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SUPERIOR COURT OF PENNSYLVANIA
No. 2178 EDA 2014
Leslie-Eve O!"#$
v
%o!&'#'eIT( e& #l
)RIEF OF T*E APPELLANT
A++e#l ,!o" &e O!e! o,
Ces&e! Co/$& Co/!& o, Co""o$ Ple#s
2012-042-RC
3!ee$e!'( 5#6/eli$e
3!ee$e!' T!#/!i'( LLP
P. O. )o 977
Flo!#" P#!:( N5 07;2-0977
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TA)LE OF CONTENTS
1. STATEMENT OF JURISDICTION..........................................................................5
#1 Order of Ann Marie Wheatcraft....................................................
#! Order of Jeffre" R. Soer.........................................................$
#% Order of Jeffre" R. Soer.........................................................&
%. STATEMENT OF SCO'E AND STANDARD OF RE(IEW.................................1)
*. STATEMENT OF T+E ,UESTIONS IN(O-(ED...............................................1!
5. STATEMENT OF T+E CASE.................................................................................1%
. SUMMAR OF AR/UMENT................................................................................!)
0. AR/UMENTS FOR A''E--ANT........................................................................!%
Wa o2enin3 Defa4t J4d3ent a22ro2riate6............................................!%
I Mr. Oran a necear" 2art" to thi cae6.............................................!0
Wa S4ar" J4d3ent i2ro2er6..........................................................!$
Sho4d aendent of the co2aint 7een 2eritted6...............................%&
Doe 4in3 MERS in a Mort3a3e 8ioate tat4te of 'enn"8ania6.........*)
+a8e 4cceor defa4ted on the ort3a3e6............................................**
I the 479ect Mort3a3e recorda7e6..........................................................*5
Do for3ed doc4ent reain 247ic" recorded6......................................*
I a Mort3a3e :itho4t c4rrent recorded 7eneficiar" a7andoned6..............*$
I T+IS ort3a3e a n4it" in the 247ic record6 ;................................*&
$. CONC-USION........................................................................................................5)
&.O'INION..................................................................................................................5%
+on. Soer 0 O2inion '4r4ant to 'a. R.A.'. 1&!5..........................................................5$
1).CONCISE STATEMENT OF ERRORS ;........................................................... !
11. RE
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TA)LE OF AUT*ORITIES
Atcovitz v. Gulph Mills Tennis Club, Inc.= $1! A.!d 1!1$= 501 'a. 5$) >!))!?...........11
Balk v. Ford Motor Co.= ** 'a. 1%0= 1*)= !$5 A.!d 1!$= 1%) >1&01?........................1)
Caiarelli v. Sears, Roebuck Co.= * A.%d *% >'a. !)1!?........................................11
!ippel et al. v. Brunozzi,%5 'a. !* 'a@ S42ree Co4rt 1&5)..................................**
Fine v. Checcio,5$! 'a. !5%= $0) A.!d $5)= $50 >!))5??...........................................11
"artz#eld v. Green Glen Corp.= %$) 'a. S42er. 51%= 55! A.!d %) >1&$&?..................!0
M$RS v %ebraska !ept o# Bankin& !0) Ne7. 5!& 0)* N.W.!d 0$* !))5 Ne7.
-EBIS 100 >Ne. !))5?=................................................................................................*1
Murph' v. !u(uesne )niv. ot "ol' Ghost, 55 'a. 501= 000 A.!d *1$= *!& >!))1?...11
%anc' Becker, Recorder o# !eeds o# Mont&o*er' Count' v. M$RS Corp., Inc. &)* F.
S422. !D *% >!)1!?.......................................................................!$= %&= *)= *1= *%=**
+r*an v. Mort&a&eIT 2012 WL 1071219 (E.D.PA.)............................................--.
Schultz v $rie Ins. $chan&e, *00 A.!d *01= 5)5 'a. &) >1&$*?.....................1)= !)= !%
See&er v First )nion %ational Bank= $% A.!d 1% >'a.S42er. !))%?........................!%
S*ith /. Morrell Beer !istributors, Inc, Pa. Sup.No. 2311 EDA 2010 (2011) ..26
)S Bank %.A. v. Mallor',!))& W- !&15$)..............................................................!
0olloch v. Aiken= $15 A.!d 5&*= 50! 'a. %%5 >!))!?...................................................1!
