ML-CFC 2007-6 PUERTO RICO PROPERTIES, LLC, Plaintiff, Appellee, v. BPP RETAIL PROPERTIES, LLC, Defendant, Appellant, v. JLL PUERTO RICO REALTY GP, INC.; JONES LANG LASALLE AMERICAS, INC.; LNR PARTNERS, INC., Third-Party Defendants.
No. 18-1405
United States Court of Appeals For the First Circuit
February 28, 2020
Hon. Pedro A. Delgado-Hernández, U.S. District
Before Howard, Chief Judge, Torruella and Barron, Circuit Judges.
Alfredo Fernández-Martínez, with whom Carlos R. Baralt Suárez and Gurley & Associates were on brief, for appellant.
Joan Schlump Peters, with whom Nachman & Guillemard, PSC, was on brief, for appellee.
February 28, 2020
BARRON, Circuit Judge. This appeal arises from a federal district court‘s designation of a magistrate judge to “hear and determine” -- pursuant to
I.
In early 2007, the appellee, BPP Retail Properties, LLC (“BPP“), borrowed over $90 million from Countrywide Commercial Real Estate Finance Inc. in order to buy and develop six shopping centers across Puerto Rico. Those same six shopping centers served as collateral for the loan.
At some point, the appellant, ML-CFC 2007-6 Puerto Rico Properties, LLC (“ML-CFC“) became the holder of the loan. On February 9, 2017, ML-CFC brought a foreclosure action against BPP under Puerto Rico law in the United States District Court for the District of Puerto Rico, invoking its diversity jurisdiction under
ML-CFC alleges that when BPP‘s loan matured on February 8, 2012, BPP failed to repay the remaining balance. The balance of the loan, ML-CFC asserts, remains outstanding.
After filing the foreclosure action in federal court, ML-CFC moved for the District Court to appoint a receiver over the six real estate properties it sought to recover. In its motion, ML-CFC asserted that it had both a contractual right to the appointment of a receiver1 under Puerto Rico law and that a receiver should be appointed as a matter of equity. BPP opposed the motion by contending that this Court‘s precedent did not provide for the appointment of receivers solely as a matter of contract and that ML-CFC could not
Initially, the District Court referred ML-CFC‘s motion to appoint a receiver to a magistrate judge for a report and recommendation pursuant to
BPP opposed this designation on the following ground. It pointed out that, although
[M]otion[s] for injunctive relief, for judgment on the pleadings, for summary judgment, to dismiss or quash an indictment or information made by the defendant, to suppress evidence in a criminal case, to dismiss or to permit maintenance of a class action, to dismiss for failure to state a claim upon which relief can be granted, and to involuntarily dismiss an action.
BPP argued that the motion to appoint a receiver in this case was encompassed by the exception listed above for a “motion for injunctive relief.” Thus, BPP requested that the District Court “revert[] its decision” and refer the motion to the Magistrate Judge for a report and recommendation pursuant to
The District Court rejected BPP‘s argument. It determined that the motion to appoint a receiver was a “pretrial matter” under
Although
On March 29, 2018, the Magistrate Judge entered an “Opinion and Order” that granted ML-CFC‘s motion to appoint a receiver for the commercial properties in question. The Magistrate Judge decided the matter solely on the basis of ML-CFC‘s first argument -- that the loan agreement entitled it to that appointment upon BPP‘s default -- without reaching the issue of whether ML-CFC was entitled to the appointment as a matter of equity.
At that point, BPP filed motions to stay the appointment of a receiver and to appeal the Magistrate Judge‘s decision to the District Court. The District Court denied these motions in a short opinion:
Nothing [BPP] states justifies deviating from the court‘s original ruling on this matter. The order granting appointment of a receiver was premised on the contractual right as set forth in the loan documents coupled with evidence of default, which based on the court‘s review of the record, [BPP] did not rebut despite ample opportunity to present evidence it considered favorable. In this way, two judicial officers have examined the evidence: U.S. Magistrate Judge Marcos E. López and the undersigned. But [BPP] failed to make the showing necessary to justify the stay request it has made, as [ML-CFC] has persuasively argued in its opposition, or to demonstrate that the Magistrate Judge‘s decision should be set aside. [BPP] signed a contract, and must live with the consequences of having done so.
