Goldome Credit Corp. v. Burke
Goldome Credit Corp. v. Burke
Opinion
The defendant below, Goldome Credit Corporation, appeals from a summary judgment entered in favor of Selena Burke, the plaintiff/class representative in this class action alleging that Goldome imposed excessive charges on mortgage loans. We reverse and remand.
A document entitled "itemization of amount financed," which Selena and Diane signed at the closing of the loan, reflected that $560 of the $14,101 was a "prepaid finance charge" paid to Horizon. Additionally, the document reflected in a portion entitled "amount paid to others on your behalf" that $500 was paid to "Martha Chestnut, Broker." Other amounts were also paid to various third parties, including payments for an appraisal, title insurance, a credit report, a "mortgage payoff," and filing fees to "public officials."
Several days after the note was executed, Horizon sold the note to Goldome.3 Goldome in turn paid Horizon the face amount of the note plus an additional sum of $530.44 (hereinafter referred to as the "yield spread premium"). According to the record, the yield spread premium due Horizon actually totaled $707.26. However, Goldome deducted a "25% reserve," and Horizon apparently received a reduced amount of $530.44 as the yield spread premium.4
Diane made payments on the note and ultimately prepaid the note in full before the end of its term. It is undisputed that Selena never made a payment on the note.
On October 13, 1994, after the note had been paid in full, Selena sued Horizon, Goldome, and fictitiously named defendants, alleging causes of action based on fraud, suppression, conspiracy, breach of fiduciary duty, and violations of Alabama's "Mini-Code," Ala. Code 1975, §
"1. On or about August 24, 1988 the plaintiff obtained a second mortgage loan on certain property in Lowndes County, Alabama through the defendant Horizon Funding, Inc. (`Horizon'). In arranging this loan, Horizon was acting as the agent of defendant Goldome Credit Corporation (`Goldome'), which was the actual lender. Goldome reviewed and approved the plaintiff's loan documents before making the loan. . . .
"2. In connection with the loan the plaintiff was required to pay $500.00 for a broker's fee, which was included in the principal amount of the loan as shown in the attached Exhibit A. . . .
"3. In fact, the broker's fee was an additional finance charge in the nature of points or other front-end charge, which was a material fact that the defendants misrepresented and/or suppressed in connection with the loan. . . .
"4. As a result of the defendants' misrepresentation and/or suppression of the nature of the brokers' fee, the defendants also misrepresented the true interest rate and finance charge on the plaintiff's loan.
"5. In reliance upon the misrepresentation and/or suppression of the defendants, the plaintiff entered into the loan. As a result the plaintiff has been injured and damaged by paying more in *Page 285 interest and finance charges than she was told by the defendants."
Additionally, the complaint sought certification of the action as a class action.
After initial discovery, Selena amended the complaint on November 7, 1995, to add a claim specifically alleging that Horizon and Goldome had violated Ala. Code 1975, §
Selena later moved the trial court to certify the action as a class action. In an order dated May 6, 1998, the trial court certified the action under Rule 23(b)(3), Ala. R. Civ. P., as a class action with three subclasses. The first two subclasses were based on the fraud and suppression claims; however, the trial court later vacated its certification of those two subclasses, leaving one remaining class, which the trial court described in its certification order as follows:
"The total of the $500.00 broker fee and $560.00 `Prepaid Finance Charge' stated on Exhibit A, and the $707.26 [yield spread premium] to the broker shown on Exhibits B and C, Plaintiff's Brief Supporting Class Certification, is $1,767.60 [sic]. Plaintiff alleges that these charges are `points' within the meaning of, and subject to the limitation of, Sec.
5-19-4 (g), Code of Alabama.
". . . .
"In Ms. Burke's case, the $1,767.60 total of yield spread premium, broker fee, and prepaid finance charge equals 13.05%, of the stated Amount Financed ($13,541.00). . . .
"The second amendment to the complaint alleges that the total broker's fee, [yield spread premium,] and prepaid finance charge exceed the 5% maximum on points allowed by Sec.
5-19-4 (g), Code of Alabama, and that all these payments are `finance charges' under Sec.5-19-1 (1) which says:"`(1) Finance charge. The sum of all charges, payable directly or indirectly by the person to whom credit is extended, and imposed directly or indirectly by the creditor as an incident to the extension of credit. . . .'
