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Anthony Pendolino v. Bac Home Loans Servicing

July 22, 2011

ANTHONY PENDOLINO, PLAINTIFFS,
v.
BAC HOME LOANS SERVICING, LP,
DEFENDANT.



The opinion of the court was delivered by: Rebecca R. Pallmeyer United States District Judge

Judge Rebecca R. Pallmeyer

MEMORANDUM OPINION AND ORDER

Plaintiff Anthony Pendolino brings this pro se complaint against Defendant Bank of America Corporation Home Loan Servicing, LP ("BAC"). Plaintiff alleges that Defendant and other unnamed banks and lending agencies participated in a fraudulent scheme to charge Plaintiff a number of unauthorized fees in connection with a home loan he received in March 2007. (Am. Compl. ¶ 13.) Plaintiff's original complaint alleged that an undefined group of "Lenders" engaged in an elaborate scheme to induce Plaintiff to take out a loan he could not afford. At the court's direction, Plaintiff filed his First Amended Complaint on October 15, 2010, again alleging a wide-ranging set of claims against Defendant BAC and other unnamed entities: breach of fiduciary duty; negligence; common law fraud; breach of the implied covenant of good faith and fair dealing; violations of the Truth in Leading Act (TILA), 15 U.S.C. §§ 1601, et seq., and the Real Estate Settlement and Procedures Act (RESPA), §§12 U.S.C. 2601, et seq.; and intentional infliction of emotional distress.*fn1 Defendant moves to dismiss all claims under FED. R. CIV. P. 12(b)(6), and contends that Plaintiff has pleaded no specific allegations against BAC, but rather, attempts to impute the acts of its sister corporation,Countrywide Home Loans, Inc., to BAC.*fn2 For reasons explained below, the motion is granted.

FACTUAL BACKGROUND

Assessing the precise allegations in Plaintiff's First Amended Complaint is challenging. Plaintiff offers few details concerning the circumstances under which he secured his home loan, and frequently makes reference to a "Lender" or set of "Lenders," though Bank of America Home Loan Servicing, LP ("BAC") is the only named Defendant. As best the court can determine, on March 14, 2007, Plaintiff secured a loan from Countrywide Home Loans, Inc. to purchase a home located at 615 N. Brainard Street in Chicago, Illinois. (Am. Compl. ¶ 4.) The loan agreement consisted of a promissory note, a lien document, and a rider entitled, "Notice of Right to Cancel," confirming Plaintiff's right to cancel the loan within three business days from closing. (Ex. A. to Def.'s Mem. in Supp. of its Mot. to Dismiss Pl.'s First Am. Compl. (hereinafter, "Def.'s Mem.")). Plaintiff does not state the precise closing date for the real estate purchase, but claims that at closing time, an unidentified agent from the Chicago Title Insurance Company provided him with a Truth in Lending Statement and a Housing and Urban Development Form 1. Plaintiff claims the form listed a host of fees totaling $553,813.15 for expenses such as the loan discount, appraisal fee and reinspection fee. (Am. Compl. ¶ 5.) The record does not reflect the precise loan amount, the interest rate, or the amount of Plaintiff's monthly payment, but according to Plaintiff, the $553,813.15 amount was added to the principal on the note and Plaintiff was charged interest on the fees. (Am. Compl. ¶¶ 5-6.)

Plaintiff's First Amended Complaint consistently refers to Countrywide Home Loans, Inc. as the "Lender" in the above described transaction, though he acknowledges that at some point after he signed the loan contract, the note was assigned to BAC.*fn3 (Am. Compl. ¶¶ 68-69.) Plaintiff does not state when he became delinquent on his mortgage payments, but claims that BAC wrongfully attempted (or is currently attempting) to foreclose on his home.*fn4 (Am. Compl. ¶¶ 104-05.) In this lawsuit, Plaintiff contends that the massive fees described on the HUD disclosure form were fraudulently assessed with the specific intent to cause Plaintiff to default on his loan payments. (Am. Compl. ¶¶ 10-11.) As a result, Plaintiff brought this action against BAC, alleging seven causes of action: (1) breach of fiduciary duty; (2) negligence; (3) common law fraud; (4) breach of the implied covenant of good faith and fair dealing; (5) violations of the Truth in Leading Act (TILA), 15 U.S.C. § 1601 et seq., and (6) the Real Estate Settlement and Procedures Act (RESPA), §12 U.S.C. 2601 et seq.; and (7) intentional infliction of emotional distress.

ANALYSIS

On a motion to dismiss, the court accepts Plaintiff's allegations as true and draws all reasonable inferences in Plaintiff's favor. Bonte v. U.S. Bank, N.A., 624 F.3d 461, 463 (7th Cir. 2010). A complaint need not include detailed factual allegations, but must contain a "short and plain statement of the claim showing that the pleader is entitled to relief." FED. R.CIV. P. 8(a)(2).

