Download - LOAN FRAUD WIN- MORTGAGE LOANS Wyatt v Union Mortgage Appeal Case in Calif 1979

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Wyatt v. Union Mortgage Co., 24 Cal. 3d773 (Copy w/ Cite)

Pages: 32

Service: Get by LEXSEECitation: 1979 Cal. LEXIS 284

24 Cal. 3d 773, *; 598 P.2d 45, **;157 Cal. Rptr. 392, ***; 1979 Cal. LEXIS 284

JOSEPH R. WYATT et al., Plaintiffs and Respondents, v. UNION MORTGAGE COMPANYet al., Defendants and Appellants

S.F. No. 23748

Supreme Court of California

24 Cal. 3d 773; 598 P.2d 45; 157 Cal. Rptr. 392; 1979 Cal. LEXIS 284

August 10, 1979

SUBSEQUENT HISTORY: Appellants' petition for a rehearing was denied September12, 1979. Clark, J., Richardson, J., were of the opinion that the petition should be

granted.

PRIOR HISTORY: Superior Court of El Dorado County, No. 22595, Charles F.

Fogerty, Judge.

DISPOSITION: The judgment is affirmed.

Case in Brief

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CASE SUMMARY

PROCEDURAL POSTURE: Appellants challenged a decision from the Superior Courtof El Dorado County (California), which imposed compensatory and punitive damages

on them for breach of duties owed to respondents during the negotiation of secondmortgage loans.

OVERVIEW: In response to threats of foreclosure from appellant mortgage loanbroker, his affiliated corporations, principal shareholder and officers, respondent

borrowers sued alleging fraudulent misrepresentation, breach of fiduciary duties, and

fraudulent conspiracy. The jury awarded respondents compensatory and punitivedamages. On appeal, the court found sufficient evidence that appellant broker failed

in his fiduciary obligations of disclosure and good faith toward respondents in regardto the loan by making false and misleading statements and in applying loan

installment payments. Respondents were entitled to recover damages from allappellants who concurred in the tortious scheme with knowledge of its unlawful
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purpose, including officers and directors and the shareholders. The statute oflimitations did not preclude recovery because it did not begin to run until the last

overt act took place since the fraud was of a continuing nature. Finding thatappellants were guilty of fraud when they conspired to breach their fiduciary duties,

the court held it was an appropriate case for punitive damages and affirmed thedecision.

OUTCOME: The court affirmed the decision awarding respondent borrowers

compensatory and punitive damages against appellants who had breached theirfiduciary duties and committed fraud in misrepresenting terms of the loans and

misapplying loan payments. All those who had concurred in tortious scheme could beheld individually liable.

CORE TERMS: conspiracy, statute of limitations, mortgage, overt act, late charges,

broker, cause of action, loan broker, civil conspiracy, borrower, punitive damages,disclosure, shareholder, tortious, balloon, installment, furtherance, misleading,

wrongful act, wrongful conduct, continuing wrong, excessive, disclose, fiduciaryobligations, fiduciary duty, misrepresentation, fraudulent, discovery, commit, tolled

LEXISNEXIS HEADNOTES Hide

Real Property Law>Financing>Mortgages & Other Security Instruments>Definitions & Interpretation

HN1 A balloon payment is the amount necessary to amortize principal and interestunpaid at maturity when the prescribed monthly installments have been

insufficient to do so. More Like This Headnote | Shepardize: Restrict By Headnote

Governments>State & Territorial Governments>Licenses

Real Property Law>Brokers>Discipline, Licensing & Regulation

HN2 A mortgage loan broker is customarily retained by a borrower to act as the

borrower's agent in negotiating an acceptable loan. All persons engaged in thisbusiness in California are required to obtain real estate licenses. Cal. Bus. &

Prof. Code 10130 and 10131(d). More Like This Headnote | Shepardize: Restrict ByHeadnote

Business & Corporate Law>Agency Relationships>Authority to Act>Business Transactions>Property

Business & Corporate Law>Agency Relationships>Duties & Liabilities>Care, Good Faith & Reasonable

Skill>Duty of Loyalty, Good Faith & Fair Dealing

Estate, Gift & Trust Law>Trusts>General Overview
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3/20