"The Alabama Supreme Court has held that a yield spread premium is a prepaid finance charge, and that all such charges are `points' within the 5% cap of Sec.
5-19-4 (g). In Smith v. First Family Financial Services, Inc.,626 So.2d 1266 (Ala. 1993) the Court said[:]"`The Mini-Code (Sec.15-19-1(1)) defines "finance charge" as including all charges "imposed directly or indirectly," including points or other charges, "however denominated."
"`. . . . Alabama Code 1975, Sec.
5-19-4 (g), provides:"`"(g) Notwithstanding the provisions of this or any other section of this chapter, a creditor may, pursuant to contract, in a consumer loan or consumer credit sale secured by an interest in real property, charge and collect points in an amount not to exceed five percent of the original principal balance in the case of a closed-end loan or credit sale, . . ."
"`. . .
5-19-1 (1) defines "finance charge" as including every charge imposed on the consumer whether "directly or indirectly," by whatever designation. Section5-19-4 (g) merely *Page 286 states that, for purposes of computing a finance charge refund, points, being fully earned on the date of the loan, may be excluded."`That this is so does not change the nature of the spread yield [sic] premium. It is a part of the origination loan fee paid to the mortgage broker on the front end of the loan. It is a cost of borrowing money, defined as a "finance charge" under the Mini-Code.'
"626 So.2d at 1271 (emphasis added).
". . . .
"Plaintiff alleges that Smith . . . hold[s] any up-front fees to a lender or broker are `points,' and that Goldome's `yield spread premiums' to brokers were `prepaid finance charges' and `points,' which along with broker fees were subject to the 5% limit of Sec.
5-19-4 (g)."Plaintiff's revised motion for class certification requests certification of the following subclass No. 3:
"3. All Alabama residents who received any loan from Goldome Credit Corporation after June 30, 1988, which was arranged through any loan broker, and in which the total of broker's fees, yield spread premium, and/or other prepaid finance charges paid to the broker by Goldome exceeded 5% (five percent) of the original principal balance of the loan."
On May 15, 1998, Selena, as class representative, filed a motion for a partial summary judgment on her claim that Goldome had violated the five percent limitation on points found in §
"(a) Summary judgment on the issue of liability is hereby entered in favor of the class and against [Goldome] . . . as to each loan in the class having prepaid finance charges, broker fees and/or yield spread premiums totaling more than 5% of the original principal balance. The Court finds that each such loan was made in violation of [Ala. Code 1975, §
5-19-4 (g)]."(b) Pursuant to the applicable provisions of [§
5-19-19 ], and United Companies Lending Corp. v. Autrey,723 So.2d 617 (Ala. 1998), each member of the plaintiff class whose loan carries prepaid finance charges, broker fees and/or yield spread premiums totaling more than 5% of the original principal balance is entitled to recover from Goldome Credit Corporation . . . the total finance charge on each such loan. . . ."2. As to Goldome's motion for summary judgment: Summary judgment is granted in favor of Goldome solely on the issue of whether its violation of Sec.
5-19-4 (g) was `. . . in deliberate violation of or in reckless disregard' of the law, and Goldome's motion is denied in all other respects."
Goldome filed a motion asking the trial court to certify an interlocutory appeal pursuant to Rule 5, Ala. R.App. P. The trial court denied the motion. Goldome then filed a petition for writ of mandamus with this Court, seeking a writ directing the trial court to vacate its October 19, 1999, summary judgment, and to enter summary judgment in Goldome's favor. We denied the petition by order on July 21, 2000.
On December 18, 2001, the trial court, upon the joint agreement of the parties, dismissed Selena's remaining claims. On February 14, 2003, the trial court entered an order it entitled a "RULE 54(b) FINAL JUDGMENT" (capitalization in original). In its order, the trial court modified *Page 287 its previous partial summary judgment. First, the trial court excluded from the class those borrowers whose loans were "paid off" before October 13, 1993, because the claims of those borrowers were barred by the statute of limitations. Additionally, Goldome was to refund the finance charges found in the loans of each remaining class member, including all prepaid finance charges, loan broker fees, yield spread premiums, and interest. The money would be placed in an account pending a distribution order by the trial court and an award of attorney fees. Finally, the trial court purported to certify its judgment against Goldome as a final judgment pursuant to Rule 54(b), Ala. R. Civ. P. Goldome appeals.