"Although the bar to survive a motion to dismiss is not high, the complaint must 'contain sufficient factual matter, accepted as true, to state a claim to relief that is plausible on its face.'" Id. (quoting Ashcroft v. Iqbal, 129 S. Ct. 1937, 1949 (2009) (quotation omitted)). A complaint that "tenders 'naked assertion[s]' devoid of 'further factual enhancement'" will not suffice. Iqbal, 129 S. Ct at 1949 (quoting Bell Atl. Corp. v. Twombly, 550 U.S. 544, 557 (2007)). In this case, the heightened pleading standards of Federal Rule of Civil Procedure 9(b) must also apply because Plaintiff's complaint alleges common law fraud. Under Rule 9(b), "a party must state with particularity the circumstances constituting fraud." FED. R. CIV. P. 9(b). In other words, a plaintiff must state "'the identity of the person who made the misrepresentation, the time, place and content of the misrepresentation, and the method by which the misrepresentation was communicated to the plaintiff.'" Windy City Metal Fabricators & Supply, Inc. v. CIT Tech. Fin. Servs., Inc., 536 F.3d 663, 668 (7th Cir. 2008) (quoting Gen. Elec. Capital Corp. v. Lease Resolution Corp., 128 F.3d 1074, 1078 (7th Cir. 1997)).

As a threshold matter, BAC claims that Plaintiff's claims must be dismissed because Plaintiff has not asserted any allegations specifically against BAC, but rather, seeks to hold BAC liable for the alleged acts of its sister corporation Countrywide Home Loans, Inc., and other corporations that Plaintiff defines as "Lenders" in the body of the complaint. Defendant correctly notes that as a general rule, a parent corporation may not be held to account for the liability of a subsidiary. Instead, to impose liability on one corporate entity for the acts of another, a plaintiff must show that (1) there is "such unity of interest and ownership that the separate personalities of the [corporations] no longer exist;" and (2) the circumstances are "such that adherence to the fiction of separate corporate existence would sanction a fraud or promote injustice." Van Dorn Co. v. Future Chem. & Oil Corp., 753 F.2d 565, 569-70 (7th Cir. 1985). In this case, Bank of America Corporation, the parent company of BAC, acquired Countrywide Home Loans, Inc. in 2008, and a separate entity, Countrywide Home Loans Servicing, LP, changed its name to Bank of America Corporation Home Loans Servicing, LP-the named Defendant. (Def.'s Mem. at 4.) The court agrees with Defendant that Plaintiff has not sufficiently explained the relationship between BAC and Countrywide Home Loans, Inc. In the court's view, however, it is conceivable that Plaintiff merely named the wrong Countrywide-affiliated entity in the complaint and should have instead named Countrywide Home Loans Serving, LP, which is now the same entity as Defendant BAC.*fn5 Given the possibility of this typographical mistake, and recognizing the court's duty to liberally construe a pro se litigant's complaint, Byers v. Basinger, 610 F.3d 980, 986 (7th Cir. 2010), the court will not grant Defendant's motion to dismiss the Plaintiff's complaint in its entirety on this ground, and instead will proceed to address the adequacy of the pleadings.

I. TILA claim

Plaintiff claims that the Defendant violated Truth in Lending Act ("TILA"), 15 U.S.C. §§ 1601, et seq. because the "Lenders" failed to "[c]orrectly identify the transaction" and "[c]learly and conspicuously disclose the Plaintiff's right to rescind the transaction three days after delivery of all required disclosures."*fn6 (Am. Compl. ¶ 114.) Defendant argues that Plaintiff's TILA claim must be dismissed because the "Notice of Right to Cancel," which accompanied his loan contract (and Plaintiff signed), states explicitly that the right to cancel the transaction would expire on March 17, 2007, three days after he signed the contract. Defendant argues, further, that Plaintiff's right to rescission has expired under the statute. Under TILA, a borrower has "the right to rescind the transaction until midnight of the third business day following the consummation of the transaction or the delivery of the information and rescission forms," and rescission claims "expire three years after the date of the consummation of the transaction or upon the sale of the property, whichever occurs first."15 U.S.C. § 1635(a), (f); see also Beach v. Ocwen Federal Bank, 523 U.S. 410, 412 (1998) (section 1635(f) "completely extinguishes the right of rescission at the end of the 3-year period.") The court agrees any TILA claim Plaintiff might seek to pursue is time-barred by the statute. Plaintiff executed the promissory note on March 14, 2007, but this action was not filed until September 17, 2010, well past the 3-year period for bringing a TILA rescission claim. See Stewart v. BAC Home Loans Servicing, LP, No. 10 C 2033, 2011 WL 862938, at *4 (N.D. Ill. March 10, 2011). Accordingly, Plaintiff's loan rescission claim under TILA is dismissed.

II. RESPA

It is difficult to discern the nature of Plaintiff's claim under the Real Estate Settlement Procedures Act ("RESPA"),12 U.S.C. §§ 2601, et seq., but Plaintiff's RESPA allegations appear to be somehow connected to his negligence claim. (Am. Compl. ¶¶ 93-98.) "RESPA is a consumer protection statute that regulates the real estate settlement process . . . [and] imposes a number of duties on lenders and loan servicers." Catalan v. GMAC Mortg. Corp., 629 F.3d 676, 680 (7th Cir. 2011). Under12 U.S.C. § 2605, borrowers must be notified "in writing of any assignment, sale, or transfer of the servicing of the loan to ...


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