Turra v. Deutsche Bank Trust Company Americas
SJC 12075
| Mass. | Jan 30, 2017Background
- In 2007 Sandro Turra executed a mortgage (MERS as mortgagee; lender Homecomings Financial) on his home; mortgage later assigned to Deutsche Bank in 2010.
- Turra defaulted; Deutsche Bank (via GMAC) notified default in Nov. 2010 and foreclosed by power of sale on Jan. 15, 2013.
- Deutsche Bank did not send the postforeclosure notices required by G. L. c. 244, § 15A (assessor/tax collector and water/sewer providers).
- Turra sued in Superior Court seeking a declaration that the foreclosure was invalid and to quiet title; trial judge allowed Deutsche Bank’s motion to dismiss.
- Turra appealed, arguing failure to comply with § 15A (part of G. L. c. 244, §§ 11–17C) renders the foreclosure void under the Court’s strict-compliance precedent.
- The SJC considered whether § 15A’s postforeclosure notice requirement is a preforeclosure statutory prerequisite to a valid sale or a separate post-sale obligation.
Issues
| Issue | Plaintiff's Argument | Defendant's Argument | Held |
|---|---|---|---|
| Whether failure to comply with G. L. c. 244, § 15A renders a foreclosure void | Turra: § 15A is within §§ 11–17C that regulate power of sale; strict compliance required, so noncompliance voids sale | Deutsche Bank: § 15A imposes postforeclosure duties to third parties and does not affect the right to foreclose; noncompliance does not void sale | Court: § 15A is a postforeclosure notice duty to third parties, not a preforeclosure requirement; failure to comply does not void foreclosure |
Key Cases Cited
- U.S. Bank Nat'l Ass'n v. Ibanez, 458 Mass. 637 (2011) (strict compliance with foreclosure-related provisions required when challenge concerns authority or preforeclosure steps)
- Eaton v. Federal Nat'l Mtge. Ass'n, 462 Mass. 569 (2012) (noncompliance with certain statutory preforeclosure requirements can render foreclosure void)
- U.S. Bank Nat'l Ass'n v. Schumacher, 467 Mass. 421 (2014) (distinguishing which statutory provisions affect foreclosure validity)
- Pinti v. Emigrant Mtge. Co., 472 Mass. 226 (2015) (failure to provide required preforeclosure notices can void sale)