News Articles About Foreclosure Fraud And Robo-Signers

There’s been a ton of interest lately among people who are filing for bankruptcy in New York on the topic of robo-signers in foreclosure actions.  These are the automatically-generated foreclosure affidavits being spit out by the thousands, and they’ve caused many lenders to halt their actions entirely.  So I thought it would be a good idea to do a round-up of  some of the most recent and important news articles on the subject.

Foreclosure ‘Robo-Signers’ (CBS News Video)

Citigroup, Ally Sued for Racketeering Over Database

Foreclosure Slow As Document Flaws Emerge (NY Times)

Foreclosure Flaw May Cloud U.S. Home Ownership As Blighted Titles Emerge (Center for Responsible Lending)

WSJ: Bank of America Suspends Foreclosures (Wall Street Journal)

JPMorgan suspends 56,000 foreclosures over ‘robo-signing’ controversy (Fierce Finance)

Concerns Grow Over Servicers’ Right to Foreclose. Larger Implications Loom (Mortgage News Daily)

It’s Paper Chase On Foreclosures (David B. Shaev quoted) (NY Post)

Flawed Paperwork Aggravates a Foreclosure Crisis (David B. Shaev quoted) (NY Times)

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Can Bankruptcy Save Octomom?

Filing For Bankruptcy And Octomom

Nadya Suleman, the the California woman who had eight babies via fertility treatments, is reportedly in danger of losing her home to foreclosure and filing for bankruptcy. This, in spite of her statement (which she made after giving birth in January 2009) that she would never go on welfare.

So what happened to Octomom?

Suleman is a 35 year-old single mother with not (just) 8 children, but also another 6 – so that means she’s got 14 mouths to feed (for those of you who are keeping tabs). Some of those children are reportedly ‘developmentally and mentally challenged’ as a result of their low birth weight, which isn’t uncommon for mothers who carry multiple children during the same pregnancy.

As anyone who’s got even one child can readily attest, the like to eat and wear clothing. Those minor technicalities can put a dent in even the most financially secure parent’s finances, but Octomom has no visible means of supporting herself or her family. She has apparently been banking on a reality TV show, but that failed to materialize – likely because of the public outcry over a single mother with no income intentionally having a whopping 14 children.

What Octomom Faces In Bankruptcy

There’s no doubt that Octomom will qualify for Chapter 7 bankruptcy. She’s got no income and so is clearly below median income, has a household size of 15 including herself (which is off the charts), and is subsisting on public assistance. Her medical bills are likely extreme because of the challenges faced by her children, and even necessities such as food probably run well over $1,000 per month.

Filing for bankruptcy will definitely help Octomom discharge her unsecured debts and wipe out the deficiency in her mortgage, but if she’s going into foreclosure then a Chapter 7 bankruptcy won’t save the house. Filing for Chapter 13 bankruptcy probably won’t work because she’s not employed, but perhaps a friend or family member would be willing to step up to help her make the required payments.

But Filing Bankruptcy Will Not Save Octomom – Or Her Children

Lots of people think that filing for bankruptcy yields an end to your financial problems. Unfortunately, that’s only half-true. Filing for bankruptcy will help you reorganize your debt situation, but if there’s not enough money coming in to cover the basic expenses then even a bankruptcy won’t make the money appear.

Make A Bankruptcy Count

Filing for bankruptcy may help Octomom get out from under some crushing debt problems, but if she wants to make her bankruptcy count then she’s got to take a long, hard look at her overall financial picture without taking those debts into account. What can she do to increase her income and reduce her expenses? Can she use a single supply of clothing and rotate it among the children? Join Costco or Sam’s Club to take advantage of volume discounts? Take an evening course through an online college or university to increase her earning potential? These are just a few ideas to consider.

In the end, filing for bankruptcy won’t bring more money home each month. But it is a good first step at cleaning out the financial mess to make way for smarter living.

Being Sued In Bankruptcy Court? Choose Your Defenses Early!

Let’s say you file for Chapter 7 bankruptcy.  One of your creditors comes along and sues, demanding that their debt survive the bankruptcy.  Maybe they’ve got a good reason, maybe not.  Either way, they file the adversary proceeding in bankruptcy against you.

