Motion: Demurrer to Complaint. Moving Party Defendants Christiana Trust, a Division of Wilmington Savings Fund Society, FSB, as Trustee for ARLP Trust 3; and Mortgage Electronic Registration System Inc. Responding Party Plaintiff Tina Nga Troung.
Ruling: Defendants’ demurrer to Plaintiff’s Complaint is SUSTAINED with 15 days leave to amend. (CCP § 430.10(e).)
Defendants’ request for judicial notice is GRANTED. (Evid. Code § 452(h).)
1st and 2nd Causes of Action (Violation of HBOR, Civil Code Section 2923.5). The first and second causes of action are barred by the statute of limitations. (CCP § 338(a).) Here, the Complaint alleges Defendants improperly recorded the Notice of Default without contacting Plaintiff. The NOD was recorded 03/24/2014. The Complaint was filed over three and a half years later, in 12/2017.
3rd Cause of Action (Negligence). The Complaint fails to allege facts to support any breach of Defendants’ duty of care. (Ladd v. County of San Mateo(1996) 12 Cal.4th 913, 917.) The Complaint includes only conclusory allegations that Defendants failed to credit payments properly toward the loan. (Daar v. Yellow Cab Co. (1967) 67 Cal.2d 695; Aghaji v. Bank of America, N.A. (2016) 247 Cal.App.4th 1110.)
To the extent the Complaint bases its negligence claim on invalid or unenforceable assignments of the deed of trust, Plaintiff lacks standing to bring a pre-foreclosure challenge any assignment of the deed of trust. (Saterbak v. JPMorgan Chase Bank, N.A. (2016) 245 Cal.App.4th 808, 814-15; cf. Yvanova v. New Century Mortgage Corp. (2016) 62 Cal.4th 919, 942-43.)
4th Cause of Action (Constructive Fraud). The Complaint fails to allege facts showing any fiduciary relationship between Plaintiff and Defendants. (Boschma v. Home Loan Center, Inc. (2011) 198 Cal.App.4th 230, 248; Lueras v. BAC Home Loans Servicing, LP (2013) 221 Cal.App.4th 49, 63; see Nymark v. Heart Fed. Savings & Loan Assn. (1991) 231 Cal.App.3d 1089, 1093 fn. 1.)
5th -7th Causes of Action (Intentional Infliction of Emotional Distress, Slander of Title, Quiet Title). Plaintiff lacks standing to bring these claims, which are based on alleged deficiencies in the assignments of the deed of trust. (Saterbak v. JPMorgan Chase Bank, N.A. (2016) 245 Cal.App.4th 808, 814-15; cf. Yvanova v. New Century Mortgage Corp. (2016) 62 Cal.4th 919, 942-43.)
8th Cause of Action (Declaratory Relief). This cause of action is duplicative of the other causes of action. (California Ins. Guarantee Assn. v. Superior Court(1991) 231 Cal.App.3d 1617, 1623–24.)
9th Cause of Action (Unfair Business Practices). The Complaint fails to allege facts to support any unfair, unlawful, or fraudulent acts. (Bus. & Prof. Code § 17200 et seq.) The Complaint includes only conclusory allegations of Defendants’ alleged misconduct. (Daar v. Yellow Cab Co. (1967) 67 Cal.2d 695; Aghaji v. Bank of America, N.A. (2016) 247 Cal.App.4th 1110.)
Moving party to give notice.