roche v bank of america nat ass'n

7/27/2019 Roche v Bank of America Nat Ass'n

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Roche v. Bank of America, Nat. Assn, Slip Copy (2013)

2013 WL 3450016Only the Westlaw citation is currently available.

United States District Court,S.D. California.

Vicente A.ROCHE, Plaintiff,v.

BANKOF AMERICA, NATIONAL ASSOCIATION, anational banking association; and Does 1 through 100,

inclusive, Defendants.

No. 12CV2002 W(WVG). | July 9, 2013.

Attorneys and Law Firms

David W. Smiley, Marks Finch Thornton & Baird LLP, SanDiego, CA, for Plaintiff.

Justin Donald Balser, Akerman Senterfitt LLP, Los Angeles,CA,Jamie Z. Roth, Akerman Senterfitt LLP, Denver, CO, forDefendants.

Opinion

ORDER DENYING DEFENDANTS MOTION TO

DISMISS PLAINTIFFS COMPLAINT [DOC. 61]

THOMAS J. WHELAN, District Judge.

*1 Pending before the Court is Defendant BankofAmerica,N.A.s (BANA) motion to dismiss Plaintiff Vicente A.Roches (Roche) complaint under Federal Rule of CivilProcedure 12(b) (6). (MTD [Doc. 61].) Roche opposes. (Pl.sOppn [Doc. 8].) The Court decides the matter on the paperssubmitted and without oral argument. See Civ. L.R. 7.1(d.1).For the reasons discussed below, the Court DENIESDefendant BANAs motion.

I.BACKGROUND

On July 2, 2004, Roche entered into a written promissory noteagreement with Countrywide Home Loans, Inc.

(Countrywide) and secured a deed of trust (collectivelyreferred to as the Loan) in order to finance the purchase of acondominium located at 830 South Sierra Avenue, SolanaBeach, California (the Residence). (Compl. [Doc. 1], 9.)Roche agreed to pay a principal sum of $460,000.00, inmonthly installments of $2,795.01, to Countrywide. (Id. at 10.) However, prior to March 16, 2012, 1 and without Rochesknowledge, Countrywide sold and/or transferred all of itsrights, titles, and interests to BANA. (Id. at 11.) Thus,BANA assumed all of Countrywides rights and obligations of

the Loan, and Roche dealt solely with BANA regarding theLoan. (Id . at 1213).In May 2011, Roche failed to pay the property tax assessmenton the Residence due to an inadvertent oversight. (Id. at 15.)

BANA paid the assessment and established an escrow accountfor both he property tax it paid and for the payment of futureproperty tax assessments. (Id. at 16.) BANA charged Roche$7,600.39 to fund the escrow account: $2,600.39 for theescrowed taxes and $5,000 .00 for projected unfunded taxpayments. (Id.) As of July 2011, BANA increased Rochesmonthly payments to $4,183.15. (Id.) Roche learned of thisincrease when he received a letter from BANA dated August16, 2011, which informed him that the July 2011 payment wasinsufficient. (Id. at 17.) The letter advised Roche that he stillowed $4,460.31 to bring his loan up to date. (Id.)On August 16, 2011, Roches attorneys sent two checks toBANA for Roches July and August payments, each in theamount of $4,500.00. (Id. at 19.) Upon discovering thatBANA did not credit one check toward the August payment,Roche requested a correction of BANAs misallocations andinformation as to how he could satisfy and eliminate theescrow account. (Id. at 2021.) Shortly thereafter, on orabout September 6, 2011, a BANA employee, Sharon, statedthat ifRoche paid $11,291.00, the escrow would be removed.2

