80055062 McDonnell Supp Brief as Filed 1-30-2012 w
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Supreme Judicial Court FOR THE COMMONWEALTH OF MASSACHUSETTS NO. SJC-11041 SUFFOLK COUNTY HENRIETTA EATON, PLAINTIFF-APPELLEE, v. FEDERAL NATIONAL MORTGAGE ASSOCIATION & ANOTHER, DEFENDANTS-APPELLANTS. ON APPEAL FROM AN INTERLOCUTORY ORDER OF THE SUFFOLK SUPERIOR COURT SUPPLEMENTAL BRIEF OF AMICUS CURIAE MARIE MCDONNELL, CFE Marie McDonnell, President Mortgage Fraud and Forensic Analyst Certified Fraud Examiner, ACFE McDonnell Property Analytics, Inc. 888 Washington Street, Suite 101A Dedham, MA 02026 Tel: 781-326-8486 | Fax: 866-625-0211 [email protected] Dated: January 30, 2012 www.StopForeclosureFraud.com
description
Supplemental brief after Ibanez case
Transcript of 80055062 McDonnell Supp Brief as Filed 1-30-2012 w
Supreme Judicial Court FOR THE COMMONWEALTH OF MASSACHUSETTS
NO. SJC-11041
SUFFOLK COUNTY
HENRIETTA EATON, PLAINTIFF-APPELLEE,
v.
FEDERAL NATIONAL MORTGAGE ASSOCIATION & ANOTHER, DEFENDANTS-APPELLANTS.
ON APPEAL FROM AN INTERLOCUTORY ORDER OF THE SUFFOLK SUPERIOR COURT
SUPPLEMENTAL BRIEF OF AMICUS CURIAE MARIE MCDONNELL, CFE
Marie McDonnell, President Mortgage Fraud and Forensic Analyst Certified Fraud Examiner, ACFE McDonnell Property Analytics, Inc. 888 Washington Street, Suite 101A Dedham, MA 02026 Tel: 781-326-8486 | Fax: 866-625-0211 [email protected]
Dated: January 30, 2012www.S
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TABLE OF CONTENTS STATEMENT OF AMICUS INTEREST ........................ 1 SUPPLEMENTAL BRIEFING ORDER ......................... 1 SUMMARY OF THE ISSUES ............................... 2 BACKGROUND & METHODOLOGY ............................ 3 CONTROL GROUP DEFINED ............................... 5 CLOUDED TITLES ...................................... 5 RECORDED DOCUMENTS EVIDENCING A SEPARATION .......... 6 FORENSIC EXAMINATION OF LATENT TITLE DEFECTS ........ 9 CONCLUSION ......................................... 14
Exhibit A – Definitions & Protocols ........ Ex. 1 Exhibit B – Chain of Title ................ Ex. 11 Exhibit C – Classification of Assignments of
Mortgage ............................. Ex. 20 Exhibit D – The Eaton Defect .............. Ex. 29 Exhibit E – The Ibanez Defect ............. Ex. 36 Exhibit F – Latent Defects ................ Ex. 43
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STATEMENT OF AMICUS INTEREST
Amicus Marie McDonnell relies on her statement of
amicus interest as previously filed in this action on
September 30, 2011 and incorporates her facts and
findings expressed therein by reference.
As before, this analysis is grounded in facts
derived through McDonnell Property Analytics’ forensic
examination of the Essex County Southern District
Registry of Deeds which provides empirical evidence and
quantitative analysis with respect to how often the
note and mortgage are separated incident to a
foreclosure action.
SUPPLEMENTAL BRIEFING ORDER
January 6, 2012
1. It has been claimed that requiring a unity of the mortgage and the underlying promissory note, in order for there to be a valid foreclosure, would cloud any title that has a foreclosure in the chain of title, regardless of how long ago the foreclosure occurred. The parties are invited to address whether they believe that such a requirement would have such an effect, and if so, what legal or practical measures exist that might limit the consequences of such a requirement.
2. It also has been suggested that, if the court were to hold that unity of the mortgage and note is required under existing law, the court's holding should be applied prospectively only. The parties are invited to indicate on what authority they believe (or do not believe) the court could make such a holding prospective only.
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SUMMARY OF THE ISSUES
Empirical Evidence
To assist the Court in better understanding what
evidence there exists in the public land records that
suggests a certain note was separated from the mortgage
securing it at the time of foreclosure, we direct the
Court’s attention first and foremost to the assignments
of mortgage that evidence the separation; and secondly,
to the assignments of bid post-foreclosure which often
transfer the property to the note holder.
Having identified the types of recorded documents
that indicate there is a gap in the chain of title, or
suggest that the note and mortgage are held by
different entities during the foreclosure process, I
proceed to offer a quantitative analysis of how often
this occurs based on a control group of mortgages that
were actively in foreclosure, or had been foreclosed
upon, when McDonnell Property Analytics audited the
Essex County Southern District Registry of Deeds, which
we began on January 24, 2011 and completed on June 28,
2011.
Although we identified a number of mistakes that
resulted in a cloud on title; and found copious
evidence of where the mortgage only was assigned
without reference to the underlying note; those issues
pale by comparison to the fatal, but hidden, title
defects that we unearthed through our forensic
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examination that have the potential to invalidate all
(100%) of the foreclosures in the control group. In
contrast we found that when valid assignments of
mortgage are recorded in the public record, no cloud on
title, facial or forensic, exists.
BACKGROUND & METHODOLOGY
http://www.salemdeeds.com/pdf/Audit.pdf
In January 2011, John O’Brien, Register of the
Essex County Southern District Registry of Deeds
(“Salem Deeds”), commissioned McDonnell Property
Analytics, Inc. to conduct an audit to test the
integrity of Salem Deeds.
McDonnell Property Analytics accepted this
assignment on a pro bono basis because of its high and
urgent value to the public trust, and to educate the 50
Attorneys General who are brokering a settlement with
the subject banks in an attempt to resolve fraudulent
foreclosure practices. We also wanted to prove the
concept that registries of deeds across all counties in
every jurisdiction in the United States need to have
their registries audited. Finally, we wanted to give
the public some guidelines as to how they can research
the public records to detect invalid documents and gaps
in their chain of title that need to be addressed.
We defined the scope of the examination by
selecting all assignments of mortgage that were
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recorded during the year 2010 to and from three of the
nation’s largest banks: JPMorgan Chase Bank, N.A.,
Wells Fargo Bank, N.A., and Bank of America, N.A. The
sample was not random or arbitrary; we included every
assignment that appeared in the Grantor / Grantee index
using the registry’s online search engine. The study
included 147 assignments involving JPMorgan Chase; 278
assignments involving Wells Fargo Bank; and 140
assignments involving Bank of America for a total of
565 assignments covering 473 homes.