General Motors Corp. v. Kilgore,"`"We apply the same standard of review the trial court used in determining whether the evidence presented to the trial court created a genuine issue of material fact. Once a party moving for a summary judgment establishes that no genuine issue of material fact exists, the burden shifts to the nonmovant to present substantial evidence creating a genuine issue of material fact. `Substantial evidence' is `evidence of such weight and quality that fair-minded persons in the exercise of impartial judgment can reasonably infer the existence of the fact sought to be proved.' In reviewing a summary judgment, we view the evidence in the light most favorable to the nonmovant and entertain such reasonable inferences as the jury would have been free to draw.'"
"American Liberty Ins. Co. v. AmSouth Bank,
825 So.2d 786 ,790 (Ala. 2002) (quoting Nationwide Prop. Cas. Ins. Co. v. DPF Architects, P.C.,792 So.2d 369 ,372 (Ala. 2000) (citations omitted))."
"(g) Notwithstanding the provisions of this or any other section of this chapter, a creditor may, pursuant to contract, in a consumer loan or consumer credit sale secured by an interest in real property, charge and collect points in an amount not to exceed five percent of the original principal balance in the case of a closed-end loan or credit sale, or five percent of the total line of credit in the case of an open-end credit plan. Points may be paid in cash at the time of the loan or credit sale, or may be deducted from the proceeds and included in the original principal balance. Points shall be in addition to all other charges and are fully earned on the date of the loan or credit sale and may be excluded from the finance charge for the purpose of computing the finance charge refund."
Goldome further argues that the portions of Smith v. FirstFamily Financial Services, Inc.,
In Smith, the plaintiff borrowers, Smith and White, negotiated a loan with EquiSouth, a mortgage broker. EquiSouth was enrolled in a "correspondence lending program" with First Family, a mortgage lender, in which EquiSouth would do all of the "origination work" on loans and then submit the borrowers' loan applications to First Family. If First Family approved the applications, the loans were closed in the name of EquiSouth, and the funds were supplied by First Family.
EquiSouth submitted Smith's loan application to First Family, which initially refused the loan on the basis of the application. Smith's brother, White, agreed to cosign the note and loan application. First Family then issued a conditional loan commitment, which provided that First Family would lend the money to Smith and White at an interest rate of 16% per annum. EquiSouth then added an additional 2% interest as a "mortgage broker origination fee," increasing the total interest rate to 18%.
Smith and White subsequently sued First Family, claiming that it had a duty to disclose to them the existence of the yield spread premium. This Court agreed, holding that although the "origination fee" and the resulting 18% interest rate had been disclosed to Smith and White, the yield spread premium had not, and First Family had a duty to disclose the existence of the yield spread premium. Smith,
Smith and White also claimed that the yield spread premium violated the limitation on points then found in Ala. Code 1975, §
"On March 11, 198[8], Act No. 88-87 was approved, with an effective date of June 30, 1988. Act No. 88-87 amended §
5-19-4 , part of the Alabama Consumer Credit Act (`Mini-Code'), to provide for a five percent limitation on mortgage loan origination fees. The provision is codified at Alabama Code 1975, §5-19-4 (g), as amended."
"The plaintiffs claim that, a few months after the effective date of §5-19-4 (g), First Family implemented its correspondent lender program with the aim of permitting a mortgage broker participating in the correspondent lender program to receive fees for originating a consumer loan substantially in excess of the five percent limitation. The plaintiffs argue that this was done through means of the yield spread premium, which resulted in the mortgage broker's receiving more than a five per cent origination fee. . . . First Family allows a broker participating in the correspondent program to increase the interest rate that the borrower will be charged for origination of the loan through means of spread of up to two percent of the gross amount of the loan. In this instance, it allowed EquiSouth to increase the rate quoted to the borrower *Page 289 from 16% to 18%. The spread stems from the two percentage-point difference between First Family's 16% `buy rate' and the 18% rate on the note. Under the correspondent lender program, First Family pays 75% of the present value calculation of the spread to the correspondent lender (EquiSouth) at the time the loan is purchased. The other 25% of the spread is retained by First Family. . . ."First Family and EquiSouth do not dispute the fact that an origination fee of 5% of the loan plus $2,880.22 (75% of the spread paid to EquiSouth) was charged and paid for by the borrowers at the loan closing. They do not dispute that the transaction is a consumer loan transaction governed by the Mini-Code. The Mini-Code (§
5-19-1 (1)) defines `finance charge' as including all charges `imposed directly or indirectly,' including points or other charges, `however denominated.'