(Id. at 2223.) Sharon also told Roche he needed to send aletter to BANAs payment research department requestingcorrection of the loan account. (Id. at 24.)Roche sent BANA a letter, stating that BANA was notcrediting Roches payments toward the Loan and requesting a

correction of the account and the return of his originalpayment amount. (Id. at 26.) Roche also sent BANA twochecks totaling $11,291.30. (Id. at 27.) BANA did not creditRoches September payment, remove the escrow account, orreturn Roches payments to their original amount. (Id. at 29.)*2 In October, Roche attempted to make a payment at aBANA branch in the amount of $2,795.01, his originalpayment amount. (Id. at 30.) The branch did not accept thepayment, and Roche learned that BANA still had not reducedthe payment amount, but also had assessed additionalpenalties. (Id.) Roche then contacted BANAs customer

service and spoke with John, who stated that Sharonsdirections were incorrect and that she had no authority tomake the statements. (Id. at 31.) Roche asked John forBANA to provide an accounting on the Loan account, butBANA never responded to the request. (Id.)In December, Roche again contacted customer service andspoke with Kristen, who advised that the escrow accountcould not be removed as suggested by Sharon. (Id. at 32.)Kristen told Roche that $3,198.22 was needed to bring the

2013 Thomson Reuters. No claim to original U.S. Government Works. 1
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Loan current as of October 2011 and that subsequent monthlypayments, inclusive of the escrow payments, would be$3,433.03. (Id. at 3334.) Accordingly, Roche paid$3,198.22 for October and $3,433.03 for November. (Id. at 35.) BANA, however, still did not correct Roches account oraccept the agreed-upon payment amount of $3,433.03 andcontinued to report Roche as delinquent to national creditbureaus. (Id. at 3637.)On or about December 6, 2011, Roche sent BANA anotherletter, detailing the errors in his account and requestingimmediate correction of the account and the credit reports. 3

(Id. at 38.) BANA did not correct the account or respond toRoches request. (Id.) On May 23, 2012, counsel for Rochesent a letter to BANA disputing the accounting of the Loanand demanding its correction. (Id. at 40.) Counsel alsodemanded retraction of BANAs negative credit reports andrestoration of the original payment amount. (Id.) BANAresponded to counsels letter on August 2, 2012, admitting itmisapplied Roches August 2011 payment. (Id. at 41.)

BANA did not mention or respond to Roches remainingrequests. (Id.)On August 13, 2012, Roche filed the instant action alleging(1) breach of written contract, (2) breach of oral contract, (3)negligent misrepresentation, (4) fraud, (5) violation of theRosenthal Fair Debt Collection Practices Act, (6) violation ofthe Real Estate Settlement Procedures Act, (7) violation of theCalifornia Business and Professions Code, and (8) violation ofthe California Consumer Credit Reporting Agencies Act. TheComplaint also requests an accounting and injunctive relief. On September 20, 2012, BANA moved to dismiss theComplaint in its entirety.

II.LEGAL STANDARD

The Court must dismiss a cause of action for failure to state aclaim upon which relief can be granted. Fed.R.Civ.P. 12(b)(6).A motion to dismiss underRule 12(b)(6) tests the complaintssufficiency. SeeParks Sch. of Bus., Inc. v. Symington, 51 F.3d1480, 1484 (9th Cir.1995). A complaint may be dismissed as amatter of law either for lack of a cognizable legal theory or forinsufficient facts under a cognizable theory. Balisteri v.

Pacifica Police Dept., 901 F.2d 696, 699 (9th Cir.1990). Inruling on the motion, a court must accept all material

allegations of fact as true and construe the complaint in a lightmost favorable to the non-moving party. Vasquez v. L.A.Cnty., 487 F.3d 1246, 1249 (9th Cir.2007).*3 However, the Court is not required to accept as trueallegations that are merely conclusory, unwarranteddeductions of fact, or unreasonable inferences. Sprewell v. Golden State Warriors, 266 F.3d 979, 988 (9th Cir.2001).While a complaint attacked by a Rule 12(b)(6) motion todismiss does not need detailed factual allegations, a plaintiffs

obligation to provide the grounds of his entitlement to reliefrequires more than labels and conclusions, and a formulaicrecitation of the elements of a cause of action will not do.

Bell Atlantic Corp. v. Twombly, 550 U.S. 544, 555, 127 S.Ct.1955, 167 L.Ed.2d 929 (2007) (internal citations omitted).Instead, the allegations in the complaint must containsufficient factual matter, accepted as true, to state a claim torelief that is plausible on its face. Ashcroft v. Iqbal, 556 U.S.662, 678, 129 S.Ct. 1937, 173 L.Ed.2d 868 (2009) (citingTwombly, 550 U.S. at 570). The plausibility standard is notakin to a probability requirement, but rather asks for morethan a sheer possibility that a defendant has acted unlawfully.