Before examining the documents, we enlisted the
help of Attorney Jamie Ranney of Nantucket,
Massachusetts to establish definitions of terms based
on Massachusetts law that we could rely upon to
determine whether an assignment was either: valid,
missing, questionable, invalid, fraudulent, or
criminally fraudulent. We then developed protocols and
practical applications for classifying assignments of
mortgage according to the prescribed definitions of
terms.1 (See Exhibit A. - Definitions & Protocols)
1 McDonnell Property Analytics’ Forensic
Examination of the Essex County Southern District Registry of Deeds is available in its entirety online at: Hhttp://www.salemdeeds.com/pdf/Audit.pdfH. www.S
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CONTROL GROUP DEFINED
Subset of Audit: 275 of 565 (49%) Assignments Relate to a Foreclosure
In preparation for writing this Supplemental
Brief, I reexamined the data we collected and filtered
it so that I could analyze only those assignments of
mortgage and assignments of bid which relate to a
property that was in a pre-foreclosure, active
foreclosure, or completed foreclosure status.
This “control group” is comprised of 33
assignments and 23 properties involving JPMorgan Chase;
64 assignments and 52 properties involving Bank of
America; and 178 assignments covering 158 properties
involving Wells Fargo Bank. Of the 275 assignments
included in the control group, we could only trace the
identity of the note holder in 189 instances which
translates to a transparency rate of 68.73%. In other
words, even when we employed our forensic research
tools, we could not establish the identity of the true
owner of the note and mortgage 31.27% of the time.
CLOUDED TITLES
Gaps in the Chain of Title & Wild Deeds
When we reviewed the chain of title beginning with
the underlying mortgage that related to each of the 275
assignments we examined, we found only 2 out of the 233
properties in the control group where the title was
clouded by a gap or wild deed as the foreclosure
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proceeded. For purposes of our title examination, we
accepted as true all statements made and did not go
beyond the face of the recorded document.
Because the occurrence of a clouded title within
our control group was essentially de minimis, I do not
address those issues here.
From this data, the Court can be assured that
title to real property in the Commonwealth has not been
clouded when foreclosures are brought based on valid
transfers and assignments of the mortgaged property.
(See Exhibit B. - Chain of Title)
RECORDED DOCUMENTS EVIDENCING A SEPARATION
Assignments of Mortgage & Assignments of Bid
In the instant case, Henrietta Eaton’s attorneys
noticed that the Assignment of Mortgage from Mortgage
Electronic Registration Systems, Inc. (“MERS”) as
nominee for BankUnited, FSB (“Assignor”) to Green Tree
Servicing, LLC (“Assignee”) purported to assign the
Mortgage but not the Note. This observation led to the
discovery that the Assignee neither owned nor
physically possessed the Note they were attempting to
enforce.
To measure how frequently this phenomenon occurs
in a foreclosure setting, I set up an analytical tool
to track how many assignments of mortgage we found in
the Salem Deeds that purported to transfer both the
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note and mortgage; as well as how many assignments
conveyed the mortgage only. Further, I segregated the
MERS registered mortgage assignments from those that
were not registered into the MERS® System. Table 1
below contains a summary of what we found. For a more
detailed accounting of these statistics including the
raw data, please refer to Exhibit C. (See Exhibit C. -
Classification of Assignments of Mortgage)
Table 1: Classification of Assignments of Mortgage
Category JPMorgan
Chase Bank
Bank of America
Wells Fargo Bank
Combined Total
Number of Assignments Reviewed 33 64 178 275 Number of Properties Involved 23 52 158 233
Assignments of Bid Post-Foreclosure (29) Non-MERS Assignments of Bid 3 7 17 27 MERS Registered Assignments of Bid 1 0 1 2
Non-MERS Mortgage Assignments (121) Assignments Included Note & Mortgage 27 33 48 108 Assignments Included Mortgage Only 0 4 9 13
MERS Registered Mortgage Assignments (125) Assignments Included Note & Mortgage 0 11 16 27 Assignments Included Mortgage Only 2 9 87 98
There are several important conclusions to be
drawn from this breakdown. First, it is apparent that
MERS registered mortgages represent less than half of
the control group (46.35%); the majority of the
mortgages (53.65%) were never registered into the MERS®
System. Indeed, we were surprised to learn as our audit
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of the Salem Deeds progressed, that even though they
are founders and stockholders of MERS, JPMorgan Chase
Bank, N.A., Wells Fargo Bank, N.A., and Bank of
America, N.A. do not register their own loans into the
MERS® System.
Second, it becomes obvious when viewing these
statistics that the industry’s preference when
assigning MERS registered mortgages is to transfer the
mortgage only without a reference to the note. This
phenomenon occurred in our control group 98 out of 125
times (78.40%).
The practice of assigning a mortgage without
referencing the note that it secures does not, in and
of itself, create a cloud on title. This could
represent a change of agency directed by the note
holder; or, the assignment may represent a re-joining
of the note and mortgage when the assignee is the note
holder.
Such assumptions, however, are misplaced these
days in view of the foreclosure crisis and widespread
reports of robo-signed documents that contain false
statements, misrepresentations or omissions of material
facts about who actually owns a particular note and
mortgage. These facts suggest that homeowners are well-
advised to investigate the situation, especially when
there is empirical evidence that the note and mortgage
have become separated.
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To summarize, the Court should be aware that we
found 111 out of the 275 assignments in the control
group (40.36%) assigned the mortgage only without
referencing the note.
FORENSIC EXAMINATION OF LATENT TITLE DEFECTS
Eaton and Ibanez Type Defects are Pervasive
McDonnell Property Analytics’ audit of the Salem
Deeds involved a forensic examination of 565
assignments relating to 473 mortgages that became part
of the study. We attempted to trace the ownership of
these mortgages that had obviously been sold one or
more times and found 287 of them which translates to a
transparency rating of 60.68%.
In preparing to write this Supplemental Brief, I
filtered the data and found that 233 of the 473
properties we had already examined were at some stage
in the foreclosure process. This represents over forty-
nine percent (49%) of the study group and indicates
that there is a direct correlation between the
recording of an assignment of mortgage and the
institution of a foreclosure action. Indeed, we often
found that an assignment of mortgage and an order of
notice (of foreclosure) were executed and recorded on
the same day; and in many instances, the assignment was
executed by an attorney at the law firm conducting the
foreclosure.