Your lawyer is served with the adversary proceeding in bankruptcy and gets in touch to plan a strategy for defending the action.  You load up on the defenses and your lawyer files the Answer on your behalf.

Then, A Flash Of Realization

A few weeks later your lawyer decides to ask you when you got the adversary proceeding complaint.  You tell him or her that you never got it – at least, not that you can recall.  You tear through the pile of unopened mail on the table, check out the nooks and crannies of your desk, even turn over your briefcase to find the envelope.

But it’s not there.  You never got served.  The papers went to your lawyer, but never got to you.

It’s Too Late To Do Anything About It

Jeffrey Ramson filed a Chapter 13 bankruptcy case in Manhattan, which he ultimately converted to a Chapter 7 case.  Donald Scott, one of his creditors, filed an adversary proceeding in bankruptcy seeking to deny Mr. Ramson a discharge of debt under 11 U.S.C. § 523(a)(4) (“for fraud or defalcation while acting in a fiduciary capacity, embezzlement, or larceny”).  Ramson filed an answer, denying the material allegations of the complaint, and raising a defense that Scott lacked jurisdiction over him.  The Answer did not assert that the summons and complaint were improperly served.

His lawyer, Stuart Gelberg, filed the Answer and then later filed a motion to dismiss the complaint.  His reason?  Suddenly, he realized that the summons and complaint were never served on Mr. Ramson.

Let’s Talk About Service

In order to sue someone, you’ve got to have personal jurisdiction over them.  The way you do that in bankruptcy court is to make sure an adversary proceeding summons and complaint is served in accordance with FED. R. BANKR. P. 7004 and FED. R. CIV. P. 4. Yesh Diamonds v. Yashaya (In re Yashaya), 403 B.R. 278, 282 (Bankr. E.D.N.Y. 2009).

According to Rule 7004(b)(9), service may be made “[u]pon the debtor, after a petition has been filed by or served upon the debtor and until the case is dismissed or closed, by mailing a copy of the summons and complaint to the debtor at the address shown in the petition or to such other address as the debtor may designate in a filed writing.” FED. R. BANKR. P. 4007(b)(9). Rule 7004(g) states that “[i]f the debtor is represented by an attorney, whenever service is made upon the debtor under this Rule, service shall also be made upon the debtor’s attorney . . . .” FED. R. BANKR. P. 4007(g). Therefore, in order for there to be proper service over the defendant in an adversary proceeding, plaintiff must serve both the defendant and defendant’s attorney. In re Shapiro, 265 B.R. 373, 376–77 (Bankr. E.D.N.Y. 2001) (citing In re Terzian, 75 B.R. 923 (Bankr. S.D.N.Y. 1987)).

Remember, you don’t need to hire a guy in a trenchcoat to stalk someone outside their office, leaping from the shadows to pounce on them and scream, “You’re served, sucker!”  For the most part, you just drop a copy into the mailbox and that’s good enough (there are some things you need to do after that, but let’s leave the technicalities to another day).

So What If Service Is Improper?

You get 120 days to serve the summons and complaint once you file the adversary proceeding in bankruptcy.  And if you don’t then the court—on motion or on its own after notice to the plaintiff—must dismiss the action without prejudice against that defendant or order that service be made within a specified time. But if the plaintiff shows good cause for the failure, the court must extend the time for service for an appropriate period.  If the plaintiff does not serve the summons and the complaint on the defendant and defendant’s attorney, the court may dismiss the case without prejudice absent a showing of good cause. In re Rand, 144 B.R. 253, 256 (Bankr. S.D.N.Y 1992).

Sounds simple, right?  Well, maybe not.  See, the New York bankruptcy court ruled in Ramson’s case that the failure to raise the defense in the Answer stripped Ramson of the ability to get the complaint dismissed for improper service.  Under FED. R. CIV. P. 12(h)(1)(B), a party waives certain defenses, including insufficient process, by “failing to either: (i) make it by motion under this rule; or (ii) include it in a responsive pleading.”

