Bank of New York Mellon v. Williams
2014 Ohio 3737
Ohio Ct. App.2014Background
- Mellon, as trustee for CWABS, filed foreclosure against the Williams and attached the note, mortgage, and assignment.
- The Williams did not respond; Mellon requested default judgment supported by an affidavit from Bank of America servicing agent.
- The trial court granted default judgment on March 29, 2012, and the Sheriff conducted a property sale.
- Approximately two weeks after sale, the Williams moved for Civ.R. 60(B) relief alleging lack of standing; Mellon contested standing.
- The trial court denied Civ.R. 60(B) relief on May 14, 2013, finding no Civ.R. 60(B) ground or meritorious defense.
- On appeal, the Williams challenged Mellon’s standing and the court’s authority; the court ultimately held Mellon had standing and affirmed the judgment.
Issues
| Issue | Plaintiff's Argument | Defendant's Argument | Held |
|---|---|---|---|
| Standing to challenge assignment | Mellon had standing as holder of note/mortgage when suit filed. | Williams lacked standing, rendering jurisdiction void. | Lack of standing does not void judgment; Mellon had standing. |
| Civ.R. 60(B) grounds and meritorious defense | Williams allege Civ.R. 60(B)(3) fraud and lack of standing constitutes meritorious defense. | Fraud and lack of standing show Civ.R. 60(B) relief; defense meritorious if proven. | Williams failed to prove Civ.R. 60(B) ground or meritorious defense. |
Key Cases Cited
- Patton v. Diemer, 35 Ohio St.3d 68 (1988) (inherent power to vacate void judgments)
- Young v. Locke, 2014-Ohio-2500 (Ohio Ct. App. 10th Dist. 2014) (common-law motion to vacate a void judgment available)
- Freedom Mortgage Corp. v. Groom, 10th Dist. No. 08AP-761, 2009-Ohio-4482 (2010) (no Civ.R. 60(B) requirement for voidness if not void)
- Fed. Home Loan Mtge. Corp. v. Schwartzwald, 134 Ohio St.3d 13, 2012-Ohio-5017 (Supreme Court of Ohio 2012) (standing required to invoke jurisdiction)
- Deutsche Bank Natl. Trust Co. v. Finney, 2013-Ohio-4884 (10th Dist. 2013) (lack of jurisdiction over a particular case renders judgment voidable, not void)
- Pratts v. Hurley, 102 Ohio St.3d 81, 2004-Ohio-1980 (Ohio Supreme Court 2004) (void vs. voidable judgments; Civ.R. 60(B) applicability)
- GMAC Mortgage, L.L.C. v. Lee, 2012-Ohio-1157 (10th Dist. 2012) (merits of a Civ.R. 60(B) defense analyzed)
- U.S. Bank, N.A. v. Gray, 2013-Ohio-3340 (10th Dist. 2013) (standing to initiate foreclosure action requires interest in note or mortgage)
- GTE Automatic Elec., Inc. v. ARC Ind., 47 Ohio St.2d 156 (Supreme Court of Ohio 1976) (trial court discretion in ruling on a Civ.R. 60(B) motion)