Id.Generally, the court may not consider material outside thecomplaint when ruling on a motion to dismiss. Hal RoachStudios, Inc. v. Richard Feiner & Co., 896 F.2d 1542, 1555 n.19 (9th Cir.1990). However, the court may consider anydocuments specifically identified in the complaint whoseauthenticity is not questioned by the parties. Fecht v. Price

Co., 70 F.3d 1078, 1080 n. 1 (9th Cir.1995) (superceded bystatute on other grounds). Moreover, the court may considerthe full text of those documents, even when the complaintquotes only selected portions. Id. The court may also considermaterial properly subject to judicial notice without convertingthe motion into a motion for summary judgment. Barron v.

Reich, 13 F.3d 1370, 1377 (9th Cir.1994) (citingMack v. South Bay Beer Distribs., Inc., 798 F.2d 1279, 1282 (9thCir.1986) abrogated on other grounds by Astoria FederalSavings and Loan Assn v. Solimino, 501 U.S. 104, 111 S.Ct.2166, 115 L.Ed.2d 96 (1991)).

III.DISCUSSION

A.Breach of Written Contract

BANA moves to dismiss Roches first claim for breach ofwritten contract for failure to allege a breach of contract ordamages. (MTD 4.) Roche counters, arguing that hiscomplaint alleges all necessary elements and facts to support[his] breach of contract claim. (Oppn 6.)In California, [a] cause of action for breach of contractrequires proof of the following elements: (1) existence of acontract; (2) plaintiffs performance or excuse for

nonperformance; (3) defendants breach; and (4) damages toplaintiff as a result of the breach. CDF Firefighters v.Maldonado, 158 Cal.App.4th 1226, 1239, 70 Cal.Rptr.3d 667(2008). Resolution of contractual claims on a motion todismiss is proper if the terms of the contract areunambiguous.Monaco v. Bear Stearns Residential MortgageCorp., 554 F.Supp.2d 1034, 1040 (C.D.Cal.2008). A contractprovision will be considered ambiguous when it is capable oftwo or more reasonable interpretations. Id. (citingBay Cities

Paving & Grading, Inc. V. Lawyers Mut. Ins. Co., 5 Cal.4th

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3/10


854, 867, 21 Cal.Rptr.2d 691, 855 P.2d 1263 (1993). [T]helanguage of a contract should be interpreted most stronglyagainst the party who caused the uncertainty to exist. Cal.Civ.Code 1654.

1. Roche has properly plead a breach of written contract.

*4 BANA first argues that Roches failure to timely pay hisproperty taxes triggered a series of BANA actions that were allauthorized by the Loan. (MTD 4.) These actions included (1)creating and funding an escrow account, (2) increasingRoches monthly payments to payoff this escrow account, and(3) charging late fees in light of Roches partial payments onhis newly increased monthly payments. (Id.) According toBANA, because these actions were authorized by the Loan,Roche cannot claim that they constitute a breach of contract.(Id.) BANAs argument is flawed, as it oversimplifies Rochesclaims.

There is no debate that Loan explicitly authorizes BANA tocreate and fund an escrow account subsequent to a borrowersfailure to pay insurance or taxes. (MTD 4.) Indeed, the partiesdo not dispute that Roches admitted failure to timely payproperty taxes triggered this escrow account clause. (Compl. 15; MTD 4.) However, Roches breach of written contractclaims are more numerous than BANA suggests. Apart fromthe challenged actions listed above, Roche also claims thatBANA refused to accept payments, failed to credit payments,and assessed late charges and penalties in violation of theLoan. (Compl. 41, 45.) Such actions are not authorized bythe Loan and therefore constitute properly pled breaches ofcontract.

