Security Services v. First American Mortgage

Plaintiff-Appellant, Security Service Federal Credit Union (“SSFCU”), appealed a district court’s summary judgment in favor of Defendants- Appellees, including First American Mortgage Funding, LLC (“FAM”) and First American Mortgage, Inc.; and Stewart Title of California, Inc., Orange Coast Title Company of Southern California, and Lawyers Title Company (together, the “Closing Agents”). In August 2003, SSFCU’s predecessor in interest, New Horizons Community Credit Union, entered into a Funding Service Agreement with FAM, under which FAM originated 26 loans to individual borrowers for the purchase and construction of residential properties in Colorado and California. The Closing Agents performed closing procedures. SSFCU maintained that the FAM Defendants and Closing Agents, through a variety of acts and omissions, wrongfully induced New Horizons to fund these loans to straw borrowers. SSFCU further contended that the loan transactions were a vehicle to misappropriate some $14 million in loan proceeds. The issue this appeal presented for the Tenth Circuit's review centered on whether SSFCU had the right to pursue those claims pursuant to a 2007 Purchase and Assumption Agreement (“PAA”) between SSFCU and the National Credit Union Administration (“NCUA”), as the liquidating agent for New Horizons. Both the NCUA and SSFCU argued that under the terms of the PAA, the NCUA transferred the “right, title and interest” in the loans and various other assets to SSFCU, including the claims at issue. As the parties to the agreement, the NCUA and SSFCU both understood that a transfer of “the right, title and interest” in the loans was intended to transfer any and all claims relating to those loans. On the other hand, the PAA also provided that “except as otherwise specifically provided” the NCUA retained the “the sole right to pursue claims . . . and to recover any and all losses incurred by the Liquidating Credit Union prior to liquidation.” According to the Defendants, absent a valid assignment from the NCUA, SSFCU could not sue on the claims contained in its Fourth Amended Complaint. The district court agreed with the Defendants. According to the district court, the NCUA retained all claims associated with New Horizons’ losses, it could rely upon the cooperation of SSFCU in pursuing those claims, and, therefore, SSFCU was not a proper party to pursue those claims. The district court did not address an affidavit from the NCUA (through its agent) that cast considerable doubt on its interpretation. The district court held that SSFCU was not a proper plaintiff to assert the claims set forth in its Fourth Amended Complaint and dismissed those claims with prejudice. The Tenth Circuit reversed, finding that the Defendants were neither parties to (or in privity with any party to) nor third-party beneficiaries of the PAA. "The PAA reflects no intent to benefit the Defendants, let alone allow them to enforce it. Essentially, the Defendants are seeking to enforce a right they contend the NCUA has—an exclusive right to the claims asserted by SSFCU3—which is contrary to the doctrine of prudential standing." View "Security Services v. First American Mortgage" on Justia Law