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To assist the Court in assessing the scale of what
I refer to hereinafter as “The Eaton Defect,” where the
assignee who brings the foreclosure action is not the
owner of the note, I prepared an exhibit that
illustrates what we found and I quantify the
occurrences in Table 2 below. (See Exhibit D. - The
Eaton Defect)
In addition, I draw from the amicus briefs I
submitted to the Massachusetts Land Court and to the
Massachusetts Supreme Judicial Court in the matters of
U.S. Bank National Association v. Ibanez, and Wells
Fargo Bank, N.A. v. LaRace, 458 Mass. 637 - Mass:
Supreme Judicial Court 2011. There, I explained that
the assignments of the Ibanez and LaRace mortgages were
defective for a number of reasons, but principally,
because they purport to assign the notes and mortgages
from the loan originator directly to the trustee for
the securitization trust. This arrangement is a
prohibited act under the governing documents which
mandate that a special purpose entity known as the
depositor must be the one to convey the notes and
mortgages, together with the collateral file, to the
trustee or a document custodian acting on behalf of the
trustee. This structure was designed by Wall Street
investment banks and serves as the model for the vast
majority of securitizations I have analyzed over the
past twelve years.
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In what has become common parlance among those
investigating these securitization failures (including
the Securities and Exchange Commission and the
Department of Justice), we refer to this type of
transfer as an “A to D” assignment because it skips
over parties “B” and “C” and creates a “wild deed”
(especially in title theory states such as
Massachusetts). In Table 2 below, I quantify the “A to
D” assignment problem found in the control group and
refer to it hereinafter as “The Ibanez Defect.” To
further illustrate the “A to D” assignment sham, I
resubmit the annotated assignments and securitization
flow charts that I presented to the Court in the Ibanez
and LaRace amicus briefs. (See Exhibit E. - The Ibanez
Defect)
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Table 2: Latent Defects Belying Title Documents
Category JPMorgan
Chase Bank
Bank of America
Wells Fargo Bank
Combined Total
Number of Assignments Reviewed 33 64 178 275 Holder Matches 20 52 117 189 Level of Transparency Using Forensics 60.61% 81.25% 65.73% 68.73%
The Eaton Defect Assignee is Not the Note Owner 11 26 58 95 Latent Defect as a % of Holder Match 55.00% 50.00% 49.57% 50.26%
The Ibanez Defect “A to D” Assignment Sham 7 26 47 96 Latent Defect as a % of Holder Match 35.00% 50.00% 48.72% 50.79%
Latent Defects Total Latent Defects Belying Title Documents 18 52 121 191 Latent Defect as a % of Holder Match 90.00% 100.00% 103.42% 101.06%
The Latent Defects Total in Table 2 relates to the
population of assignments measured against the
mortgages we were able to trace. Since there were 42
more assignments than properties in the control group,
multiple assignments impacted certain properties so
that if the first assignment appeared to be valid, but
subsequent assignments were invalid, the chain of title
was corrupted. Of course, this “forensics cloud”2 in
the chain of title is not visible to the naked eye and
required our expertise to unearth.
2 I coined the term “forensics cloud” to indicate
where an assignment of mortgage that was recorded in the registry of deeds in order to bring a foreclosure action identifies the mortgagee as someone other than the party who claims to own the mortgage loan as revealed through our forensic examination. www.S
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A careful review of the raw data contained in
Exhibit F reveals that every single property in
foreclosure, without exception (100.00%), was impacted
by either “The Eaton Defect” (denoted by the term
“Forensics Cloud”) or the “Ibanez Defect” (denoted by
the reference “A to D”). (See Exhibit F. - Latent
Defects)
A number of important observations can be drawn
from our findings:
1. Unless a community bank is foreclosing on a portfolio loan, the commencement of a foreclosure action begins with the execution and recordation of an assignment of mortgage in the registry of deeds or land court registry.
2. That assignment of mortgage is facially valid, but when examined under the microscope by a Certified Fraud Examiner is seen to contain false statements, misrepresentations, and omissions of material facts in order to deceive the public and the courts into thinking that the assignee has the legal right to enforce the note and bring the foreclosure action.
3. The assignment of mortgage is the “breeder document” from which all other paperwork necessary to bring the foreclosure action; notice the sale; obtain judgment; and transfer title depends.
4. The patterns and practices are so explicit, well defined, and uniform that the servicers and foreclosure mills executing these maneuvers move in lock step with the precision of a marching army.
5. JPMorgan Chase Bank, N.A., Wells Fargo Bank, N.A., and Bank of America, N.A. do not register their own loans into the MERS® System; moreover, like MERS, they do not record interim assignments in the registries of deeds.
6. With respect to assignments that contain “The Eaton Defect” it is apparent that the banks, mortgage servicing companies, third-party
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who
of
7. With respect to mortgage loans that have been
CONCLUSION
In answer to the Court’s first question, a
decision to uphold the long-standing rule of law by
requiring a unity of the mortgage and the underlying
promissory note it secures will not cloud the title to
real property in the Commonwealth.
McDonnell Property Analytics’ audit of the Salem
Deeds proves that when valid assignments of mortgage
are recorded in the public records, no cloud on title,
facial or forensic, exists.
With respect to what legal or practical measures
exist to mitigate the consequences of the Court’s
requiring unity of the note and mortgage, I address the
practical considerations and leave the legal analysis
to Henrietta Eaton’s fine attorneys who have filed a
supplemental brief.
The tortuous history of the foreclosure crisis
here in Massachusetts, and throughout the nation, shows
that as the volume of foreclosure victims mounts into
the tens of millions, fewer and fewer have the
emotional, psychological, and financial wherewithal to
outsourcers and foreclosure mill attorneys prepare, execute, and record these assignments intentionally conceal the identity of the owner the note.
securitized, every assignment of mortgage skipsinterim assignees (“The Ibanez Defect”) and creates a “wild deed.”
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mount a defense. Thus, as a practical matter, the
Courts’ fears of pandemonium erupting when it decides
Eaton should be assuaged.
With respect to whether or not the Court’s
decision should be prospective only, it should not
absolve the reckless behavior, often criminal, on the
part of those who operate on the principle that “the
end justifies the means,” especially where self-serving
profit motives are concerned.
It is my hope that by putting the empirical
evidence before this Honorable Court, gathered over a
six-month period as we audited the Essex County
Southern District Registry of Deeds, that the Justices
will be better equipped to render a decision based on
truth of fact, and not hyperbole or fear-mongering.