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STATUTE INDEB
15 U.S.C. 1%5= 1*1$ 'a. C.S.A. *1)% *!
1$ 'a. C.S.A. *&11 *!= *$
1$ 'a. C.S.A. *1)1 %0= *$
1$ 'a. C.S.A. *1)1>a?>!? %%
1$ 'a. C.S.A. *1)1>a?>%? %%
!1 'a. Stat %51 !1= %$= *!= **
!1 'a. Stat. *** !1= %$= *%= *5
!1 'a. Stat. !1 !1= %= %$= *%= *5= *$!1 'a. Stat. !%
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1. STATEMENT OF JURISDICTION
The Superior Cour o! Pe""#$%&a"ia ha# 'uri#iio" i" hi# a#e u"er Pa.
*.A.P. 3+1 (a) General Rule.E-ep a# pre#rie i" #ui&i#io" (), a"
(e) o! hi# ru%e, a" appea% /a$ e ae" a# o! rih !ro/ a"$ !i"a% orer o! a"
a/i"i#rai&e ae"$ or %oer our.
!10$ EDA !)1* Oran 8 Mort3a3eIT 'a3e 5
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3. STATEMENT OF SCOPE AND STANDARD OF REVIEW
The Che#er Cou"$ Cour o! Co//o" P%ea# ope"e a De!au%
u/e" i"!a&or o! De!e"a" 4orae5T, a" herea!er e"ere rer#
e"$i" P%ai"i!!# 4oio" o e"$ De!e"a"8# Peiio" o pe" De!au%
u/e" a" ra"i" Su//ar$ u/e" o De!e"a"# 4orae5T
a" Cii4orae hi%e e"$i" P%ai"i!!# oher pe"i" 4oio"# a# /oo.
Sa"ar# !or ope"i" e!au% 'u/e"#, a" e/o"#rai"
heher a e"ui"e i##ue o! /aeria% !a e-i## o"er"i" heher
#u//ar$ 'u/e" #hou% ha&e ee" e"ere i" !a&or o! De!e"a"#,
pre#e"# :ue#io"# o! %a o&er hih hi# Cour e-eri#e# e "o&o re&ie.
Schultz v Erie Ins. Exchange,+77 A.2 +71, ;0; Pa. 90 (19
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i#o&er$ or e-per repor .>
=*u%e 103;.2 #e# !orh he e"era% pri"ip%e ha a /oio" !or
#u//ar$ 'u/e" i# a#e o" a" e&ie"iar$ reor hih e"i%e# he
/o&i" par$ o 'u/e" a# a /aer o! %a.> (E/pha#i# ae) See,
Pa.*.C.P. 103;.2, !!iia% Noe.
=Su//ar$ u/e" i# appropriae o"%$ i" ho#e a#e# here he
reor %ear%$ e/o"#rae# ha here i# "o e"ui"e i##ue o! /aeria% !a
a" ha he /o&i" par$ i# e"i%e o 'u/e" a# a /aer o! %a. Pa. *.
Ci&. P. 103;.2.>Atcovitz v. Gulh Mills !ennis Clu", Inc.,
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he reor o! he a#e o eer/i"e heher or "o i#o&er$ i# o/p%ee o
e#a%i#h he i/e%i"e## or pre/auri$ o! a /oio" !or #u//ar$ 'u/e"
u"er *u%e 103;.2.> *olloch v. Aiken,
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The %oer our i "o are## hi# i##ue.
o! reor i" he *eorer o! Dee# Che#er Cou"$ !!ie,
u a# reur"e $ he .S. Po# !!ie a# u"e%i&era%e. 4r. r/a"
reei&e "o re#po"#e o hi# Noie ihi" 20 a$# a# re:uire $ he !eera%
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Truh?i"?Le"i" A (=T5LA> 1; .S.C. 163;, e #e:.)1.
" i"#peio" o! he reore 4orae P%ai"i!! i#o&ere i o e
i"o/p%ee a" hu# "o per!ee. The Ceri!iae o! *e#ie"e re:uire
u"er 21 Pa. Sa. 62; a# "o proper%$ o/p%ee or #i"e. P%ai"i!!,
Appe%%a" r/a", !i%e hi# i"#a" aio" u"er Pa. *.C.P. *u%e 1061()(3)
o uie Ti%e o her proper$ o" he a#i# ha here e-i## u"reore
ra"#!er# o! he r/a" 4orae, a" ha here i# "o #uh ie"i!ia%e
par$ ih he apai$ o a##i" or re%ea#e he r/a" 4orae.