In its reply, BANA argues that plaintiffs checks werecredited to his account, but the checks were insufficient tosatisfy the principal and interest due under the note in addition to the escrow allocation, and thus BANA charged plaintiff latefees for the amount due and unpaid. (Reply 2.) BANA pointsto the payment history Roche attached to his complaint tosupport this theory. (Id.) However, the payment history isunclear as presented, and BANA has failed to clarify it in anymeaningful way.For example, Roche deposited two $4,500 checks on August16, 2011. (Tab 2 [Doc. 12] 61, 62.4) Yet, only $4,500 was

credited to the account on August 16, 2011. (Id. 59, 60, 21Cal.Rptr.2d 691, 855 P.2d 1263.) Even more confusing is thefact that the $4,500 deposit was split into a regular paymentof $4,183.15 and a misc. posting of $316.85. (Id. 59, 21Cal.Rptr.2d 691, 855 P.2d 1263.) Then, curiously, less than amonth later that misc. posting of $316.85 was removed fromthe account. (Id.) A similar split occurred when Rochedeposited $11,221.30 on September 21, 2011. (Id. 60, 21Cal.Rptr.2d 691, 855 P.2d 1263.) The reasons behind thesesplits is unclear from the account statement and BANA has

provided no explanation as to why these splits occurred. Dueto this lack of clarity, the Court is unwilling to accept BANAsclaims that Roches checks were credited to his account butwere insufficient to avoid late fees.

2. Roche has properly plead damages.

BANA next argues that Plaintiff has failed to properly allegedamages because his monthly payment increases, late fees,and negatively impacted credit scores were all due to hisfailures under the Loan. (MTD 4.) In essence, BANA suggeststhat because Roche has failed to plead a breach of the Loan,he has failed to plead damages. However, as explained above,BANA has properly plead numerous breaches of the Loan.*5 In light of the foregoing, BANAs motion to dismissRoches written contract claims is DENIED.

B.Breach of Oral Contract

BANA moves to dismiss Roches breach of oral contractclaim as well. It claims that the alleged modification is barredby the statute of frauds. (MTD 4.) Roche claims that thealleged oral modification falls within an exception to thestatute of frauds. (Oppn 7.)Under California law, (b) [a] contract in writing may bemodified by an oral agreement to the extent that the oralagreement is executed by the parties. Cal. Civ.Code 1698(b). If there exists sufficient consideration for an oralmodification agreement, then full performance by the

promisee alone would suffice to render the agreementexecuted within the meaning of section 1698. Raedeke v.Gibraltar Sav. & Loan Assn., 10 Cal.3d 665, 698, 111Cal.Rptr. 693, 517 P.2d 1157 (1974).Here, Roches allegations satisfy the requirements ofCal.Civ.Code 1698(b). First, Roche has alleged sufficientconsideration: he claims that the oral modification wasreached after Mr. Roche expended significant time andenergy to negotiate and arrange for payment of the requestedamount in full performance of his obligations. (Compl. 51);

see Ansanelli v. JP Morgan Chase Bank, N.A., C 103892WHA, 2011 WL 1134451, at *4 (N.D.Cal. March 28, 2011) .

Second, he has alleged an oral modification of the Loan.(Compl. 49.) Third, he has alleged that he fully performedhis obligations under the agreement. (Compl. 5052.)Both parties attempt to apply Cal. Civ.Code 1698(c) to thecase at bar. However, application of subdivision (c) isunnecessary because the oral modification, as plead, satisfies 1698(b). The introductory clause of subdivision (c)recognizes that the parties may prevent enforcement ofexecutory oral modifications by providing in the written

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contract that it may only be modified in writing. Cal.Civ.Code 1698, law revision commission comments.However, the law revision commission explained thatsubdivision (c) is inapplicable to an alleged oral modificationif it were otherwise valid under subdivision (b). As explainedabove, Roche has plead a valid oral modification undersubdivision (b), and thus subdivision (c) is irrelevant here.In light of the foregoing, BANAs motion to dismiss Rochesoral modification claims is DENIED.

