BANK OF NEW YORK MELLON f/k/a the Bank of New York, as Trustee for the Holders of the Certificates, First Horizon Mortgage Pass-Through Certificates Series FHASI 2004-7, by First Horizon Bank National Association, Master Servicer, in it‘s Capacity as Agent for the Trustee under the Pooling and Servicing Agreement, v. Steven E. BACH and Barbara A. Bach, Appellants
No. 1556 EDA 2016
Superior Court of Pennsylvania
March 29, 2017
DUBOW, J.
Argued November 29, 2016
Herein, Appellant filed a timely notice of appeal, and he preserved sentencing issues in a post-sentence motion. Notice of Appeal, 10/14/15, at 1; Motion, 6/24/15, at ¶24. However, Appellant‘s
Finally, we address the trial court‘s designation of Appellant as a Tier III sexual offender under the Sex Offender Registration and Notification Act (“SORNA“),
Convictions affirmed; judgment of sentence vacated in part; case remanded for re-sentencing. Jurisdiction relinquished.
Steven E. and Barbara A. Bach, appellants, pro se.
Matthew T. Eyet, Bedminster, for appellee.
BEFORE: DUBOW, RANSOM AND PLATT,* JJ.
* Retired Senior Judge Assigned to the Superior Court.
Appellants, Steven E. Bach and Barbara A. Bach, appeal pro se from the June 28, 2016 Judgment entered in the Delaware County Court of Common Pleas granting an in rem Judgment in mortgage forеclosure. After careful review, we affirm.
We summarize the relevant portion of the factual and procedural history as follows. On September 28, 2004, Appellants purchased a home located at 10 Roberts Road, Newtown Square, Pennsylvania. To finance the purchase, Appellants obtained a loan from Financial Mortgage Corp. in the amount of $479,200.00. Appellants executed a note, secured by a mortgage on the property at 10 Roberts Road.
On December 1, 2008, Appellants defaulted on their obligations under the mortgage and the note by failing to make their required monthly payment. Appellants have not made a single payment in the more than eight years since they defaulted on their obligation. Nevertheless, they remained living in the residence at 10 Roberts Road.
On July 2, 2014, Appellee filed a Cоmplaint in foreclosure against Appellants. In the Complaint, Appellee listed two prior assignments of the mortgage: (i) from the original Mortgagee, Financial Mortgage Corp., to First Horizon Home Loan Corp. (“First Horizon“); and (ii) from First Horizon to Appellee.
Appellants filed Preliminary Objections, which the trial court overruled. Appellants subsequently filed an Answer to the Complaint, denying “the validity of the assignments, the authority of the parties that executed the assignments and the standing of the parties to the assignments to exe
The trial court held a non-jury trial on February 1, 2016. The parties entered 15 joint stipulations into the record. Exhibit J-1. Appellee introduced, inter alia, the original note, signed by Appellants and properly endorsed in blank. See Exhibit P-10; Trial Court Opinion, filed 7/25/16, at 10 (“[t]he original note in this case is endorsed in blank and in [Appellee‘s] pоssession at trial.“).
At trial, Appellants did not challenge the validity of the mortgage or their default in payment. Instead, Appellants attempted to challenge the assignment of the mortgage to Appellee and Appellee‘s standing to bring the foreclosure actiоn. In addition, Appellants alleged, for the first time, that there existed an additional “assignment,” conducted prior to the assignment from First Horizon to Appellee, and that this assignment rendered the assignment to Appellee invalid.
The court entered a verdict in favor of Appellee.1 Appellants filed a timely Motion for Post-Trial Relief arguing, for the first time, that Appellee failed to include all prior assignments in the Complaint, and that this omission constituted a failure to comply with
Appellants timely appealed. Both Appellants and the trial court complied with
Appellants raise two issues, each broken down into three sub arguments. See Appellants’ Brief at 7-8. For ease of disposition, we summarize Appellants’ arguments as follows. Appellants aver that, prior to the assignment from First Horizon tо Appellee, an “assignment” had been made from First Horizon to First Horizon Asset Securities, Inc. (“Prior Transaction“). All parties conceded that Appellee did not list this Prior Transaction in the Complaint. Appellants argue that this Prior Transaction rendered the assignment to Appellee invalid, and divested Appellee of standing to bring a complaint in foreclosure. Id. at 19-26. Appellants also aver that the failure to include the Prior Transaction in the Complaint constitutes a failure to state a claim upon which relief can be granted. Id. at 12-15.