HN3 General principles of agency, Cal. Civ. Code 2228 and 2322(d) combine with

statutory duties created by the Real Estate Law, Cal. Bus. & Prof. Code 10176(a), (i), to impose upon mortgage loan brokers an obligation to make a

full and accurate disclosure of the terms of a loan to borrowers and to actalways in the utmost good faith toward their principals. The law imposes on a

real estate agent the same obligation of undivided service and loyalty that it

imposes on a trustee in favor of his beneficiary. This relationship not onlyimposes upon him the duty of acting in the highest good faith toward hisprincipal but precludes the agent from obtaining any advantage over the

principal in any transaction had by virtue of his agency. More Like This Headnote |Shepardize: Restrict By Headnote

Real Property Law>Brokers>Discipline, Licensing & Regulation

HN4 A real estate licensee is charged with the duty of fullest disclosure of all

material facts concerning the transaction that might affect the principal'sdecision. More Like This Headnote | Shepardize: Restrict By Headnote

Insurance Law>Claims & Contracts>Disclosure Obligations>General Overview

Insurance Law>Claims & Contracts>Good Faith & Fair Dealing>Agents & Brokers

Insurance Law>Industry Regulation>Insurance Company Operations>Representatives>Agents>

General Overview

HN5 In the context of insurance policies, this court has long recognized that oralmisrepresentations made by an agent to a policyholder are actionable, despite

the fact that the written policy itself accurately discloses all terms. If the agentof the insurer undertakes to advise a policyholder, it should be the duty of suchrepresentative to make no false or misleading statement in that respect. MoreLike This Headnote | Shepardize: Restrict By Headnote

Contracts Law>Contract Interpretation>Good Faith & Fair Dealing

Contracts Law>Defenses>Fraud & Misrepresentation>General Overview

Insurance Law>Industry Regulation>Unfair Business Practices>General Overview

HN6 The existence of a confidential relationship may justify reliance upon oral

misrepresentation of the terms of a contract. More Like This Headnote

Contracts Law>Contract Interpretation>Fiduciary Responsibilities
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4/20

Governments>Fiduciary Responsibilities

Insurance Law>Claims & Contracts>Fiduciary Responsibilities

HN7 In the context of insurance policies, the court has recognized that a

fiduciary's duty may extend beyond bare written disclosure of the terms of atransaction to duties of oral disclosure and counseling. More Like This Headnote |Shepardize: Restrict By Headnote

Business & Corporate Law>Agency Relationships>Causes of Action & Remedies>Breach of Fiduciary

Duty>General Overview

Contracts Law>Contract Interpretation>Fiduciary Responsibilities

Insurance Law>Claims & Contracts>Fiduciary Responsibilities

HN8 It is a matter almost of common knowledge that a very small percentage of

policy-holders are actually cognizant of the provisions of their policies. Thepolicies are prepared by the experts of the companies, they are highly

technical in their phraseology, they are complicated and voluminous. Theinsured usually confides implicitly in the agent securing the insurance, and it

is only just and equitable that the company should be required to call

specifically to the attention of the policy-holder such provisions as the onebefore us. The reasoning of these cases applies to transactions with

mortgage loan brokers as well. More Like This Headnote | Shepardize: Restrict ByHeadnote

Criminal Law & Procedure>Criminal Offenses>Inchoate Crimes>Conspiracy>Elements

Torts>Procedure>Multiple Defendants>Concerted Action>Civil Conspiracy>General Overview

Torts>Procedure>Multiple Defendants>Joint & Several Liability

HN9 As long as two or more persons agree to perform a wrongful act, the law

places civil liability for the resulting damage on all of them, regardless ofwhether they actually commit the tort themselves. The effect of charging

conspiratorial conduct is to implicate all who agree to the plan to commit thewrong as well as those who actually carry it out. More Like This Headnote |Shepardize: Restrict By Headnote

Torts>Procedure>Multiple Defendants>Joint & Several Liability

HN10 A plaintiff is entitled to damages from those defendants who concurred in

the tortious scheme with knowledge of its unlawful purpose. Furthermore,
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