Beruflich Dokumente
Kultur Dokumente
IN
MORTGAGE FORECLOSURES
Submitted* by:
October 2016
*Riane F. Lafferty, an associate of Bond Schoeneck & King, PLLC assisted with the research
and drafting of these materials.
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Ethical Issues in Mortgage Foreclosures
Table of Contents
I. Recent NYSBA Committee on Professional Ethics Opinions ................................................ 1
A. Opinion 924 – 5/21/2012 ................................................................................................... 1
B. Opinion 921 -- 4/26/2012 .................................................................................................. 1
C. Opinion 893 – 12/1/2011 ................................................................................................... 2
D. Opinion 927 -- 8/2/2012 .................................................................................................... 2
E. Opinion 1031 -- 8/1/2014................................................................................................... 2
II. Conflicts of Interest................................................................................................................. 3
A. Timing of Conflict Review .............................................................................................. 3
B. Waivers of Conflicts of Interest Must be Confirmed in Writing. .................................... 3
III. Mandatory Settlement Conferences ........................................................................................ 4
A. Current Statutory Requirements ...................................................................................... 4
B. Zombie Properties Bill (S08159) ..................................................................................... 4
C. The Good Faith Standard ................................................................................................. 5
1. What Constitutes Good Faith? ................................................................................ 5
a. The Uniform Rules ........................................................................................ 5
b. Judicial Guidance ........................................................................................... 5
c. Zombie Properties Bill (S08159). ................................................................... 7
2. Potential Ethical Violations .................................................................................... 7
3. Sanctions for Violations of Good Faith .................................................................. 8
a. Zombie Properties Bill (S08159) ................................................................... 8
b. Wells Fargo Bank, N.A. v. Ronci, 15 Misc.3d 531 (Sup. Ct. Kings Co.
November 9, 2015). ....................................................................................... 8
c. U.S. Bank Nat. Ass’n v. Sarmiento, 991 N.Y.S.2d 68 (2nd Dept. 2014). ...... 9
d. HSBC Bank USA, Nat. Ass’n v. McKenna, 37 Misc.3d 885 (Sup. Ct. Kings
Co. 2012)........................................................................................................ 9
e. One W. Bank, FSB v. Greenhut, 2012 N.Y. Misc. LEXIS 3052, 10-23
(2012) ............................................................................................................. 9
IV. Attorney Affirmation Requirement......................................................................................... 9
A. Basis for Enactment ......................................................................................................... 9
B. Effect of Enactment ....................................................................................................... 10
1. Initial Decrease in Filings ..................................................................................... 10
2. “Shadow Docket” & the Unified Court System Pilot Programs........................... 10
C. Certificate of Merit Bill (A005582A) ............................................................................ 11
1. Mandatory Attorney Affirmation .......................................................................... 12
2. Elimination of Shadow Docket ............................................................................. 13
3. Ohio Attorneys Combat a Similar Requirement ................................................... 13
a. Affirmation Requirements in Cuyahoga County and Franklin County ....... 13
b. Opinion Letter .............................................................................................. 13
c. Ohio Supreme Court Ruling ........................................................................ 14
V. Legal Services to Distressed Homeowners ........................................................................... 15
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A. Zombie Properties Bill (S08159) ................................................................................... 15
B. RPL 265-a: Home Equity Theft Prevention Act ............................................................ 15
1. Background and Application ................................................................................ 15
2. Contract Requirements (RPL §265-a(4)) .............................................................. 16
3. Seller’s Right to Cancel and Right of Recession (RPL §265-a(5)) ...................... 17
4. Purchaser’s Limitations and Restrictions (RPL §265-a(7)) .................................. 18
5. Criminal Penalties (RPL §265-a(10)(a)) ............................................................... 19
C. RPL 265-b: Distressed Property Consulting Contract ................................................... 19
1. Application ............................................................................................................ 19
a. Who is a Distressed Homeowner ................................................................. 19
b. Who is a Property Consultant ...................................................................... 20
c. What are Consulting Services (RPL §265-b(1)(c)) ..................................... 20
2. Prohibitions on Distressed Property Consultants (RPL §265-b(2))..................... 21
3. Contract Requirements (RPL §265-b(3)(a)) ......................................................... 21
4. Ability to Cancel (RPL §265-b(3)(b)) .................................................................. 22
5. Penalties (RPL §265-b(4)) .................................................................................... 22
