoria McGrane
& Ruth Simon, Big Banks Face Fines on Role of Servicers, WALL ST. J., Feb. 17,
2011; Robbie Whelan, Big Banks Told Not to 'Fix' a Fraud, WALL ST. J., Oct. 30,
2010; “Robo-Signing, Chain of Title, Loss Mitigation, and Other Issues in Mortgage
Committee on Banking, Housing, and Urban Affairs, November 16, 2010. The cause
for this attention has been the “robosigning” scandal and other malfeasance by the
foreclosure moratoria in the wake of the discovery that they were routinely submitting
without any personal knowledge of the facts attested to therein. See, e.g., David
Streitfeld & Nelson D. Schwartz, Largest U.S. Bank Halts Foreclosures in All States,
N.Y. TIMES, Oct. 8, 2010, at A1; David Streitfeld, GMAC Halts Foreclosures in 23
States for Review, N.Y. TIMES, Sept. 20 2010 at B4. These “robosigned” affidavits
varied in function, but they were generally affidavits attesting to the fact and amount
reached a $108 million settlement with the FTC over inflated calculation of loan
balances. Press Release, Fed. Trade Comm’n, Countrywide Will Pay $108 Million for
state attorneys general as well as federal bank regulators and the Department of
practices, and fines totaling as high as $20 billion have been bruited. See, e.g., David
Streitfeld & Nelson D. Schwartz, Officials Disagree on Penalties for Mortgage Mess,
N.Y. TIMES, Mar. 3, 2011 at B1; Ariana Eunjung Cha & Dina Elboghady, 50 state
attorneys general announce foreclosure probe, WASH. POST, Oct. 13, 2010; Thomas
Frank & Julie Schmit, Federal agencies investigate mortgage foreclosures, USA
context. Two distinct mortgage servicing problems exist in this case. First, there is
the question of who has standing to enforce a mortgage note. Because mortgage
securitization divides the economic ownership of notes from their management, there
is an issue of what must be shown regarding the status of a party that claims to be the
manager of the note. Second, there is the problem of mortgage borrowers being
unable to get an accurate accounting of the balance due on a loan. Both issues present
note, namely what sort of evidentiary showing is required for a party to show that it
has standing to prosecute a note and what sort of evidentiary showing is necessary to
Contested fact issue—the fact finder’s decision on that should not be disturbed.
What is Texas appellate court standard for findings of fact? Trial court’s ruling must
be against the great weight and preponderance of the evidence.
--borrowers and THLA members deserve a chance to present evidence and be heard,
just like the servicer, and their evidence should not be disregarded.
There were no evidentiary challenges to the borrower’s testimony
In this case, the Appellee, Orix Capital Markets, LLC (“Orix”), presented only
thin and contested evidence to the trial court that it was in fact the servicer of the
Appellant’s mortgage loan and regarding the balance owed on the loan. This
and undated letter from Bank of America appointing Orix as special servicer, and a
letter from the previous special servicer that Orix was assuming its role.
listing another party as special servicer; as Appellant’s expert witness testified, such
After weighing the evidence, the trial court concluded that Orix had not
satisfied its burden of proof that it was the servicer. The trial court also ruled, in the
alternative, as to the loan balance, in favor of the Appellant. The Court of Appeals,
however, disregarded both findings of fact and held that Orix was the servicer and
that the loan balance was that claimed by Orix, not the Appellant. In so doing, the
Court of Appeals essentially declared that Appellant’s evidence simply did not count.
Instead, it held that a party’s own bald allegation that it is entitled to enforce a note,
coupled with thin and contradictory evidence, were sufficient to create standing and
establish the balance owed and ultimately deprive a debtor of its property. Put
differently, the rule adopted by the Court of Appeals was “debtors’ evidence doesn’t
count.”