P%ai"i!!?Appe%%a", Le#%ie?E&eF r/a", !i%e he =i" re/> aio" Apri%
2012 o uie Ti%e a" !ore%o#e o" he re#i"e 4orae reore G$
De!e"a" 4orae 5TH i" he *eorer o! Dee# Che#er Cou"$ C%er#
!!ie o" he reor o! P%ai"i!!# proper$ o//o"%$ "o" a# Mort3a3eIT :a inc4ded 7" error and :a reo8ed?= CitiMort3a3e=the 24r2orted er8icer of the Mort3a3e= and The Federa Nationa Mort3a3e Aociation >Fannie
MaeFNMA? the ae3ed tr4e o:ner of the 'aintiffG Mort3a3e= for 8ioation of TI-A and
RES'A. In the conc4ion= J4d3e SoH" conc4ded the Oran had not 4fficient" tated aca4e of action 4nder TI-A and RES'A.
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4orae, !ai%i" o reor a" A##i"/e" o! 4orae i" he o!!ie# o! he
*eorer o! Dee# Che#er Cou"$ e!ore Dee/er 23, 2007.
4orae5T e!au%e o" P%ai"i!!# Co/p%ai". De!au% u/e" a#
oai"e o" u"e 1 o re/o&e he De!au% u/e". P%ai"i!! aree
pro&ie i a# reei&e ihi" hree (3) a$#. A =#ipu%aio" o! "o
i"ere#>, "o a =o"#e" orer> a# reei&e, hih r/a" i "o ee/
#ai#!aor$. Ji!$?o"e (;1) a$# !o%%oi" 4orae5T# De!au% u/e",
4orae5T !i%e Peiio" o pe" De!au% u/e". The Peiio" i "o
i"%ue a propo#e re#po"#e o P%ai"i!!# Co/p%ai" "eiher i
4orae5T o!!er a"$ e-p%a"aio" a# o h$ here a# "o re#po"#e or
appeara"e ihi" he 31 a$# !o%%oi" reeip o! P%ai"i!!# Co/p%ai", or
ihi" 10 a$# !o%%oi" he e"r$ o! De!au%.
Su#e:ue"%$, P%ai"i!! !i%e a 4oio" o De"$ 4orae5# Peiio"
o pe" De!au% u/e"2a" a re#po"#e i" o'eio" o #ai Peiio" o
pe" De!au% u/e".
" Auu# 27, 2012 DEJENDANT C5T54*TKAKE e"ere
ou/e"# ih !a%#e a##erio"# i"o he Cour, i"%ui" a op$ o! he Noe
ha o"ai"e e"or#e/e"# $ 4*TKAKE5T a" C5T54*TKAKE i"
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a" ae/p o i"er&e"e i" hi# a#e a# a" a##i"ee o! he /orae ihou
ei" a##i"e he /orae.
A heari" o" Sepe/er 19, 2012 e!ore ue Wheara!, P%ai"i!!
r/a" &oa%%$ o'ee a" e!e"e aai"# he ope"i" o! he De!au%
u/e".2
The De!au% u/e" a# ope"e o" oer 2, 2012. Pa. *.A.P.
*u%e 311(a)(1) prohiie a ire appea% o! hi# a#e u"i% a%% %ai/# o! re%ie!
ere a'uiae. The ree" ei#io" o! Su//ar$ u/e" a# he o"%$
oher Dei#io" i" hi# a#e. Pa. *.A.P. *u%e 311(a)(1) #ae# haF =5! orer#
ope"i", &aai" or #rii" o!! a 'u/e" are #ouh i" he a%er"ai&e,
"o appea% /a$ e !i%e u"i% he our ha# i#po#e o! eah %ai/ !or re%ie!.>
Pa. *.A.P. *u%e 311(a)(1) i# he rea#o" h$ he !oreoi" i##ue# are a par o!
hi# appea%, a" h$ "o appea% a# /ae ear%ier.
" oer 9, 2012, Cii4orae !i%e a" =A##i"/e" o! 4orae>
ae Sepe/er 20, 2012 i"o he *eorer o! Dee# Che#er Cou"$
!!ie o" r/a"# proper$# reor. De!e"a" Cii4orae 'oi"e i"o
he a#e o" oer 12, 2012 $ Praeipe, pro!!eri" he hih%$
:ue#io"a%e, "e%$ reore A##i"/e" o! 4orae ae Sepe/er
! Oran fied Motion to Den" Mort3a3eIT 'etition to O2en Defa4t J4d3ent and re2onded in
O79ection to 2etition of CitiMort3a3e and in hearin3 to o2en defa4t 94d3ent 8eheent" andener3etica" o79ected to 'etition to O2en Defa4t J4d3ent to 2reer8e ,4etion 1.