On April 23, 2018, BPP filed an interlocutory appeal pursuant to
We heard oral argument and asked the parties at that time to address an issue not considered in their briefs. That issue concerned whether, if we disagreed with BPP‘s contention that the appointment of a receiver is a form of “injunctive relief” under
II.
We start with BPP‘s challenge to the District Court‘s statutory authority to designate the Magistrate Judge to “hear and determine” the motion to appoint a receiver pursuant to
BPP argues that “the appointment of a receiver should be considered -- both procedurally and substantively -- as a preliminary injunction.” BPP then contends that the motion at issue is for that reason a motion for “injunctive relief” under
In support of that contention, BPP emphasizes that both the issuance of a preliminary injunction and the appointment of a receiver are “pre-trial remed[ies] in equity,” for which the standard of review is abuse of discretion. And, BPP points out, Congress permits parties to take interlocutory appeals with regard to “orders appointing receivers, or refusing orders to wind up receiverships or to take steps to accomplish the purposes thereof, such as directing sales or other disposals of property,”
But, BPP provides us with no precedential support for the contention that the appointment of a receiver has historically been viewed as a form of injunctive relief, and, in Highland Ave. & B.R. Co. v. Columbian Equipment Co., 168 U.S. 627 (1898), the United States Supreme Court indicated otherwise. There, the Court considered whether, under a statute that permitted parties to file interlocutory appeals of decisions “granting, continuing, refusing, dissolving, or refusing to dissolve an injunction to the circuit court of appeals,” a party could file an interlocutory appeal of an order appointing a receiver. Id. at 629-30 (emphasis added). The Court concluded that an interlocutory appeal could not be taken from an order appointing a receiver under that statute because injunctions and receiverships:
are, in the common understanding of the profession, entirely independent. The distinction between the two is clearly recognized in the text-books and in the reports. We have separate treatises on injunctions and on receivers. The separation between them is one which runs through the law, and while it is true that the mandatory features which, either expressly or by implication, attend orders appointing receivers, are sometimes made the matter of discussion in treatises on receivers, or the subject of comment in decisions concerning receivers, yet the distinction is never forgotten. Familiar, as it must be assumed to have been, with this generally recognized distinction, congress, if it had intended that appeals should be allowed from orders appointing receivers, as from orders in respect to injunctions, would doubtless have expressly named such orders.
It is true that
Nevertheless, we conclude that there is a distinct but closely related basis for deciding that the District Court‘s referral of the motion to the Magistrate Judge to “hear and determine” subject only to limited review was impermissible. That neither of the parties developed this argument -- until one of them referenced it in their reply brief filed in connection with the second round of supplemental briefing -- does not prevent us from ruling on this basis, especially given that doing so obviates the need for us to address a constitutional question arising under Article III. See U.S. Nat. Bank of Or. v. Indep. Ins. Agents of Am., Inc., 508 U.S. 439, 447 (1993) (“[A] court may consider an issue ‘antecedent to . . . and ultimately dispositive of’ the dispute before it, even an issue the parties fail to identify and brief.” (second alteration in original) (quoting Arcadia v. Ohio Power Co., 498 U.S. 73, 77 (1990))); Kamen v. Kemper Fin. Servs., Inc., 500 U.S. 90, 99 (1991) (“When an issue or claim is properly before the court, the court is not limited to the particular legal theories advanced by the parties, but rather retains the independent power to identify and apply the proper construction of governing law.“); The Anaconda v. Am. Sugar Ref. Co., 322 U.S. 42, 46 (1944) (noting that parties “can not stipulate away” what “Congress has so declared“).