Respectfully submitted,
_____________________________ Marie McDonnell, President Mortgage Fraud and Forensic Analyst Certified Fraud Examiner, ACFE 888 Washington Street, Suite 101A Dedham, MA 02026 Tel. 877-545-5748 Ext. 702 Tel. 781-326-8486 Fax: 866-625-0211
Dated: January 30, 2012
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AMICUS BRIEF OF MARIE MCDONNELL Henrietta Eaton v. Federal National Mortgage Association & another, No. SJC-11041
EXHIBIT “A”
Definition of Terms Protocols & Practical Applications
Ex. 1
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EXAMINATION OF ASSIGNMENTS OF MORTGAGE
CONDUCTED IN THE
ESSEX SOUTHERN DISTRICT REGISTRY OF DEEDS
By Marie McDonnell, CFE
Protocols and Practical Applications for Classifying Assignments of Mortgage
According to the Prescribed Definitions of Terms
VALID ASSIGNMENT OF MORTGAGE
Non-Foreclosure Situation
A valid assignment is recognizable when the originating Lender lawfully assigns borrower’s loan (note & mortgage) at or near origination.
1. Example: Barnes – On 4/15/2010, Salem Five Mortgage Company, LLC assigns mortgage to JPMorgan Chase Bank, N.A. at settlement and immediately records it after the mortgage.
Where it can be established that the signer and the notary are persons duly authorized pursuant to M.G.L. c. 183 § 54B.
Where the assignment is duly acknowledged in compliance with M.G.L. c. 183, s. 30, 33 and 41 as applicable.
Where the originating lender appears to have continuously held the borrower’s loan (note & mortgage) from the date of execution until the date the assignment is made as there are no subsequent assignments on record, and no forensic evidence of any prior transfer of the loan.
Where there is no forensic evidence available suggesting there were any intervening transfer(s) by the Lender or Assignee of record who is executing the assignment at issue.
Foreclosure Situation
A party other than the originating Lender seeking to conduct a non-judicial foreclosure under the “power of sale” contained in a mortgage in Massachusetts must comply with the following:
Ex. 2
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a.) The foreclosing party must be the lawful owner of the note;
b.) The foreclosing party must be in possession of the original promissory note;
c.) The foreclosing party must be the Mortgagee (as that term is defined by statute and under the common law) by way of a valid assignment(s) at the time the foreclosure sale is noticed (and at the time any sale is conducted) pursuant to M.G.L. c. 244 § 14.
If challenged, the foreclosing entity must be able to prove that it has a complete, unbroken chain of title from the originating Lender together with valid documentation of all intervening Assignees.
(See U.S. Bank National Association v. Ibanez, 458 Mass. 637 (2011); HSBC Bank USA, N.A. v. Haro, Suffolk County District Court, Chelsea Division, Case No. 201014SU000264, 6/15/2011; and Eaton v. Federal National Mortgage Association, Suffolk County Superior Court, Civil Action No. 11-1382, 6/17/2011)
Accordingly, if an assignment is being prepared in order to pass title into the foreclosing Mortgagee, the following must be true:
� The Assignor is the originating Lender or a lawful successor in interest, or became the Mortgagee through one or more valid Assignment(s) of Mortgage and the forensic evidence indicates that the Assignee is the current lawful owner of the note (and is in possession of the original thereof) or is silent.
MISSING ASSIGNMENT OF MORTGAGE
A missing assignment may be detected where there is a skip or “gap” in the chain of title because the last known Lender/Mortgagee/Assignee is not the current owner or holder of the mortgage obligation as determined through forensic examination.
2. Example: Costa – On 9/3/2010, Bank of America, N.A. as Lender assigns mortgage to BAC Home Loans Servicing, LP; research established that Fannie Mae owns the loan. Therefore, there is a Missing Assignment to Fannie Mae.
The securitization model popularized over the past decade usually requires two (2) “true sales” to distance the originating Lender from the Issuing Entity in order to create a so-called “bankruptcy remote” transaction. This involves at least three (3) assignments of the mortgage in question. When there is an assignment from the originating Lender directly into the Trust, which is typically a prohibited act pursuant to virtually all Pooling and Servicing Agreements, there are usually at least three (3) Missing Assignments. (See Securitization Flow Chart)
Ex. 3
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3. Example: Clain – On 10/26/2010, Wells Fargo Bank, N.A. assigns mortgage directly to U.S. Bank National Association as Trustee for Structured Asset Securities Corporation Trust 2005-WF2. Under the stated terms of the Pooling and Service Agreement to the Trust therefore, there are three (3) obviously Missing Assignments:
a.) Wells Fargo Bank, N.A. to the Seller/Sponsor;
b.) Seller/Sponsor to the Depositor/ and;
c.) Depositor to U.S. Bank National Association as Trustee for Structured Asset Securities Corporation Trust 2005-WF2.
QUESTIONABLE ASSIGNMENT OF MORTGAGE
A questionable assignment is one where bank failures and/or mergers & acquisitions make it nearly impossible to validate conveyances.
4. Example: Hodgkins – On 9/16/2010, Bank of America, N.A. as S/B/M/T Fleet National Bank as S/B/M/T BayBank Middlesex assigns mortgage to JPMorgan Chase Bank, N.A.
5. Example: Norris – On 3/19/2010, Chase Home Finance LLC S/B/M to Chase Manhattan Mortgage Corp. A/I/F for Bank of America F/K/A Fleet National Bank F/K/A BankBoston NA SBM the First National Bank of Boston SBM Pioneer Financial, A Cooperative Bank Consolidated with Malden Co-Operative Bank assigns mortgage to JPMorgan Chase Bank, N.A. Successor in Interest from Federal Deposit Insurance Corporation as Receiver for Washington Mutual Bank, FA.
Where the mortgage is being assigned years after a discharge in an attempt to correct a skip or gap in the chain of title.
6. Example: Beck – On 10/22/1998, Beck granted a Mortgage to Homeside Lending. Inc.; Mortgage Electronic Registration Systems, Inc. discharged the mortgage on 5/30/2003. Six (6) years later, on July 23, 2009, Wells Fargo Bank, N.A. successor by merger to Wells Fargo Home Mortgage, Inc. as Attorney in Fact for U.S. Bank National Association as successor Trustee to Wachovia Bank, N.A. f/k/a First Union National Bank, as Trust Administer assigns the mortgage to Mortgage Electronic Registration Systems, Inc.
Where the Assignment is suspected to be invalid because of a preponderance of evidence gathered involving the parties to the transfer.
Ex. 4
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INVALID ASSIGNMENT OF MORTGAGE
Non-Foreclosure Situation
An invalid assignment results, for example, when the originating Lender purports to assign the note and mortgage directly to the Issuing Entity of a securitized trust. Such a transfer violates the Pooling and Servicing Agreement governing the trust, New York Trust and other New York state laws, as well as I.R.S. REMIC rules and is, therefore, presumptively invalid.
Where an assignment from Mortgage Electronic Registration Systems, Inc. fails to identify the Principal Member who is purporting to assign the mortgage, there is no “grant” from a person who can be confirmed as an authorized signer pursuant to M.G.L. c. 183 § 54B and therefore, the assignment is presumptively invalid.