In other words, the court has to dismiss the case for lack of proper service or order that service be made within a specified time – unless the defendant has filed an Answer.  In such case, the court can take a hands-off approach to the issue in favor of the defendant (here, Mr. Ramson) bearing the burden.

One More Reason For A Clear Dialog Between The Bankruptcy Lawyer And Client

Your bankruptcy lawyer can’t read your mind.  If there are legal pleadings filed in your bankruptcy case he or she may assume that you got a copy.  Maybe it’s a good assumption to make, maybe not – either way, sometimes your lawyer may jump to the conclusion because he or she got a copy in the mail.  And here, maybe Ramson’s lawyer should have asked the question.

In addition, you’ve got to be an active participant in your own bankruptcy case.  If your bankruptcy lawyer calls to tell you that he or she got a motion and you’ve never heard of it before, say something.  This is your bankruptcy case, not just a proceeding in which you are a passive bystander.

Take the time to talk with your lawyer.  It will serve you well every time.

You can take a peek at Scott v. Ramson here.

Discharging Child Support Legal Fees In Bankruptcy

The Bankruptcy Code severely limits your ability to discharge “domestic support obligations” in bankruptcy.  But what if part of the award is for legal fees that your former spouse incurs in getting you to pay for child support or spousal maintenance?

Michael Schenkein filed a Chapter 7 bankruptcy in Manhattan after what appears to be a long battle with his former spouse in numerous domestic support enforcement proceedings regarding his failure to pay the obligations imposed by their divorce settlement agreement. His ex-wife then filed an adversary proceeding in the bankruptcy court seeking to have the debts due to her classified as nondischargeable as domestic support obligations.

Those debts included not only the actual maintenance and child support obligations, but also legal fees to his ex-wife in connection with her state court actions against him. In other words, the New York state court told him to pay her legal fees for chasing him down.

Legal Fees Payable As A Result Of The Divorce And Contempt Actions

The U.S. Bankruptcy Court for the Southern District of New York, in the case of Mordas v. Schenkein, 09-01947 (AJG) (Bankr. S.D.N.Y. 2010) looked solely to the law to hold that not only was Mr. Schenkein on the hook for the maintenance and child support obligations but also his ex-wife’s legal fees. The court did, however, leave the door open for the former Mrs. Schenkein to get even more legal fees from her ex-husband.

To render the decision as to the legal fees, the bankruptcy court looked solely to 11 U.S.C. § 523(a)(5) and (15).  § 523(a)(5) provides that debts relating to a “domestic support obligation” are precluded from discharge, while under § 523(a)(15) any debt owed to a spouse or child that is “incurred by the debtor . . . in connection with a separation agreement . . . or other order of the court of record” is non-dischargeable.  Here, the legal fees were awarded to Mr. Schenkein’s ex-wife as a result of contempt actions she took because he wasn’t paying the original debt or the arrears due.  The state court had made clear that the legal fees awarded were intended to compensate her for the costs incurred as a result of the his failure to meet his support obligations.

Further, there is no question that the amounts due stem from the separation agreement at issue. Even if a portion of the fees were awarded in connection with the equitable division of property, and thus not an exception under § 523(a)(5), this portion of the fees would be non-dischargeable under § 523(a)(15).

Moreover, since BAPCPA, bankruptcy courts in New York have recognized that attorney’s fees awarded in a divorce proceeding are non-dischargeable under § 523(a)(15) regardless of whether or not the fees are considered to be in the nature of support or for some other purpose.

Legal Fees In Connection With Filing The Non-Dischargeability Action

None of this is stunning to the bankruptcy lawyer who bothers to read the Code and decisions issued by the New York bankruptcy courts.  What does bug me, however, is the fact that the judge specifically left open the door to the debtor’s ex-wife going back into state court and tacking on even more legal fees in connection with her lawsuit filed in bankruptcy court.

Judge Gonzalez notes that any legal fees ordered in connection with the bankruptcy lawsuit would be post-petition debts not subject to the bankruptcy discharge.  That’s true enough, but he goes the next step and dismisses out of hand the question of whether Schenkein should be ordered to pay such amounts at all.