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20, 2012. Cii4orae !i%e i"o hi# a#e a Praeipe o Su#iue
Cii4orae !or De!e"a" 4orae5T, hi%e pro!!eri" he a%%ee
A##i"/e" o! 4orae o pro&e i# #a"i" a# he ="e o"er o! he
/orae.> 5" hi# a#e Cii4orae !i%e Ne 4aer a" arue# ha 4r.
r/a" i# a" i"i#pe"#a%e par$, a%#o #ai" ha a%% i##ue# are =res
+udicata.>
r/a" re#po"e ih a rep%$ a" re#po"#e# o Cii4orae#
%ai/#.3Aiio"a%%$, a 4oio" !or per/i##io" o a/e" he Co/p%ai" a#
!i%e $ r/a" o" he a#i# ha 4orae5T i# ie"i!ie Go" he purpore
A##i"/e" o! 4oraeH a# he =A##i"or> he" 4orae5T pre&iou#%$
#ae o he Cour a" P%ai"i!!, ha i ha# "o po##e##e a" i"ere# i"
P%ai"i!!# 4orae !or he pa# !i&e (;) $ear#. 5" !a, 4orae5T#
aor"e$ a%#o #ae hi# o he Cour a" P%ai"i!! i" a heari" hih
ourre he a$ e!ore he a%%ee A##i"/e" o! 4orae a# reae.
oh De!e"a"# re#po"e o P%ai"i!!# 4oio" !or per/i##io" o
a/e" he Co/p%ai". Thi# a# !o%%oe $ P%ai"i!!8# 4oio" !or Su//ar$
u/e", De!e"a"#8 Cro##?4oio"# !or Su//ar$ u/e", a"
a"oher 4oio" o a/e" he Co/p%ai" !i%e $ r/a"+hih i"%ue
3Oran re2one chaen3ed 2eadin3 of CitiMort3a3e= and Motion to Aend Co2aint to
2reer8e 1uestions 2, 3, 4, 5, 6, 7, 8, 9:>Ite !%= Motion to Aend Co2aint= 2ara3ra2h 1&
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%ai/# o! appare" !orer$ aai"# Cii4orae !o%%oi" he #ae/e" $
4orae5TF
=MortgageI! as not a art# to the assign-ent and as not
involved in the execution o( the Sete-"er /, /0 assign-enthatsoever. MortgageI! had no interest in the su"+ect roert# toassign.1;
oh De!e"a"# re#po"e o P%ai"i!!# #eo" 4oio" o A/e"
he Co/p%ai". 5" heir re#po"#e, Cii4orae #ae he a##i"i" par$
(=a##i"or>) o! he #u'e a%%ee A##i"/e" o! 4orae a# Ja""ie
4ae.6
Therea!er, a 4oio" !or 5"er%ouor$ u/e" a# !i%e $ r/a"
o a'uiae her %ai/# o! appare" !orer$, re/o&e a%% pre&iou# /oio"#
a# /oo, a" re/o&e Cii4orae7!ro/ he i"#a" a#e a# a" i"er%oper i"
hi# a#e a" upo" P%ai"i!!# proper$ a# e%% a# a hir 4oio" o A/e"
he Co/p%ai".
A!er #o/e i/e ha pa##e, r/a" reei&e N NT5J5CAT5N
!ro/ he Che#er Cou"$ Cour o! Co//o" P%ea# o"er"i" a"$ o!
i3noreddiied 7" the co4rt?.
5 Ite #%0 Defendant Mort3a3eIT O22oition to 'aintiff Motion for S4ar" J4d3entand CroIte #5! Lrief in S422ort of Motion for Interoc4tor"J4d3ent 2a3e %= * i3noreddiied 7" the co4rt?
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r/a"8# 4oio"# o A/e", or he re#po"#i&e p%eai" !ro/ De!e"a"
Cii4orae o he 4oio" !or 5"er%ouor$ u/e".
5T SLD E NTED E*EF P%ai"i!!IAppe%%a" r/a" i# a Sui
2uris%iia", a" "o !a/i%iar ih praie i" %a, /i#ai" #i%e"e o! he
Cour a# a e"ia% o! P%ai"i!!# 4oio"# eau#e o! he o'eio"# o!