− Moreover, an assignment from MERS conveys only the agency status that MERS has established in the mortgage whereby it has limited powers to act solely as nominee for the Lender and for the Lender’s successors and assigns. See (Agard; BONY v. Silverberg)
Where a known Robo-Signer executes the assignment without proper authority or personal knowledge of the document’s contents and legal effect.
Where a Surrogate-Signer executes the assignment there may be forgery, uttering, and notary fraud.
Where the Execution Date on the assignment and Notary Date are not the same.
Foreclosure Situation
A party other than the originating Lender seeking to conduct a non-judicial foreclosure under the “power of sale” contained in a mortgage in Massachusetts must comply with the following:
a.) The foreclosing party must be the lawful owner of the note;
b.) The foreclosing party must be in possession of the original promissory note;
c.) The foreclosing party must be the Mortgagee (as that term is defined by statute and under the common law) by way of a valid assignment(s) at the time the foreclosure sale is noticed (and at the time any sale is conducted) pursuant to M.G.L. c. 244 § 14.
If challenged, the foreclosing entity must be able to prove that it has a complete, unbroken chain of title from the originating Lender together with valid documentation of all intervening Assignees.
Ex. 5
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(See U.S. Bank National Association v. Ibanez, 458 Mass. 637 (2011); HSBC Bank USA, N.A. v. Haro, Suffolk County District Court, Chelsea Division, Case No. 201014SU000264, 6/15/2011; and Eaton v. Federal National Mortgage Association, Suffolk County Superior Court, Civil Action No. 11-1382, 6/17/2011)
An assignment executed by a purported MERS “Certifying Officer” that attempts to convey the mortgage from MERS to the foreclosing entity is typically ineffective and invalid for the reasons stated above.
− An assignment from MERS is limited by the agency status contained in the mortgage between MERS and its principal whereby MERS has limited power(s) to act solely as “nominee” for the originating Lender and for the Lender’s successors and assigns.1
An assignment from MERS as nominee for the Lender or the Lender’s successors and assigns that fails to validly assign the mortgage to the current note holder will not comport with the requirement that the note and mortgage be held in the same ownership by the foreclosing entity. Accordingly, the Assignee will not have the legal authority to foreclose the mortgage non-judicially and the assignment will be considered invalid when used for that purpose.
Where the assignment is being prepared by the Loan Servicer or a Foreclosing Law Firm to prosecute a non-judicial foreclosure and where forensic analysis establishes that the Assignor is not the current owner (i.e., the assignment appears to contain false statements or representations), it is considered invalid. In such cases, the Assignor lacks ownership and/or authority to assign the mortgage; moreover, recorded assignments that contain false statements are considered forgeries and utterings in Massachusetts.
Assignments of Bid post-foreclosure are considered invalid when analysis determines that the foreclosing entity was not the legal owner of the note and mortgage at the time the foreclosure took place.
7. Example: Odolomerun – On 12/13/2004, Bank of America originated the loan and sold it to Fannie Mae. According to Fannie Mae’s Selling and Servicing Guide, this conveyance required Bank of America to prepare, execute and deliver an Assignment of Mortgage to Fannie Mae, but not record same. On 4/9/2010, Bank of America filed a Complaint to Foreclose Mortgage in the Massachusetts Land Court and obtained a judgment on 9/15/2010. The following day, 9/16/2010,
1 MERS’ unilateral statement that it is the “mortgagee” under a typical MERS mortgage does not automatically confer the legal status of a mortgagee upon MERS simply because the document states so.
Ex. 6
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Bank of America assigned the bid to Federal National Mortgage Association (Fannie Mae), the real party in interest.
FRAUDULENT ASSIGNMENT OF MORTGAGE
An invalid assignment may be determined to be a fraudulent assignment where pattern and practice evidence exists that the party executing the assignment does so knowingly and willfully with intent to deceive.
8. Example: Berger – On 11/28/2008, Andrew S. Harmon, a known principal and attorney at Harmon Law Offices, PC, acting as an attorney as well as a purported MERS Certifying Officer, prepared, executed, and caused to be recorded on the public land records an Assignment of Mortgage from Mortgage Electronic Registration Systems, Inc. to Wells Fargo Bank, N.A. Forensics established however that Fannie Mae is the current owner of the mortgage obligation.
9. Example: Griffin – On 1/7/2010, Andrew S. Harmon, a known principal and attorney at Harmon Law Offices, PC, acting as an attorney as well as a purported MERS Certifying Officer, prepared, executed, and caused to be recorded on the public land records an Assignment of Mortgage from Mortgage Electronic Registration Systems, Inc. to Wells Fargo Bank, N.A. Forensics established however that Fannie Mae is the current owner of the mortgage obligation.
10. Example: Green – On 8/6/2010, Andrew S. Harmon, a known principal and attorney at Harmon Law Offices, PC, acting as an attorney as well as a purported MERS Certifying Officer, prepared, executed, and caused to be recorded an Assignment of Mortgage from Mortgage Electronic Registration Systems, Inc. to Wells Fargo Bank, N.A. Forensics established however that Fannie Mae is the current owner of the mortgage obligation.
CRIMINALLY FRAUDULENT ASSIGNMENT
A fraudulent assignment may become criminally fraudulent when it violates the Massachusetts Residential Mortgage Fraud statute, M.G.L. c. 266 § 35(A)(b)(4) and was recorded on the public land records on or after August 7, 2010.
11. Example: McGrath – On 10/6/2010, Andrew S. Harmon of Harmon Law Offices, P.C., acting as an attorney as well as a purported MERS Certifying Officer, prepared, executed, and caused to be recorded an Assignment of Mortgage from Mortgage Electronic Registration Systems, Inc. to Wells Fargo Bank, N.A. Forensics established however that Fannie Mae is the current owner of the mortgage obligation.
Ex. 7
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12. Example: Miller – On 10/12/2010, Robo-signer Tom Croft of Carrington Mortgage Services, LLC as attorney in fact for New Century Mortgage Corporation executed and caused to be recorded an Assignment of Mortgage from New Century Mortgage Corporation to Wells Fargo Bank, N.A. as Trustee for Carrington Mortgage Loan Trust, Series 2006-NC4. New Century has been in a liquidation bankruptcy since 2007 and had divested itself of its loans years before. The Miller loan had to be conveyed into the subject trust within 90 days of when the deal closed in 2006.
A fraudulent assignment of mortgage may also become criminally fraudulent when it violates at least one of several Massachusetts laws related to the preparation and/or the preparation and then recordation on the public land records of various legal documents associated with mortgages (in this context):
Forgery:
“Falsely making” document(s) and/or instrument(s) with knowledge that such document(s) and/or instrument(s) have been executed with an “intent to injure or defraud” is a crime in Massachusetts typically reviewed under the “forgery” statute at G.L. c. 267, s. 1.