The Texas Hotel and Lodging Association (the “TH&LA”), the trade
association for the Texas lodging and tourism industry, urges the Court to grant the
petition to hear the appeal in this case so as to address these important issues and
provide clarity in the law in Texas. To this end, it is important that the Court provide
a clear statement as to (1) what a party must show to establish that it is entitled to
enforce a mortgage note and (2) what standard should be applied for determining the
In light of the national foreclosure crisis, courts in other states have begun to
address these issues and clarify the evidentiary requirements for standing in
foreclosure cases. It is important that the Court hear this appeal in order to bring
Texas law into line with that of other jurisdictions that have established clear
standards of proof for the enforcement of mortgage notes that properly protect
business and consumer borrowers’ procedural rights and ensure that the courts are
I. Mortgage Securitization
securitized.1 Federal Reserve Statistical Release Z.1 (Flow of Funds), Tables L. 217-
218. This means that loans made (or in mortgage parlance “originated”) by various
1
Most securitized mortgages, however, are on properties in roughly 60 major urban markets,
4 of which are in Texas, so the securitization rate in those markets is substantially higher.
that pays for the loans by issuing securities.2 Because the debt service on these
securities is paid solely from the cashflow on the mortgage loans, these securities are
The reason for this transaction structure is to create legal isolation of the
cashflows from the loans from the liabilities of the loans’ originator(s) and the
securitizer. By isolating the cashflows, investors are able to invest solely based on the
risks inherent in the loans without regard to the enterprise risks of the originator(s) or
securitizer.
The SPE that issues the CMBS is not an operating company, but a passive
securitized assets, meaning that they will not be subject to claims other than those of
the CMBS holders, including claims of creditors of the loans’ originators. Anna
1093-98 (2009). The SPE’s passivity is also critical for ensuring that the CMBS
receive pass-thru tax status, meaning that the SPE is not taxed on its income on the
mortgage loans, so the only level of taxation is on the CMBS holders for their
investment income. Id. at 1093-98. Typically this pass-thru tax status is as real estate
2
Often there is an intermediate transfer or transfers. See Adam J. Levitin & Tara Twomey,
Mortgage Servicing, 28 YALE J. ON REG. 1, 13-15 (2011) (describing typical securitization
deal structure).
mortgage investment conduit (REMIC) under the Internal Revenue Code. See 26
U.S.C. §§ 860A-860G.
While the SPE is a passive entity, mortgage loans require active management.
Billing statements must be mailed out and remittances collected. Adam J. Levitin &
restructuring the loan or foreclosing on the mortgage. These tasks are handled by
In a typical CMBS deal, there are at least two separate mortgage servicers, a
master servicer and a special servicer. Id. at 86. The master servicer handles billing
administers defaulted mortgages. Id. In a typical CMBS deal, loans are automatically
transferred from the master to the special servicer once they are 60 days delinquent.
Id. at 87.
senior-subordinate structure for credit risk among the tranches. This means that the
seniormost tranches are paid before the mezzanine or middle priority tranches, which
are paid before the junior tranches, which are known as the “B-piece”. The special
servicer is appointed by the majority investor in the juniormost tranche of the CMBS
deal (the “B-piece investor” or in the parlance of the CMBS deal documents, the
“majority controlling class certificateholder”). Id. at 88. Often the special servicer is
in fact an affiliate of the B-piece investor. Id. at 88 n.311. The special servicer is
typically compensated with a 1% share of the proceeds of all specially serviced loans,
servicing agreement” (PSA). Id. at 31. PSAs are lengthy and complex documents
that combine several distinct contracts into one document. Id. PSAs are the contract
under which the mortgage loans are sold to the SPE. Id. at 15, Fig. 2. They are also
the contract for servicing the loans that authorizes the servicer to act on behalf of the
SPE. Id. at 31. If the SPE is a trust, as if often the case, the PSA is the trust
instrument, setting forth the powers of the trust and the duties and rights of the trustee.
Id. And the PSA is the indenture under which the CMBS are issued. Id.
administration. This can complicate attempts to enforce the mortgage note. The
Business and Commerce Code (TBCC), which is the Texas codification of Article 3
of the Uniform Commercial Code. Section 3-301 of the TBCC provides that an
of the instrument who has the rights of a holder,” or “a person not in possession of the
instrument who is entitled to enforce the instrument pursuant to [the lost note
instrument that is payable either to bearer or to an identified person that is the person
in possession.” The note is property of the SPE, not the servicer. Therefore, if a
instrument who has the rights of a holder.” TBCC § 3-301. This necessitates proving
that the servicer is (1) in possession of the instrument and (2) that the servicer is
subrogation.