De!e"a"#. 5 #hou% a%#o e "oe ha he o"%i"e oe o! hi# a#e
i"iae ='u/e"> a" i "o i"iae, i" he #au# #eio", ha he
'u/e" a# reope"e a" he a#e a# =pe"i"> (Thi# e#i"aio"
ha"e o =pe"i"> a!er o". So//er a# a##i"e hi# a#e). Thi#
%eria% error /a$ ha&e o"riue o he %a o! re#po"#e $ he Cour
!ro/ he i/e !ro/ he ope"i" o! he De!au% u/e" o" oer 2,
2012 o he re?a##i"/e" o! he a#e o ue So//er i" u"e 201+
!o%%oi" i":uir$ $ r/a" o he Cour A/i"i#raio" o!!ie a# o he
heari" a%e"ar o! ue Wheara! a!er he !i%i" $ r/a" o! a"oher
Praeipe !or Deer/i"aio" o" he pre&iou# 4oio" !or 5"er%ouor$
u/e",
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The Jeera% *u%e# o! Ci&i% Proeure *u%e 16 #ae#F
(2) 'ther A-end-ents.5" a%% oher a#e#, a par$ /a$ a/e" i#p%eai" o"%$ ih he oppo#i" par$8# rie" o"#e" or heour8# %ea&e. The our #hou% !ree%$ i&e %ea&e he" 'u#ie #o
re:uire#.
;) Doe# u#i" 4E*S i" a 4orae &io%ae #aue# o! Pe""#$%&a"ia@
The o"%$ purpo#e 4orae E%ero"i *ei#raio" S$#e/# i# u#e i"
/orae# i# !or &io%aio" o! he o/pu%#or$ reori" #aue# u"er
Ti%e 21 o! he Pe""#$%&a"ia #aue#.
6) a&e #ue##or# e!au%e o" he /orae@
Pe""#$%&a"ia ha# Co/pu%#or$ *eori" #aue# u"er 21 Pa. Sa.
3;1, +++, 621, 623?1. Ari%e 16 o! he 4orae re:uire#
o/p%ia"e ih %oa% a" !eera% %a#. Jai%ure o o/p%$ i# e!au% $
he 4oraee.
7) 5# he #u'e 4orae reora%e@
Pe""#$%&a"ia ha# a Ceri!iae o! *e#ie"e re:uire/e" u"er 21 Pa.
Sa. 62; !or reori" o! 4orae#, i&i" he *eorer o! Dee#
i"#ruio" o re!u#e o reor ihou he o/p%ee Ceri!iae he %a
e/a"#.
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5 i# ri/i"a%%$ i%%ea% o !i%e !ore or !rauu%e" ou/e"# i"o he
o!!ie# o! he ou"$ *eorer o! Dee#.
9) 5# a 4orae ihou urre" reore e"e!iiar$ aa"o"e@
"er 21 Pa. Sa. 621, a" a##i"/e" o! /orae ha i# "o
reore ihi" #i- /o"h# a""o e u#e o ra"#!er a"$ i"ere# o
a"oher par$.
10) 5# T5S /orae a "u%%i$ i" he pu%i reor@
"er 13 Pa. Co". S. 3203() a" 9;1+, o"%$ he urre" reore
reior a" a##i" or re%ea#e a"$ i"#ru/e" #euri" a e.
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7. ARGUMENT FOR APPELLANT
Was Opening Default Judgment Appropriate?
The Peiio" o pe" he De!au% u/e" a# "o !i%e ihi" 10
a$# o! he e!au% 'u/e" ei" o" he oe, a" i# #u'e o he
#a"ar #e $ Schultz v Erie Ins. Exchange,+77 A.2 +71, ;0; Pa. 90
(19
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re#po"#e o he o/p%ai" %eai" up o he De!au%. r/a" a#
o"ae $ Cou"#e% o! 4orae5T 13 a$# !o%%oi" e!au%,
/ai" "o e"r$ o! appeara"e u"i% a%/o# o /ore /o"h# %aer.
3). There a# "o a"#er o he o/p%ai" aahe o he peiio" o
ope" he e!au% 'u/e" a a%% a# a /erioriou# e!e"#e, re:uire
ihou e-epio" o ope" a e!au% 'u/e" pur#ua" o Pa. *.C.P.
237.3(a).