G.L. c. 267, s. 1 states:
“ Whoever, with intent to injure or defraud, falsely makes, alters, forges or counterfeits a public record, or a certificate, return or attestation of a clerk or register of a court, public register, notary public, justice of the peace, town clerk or any other public officer, in relation to a matter wherein such certificate, return or attestation may be received as legal proof; or a charter, deed, will, testament, bond or writing obligatory, power of attorney, policy of insurance, bill of lading, bill of exchange or promissory note; or an order, acquittance or discharge for money or other property or a credit card or an instrument described as a United States Dollar Traveller's Check or Cheque, purchased from a bank or other financially responsible institution, the purpose of which is a source of ready money on cashing the instrument without identification other than the signature of the purchaser; or an acceptance of a bill of exchange, or an endorsement or assignment of a bill of exchange or promissory note for the payment of money; or an accountable receipt for money, goods or other property; or a stock certificate, or any evidence or muniment of title to property; or a certificate of title, duplicate certificate of title, certificate issued in place of a duplicate certificate, the registration book, entry book, or any indexes provided for by chapter one hundred and eighty-five, or the docket of the recorder; shall be punished by imprisonment in the state prison for not more than ten years or in jail for not more than two years.”
Ex. 8
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Interpreting G.L. c. 267, s. 1, Commonwealth v. O’Connell, 55 Mass. App. Ct. 100 (2002) states:
“[fn6] To make out its case on forgery, the Commonwealth must prove that the defendant falsely made all or part of a document with the intent to defraud. G.L. c. 267, § 1. Commonwealth v. Apalakis, 396 Mass. 292, 295-296 (1985) . . . . [fn7] See Model Penal Code § 224.1 (1980) ("A person is guilty of forgery if . . . the actor: (a) alters any writing of another without his authority; or (b) makes . . . any writing so that it purports to be the writing of another who did not authorize the act") (emphasis supplied); 18 Pa. Cons. Stat. § 4101 (2001); State v. Mason, 79 Haw. 175, 180 (Ct. App. 1995); People v. Piening, 99 A.D.2d 583, 584 (N.Y. 1984); Lewis v. Commonwealth, 213 Va. 156 (1972). See also Owen v. People, 118 Colo. 415, 421 (1948), and cases cited.
The phrase “falsely makes” was examined in the case of Commonwealth v. Apalakis, 396 Mass. 292 (1985) and found to be essentially synonymous with “forgery”.
Accordingly, forgery is the false making or material alteration of a written instrument with the intent to injure or defraud. Commonwealth v. Apalakis, supra at 298. The focus for forgery is upon the false making of the document(s) and/or instrument(s), not their publication. It is not necessary to show that anyone actually was defrauded. Commonwealth v. Analetto, 326 Mass. 115, 118 (1950).
One who falsely makes a written instrument with the requisite intent to injure or defraud, even if they never show that document(s) and/or instrument(s) to another, is guilty of forgery.
Uttering:
Where document(s) and/or instrument(s) have been fraudulently or “falsely made” and are thereafter published (i.e. recorded or registered on the public land records), the crime of “uttering” has been committed and may be punished under G.L. c. 267, s. 5.
G.L. c. 267, s. 5 states:
“Whoever, with intent to injure or defraud, utters and publishes as true a false, forged or altered record, deed, instrument or other writing mentioned in the four preceding sections, knowing the same to be false, forged or altered, shall be punished by imprisonment in the state prison for not more than ten years or in jail for not more than two years.”
The crime of uttering punishes the publication, with intent to injure or defraud, of an instrument known to be forged. Commonwealth v. Levin, 11 Mass. App. Ct. 482, 496-97 (1981).
Ex. 9
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Robo-signed document(s) and/or instrument(s) are forgeries under Massachusetts law where the document(s) and/or instrument(s) were knowingly executed by someone other than the individual whose name is stated on the document(s) and/or instrument(s). The recording of such document(s) and/or instrument(s) on the public land records where the intent can only be to injure or defraud by recording such forged document(s) and/or instrument(s) for the purposes of attempting to induce reliance on what the document(s) and/or instrument(s) state, is uttering.
Ex. 10
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AMICUS BRIEF OF MARIE MCDONNELL Henrietta Eaton v. Federal National Mortgage Association & another, No. SJC-11041
EXHIBIT “B”
Chain of Title
Ex. 11
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Ex. 12
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BA
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RS
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52
39
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it 3
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ve
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In
c.
53
11
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nt
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.A.
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lls F
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.
55
26
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ste
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c.
56
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lis D
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57
41
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rrill
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58
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ge
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59
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62
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63
34
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64
48
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ase
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32
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Inc.
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of
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Ex. 16
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om
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LL
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irch
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81
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WE
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Ex. 19
www.Stop
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AMICUS BRIEF OF MARIE MCDONNELL Henrietta Eaton v. Federal National Mortgage Association & another, No. SJC-11041
EXHIBIT “C”
Classification of Assignments of Mortgage
Ex. 20
www.Stop
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Ex. 21
www.Stop
Fore
closu
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aud.c
om
BA
NK
OF
AM
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Ex. 27
www.Stop
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WE
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, A
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Ex. 28
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reFr
aud.c
om
AMICUS BRIEF OF MARIE MCDONNELL Henrietta Eaton v. Federal National Mortgage Association & another, No. SJC-11041
EXHIBIT “D”
The Eaton Defect
Ex. 29
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www.mcdonnellanalytics.com
McDonnell Property Analytics, Inc. | 88 Washington Street, Suite 101A | Dedham, MA 02026
THE EATON DEFECT
By Marie McDonnell, CFE
Protocols and Practical Applications for Classifying Assignments of Mortgage
According to the Prescribed Definitions of Terms
“The Eaton Defect” as described in our amicus brief occurs when an entity, such as Green Tree Servicing LLC takes the mortgage by assignment and prosecutes a foreclosure in its own name when it neither owns nor holds the note.
To establish the identity of the entity claiming ownership of the mortgage obligation, we performed a search on the MERS website and found that Fannie Mae was the Investor i.e., the legal owner of the Eaton Note.
Attached hereto is a Chain of Title Flow Chart that illustrates the actual sale and assignment of Henrietta Eaton’s Note and Mortgage versus what the Assignment of Mortgage executed by alleged robo-signer Monica Medina, an employee of Green Tree Servicing LLC, states. The Assignment of Mortgage and Assignment of Bid are also provided as a reference.
I refer you as well to Exhibit A of our amicus brief which establishes the Protocols and Practical Applications for Classifying Assignment of Mortgage According to the Prescribed Definition of Terms we used when auditing the Essex County Southern District Registry of Deeds.