What is necessary to make such showings is one of the central issues in this
case. In the instant case, the Appellee produced no evidence that it in fact has any
connection with Appellant’s mortgage note. It did not introduce evidence of that it
had any sort of agency agreement with the securitization trust that owns the
Appellant’s note or whether that agency agreement authorized it to prosecute the note.
The trial court understood this problem, but the Court of Appeals took a position that
The law in Texas cannot simply be “debtors lose.” Debtors are entitled to their
day in court facing the real party in interest. The judicial system as a whole has a
strong interest in ensuring that the real parties in interest are those involved in the
litigation. In the context of a mortgage foreclosure case, this means ensuring that it is
the mortgagee or its agent who is prosecuting the foreclosure, and requiring proof that
a party is the mortgagee or its authorized agent if the defendant questions standing. In
because different parties in the securitization chain have different incentives and
Accordingly, a mortgagor wants to be sure that it dealing with the proper party.
that a party is in fact the servicer and entitled to enforce a note would provide
sufficient grounds for a party to foreclose. The effect of such a ruling is to condone
vigilante foreclosures. It cannot simply be assumed that only the proper party would
In recent months several other states’ supreme courts and appellate courts have
mortgage note must prove its connection to the note. See, e.g., United States Bank
Nat'l Ass'n v. Ibanez, 458 Mass. 637 (Mass. 2011) (affirming denial of quiet title to
securitization trusts that could not prove that they were the assignees of mortgages);
Wells Fargo Bank, N.A. v. Ford, 2011 N.J. Super. LEXIS 13 (N.J. Super. Ct.
trust failed to present any evidence that note had been assigned to it); Deutsche Bank
Nat'l Trust Co. v. Triplett, 2011 Ohio 478 (Ohio Ct. of Appeals, 8th App. Div. 2011)
(foreclosure denied where bank offered no evidence that it owned the note at time
complaint was filed); US Bank Nat’l Ass’n v Madero, 2011 NY Slip Op 505 (N.Y.
App. Div. 2d Dept. 2011) (affirming denial of summary judgment for foreclosure
plaintiff because “Where, as here, a [foreclosure] plaintiff's standing is put into issue
by the defendants, the plaintiff must prove its standing to be entitled to relief”); U.S.
Bank, N.A. v. Collymore, 68 A.D.3d 752 (N.Y. App. Div. 2d Dept. 2009) (affirming
“In view of the bank's incomplete and conflicting evidentiary submissions, an issue of
fact remained as to whether it had standing to commence the action.”). While the
precise legal issues in these cases have varied, all of these cases have arisen in a
securitization context, and they all require actual proof of standing to foreclose, not
unanimous ruling in United States Bank Nat'l Ass'n v. Ibanez, 458 Mass. 637 (Mass.
2011). Ibanez makes clear that extra scrutiny of foreclosures is warranted when the
highest court ruled that a pair of nonjudicial foreclosures were ineffective because the
securitization trusts bringing the foreclosures could not prove that they were in fact
the mortgagees at the time they brought the foreclosure actions. Despite voluminous
paperwork from the securitization deal, the securitization trusts were incapable of
proving that the mortgages had in fact been transferred to them. This is an analogous
servicer being incapable of proving its status. These issues ultimately go to the issue
of what are the requirements to have standing to sue to enforce a mortgage note?
of the real estate bubble, it is of particular importance that the Court provide clear
both Texas borrowers and Texas lenders, and will help avoid a great deal of future
litigation. This case presents a favorable opportunity for clarify the law, as unlike in
the residential mortgage context, both parties in this case are ably represented by
counsel.
notes is of particular interest to the Texas lodging and tourism industry. The
mortgages of many Texas Hotel and Lodging Association members have been
securitized. The national economic downturn has hit the lodging and tourism industry
particularly hard, and nationally, as of December 2010, 60+ day delinquency rates for
types. See Bloomberg CMB—CMBS Market Overview. Texas is not immune from
these national economic conditions, and some TH&LA members are finding it
The TH&LA is concerned that its members receive a fair and reasonable
chance to restructure their mortgages when they are affected by a national economic
law, and so the state of the law regarding the enforcement of mortgage notes affects
the dynamics of mortgage restructurings. Greater certainty about who can enforce a
mortgage note will facilitate note restructuring negotiations, which will assist the
litigation over their mortgage borrowing, that they will have the same opportunity to
litigate and be heard and have their evidence respected as all other litigants.
