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08/28/95 ALPINE BANK ILLINOIS v. STEVEN J. YANCY

August 28, 1995

ALPINE BANK OF ILLINOIS, AN ILLINOIS BANKING CORPORATION, INDIVIDUALLY AND AS ASSIGNOR TO AND SERVICING AGENT FOR FEDERAL HOME LOAN MORTGAGE CORPORATION, PLAINTIFF-APPELLEE,
v.
STEVEN J. YANCY AND LOUISE K. YANCY, DEFENDANTS-APPELLANTS (DANIEL DONAHUE, AS TRUSTEE IN BANKRUPTCY FOR STEVEN J. YANCY AND LOUISE K. YANCY, DEBTORS, ROCK RIVER WATER RECLAMATION DISTRICT, UNKNOWN OWNERS AND NON-RECORD CLAIMANTS, DEFENDANTS).



Appeal from the Circuit Court of Winnebago County. No. 94-CH-184. Honorable Galyn W. Moehring, Judge, Presiding.

The Honorable Justice Thomas delivered the opinion of the court: Bowman and Hutchinson, JJ., concur.

The opinion of the court was delivered by: Thomas

JUSTICE THOMAS delivered the opinion of the court:

The defendants, Steven J. Yancy and Louise K. Yancy (Yancys), appeal from an order of the circuit court of Winnebago County granting the motion of the plaintiff, Alpine Bank of Illinois (Bank), for possession of residential property and from a subsequent order granting the Bank's motion to enforce possession.

The record reveals the relevant facts to be as follows. On March12, 1992, the Yancys purchased residential property known as 6639 Snow Cloud Drive, Rockford, Illinois, by procuring a mortgage from the Bank in the amount of $129,600. The mortgage document was a standard Illinois single family Fannie Mae/Freddie Mac instrument. The Yancys later defaulted on their obligations under the mortgage and filed for Chapter 7 bankruptcy sometime in 1994. The exact filing date is not clear from the record. The Bank obtained relief from the automatic stay and then filed its complaint to foreclose mortgage on July 5, 1994. The Yancys were served with the summons and complaint on July 13, 1994, but filed neither an appearance nor an answer.

After giving the Yancys notice, the Bank appeared before the trial court on August 31, 1994, and presented separate motions for default, judgment of foreclosure, and possession. The Yancys did not appear in court. The trial court granted the Bank's motion for default at the outset and later issued both a judgment of foreclosure and an order placing the mortgagee in possession.

Over 30 days passed from the date of judgment until the Bank next made contact with the Yancys, on or about October 4, 1994. At that time, Jeff DeWeerdt, an employee of the Bank, visited the property, spoke with Louise Yancy, and noted that the Yancys were taking care of the property. Thereafter, the Bank provided the Yancys with the order placing the Bank in possession of the property, but not with a notice of default. The Yancys retained counsel and filed their appearance on October 28, 1994.

On November 2, 1994, the Yancys filed motions to vacate the August 31, 1994, orders of default and possession. On that same date, the Bank filed a motion to enforce possession. Agreed orders were subsequently entered staying enforcement of the order placing the mortgagee in possession until further court order and setting a briefing schedule on the Yancys' motions. On January 12, 1995, the trial court denied both of the Yancys' motions and granted the Bank's motion to enforce possession. The Yancys vacated the property on February 2, 1995. This appeal followed.

The sole issue presented on appeal is whether the trial court erred in granting possession of the residential property to the Bank, as mortgagee, subsequent to foreclosure judgment but prior to confirmation of foreclosure sale.

Before reaching the merits of this appeal, we must address the Bank's contention set forth in its brief that this court is without jurisdiction to hear an appeal relative to the August 31, 1994, order granting possession to the mortgagee. More specifically, the Bank argues that the order was interlocutory and that the Yancys' failureto appeal the order in a timely fashion precludes review of the order now.

Supreme Court Rule 307 pertains to interlocutory appeals as of right, and provides in pertinent part:

"(a) Orders Appealable; Time. An appeal may be taken to the Appellate Court from an interlocutory order of court:

(4) placing or refusing to place a mortgagee in possession of mortgaged premises;

The appeal must be perfected within 30 days from the entry of the interlocutory order by filing a notice of appeal * * ...


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