6. Advertisements (RPL §265-b(3-a)(a)) .................................................................. 22
D. Attorney Arrangements with “Foreclosure Consultants” .............................................. 23
1. August 2, 2012 N.Y. Committee on Professional Ethics Opinion........................ 24
2. Case Study: Cincinnati Bar Ass’n v. Mullaney, 119 Ohio St.3d 412 (2008) ........ 26
a. Facts ............................................................................................................. 26
b. Disciplinary Violations ................................................................................ 27
c. Sanctions ...................................................................................................... 28
VI. The Steven Baum, P.C. Firm ............................................................................................... 28
A. Background and Chronology of Events ......................................................................... 28
B. Lawsuits & Other Investigations ................................................................................... 30
C. Lessons from the Baum Firm’s Demise......................................................................... 31
VII. Forged/Faked Attorney Signatures ....................................................................................... 32
A. Statutory Requirements .................................................................................................. 32
1. Presence of an Attorney Signature ........................................................................ 32
2. Defects in Form..................................................................................................... 33
3. Sanctions ............................................................................................................... 33
B. Case Study ..................................................................................................................... 33
1. Civil Law Violations ............................................................................................. 33
2. Sanctions for Professional Misconduct ................................................................. 34
C. Cases Involving Faked Attorney Signatures in Foreclosure Filings .............................. 35
1. Stewart v. Bierman, 10-CV-2822, 2012 WL 1655716 (D. Md. May 8, 2012) ..... 35
a. Facts ............................................................................................................. 35
b. Holding ........................................................................................................ 35
c. Court of Appeals of Maryland Rule............................................................. 35
2. Loughren v. Bair, et al., GD-10-021437 ............................................................... 36
a. Facts ............................................................................................................. 36
b. Status of the Lawsuit .................................................................................... 37
c. Renaming ..................................................................................................... 37
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existing law for each client, the attorneys failed to
seek the client’s lawful objectives.
c. Sanctions
Steven J. Baum, P.C. (the “Baum Firm”), a large foreclosure law firm that was
headquartered in Amherst, New York, attracted considerable media attention
in 2011 and ultimately closed its doors following investigations by the New
York State Attorney General’s and the U.S. Attorney General’s office related
to the firm’s foreclosure practice during the housing crisis, and allegations of
overcharging, filing false documents and representing parties on both sides of
a mortgage transaction. See Thom Weidlich and Karen Freifeld, ‘Twilight
Zone’ Foreclosure Law Firm Draws Fine, Suits in New York Courts,
Bloomberg News, Dec. 8, 2010 available at
http://www.bloomberg.com/news/2010-12-08/-twilight-zone-foreclosure-law-
firm-in-n-y-draws-fine-suits.html
The Baum firm represented some of the largest lenders and servicers of
residential mortgage loans, and handled a significant share of the mortgage
foreclosure actions brought in New York State. Between 2007 and 2010
alone, the Baum Firm reportedly handled over 100,000 mortgage foreclosure
actions – representing plaintiffs in approximately 40% of the foreclosure
actions commenced in the state during that period. Andrew Keshner, Baum
Firm Reaches Settlement with Attorney General, New York Law Journal
March 22, 2012.
In April of 2011, at a time when the attorneys general in all 50 states were
investigating banks, loan servicers, and law firms to determine whether papers
used to commence hundreds of thousands of mortgage foreclosure actions
nationwide were properly prepared, the office of New York State Attorney
General, Eric T. Schneiderman, issued subpoenas to the Baum Firm and a
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related company and commenced investigations regarding the firm’s
foreclosure practices. The Attorney General’s office alleged that the Baum
Firm had repeatedly filed papers in foreclosure and bankruptcy proceedings
without taking appropriate steps to verify the accuracy of allegations or the
lender’s right to foreclose. The purpose of the investigation was to determine
whether the Baum Firm knowingly or recklessly filed misleading pleadings,
affidavits, and mortgage assignments in the state and federal courts.
In October of 2011, the Baum Firm and Pillar Processing LLC agreed to pay
$2 million to resolve a separate investigation by the U.S. Attorney’s office for
the Southern District of New York regarding the firm’s foreclosure filings.
The settlement agreement, however, did not constitute a finding that the firm
engaged in any unlawful practice or wrongdoing.17
On October 28, 2011, New York Times columnist, Joe Nocera, published an
article and photos he had received from a former Baum employee of a 2010
Baum Firm office Halloween party at which employees had reportedly
dressed as people whose homes had been foreclosed upon.18 The article did
not, however, indicate that the principals of the Baum Firm were involved in
or even aware of the theme of the party.
Shortly after the Halloween party story was published, the Baum Firm was
blacklisted by both national mortgage servicing giants, Freddie Mac and
Fannie Mae.
