Sixth Circuit Court
of Appeal Affirms MERS System, Rejects Class Action Challenge
In the decision authored by
Judge Rogers rendered last Thursday, the Sixth Circuit Court of Appeals
rejected a challenge to the MERS system and the assertion that it’s operation
violated Kentucky law with respect to recording mortgage assignments. The Sixth
Circuit held that, while the assignment of a mortgage may, under Kentucky law,
be required to be of record with the county clerk, there is no parallel
requirement for recording assignments of the related promissory notes. Higgins v. BAC Home Loan Servicing, LP,
__F.3d __, 2015 WL 4289804 (6th Cir. July 16, 2015).
Under the MERS system, when a
home is financed through a note and mortgage, the lender on the note is
identified as the issuing bank. In turn, the mortgagee is identified as MERS,
as nominee of the mortgagee and its successors. When in turn the note and the
related mortgage are sold or resold, such as takes place during securitization,
no further recordation is made with the county clerk. Rather, the note is
transferred to the purchaser thereof, and assuming they are a member of the MERS
system the related interest in the mortgage is assigned to the acquirers
benefit.
Or at least that is how it was
intended to operate. The plaintiffs in this case alleged that the MERS system
was improper in that it violated KRS § 382.360(3) which requires that “When a
mortgage is assigned to another person, the assignation will file the
assignment for recording with the county clerk within thirty (30) days of the
assignment.” Certain penalties are imposed upon an assignee who fails to make
this required recording. In that the assignment in the MERS system of the
promissory notes carried with it an interest in the related mortgage, the
plaintiffs posited that damages were owing because the transfers of those
interests in the mortgages were never recorded with the county clerk.
The trial court denied the
motion for summary judgment filed by the banks and other lending institutions
named as defendants, finding, inter alia,
that the transfer of the notes which were secured by the mortgages in effect
constituted an assignment of the underlying mortgage, and that assignment
required a filing with the County Clerk. The Sixth Circuit granted an
interlocutory appeal to that determination.
Coincidentally, the same day
that the District Court (Judge Caldwell) denied the motion for summary
judgment, a near identical challenge to the MERS system was considered and
rejected in Ellington v. Federal Home
Loan Mortgage Corporation, 13 F.Supp.3d 723 (W. D. Ky. 2014) (Judge McKinley).
Much of the Sixth Circuit’s analysis in this case would “piggyback” on the Ellington decision.
The question came
down to one of statutory interpretation. Parsing the statute, the Sixth Circuit
focused upon statutory distinctions between the treatment of mortgage
instruments and promissory notes, particularly focusing on the fact that while
assignment of the former must be recorded, recordation of assignments of the
latter are merely permissive. Further:
Adopting
plaintiffs’ interpretation of the recording statutes would also render the
statutory scheme somewhat incoherent. Plaintiffs concede that their
interpretation would mandate recording of note assignments. But Kentucky’s recording
statutes pointedly distinguish between mortgage assignments - which must be
recorded, see KRS 382.360(3) - and note
transfers - for which recording is optional, see KRS 382.290(2). If every note transfer operated as a mortgage
assignment, and every mortgage assignment must be recorded, then every note
transfer would have to be recorded, albeit as a mortgage assignment. It would
be strange for Kentucky’s legislature to require recording of note transfers as
mortgage assignments while elsewhere in the same statutes providing the note
transfers need not be recorded. 2015 WL 4289804,*4.
Ultimately:
In sum, KRS
382.360(3) applies to those instances in which a transferee fails to record a
transfer of a mortgage deed. It does not require recording of transfers of
promissory notes. Because it is undisputed that defendants transferred only
promissory notes and did not fail to record any transfers of mortgage deeds,
defendants did not violate KRS 382.360(3) and the district court should have
dismissed plaintiffs’ action on that basis.