C.Rosenthal Fair Debt Collection Practices Act

BANA also moves to dismiss Roches claims under theRFDCPA. It argues that it is not a debt collector as definedby the RFDCPA. (MTD 5.) It further argues that Plaintiffsmortgage is not a debt under the RFDCPA. (Id. 6.)First, Defendant is a debt collector under the RFDCPA. The

definition of the debt collector under the RFDCPA includesany person who, in the ordinary course of business, regularly,on behalf of himself or herself or others, engages in debtcollection. See Cal. Civ.Code 1788.2(c). In this case,because Defendant is collecting a debt that it originated, andbecause it does so in the ordinary course of business, it is adebt collector under the RFDCPA. See id.*6 BANA cites a number of cases for the proposition thatBANA, as a loan servicer, is not considered a debt collectorunder the RFDCPA. First and foremost, this argument directlycontradicts the language of the RFDCPA. Nowhere does the RFDCPA indicate that loan servicers are outside the purview

of the statute. Second, the Court disagrees with the reasoning of the courts in the cases upon which Defendant relies.A review of BANAs authority reveals that each case bases its conclusion that loan servicers are not governed by theRFDCPA on the faulty premise that the Fair Debt CollectionPractices Act (FDCPA), which explicitly excludes loanservicers from its purview, is co-extensive with the RFDCPA.

Lal v. Am. Home Servicing, Inc., 680 F.Supp.2d 1218, 1224(E.D.Cal.2010);Nool v. Home Servicing, 653 F.Supp.2d 1047,105253 (E.D.Cal.2009); Olivier v. NDEX West, LLC, No. 9cv0099OWWGSA, 2009 WL 2486314, at *3 (E.D.Cal.Aug.10, 2009); Cordova v. Americas Servicing Co., No. C

0805728 SI, 2009 WL 1814592, at *2, (N.D.Cal. June 24,2009). However, this is not the case.Under the FDCPA, the term debt collector does not include:

[A]ny person collecting or attempting tocollect any debt owed or due or assertedto be owed or due another to the extentsuch activity ... (ii) concerns a debtwhich was originated by such person

[or] (iii) concerns a debt which was notin default at the time it was obtained bysuch person.

15 U.S.C. 1692a(6)(G). The legislative history of section 1692a(6) indicates conclusively that a debt collector does notinclude the consumers creditors, a mortgage servicing

company, or an assignee of a debt, as long as the debt was notin default at the time it was assigned. Perry v. Stewart TitleCo., 756 F.2d 1197, 1208 (5th Cir.1985). The RFDCPAincludes no such exclusion for loan servicers. Specifically, theRFDCPA does not exclude banks which collect debts owed ondebts which they originated. Thus, this Court concludes thatthe debt collector in the state statute is broader than thedefinition in the federal statute, and includes BANA in thiscase. SeeCal. Civ.Code 1788.2(c).Second, Roches mortgage is a debt as defined by theRFDCPA. The definition of debt under the RFDCPA ismoney, property or their equivalent which is due or owing or

alleged to be due or owing from a natural person to anotherperson. Cal. Civ.Code 1788.2(d). Nothing in the plainmeaning of this statutory definition suggests that a mortgage,which is money owing to a person (defined as a naturalperson, partnership, corporation, limited liability company,trust, estate, cooperative, association or other similar entity),is outside the purview of the RFDCPA.Id. at 1788(g).In addition, the cases cited by BANA are inapplicable as theyall stand for the proposition that foreclosure on a mortgage isnot debt collection and a foreclosed mortgage is not debtunder the RFDCPA.Pittman v. Barclays Capital Real Estate,

Inc., No. 09CV241JM (AJB), 2009 WL 1108889, at *3

(S.D.Cal. April 24, 2009) (holding that foreclosing on a deedof trust does not invoke the statutory protections of theRFDCPA); Izenberg v. ETS Services, LLC, 589 F.Supp.2d1193, 1199 (C.D.Cal.2008) (holding that foreclosure does notconstitute debt collection under the RFDCPA); Keen v. Am.

Home Mortgage Servicing, 664 F.Supp.2d 1086, 1095(E.D.Cal.2009). Because the subject loan has not beenforeclosed upon, this authority is inapposite.*7 In light of the foregoing, BANAs motion to dismissRoches RFDCPA claims is DENIED.

D. California Consumer Credit Reporting Agencies Act

BANA next moves to dismiss Roches claims under theCalifornia Consumer Credit Reporting Agencies Act(CCCRAA). It argues that Roche has not alleged, andcannot allege a falsity as required under the CCCRAA.(MTD 6.)As an initial matter, a review of the CCCRAA section at issuereveals no requirement that a putative plaintiff allege a

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