Due in large part to the decrease in foreclosure business, the Baum Firm,
which, at the time, employed 67 full and part-time employees in Amherst,
New York, and 22 full and part-time employees at its West Perry, New York
location, announced that it would be closing its doors in November 2011. Joe
Palazzolo, The Demise of Steven J. Baum PC: A Chronology, WSJ Law Blog,
Nov. 21, 2011 available at http://blogs.wsj.com/law/2011/11/21/the-demise-
of-steven-j-baum-pc-a-chronology/
17
See The Demise of Steven J. Baum PC: A Chronology, WSJ Law Blog, Nov. 21, 2011 available at
http://blogs.wsj.com/law/2011/11/21/the-demise-of-steven-j-baum-pc-a-chronology/
18
See Joe Nocera, What the Costumes Reveal, New York Times (October 28, 2011)
(http://www.nytimes.com/2011/10/29/opinion/what-the-costumes-reveal.html?_r=2)
19
See Press Release, NYS Attorney General’s Office , March 22, 2012 ( http://www.ag.ny.gov)
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processing company that was used by the Baum Firm for processing
foreclosure documents) would be jointly responsible for paying a $4 million
fine, and Steven J. Baum and Baum Firm attorney Brian Kumiega each agreed
not to handle foreclosure cases for lenders or servicers for two years. While
the Baum Firm did not admit wrongdoing as part of the settlement, the
Attorney General’s office, in its press release, indicated that its investigation
found that the Baum Firm: (1) routinely brought foreclosure proceedings
without taking appropriate steps to verify the accuracy of the allegations or the
plaintiff’s right to foreclose; (2) repeatedly verified foreclosure complaints
stating that the plaintiff was the “owner and holder of the note and mortgage
being foreclosed” when, in many securitized loans, the Baum Firm did not
have documentary proof that the plaintiff was the owner and holder of the
note and mortgage; (3) foreclosure complaints were prepared in an assembly-
line fashion by non-attorney Pillar Processing LLC employees with
inadequate attorney supervision; (4) attorneys routinely signed complaint
verifications stating that they had read the complaints and knew the contents
thereof without reviewing the complaints or the underlying documents; (5) in
some cases Baum Firm attorneys had pre-signed and notarized verification
and certification pages that were subsequently attached to the complaints and
filed with the foreclosure papers; (6) even after the practice of attaching pre-
signed and notarized verification and certification pages was discontinued,
attorneys in the firm continued to verify complaints without reading them; (7)
until sometime in 2011, Baum Firm attorneys routinely signed documents
without being in the notaries’ presence; (8) the Baum Firm repeatedly failed to
timely file Requests for Judicial Intervention (“RJIs”) and Attorney
Affirmations attesting to the accuracy of the foreclosure summons and
complaint; and (9) failure to timely file the RJIs and Attorney Affirmations
delayed the triggering of mandatory settlement conferences, denying
homeowners the benefit of potential loan modification options.20
The Baum Firm was also accused in a federal court in Central Islip on Long
Island of charging homeowners illegally for attending foreclosure-settlement
conferences (Menashe v. Steven J. Baum P.C., 10-cv-5155, U.S. District
Court, Eastern District of New York), was named in a civil suit in federal
court in Brooklyn accusing the firm of racketeering by forcing false
foreclosures (Campbell v. Baum, 10-cv-3800, U.S. District Court, Eastern
District of New York (Brooklyn)), and in Nassau County District Court, Judge
Scott Fairgrieve, fined the Baum Firm $5,000 related to papers which
contained numerous falsities. (Fed. Home Loan Mortg. Corp. v. Raia, 918
N.Y.S.2d 397 (Dist. Ct. 2010))
20
See Baum Firm Reaches Settlement With Attorney General, New York Law Journal, March 22, 2012.
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In addition to the numerous lawsuits, the Committee on Oversight and
Government Reform of the United States House of Representatives initiated
an investigation in February of 2011 into the allegations of abuse by
foreclosure attorneys and law firms. On November 4, 2011 Elijah Cummings,
Ranking Member of the Committee sent a letter to Steven Baum requesting
copies of all documents, records, court filings or pleadings, communications,
reports and audits relating to false or misleading documents and to attempts by
the firm to foreclose on borrowers attempting to obtain loan modifications.
The letter referred to the October 6, 2011 settlement between the Baum Firm
and the U.S. Attorney General’s Office for the Southern District of New York,
quoted at length from the October 28, 2011 New York Times article regarding
the Halloween party, and stated that the allegations (contained in the New
York Times article), if true, demonstrate a culture of distain for families
suffering from foreclosure and a disregard for the rule of law.
Many local attorneys who had interacted with the Baum Firm for years were
taken aback by the intensity of the investigations of the firm because the
principals and staff attorneys of the Baum Firm are generally held in high
regard within the legal community. On the other hand, similar investigations
were being undertaken across the nation following the subprime mortgage
market disaster, the decline in housing values, and near collapse of global
financial markets.