=*u%e 237.3 o&er"# re%ie! !ro/ a 'u/e" $ e!au% or o! "o"pro#. Sui&i#io" (a) re:uire# ha a &eri!ie op$ o! heo/p%ai" or a"#er #ouh o e !i%e e aahe o he peiio"!or re%ie! !ro/ he 'u/e". Thi# e"a%e# he our o eer/i"e!ro/ he aua% o/p%ai" or a"#er o e !i%e heher i a%%ee#a /erioriou# au#e o! aio" or e!e"#e.>
4orae5T ha +1 a$# o !i%e a re#po"#e e!ore he De!au%
u/e" a# oai"e, "o e-p%a"aio" or rea#o" i&e" !or De!au%
ourri" 4a$ 30, 2012. De!au% u/e" a# oai"e u"e 1
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o! Sepe/er 19, 2012, =4orae5T ha ra"#!erre i# i"ere# i" hi#
/orae o" u"e 23, 2007> (AA ** Pae 1+; Li"e# 13, 1+) "eai"
a"$ purpo#e o! proei" e:ui$ $ he ope"i" o! he De!au% u/e",
a# here a# "o"e. The Di#%ai/er o! 5"ere# a# i"!or/i" he Cour ha
4orae5T ha "o i"ere# i" he 4orae !or !i&e $ear#. The Di#%ai/er
o! 5"ere# #hou% ha&e ee" i"erpree he oppo#ie o! =4erioriou#
De!e"#e>, a# a/ii" o %ai/# o! P%ai"i!! ha 4orae5T ha "o
i"ere# #i"e u"e 23, 2007 a" he reore 4orae a# aa"o"e
ihou reore a##i"/e"(#).
Whi%e he Cour o"#iere he !i%i" o! he Peiio" o pe" De!au%
u/e" i/e%$, #ai#!$i" he !ir# pro" o! he hree par =e#>, "o
e-u#e or rea#o" a# o!!ere $ 4orae5T or re:uire $ he Cour a# o
h$ here ha ee" "o !i%e re#po"#e o he o/p%ai" !ro/ he ae o!
#er&ie o De!au% o! 4a$ 30, 2012. Thi# i# !ai%ure o! pro" o re:uire o
pe" De!au% u/e", a# here a# "o opporu"i$ i&e" he Cour o
e-eri#e i# i#reio" o aep or re'e he e-u#e or rea#o" o! !ai%ure o
re#po" prior o De!au%. Deer/i"aio" o! a 4erioriou# e!e"#e i# a%#o a"
area here he Cour ha# i#reio", u ha "o opporu"i$ o eer/i"e
heher he re#po"#e a# /erioriou# ihou he aah/e" o! he
re#po"#e, %ea&i" he hir pro" re:uire !or he e# a%#o a# a !ai%ure o!
!10$ EDA !)1* Oran 8 Mort3a3eIT 'a3e 25
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he De!e"a".
The Di#%ai/er o! 5"ere# #u/ie ih he Peiio" o pe"
De!au% u/e" i"iae# 4orae5T ha# "o e:uia%e i"ere#. The
e:uia%e poer# o! he Cour #hou% ha&e %e! he De!au% u/e" i"
p%ae a# here i# "o e:uia%e i"ere# o proe. Jai%ure o #u/i he
re:uire propo#e re#po"#e o he o/p%ai" ih he Peiio" o pe"
De!au% u/e" #hou% ha&e ee" !aa% !or he e!!or. 4orae5T
e%ierae%$ ho#e "o o !i%e a" a"#er o he o/p%ai" ih he Peiio".
=..u"er he raiio"a% hree?par e# !or ope"i" a e!au%'u/e", Appe%%a"# ou% "o e e"i%e o re%ie! o" orou"#. Jir#, a# #ae ao&e, Appe%%a"#8 peiio" !ai%e o #e!orh a /erioriou# e!e"#e #uppore $ &eri!ie !aua%a%%eaio"# #eo", Appe%%a"# i "o pro&ie a rea#o"a%ee-u#e !or !ai%i" o !i%e a" a"#er.> S-ith 5. Morrell Beer
$istri"utors, Inc, Pa. Super. No. 2311 EDA 2010 (2011)
=... A" au#e o! i#reio" our# he" a ria% our, i" reahi"i# o"%u#io"#, o&errie# or /i#app%ie# he %a, or e-eri#e#
'u/e" hih i# /a"i!e#%$ u"rea#o"a%e, or he re#u% o!paria%i$, pre'uie, ia# or i%% i%%. &S Bank 4.A. v. Mallor#,2009 WL 291;6
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IS MR. ORMAN NECESSARY AR!Y !O !"IS CASE?