This Court‘s scope and standard of review well-settled:
Our аppellate role in cases arising from non-jury trial verdicts is to determine whether the findings of the trial court are supported by competent evidence and whether the trial court committed error in any application of the law. The findings of fact of the trial judge must bе given the same weight and effect on appeal as the verdict of a jury. We consider the evidence in a light most favorable to the verdict winner. We will reverse the trial court only if its findings of fact are not supported by competent evidence in the record or if its findings are premised on an error of law. However, where the issue concerns a question of law, our scope of review is plenary.
The trial court‘s conclusions of law on appeal originating from a non-jury trial are not binding on an appellate court bеcause it is the appellate court‘s duty to determine if the trial court correctly applied the law to the facts of the case.
Stephan v. Waldron Elec. Heating and Cooling LLC, 100 A.3d 660, 664-65 (Pa. Super. 2014) (citation and quotation omitted).
Appellee‘s Standing to Bring a Complaint in Foreclosure
First, Appellants aver that Appellee lacks standing to enforce the terms of the mortgage and note.2 Appellants’ аrguments lack merit because Appellee held the original note endorsed in blank.
This Court has repeatedly made it clear that “a note secured by a mortgage is a negotiable instrument, as that term is defined by the [Pennsylvania Uniform Commercial Code (“PUCC“).]” Gerber v. Piergrossi, 142 A.3d 854, 862 (Pa. Super. 2016). Because a borrower faces no risk of double liability under the PUCC, “the chain of possession by which a party comes to hold [a] note is immaterial to its enforceability by the party.” Id. (citation and quotation omitted). Where a note is endorsed in blank, meaning it does not specify that it is payаble only to an identified person, the instrument is “payable to bearer and may be negotiated by transfer of possession alone until specially indorsed.” JP Morgan Chase Bank, N.A. v. Murray, 63 A.3d 1258, 1266 (Pa. Super. 2013) (citation and quotation omitted).
In the instant case, as noted above, Appellee presented to the trial court and submitted into evidence the original note, endorsed in blank. Appellants do not challenge the authenticity of the note. Thus, the trial court correctly concluded that Appellee had standing to enforce the note through the instant foreclosure action.
Alleged Defect in the Complaint
We turn next to Appellants’ averment that they are entitled to relief because Appellee failed to include the Prior Transaction in the Complaint, in contravention of
The trial court concluded that Appellants had waived this claim by failing to raise it in their Preliminary Objections or Answer to the Complaint.3 Trial Court Opinion, at 7-8. As the trial court correctly noted, under
A party waives all defenses and objections which are not presented either by preliminary objection, answer or reply, except a defense which is not required to be pleaded under
Rule 1030(b) , the defense of failure to state a claim upon which relief can be granted, the defense of failure to join an indispensable party, the objection of failure to state a legal defense to a claim, the defenses of failure to exercise or exhaust a statutory remedy and an adequate remedy at law and any other nonwaivable defense or objection.
In their challenge to the trial court‘s conclusiоn of waiver under
We disagree with Appellants’ assertion that
As our Supreme Court has explained, “[a] cause of action is ‘a factual situation that entitles one person to obtain a remedy in court from another person.‘” Beneficial Consumer Discount Co. v. Vukman, 621 Pa. 192, 77 A.3d 547, 552 (2013) (quoting Black‘s Law Dictionary 235 (8th ed. 2004)).
In contrast,
In the instant case, the factual situation that entitled Appellee to relief is as follows: Appellants obtained a loan from Financial Mortgage Corp. in the amount оf $479,200.00. Appellants signed a note, secured by a valid mortgage. Appellants defaulted on that note nearly a decade ago. N.T., 2/1/2016, at 30. Appellee is in possession of the original note, endorsed in blank, and is entitled to enforce the terms of the note.
In actuality, Aрpellants’ averment is a challenge to the form of the Complaint. Our rules specifically provide the appropriate manner in which to raise an objection to the form of a pleading:
(a) Preliminary objections may be filed by any party to any pleading and are limited to the following grounds:
...
(2) failure of a pleading to conform to law or rule of court ....
Appellants failed to do so here. In their Preliminary Objections, Appellants did not raise a claim that the Complaint failed to comply with
Judgment affirmed.