As a general rule, attorney’s fees should not be awarded to the prevailing party in an adversarial proceeding. See In re Sokolowski, 205 F. 3d 532, 533 (2d Cir. 2000). In a case involving “issues peculiar to federal bankruptcy law, attorney’s fees will not be awarded absent bad faith or harassment by the losing party.” Id. Here, Gonzalez states that “the issues at hand were primarily, if not entirely, related to federal law. Therefore, this Court does not grant the Plaintiff’s request for attorney’s fees.”

He then says:

However, this Court does recognize that this action was initiated in order to maintain enforceability of the numerous state court rulings ordering the Defendant to pay all debts owed to the Plaintiff. As a result, there may be grounds for a New York court to award the Plaintiff attorney’s fees under DRL sections 237(c) and 238, if the Plaintiff decides to bring such an action in that court.

The upshot is that we’ve got a debtor in Chapter 7 bankruptcy facing debts that can’t be discharged.  And now he’s going to be looking at the potential of more fees after his bankruptcy is discharged.  Not only fees due to his ex-wife, but also to his own lawyer for defending him in state court when she sues.

How To Limit Your Post-Bankruptcy Exposure In Domestic Support Obligation Disputes

First off, let’s be clear on one thing – I do not have any particular insight as to how Mr. Schenkein’s lawyer handled his case.  I don’t know what went on behind the scenes, or if there were any negotiations.  But it seems to me that his bankruptcy lawyer should have known about how this was all going to play out.  And with that in mind, it seems logical to do something lawyers don’t like to do – get on the phone.

Getting on the phone and calling the ex-spouse’s lawyer would be a great way to avoid all the legal turmoil in the first place.  Be upfront about it, and acknowledge that the debt isn’t going anywhere in bankruptcy.  Sign an agreement if need be acknowledging it, and move on.

What happens in such a case?  Does the debtor lose?  Not at all.  The debtor merely comes to the table with the realization that the bankruptcy isn’t going to discharge the domestic support obligations.  In doing so, he saves himself the possible post-bankruptcy action in state court which will likely result in nothing more than more legal fees out of his pocket.

You may download the Mordas v Schenkein decision here.

Filing Chapter 7 Bankruptcy With Inherited Property

Filing Chapter 7 Bankruptcy With Inherited PropertyYou’re thinking about filing Chapter 7 bankruptcy, but you’ve got property (either real estate or personal property) that you inherited. You’re concerned that you will lose it if you file for bankruptcy.

Fair enough. Simply put, the New York bankruptcy exemptions will apply to determine whether you will lose it. If the value falls within the statutory limits then you’re home-free; if not, then filing Chapter 7 bankruptcy will result in the loss of the property.

A few myths need to be dispelled about inherited property.

  • It doesn’t matter if you bought the property or inherited it.  It doesn’t matter if it was a gift or came to you through purchase.  Once it’s yours, it’s yours.
  • The item is considered to be yours even if you didn’t have title officially transferred to you.
  • Filing Chapter 7 bankruptcy may impact the rights of any co-owners of inherited property.  If there is a co-owner and you are required to surrender to the trustee, they will lose ownership as well (of course, the trustee will be required to pay them a share of the sale proceeds – so all is not lost).
  • It doesn’t matter if you give back the inherited property before you file your case.  In fact, it could be considered fraud to do so.

The good news is that there may be options for you.  If the value is so high that you would be forced to surrender it in Chapter 7, you may want to look into Chapter 13.  This will let you keep the inherited property but you will be required to pay back a portion of your debts over a 3-5 year period.  You will need to figure out whether you qualify for Chapter 13 but, assuming you do, it may be a good option to consider.

It’s a thorny issue, to be sure.  That’s exactly why you need to have a firm idea of the value of the inherited property before you meet with a lawyer to discuss your situation.  Doing so will allow the attorney to assess your situation and help you decide whether filing Chapter 7 bankruptcy will spell trouble for any property you own.

Photo credit:  crazysanman.history (via Flickr)