Examples 7, 8, 9, 10 in Exhibit A describe “The Eaton Defect.”
Ex. 30
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NOTE & MORTGAGE
INVALID ASSIGNMENT
MISSING ASSIGNMENT
ASSIGNMENT OF BID
NOTE & MORTGAGE
Henrietta EatonMORTGAGOR
$145,000.00
SETTLEMENT DATE: September 12, 2007
BankUnited, FSB
ORIGINATOR
ORIGINATING LENDER NAMED IN NOTE AND MORTGAGE
CHAIN OF TITLE FLOW CHART
Henrietta Eaton141 Deforest Street, Roslindale, Suffolk County, Massachusetts 02131
© 2011 McDonnell Property Analytics, Inc., All Rights Reserved
Henrietta EatonMORTGAGOR
$145,000.00
SETTLEMENT DATE: September 12, 2007
Mortgage Electronic Registration Systems, Inc.
("MERS") as nominee for BankUnited, FSBNOMINEE / MORTGAGEE
MORTGAGE ELECTRONIC REGISTRATION SYSTEMS, INC., PURPORTS TO ASSIGN THE MORTGAGE (ONLY) TO
GREEN TREE SERVICING LLC ON: April 22, 2009
SIGNATORY: MONICA MEDINA
Green Tree Servicing LLC
SERVICER
THIS ASSIGNMENT DOES NOT TRANSFER THE NOTE
FANNIE MAE RULES AND MERS RULE 8 CLASH WITH M.G.L. CH. 244 SEC. 14; M.G.L. CH. 183 SEC. 21 &
M.G.L. CH 185 SEC. 67
TRANSFERS & ASSIGNMENTS
OF NOTE AND MORTGAGE
INVALID ASSIGNMENT RECORDED IN
SUFFOLK COUNTY REGISTRY OF DEEDS
Federal National Mortage Corporation
GOVERNMENT SPONSERED ENTERPRISE
CREATES ISSUING ENTITY; SECURITIZES LOANS
Federal National Mortgage Association(Fannie Mae)
TRUE OWNER & HOLDER
FANNIE MAE DOES NOT INVEST IN REO PROPERTIES; IT WAS THE TRUE OWNER AND HOLDER OF THE EATON NOTE
AND MORTGAGE PRIOR TO FORECLOSURE
Ex. 31
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1 record matched your search:
MIN: 1005265-0005361290-1 Note Date: 09/12/2007 MIN Status: Inactive
Servicer: Green Tree Servicing LLC Phone: (800) 643-0202
Tempe, AZ
Investor: Fannie Mae Phone: (202) 752-7000
Washington, DC
Return to Search
For more information about MERS please go to www.mersinc.org
Copyright© 2006 by MERSCORP, Inc.
MERS® Servicer Identification System - Results https://www.mers-servicerid.org/sis/search
1 of 1 6/24/2011 8:44 AM
Ex. 32
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Ex. 33
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Ex. 34
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Ex. 35
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AMICUS BRIEF OF MARIE MCDONNELL Henrietta Eaton v. Federal National Mortgage Association & another, No. SJC-11041
EXHIBIT “E”
The Ibanez Defect
Ex. 36
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www.mcdonnellanalytics.com
McDonnell Property Analytics, Inc. | 88 Washington Street, Suite 101A | Dedham, MA 02026
THE IBANEZ DEFECT
By Marie McDonnell, CFE
Protocols and Practical Applications for Classifying Assignments of Mortgage
According to the Prescribed Definitions of Terms
“The Ibanez Defect” as described in this amicus brief occurs when an entity, such as Option One Mortgage Corporation, sells the loan for securitization purposes and later, after the loan has been sold multiple times, assigns the Note and Mortgage (or just the Mortgage) directly to the Trustee of the Issuing Entity (securitized trust).
Under the rules of the Prospectus, Prospectus Supplement and Pooling and Servicing Agreement which govern securitization trusts, this is a prohibited act; only a special purpose entity known as the Depositor can handle this function.
Attached hereto are the Securitization Flow Charts and annotated Assignments of Mortgage that I prepared and submitted to the Supreme Judicial Court in my amicus brief in the matter of U.S. Bank Nat’l Ass’n v. Ibanez, 458 Mass. 637 (2011) (“Ibanez”).
I refer you as well to Exhibit A of this amicus brief which establishes the Protocols and Practical Applications for Classifying Assignment of Mortgage According to the Prescribed Definition of Terms we used when auditing the Essex County Southern District Registry of Deeds.
Please refer to Exhibit A in this brief and read under the definition of “Invalid Assignment of Mortgage: Non-Foreclosure Situation to learn more. Example 12 in Exhibit A describes “The Ibanez Defect.”
Ex. 37
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Ret
urn
On
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stm
ent
Mon
thly
Pay
men
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RC
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NS
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OM
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; F
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D.
Str
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et S
ecur
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Cor
pora
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DE
PO
SIT
OR
CR
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TE
S IS
SU
ING
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UT
OF
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AT
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12/2
8/20
06
E.
Str
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red
Ass
et S
ecur
ities
Cor
pora
tion
Mor
tgag
e P
ass-
Thr
ough
Cer
tific
ates
, Ser
ies
2006
-Z
TR
US
T F
UN
D -
ISS
UIN
G E
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HO
LDS
PO
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OF
LO
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S; I
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; C
OLL
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TS
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S
Wel
ls F
argo
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k, N
.A.
SE
CU
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AD
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ES
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ITIZ
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AR
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.S.
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NK
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NA
L A
SS
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IAT
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, as
Tru
stee
fo
r th
e S
tru
ctu
red
Ass
et S
e-cu
riti
es C
orp
ora
tio
n
Mo
rtga
ge P
ass-
Th
rou
gh C
erti
fica
tes,
Ser
ies
20
06
-Z
AR
RO
W L
EG
EN
D
Pu
rple
- M
ort
gag
e D
ocu
men
ts
Blu
e -
Sec
uri
ties
Cer
tifi
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sO
ran
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vest
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nd
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reen
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orr
ow
er F
un
ds
Tru
th I
n L
endi
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udit
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ecov
ery
Serv
ices
, LL
CC
opyr
ight
200
9
Aur
ora
Loan
Ser
vice
sM
AS
TE
R S
ER
VIC
ER
SE
RV
ICE
S IN
DIV
IDU
AL
LOA
NS
; AG
GR
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AT
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RF
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MS
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S U
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T'S
P
OO
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G &
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RV
ICIN
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GR
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NT
A.
Ros
e M
ortg
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Inc.