5" he pi"io" ae u"e 11, 201+, o". So//er #ae =A# a
#i"aor$ o he /orae 4r. r/a" i# a" i"i#pe"#a%e par$ o a"$
Aio" o uie Ti%e. See. )artz(eld v. Green Glen Cor., 3
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4E*SC*P i" re#po"#e o a /oio" o i#/i## $ 4E*SC*P, he o". .
C. o$"er eie a%% parie# i" a"$ /a""er i"ere#e are "o re:uire o
e par$ o he %ai/F
=.... Dee/er 12, 2012 De!e"a"# .., !i%e a" a"#er o heo/p%ai" a" /o&e o i#/i## P%ai"i!!8# C%ai/# o uie Ti%ea##eri" ha P%ai"i!! .....!ai%e o 'oi" he o"er# or oher# ihi"ere# i" he proper$(ie#) a# rea% parie# i" i"ere#...... The#earu/e"# ere %iei#e re'ee.... !or he rea#o"# haF . (+)De!e"a"# ha !ai%e o /ee heir ure" o #ho ha heproper$ o"er# ere i"ee "ee##ar$ parie#.> pae 3 o 10 e"ere, o"%$ aah/e"# o p%eai"#
are i" he reor. ue So//er i "o &eri!$ ha Pa. *.A.P. 311(a)
prohii# appea% o! ope"i" De!au% u/e" e!ore a'uiaio" o! a%%
%ai/#, "eiher ere he ie# o! a#e %a #u/ie $ Cii4orae rea
o a##ure re%e&a"e.
5" he reai" o! he pi"io" o! u"e 11, 201+, he o//e"# /ae
$ ue So//er i"iae he i/e "ee##ar$ o rea a%% he p%eai"#
a" u"er#a" he i##ue# a# "o ae". a ue So//er aua%%$
rea a" o/prehe"e he a#e, "o 'u# he oe e"rie#, i i# ou!u%
he ou% ha&e pu hi/#e%! i" har/# a$ $ a%%oi" a !orer$ a# &eri!ie
!10$ EDA !)1* Oran 8 Mort3a3eIT 'a3e 29
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$ he A##i"or o re/ai" i" he reor# a" e o"#iere $ he our.
The 4oio" !or 5"er%ouor$ Su//ar$ u/e" $ r/a" re:ue#e
Cii4orae e re/o&e !ro/ he a#e ha&i" "o i"ere# hrouh he
A##i"/e" o! 4orae, a" a%% pre&iou# 4oio"# e i#/i##e a# 4oo.
The A##i"/e" o! 4orae (AA ** Pae 22) ae Sepe/er
20, 2012 a# ha%%e"e $ r/a", 4orae5T #ai" ha&i" ha
"ohi" ha#oe&er o o ih he e-euio" o! ha ou/e" (AA
** Pae
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o Cii4orae o o hi# o er/i"ae hi# a#e i" !a&or o! Cii4orae,
a# he reore A##i"/e" o! 4orae he% $ Cii4orae a#
&eri!ie a# a !orer$ o he Cour $ he A##i"or.
Cii4orae e"ere he a#e $ Praeipe aahi" a !ore
A##i"/e" o! 4orae, a!er orii"a%%$ ae/pi" o e"er $ Peiio"
a" a op$ o! he e"or#e Noe (AA ** Pae 20), he" e%i/i"ae he
a#e $ %ai/i" a /i##i" "ee##ar$ par$ (%oo "o !urher), %ai/i" res
+udicata o" a%% i##ue# eau#e Cii4orae a# a e!e"a" ihou
reore i"ere# i" a !eera% a#e (%oo "o !urher), #ierai" he
Cour o i"ore 4oio"# o a/e" he o/p%ai" a" he u"a'uiae,
!ore A##i"/e" o! 4orae. A !a&ora%e ei#io" o Cii4orae a"
e o"#rue o &a%iae he !ore A##i"/e" o! 4orae a# e"ui"e.