". . . .
"The defendants, understandably, do not challenge the plaintiffs' assertion that the five percent origination fee and the two percent yield spread premium were finance charges as defined in the Mini-Code, being, as they are, charges imposed directly on the borrower, including points and all other charges, `however denominated.' They contend, however, that the key language in the statute is the phase `fully earned.' They argue, implausibly, that because the statute states that points are fully earned (from the standpoint of the mortgage broker) and may be excluded from the finance charge for the purpose of computing the finance charge refund, the spread yield premium should not be considered points or finance charges since it would not be included in computing a finance charge refund in the event the loan was paid off prematurely.Smith,"The statutory definition of points, in §
5-19-4 (g), does not require that they be `fully earned on the date of the loan' as this argument contends. To the contrary, §5-19-1 (1) defines `finance charge' as including every charge imposed on the consumer whether `directly or indirectly,' by whatever designation. Section5-19-4 (g) merely states that, for purposes of computing a finance charge refund, points, being fully earned on the date of the loan, may be excluded."That this is so does not change the nature of the spread yield premium. It is a part of the origination loan fee paid to the mortgage broker on the front end of the loan. It is a cost of borrowing money, defined as a `finance charge' under the Mini-Code."
The legislature immediately moved to amend the Mini-Code as a direct result of Smith. In Act No. 94-115, § 1(6), Ala. Acts 1994, the legislature, in its findings, noted that "[b]ecause of pending litigation, see, Smith v. First Family FinancialServices, Inc.,
Relying on the statement in Smith that §
On appeal, Goldome argues that Smith merely held that the yield spread premium in that case was a finance charge that First Family was required to disclose, not that it constituted "points" for purposes of §
"First Family argues that it was free to charge the plaintiffs any rate of interest that did not violate the usury laws, and that there is no allegation of a usury law violation in this case. We agree with this contention. However, the fact that this is so did not relieve First Family or EquiSouth from disclosing to the borrowers the actual finance charges they were undertaking. The Mini-Code was subject to several amendments in the 1988 session of the legislature. `Finance charge' was broadly defined to include all charges, `however denominated.' Section5-19-4 (g) permitted a creditor, by contract, in a consumer loan secured by an interest in real property, to charge and collect points in an amount not to exceed five percent of the original principal balance. The new legislation provided that such fees were fully earned on the date of the loan, that is, were nonrefundable, and were not to be included in computing finance charge refunds. This settled the debate with regard to whether origination fees were legal under the Mini-Code and settled the question with respect to whether prepaid origination fees could legally be made nonrefundable. The amendment did not, however, relieve the lender of the obligation to disclose all finance charges, including points, to the borrower."
Admittedly, this Court's decision in Smith is less than clear as to whether or how a yield spread premium could be considered "points" under §
The plain language of §
The yield spread premium Goldome paid to Horizon in this case differs from the "points" described in §
Selena contends, conversely, that the borrower should be deemed to be the person who pays the yield spread premium because Goldome would have eventually collected it from the borrower during the full course of the term of the loan. A portion of each monthly interest payment, Selena argues, also paid a portion of the yield spread premium, because it was part of the interest on the note. However, we note that under §
Additionally, the yield spread premium in this case cannot be considered "fully earned on the date of the loan." Section
Moreover, the provision in §
If a yield spread premium constitutes points, as Selena argues, then, under §
Selena argues that this Court's decisions in Ex parte Watley,
Selena argues that the doctrine of stare decisis compels this Court to uphold and follow Smith. Stare decisis is "[t]he doctrine of precedent, under which it is necessary for a court to follow earlier judicial decisions when the same points arise again in litigation." Black's Law Dictionary 1443 (8th ed. 2004). Stare decisis exists for the purpose of bringing predictability and stability to the law, "even when [the court is] enticed to embrace what appears to be a more logically sound rule." Keck v. Dryvit Sys., Inc.,
Even assuming that the yield spread premium in this case is an "origination fee," it is not clear how under Smith it should also be considered points for purposes of §
Section
REVERSED AND REMANDED.
NABERS, C.J., and SEE, LYONS, HARWOOD, WOODALL, STUART, BOLIN, and PARKER, JJ., concur.
Reference
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- Goldome Credit Corporation v. Selena Burke.
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