CO
RR
ES
PO
ND
EN
T
PR
OC
ES
SE
S A
ND
FU
ND
S
IND
IVID
UA
L LO
AN
S
U.S
. Ban
k N
atio
nal A
ssoc
iatio
n
TR
US
TE
E
RE
PR
ES
EN
TS
INV
ES
TO
RS
' IN
TE
RE
ST
S; R
EM
ITS
NE
T
RE
VE
NU
ES
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RT
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AT
EH
OLD
ER
S
Deu
tsch
e B
ank
Nat
iona
l Tru
st C
o., U
.S. B
ank
N.A
., La
Sal
le B
ank,
N.A
. & W
ells
Far
go B
ank
DO
CU
ME
NT
CU
ST
OD
IAN
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LDS
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AIN
TA
INS
MO
RT
GA
GE
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AN
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ME
NT
S O
N
BE
HA
LF O
F T
RU
ST
EE
Ex. 38
www.Stop
Fore
closu
reFr
aud.c
om
This is a bogus Assignment
prepared by American Home
Mortgage Servicing, Inc. on
9/2/2008.
Notwithstanding AHMSI
acquired Option One in May of
2008, it did not have standing
to execute this Assignment
because Option One had sold
the Ibanez loan to Lehman
Brothers Holding, Inc. prior to
12/28/2006 when the SASC
2006-Z securitization deal
closed. In Addition, Wells
Fargo Bank, N.A. as Trustee did
not grant Option One or
AHMSI a Power of Attorney to
act on its behalf.
(See Ibanez Securitization
Flow Chart)
The Ibanez loan was removed
from the SASC 2006-Z Trust
Fund in September 2008 just
after the foreclosure
paperwork was recorded in
the Hampden County Registry
of Deeds. I was informed by
the Securities Administrator
that the asset was “liquidated”
but that the Trust has not
received any proceeds of the
liquidation.
(See Ibanez Monthly
Remittance Reports &
Mortgage Loan Schedule)
Ex. 39
www.Stop
Fore
closu
reFr
aud.c
om
Another reason why this Affidavit is
bogus is because it was allegedly
witnessed by a Notary Public in
Alpharetta, Georgia employed by
Fidelity National Information
Services when American Home
Mortgage Services, Inc. operates out
of Irvine, California.
(See http://www.docx.com/)
Here again, there is no Corporate
Seal affixed, no Power of Attorney,
nor is there any other
authentication that would support
the validity of this document.
Ex. 40
www.Stop
Fore
closu
reFr
aud.c
om
Ret
urn
On
Inve
stm
ent
Mon
thly
Pay
men
ts
Mon
thly
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trib
utio
ns
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ates
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ring
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ts
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umen
ts
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ceed
s
Cer
tific
ates
Net
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s
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atesM
ark
& T
amm
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race
MO
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orpo
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nO
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R
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OC
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S A
ND
FU
ND
S
IND
IVID
UA
L LO
AN
S
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Ban
k of
Am
eric
a, N
.A.
SE
LL
ER
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PO
NS
OR
PU
RC
HA
SE
S L
OA
NS
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OM
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IGIN
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OR
MS
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OL
C. A
sset
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ked
Fun
ding
Cor
pora
tion
DE
PO
SIT
OR
CR
EA
TE
S IS
SU
ING
EN
TIT
YC
UT
OF
F D
AT
E:
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/200
5
D.
AB
FC
200
5-O
PT
1 T
rust
, AB
FC
Ass
et
Bac
ked
Cer
tific
ates
Ser
ies
2005
-OP
T 1
TR
US
T F
UN
D -
ISS
UIN
G E
NT
ITY
HO
LDS
PO
OL
OF
LO
AN
S; I
SS
UE
S C
ER
TIF
ICA
TE
S
Ban
c of
Am
eric
a S
ecur
ities
, LLC
UN
DE
RW
RIT
ER
SE
LLS
CE
RT
IFIC
AT
ES
TO
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ES
TO
RS
; C
OLL
EC
TS
OF
FE
RIN
G P
RO
CE
ED
S
Wel
ls F
argo
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k, N
atio
nal A
ssoc
iatio
nT
RU
ST
EE
RE
PR
ES
EN
TS
INV
ES
TO
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' IN
TE
RE
ST
S; R
EM
ITS
N
ET
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VE
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RT
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t, C
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ast
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ITIE
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S D
EF
INE
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C
ER
TIF
ICA
TE
S
LARACE SECURITIZATIO
N FLOW CHART
WELLS FARGO BANK, N.A., as trustee for ABFC 2005-OPT 1 Trust,
ABFC Asset Backed Certificates Series 2005-OPT 1
AR
RO
W L
EG
EN
D
Pu
rple
- M
ort
gag
e D
ocu
men
ts
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e -
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uri
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tifi
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ran
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nd
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reen
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it &
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rvic
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yrig
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ion
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tgag
e C
orpo
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ER
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ER
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S IN
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GR
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AT
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OLL
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TIO
NS
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RF
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MS
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S U
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US
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OO
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G &
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ICIN
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GR
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ME
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KN
OW
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UM
EN
T C
US
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AIN
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HA
LF O
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ST
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Ex. 41
www.Stop
Fore
closu
reFr
aud.c
om
This Assignment from Option
One directly into the ABFC
2005-OPT 1 Trust is bogus
for several reasons:
1. Option One divested itself
of its interest in the
LaRace Note and
Mortgage on or before
October 1, 2005 when the
“Cutoff Date” for the
securitization took effect;
2. The Trust documents
(Prospectus;
Supplements; and Pooling
and Servicing Agreement)
preclude anyone but the
DEPOSITOR from
conveying mortgage
obligations into the Trust;
3. Neither Option One nor
Cindi Ellis was authorized
by the Trustee, Wells
Fargo Bank, N.A. to
execute documents on
behalf of the Trust.
4. A back-dated Assignment
is ineffective.
Ex. 42
www.Stop
Fore
closu
reFr
aud.c
om
AMICUS BRIEF OF MARIE MCDONNELL Henrietta Eaton v. Federal National Mortgage Association & another, No. SJC-11041
EXHIBIT “F”
Latent Defects
Ex. 43
www.Stop
Fore
closu
reFr
aud.c
om
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20
06
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06
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20
03
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20
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CERTIFICATE OF COMPLIANCE
This brief complies with the rules of court that pertain to the filing of briefs, including, but not limited to: Mass. R. A. P. 16(a)(6) (pertinent findings or memorandum of decision); Mass. R. A. P. 16(e) (references to the record); Mass. R. A. P. 16(f) (reproduction of statutes, rules, regulations); Mass. R. A. P. 16(h) (length of briefs); Mass. R. A. P. 18 (appendix to the briefs); and Mass. R. A. P. 20 (form of briefs, appendices, and other papers).
_____________________________ Marie McDonnell, President
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