In its defense, the Baum Firm asserted that it made “inadvertent errors in its
legal filings in state and federal court, which it attributes to human error in
light of the high volume of mortgage defaults and foreclosures throughout the
State of New York in the wake of the national subprime mortgage crisis”.21
Lessons can be taken from the findings of the New York State Attorney
General that were announced in connection with the March 2012 settlement,
including:
21
See November 4, 2011 letter from Elijah Cummings, Ranking Member of the Committee on Oversight and
Government Reform, to Steven J. Baum, citing the Press Release - U.S. Attorney’s Office, Southern District of New
York, October 6, 2011 (www.appellate-brief.com/images/stories/PDF/10-6-11USATTYPR.pdf)
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o Before commencing a foreclosure, obtain documentation from
your client showing that your client is the owner and holder of the
mortgage and underlying note;
A. Statutory Requirements
22
For purposes of this 22 NYCRR 130.1, conduct is frivolous if:
(1) it is completely without merit in law and cannot be supported by a reasonable argument for an extension,
modification or reversal of existing law;
(2) it is undertaken primarily to delay or prolong the resolution of the litigation, or to harass or maliciously injure
another; or
Frivolous conduct shall include the making of a frivolous motion for costs or sanctions under this section. In
determining whether the conduct undertaken was frivolous, the court shall consider, among other issues the
circumstances under which the conduct took place, including the time available for investigating the legal or factual
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CPLR 2106 authorizes an attorney to sign his or her own statement
and to affirm its truth without a notary. Therefore, an officer of the
court has an ongoing professional duty to state the truth in papers
filed with the court. See MZ Dental P.C. v. Progressive
Northeastern Ins. Co., 6 Misc.3d 649, 653 (2004).
2. Defects in Form
CPLR 2101 governs the form of legal papers in civil practice, and
requires that leave to correct be freely given. “A defect in the form
of a paper, if a substantial right of a party is not prejudiced, shall
be disregarded by the court.” Furthermore, the party upon whom
the paper is served is deemed to have waived objection to the
defect in form, unless within two days after receiving it, it is
returned to the party serving it with a statement of particular
objections.
3. Sanctions
B. Case Study
basis of the conduct, and whether or not the conduct was continued when its lack of legal or factual basis was
apparent, should have been apparent, or was brought to the attention of counsel or the party. 22 NYCRR 130.1-1b .
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Based on the above violations, the law firm was required to attend
a status conference as the attorneys had admitted that papers filed
in excess of 11,000 actions contained attorney signatures which
were not in fact their signatures. The attorneys used a computer
program to record and view documents, which were printed out at
a later time. One of the attorneys believed that because he had
already viewed the material on the computer screen, he could
delegate the signing of his name. In order to deal with the large
workload the attorneys took shortcuts and delegated authority to
sign papers to others. It became part of the firm’s regular practice
to have someone else sign the attorneys’ names.
The two attorneys involved in the above cases were suspended for
six months for professional misconduct. See In re Shapiro, 55
A.D.3d 291 (2d Dept. 2008); In re Moroff, 55 A.D.3d 200 (2d
Dept. 2008). By submitting documents to the court which did not
bear their true signatures, the two attorneys were charged with the
following ethical violations:
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failing to adequately supervise an associate (formerly a
violation of DR 104(a)(b) and (c));
a. Facts
b. Holding
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cases relying on them dismissed. If the courts have reason
to believe that an affidavit may be invalid, they may enter
an order directing the affiant, and where applicable, the
notary, to appear before the court and establish that the
affidavit is genuine. Steve Lash, Maryland Court of
Appeals Adopts New Foreclosure Rules, The Daily Record,
Oct. 19, 2010 available at
http://thedailyrecord.com/2010/10/19/maryland-court-of-
appeals-adopts-new-foreclosure-rule/
a. Facts
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accuses the law firm of engaging in fraud in mortgage
foreclosures and of participating in the unauthorized
practice of law.23 The equity suit was filed by Patrick
Loughren, a Pennsylvania attorney, against the firm and
thirty-three non-lawyer employees. Jeff Blumenthal,
Goldbeck McCafferty law firm sued, Philadelphia Business
Journal Dec. 3, 2010 available at
http://www.bizjournals.com/philadelphia/blogs/law/2010/1
2/goldbeck-mccafferty-law-firm-sued.html?page=all
c. Renaming
23
The 78 page Complaint is available at
https://dcr.alleghenycounty.us/DisplayImage.asp?gPDFOH=vol911%20%20%20%20%20%20%20%20%20%20%2
0%20%20%20000002D8&CaseID=GD%2D10%2D021437&DocketType=COMPL&SeqNumber=2
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