That distinct basis for so ruling rests on our prior precedent, which accords with the precedents of other courts, addressing the relationship between
In the first of our decisions in this line of authority, Phinney v. Wentworth Douglas Hospital, 199 F.3d 1, 5 (1st Cir. 1999), we held that a motion for discovery sanctions could, in some circumstances, be delegated to a magistrate judge to “hear and determine” as a “pretrial matter” under
Against that background, we held that the motion for discovery sanctions at issue had been properly delegated under
We then drew upon Phinney‘s reasoning in PowerShare, Inc. v. Syntel, Inc., 597 F.3d 10, 13-14 (1st Cir. 2010). We did so in ruling that a motion to stay litigation pending arbitration was a “pretrial matter” that could be delegated to a magistrate judge for a final decision under
Indeed, other courts have similarly recognized that the “[t]he duty to avoid constitutional difficulties when interpreting a statute warrants a narrow reading of the matters in which a magistrate judge may enter orders without de novo Article III review.” Davidson v. Georgia-Pacific, L.L.C., 819 F.3d 758, 763 (5th Cir. 2016). On that basis, they, too, have favored a construction of
Against this background, we conclude that, notwithstanding our construction of “injunctive relief” in
(1st Cir. 1988) (listing factors to be considered “when determining the appropriateness of the appointment of a receiver,” which includes, among others, “imminent danger that property will be lost or squandered,
Of course, in this case, the Magistrate Judge purported to base the granting of the motion to appoint a receiver on the contract between the parties rather than on an equitable determination. But, that fact makes the order here no less based on the merits of the underlying foreclosure action and thus no less “dispositive” in the relevant respect than a motion for a preliminary injunction.
The Magistrate Judge granted the motion to appoint the receiver as a matter of contract only after determining, in accord with the contract, that there was an adequate showing that BPP had defaulted on the loan. As that preliminary determination about whether there was such a default is central to the merits of the foreclosure action itself, the fact that the motion was granted on the basis of the contract fails to provide a basis for concluding that the motion was not, on this record, a “dispositive” one in the relevant sense.
Thus, because a motion for a preliminary injunction is a motion encompassed by the list of prohibited motions in
III.
We vacate the District Court‘s decision overruling BPP‘s objections to the Magistrate Judge‘s order and remand for further
Notes
Moreover, the Assignments of Leases and Rents for each property provides:Mortgagee shall as a matter of right and without regard to the solvency of the Mortgagor or the adequacy of the security for the indebtedness from Mortgagor to Mortgagee, be entitled to the appointment of a receiver for all or any part of the Mortgaged Property, whether such receivership be incidental to a proposed sale of the Mortgaged property or otherwise, and Mortgagor hereby consents to the appointment of such a receiver and agrees that it will not oppose any such appointment. Said receiver shall have the broadest powers and faculties usually granted to a receiver by the court and his/her appointment shall be made by the court as a matter of absolute right granted to the Mortgagee.
At any time after the occurrence and during the continuance of an Event of Default, (i) Assignee, without waiving such Event of Default, at its option, upon notice and without regard to the adequacy of the security for the Loan Obligations, either in person or by agent, upon bringing any action or proceeding, by a receiver appointed by a court, or otherwise, may take possession of the Property and have, hold, manage, lease and operate the same on such terms and for such period of time as Assignee may deem proper.
12 Charles Alan Wright et al., Federal Practice and Procedure § 3068.2 (3d ed. 2019). Indeed, even before Rule 72 was issued, the Supreme Court understoodThe rule‘s deviation from the language of the statute is not merely stylistic or a result of the distinct functions of the Act and the Federal Rules. It is meant to reflect the legislative history of the 1976 amendments, the considerations underlying the differing standards of review, and the body of case law that developed in practice under the provisions of Section 636(b)(1).