Borrowers’ evidence must be weighed against lenders’ evidence; the rule in Texas
The second issue in this case involves the evidence that must be presented to
charge illegal and unauthorized fees, thereby inflating their claims about borrower’s
level of indebtedness.
Mortgage servicers receive a regular servicing fee from the SPE. In addition,
servicers are entitled to keep any fees they levy on the borrower, known as ancillary
fees. Adam J. Levitin & Tara Twomey, Mortgage Servicing, 28 YALE J. ON REG. 1
(2011). For example, the pooling and servicing agreement for the securitization trust
that owns Appellant’s mortgage note, provides that the Special Servicer is entitled to
keep “all Assumption Fees, loan modification or forbearance fees or extension fees
1999-C1, § 3.12(b).
borrowers fees for which the borrowers are not legally obligated. See Katherine M.
fees; forced-placed insurance that is not required or called for; and misuse of escrow
Is Good for Business and Affordable Homeownership Policy”: What Prevents Loan
Modifications?, 18 HOUSING POL’Y DEBATE 279 (2007). Thus, one empirical study
has documented that when mortgage creditors file claims in bankruptcy, they
generally list amounts owed that are much higher than those scheduled by debtors.
overcharges.
Concerns over mortgage servicer overcharges have lead to the United States
Trustee’s Office, the section of the Department of Justice charged with ensuring the
inflated claims in bankruptcy and brought suit against the largest mortgage servicer.
See Ashby Jones, U.S. Trustee Program Playing Tough With Countrywide, Others,
http://blogs.wsj.com/law/2007/12/03/us-trustee-program-playing-tough-with-
Atchely), No. 05-79232 (Bankr. N.D. Ga. filed Feb. 28, 2008).
Texas too has taken action against illegal mortgage servicing practices. The
Texas Attorney General has recently sued a major mortgage servicer for illegal debt
collection practices. See Complaint, State v. Am. Home Mtg. Servicing, Inc., No.
2010-3307 (Tex. Dist. Ct. 448th Jud. Dist. filed Aug. 30, 2010).
borrower or the CMBS investors. If the borrower has equity in the mortgaged
property, illegal servicer fees come out of the borrower’s pocket. If, on the other
hand, the borrower has no equity in the property (the property is “underwater” or
“upside down”), then the illegal fees come out of the CMBS investors’ pockets,
because the servicer’s fees are paid off the top of foreclosure sale proceeds before any
Feb. 3, 2011 (noting that U.S. Rep. Hinojosa (Texas 15th District) filed for bankruptcy
due to a personal guarantee of a failed family business). This means that illegal
equity left in the property, the deficiency is paid out of the small business owner’s
is appropriately protective of debtors’ rights ensures that entrepreneurs will take risks
because they know that if they fall down, they can dust themselves off and try again.
Ensuring that servicers provide a clear and accurate accounting of their claims is
critical for ensuring that entrepreneurs are willing to stake their personal risk capital
3
In this case, the owner of the Appellant is actually being sued by Orix on his
personal guarantee.
presented by debtors on loan balances owed, rather than automatically assuming that
CONCLUSION
It would seem axiomatic that a party seeking to enforce a contested debt must
first prove that it has the right to enforce the debt and second that it must prove the
amount of the debt. But the Court of Appeals opted to adopt perhaps a more
fundamental axiom of “creditor wins, debtor loses.” Permitting such a ruling to stand
encourages fraud and creditor overreach and places Texas law in sharp contrast to that
of Massachusetts, New York, and Ohio, where the courts have recently made clear
that even in mortgage foreclosure cases where there is no dispute about a default on
the debt, the party seeking to enforce the note still bears the burden of proving
through evidence, rather than mere assertion, that it is the creditor and of the amount
of the indebtedness.
As the robosigning scandal has made clear, servicers frequently make claims as
evidence as to how they reached their conclusions. Mandating that parties seeking to
ensure that the courts do not become mere instrumentalities of debt collection, but
For the above reasons, the Texas Hotel and Lodging Association urges the
Court to issue the writ and to hear the appeal in this case that is of significant
importance to the Texas tourism and hospitality industry and to commercial and