The ie/# i" o//o" eee" he !eera% a" #ae aio"# are
Cii4orae a# a De!e"a" (a%houh he #au# o! i"ere# appear#
ha"e, r/a" i#pue# &a%ii$ o! reore i"ere# a" %ai/#
Cii4orae oe# "o e%o" i" hi# i"#a" aio"), i##ue# ih 4E*S
(a%houh i!!ere" i#u##io"# !ou#e o" &io%aio"# o! 4orae a"
%a), a" a e#ire re#u% o! uie Ti%e, a%houh i" he !eera% aio" hi#
a# a" a#ra i##ue ihou 4orae5T a# e!e"a" a" %a o!
orii"a% 'uri#iio" o! he !eera% our.
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Cii4orae /i#%e he Cour a# A##i"ee o! he !ore A##i"/e"
o! 4orae reae Sepe/er 20, 2012 (AA ** Pae 22) /o"h#
a!er ue S%o/#$8# opi"io" a# oee. The A##i"/e" o!
4orae a# a o"ri&a"e reae o a%%o Cii4orae o e"er hi#
a#e a" e!rau he Cour. The A##i"/e" o! 4orae #ae# i i#
a##i"e !ro/ 4orae E%ero"i *ei#raio" S$#e/#, 5". (=4E*S>)
a# "o/i"ee o! 4orae5T ho i#%ai/# a"$ pariipaio" i" he
a##i"/e" i" a"$ /a""er ha#oe&er i" re#po"#i&e p%eai".
=..4orae5T a# "o a par$ o hi# a##i"/e" a" a# "oi"&o%&e i" he e-euio" o! he Sepe/er 20, 2012 a##i"/e"
ha#oe&er. 4orae5T ha "o i"ere# i" he Su'e Proper$ oa##i".> 5e/ 37 De!e"a" 4orae5T8# ppo#iio" o P%ai"i!!8#4oio" !or Su//ar$ u/e" a" Cro##?4oio" !or u/e" o"he P%eai"# or, i" he A%er"ai&e, Su//ar$ u/e" (AA **Pae
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!ro/ hi# a#e ih #a"io"# !o%%oi" he re#po"#i&e p%eai"# o!
4orae5T. Po#?opi"io" o"ri&a"e# a" e&e"# a""o e o"#iere
=res +udicata1 i" a"$ e&e" a" /u# e urre"%$ a'uiae.
The i##ue# i" hi# a#e ere "o a'uiae i" he aio" e!ore he
!eera% our a# he$ eiher i "o e-i#, or he a!!ee par$ a# "o
i"&o%&e i" ha aio". The =!eera% a#e>, 'r-an v. MortgageI!2012
WL 1071219 (E.D.PA.) i# a /i#"o/er, a# 4orae5T a# "e&er i"e"e
o e par o! ha a#e, a" a# i" he heai" i" error. The =!eera% a#e>
a# aai"# u"reore urre" i"ere## i" he 4orae a" he re%ae
i"ee"e## (Noe). There a# a" i# "o %eii/ae reore i"ere# or
%ai/ o! ho#e parie# a# "o A##i"/e" o! 4orae a# reore $
Dee/er 23, 2007 !ro/ 4orae5T a!er he 4orae Noe a#
ra"#!erre o he i!!ere" e"iie#.
The apai$ o! he parie# i" hi# urre" a#e i# he oppo#ie o! ha
o! he !eera% a#e, a# he#e are *EC*DED i"ere##. The i##ue# i" hi#
#ae a#e are reari" %a o! C**ENT i"ere# i" he 4orae, inter
alia, a%o" ih &io%aio"# o! %a ihi" he 4orae a# reore, a%o"
ih e!au% o! he 4orae $ u""a/e a" u"reore #ue##or# a"
a##i"# o! 4orae5T. Cii4orae i# i" hi# a#e i# eau#e o! he
!ore A##i"/e" o! 4orae, i&i" i%%u#io" o! #a"i" o!
!10$ EDA !)1* Oran 8 Mort3a3eIT 'a3e 33
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Cii4orae o e"er hi# aio". The au#e# o! aio" are i!!ere", he
!eera% a#e are##i" T5LA a" *ESPA i##ue#, a" Jrau, "o"e o!
hih are par o! hi# aio". The !rau i" he !eera% a#e re!ere"e he
%a o! i#%o#ure a" e-p%a"aio" i" rear o he ra/i!iaio"# o! he u#e
o! 4E*S i" hi# /orae. The o". So//er !ai%# o #ee he i#i"io"
eee" he o a#e#, a# here are "o a%%eaio"# o! &io%aio"# o! T5LA or
*ESPA or Jrau aai"# 4orae5T (e-ep a# app%ie# o he A##i"/e"
o! 4orae prior o 4orae5T8# a##erio" o! ha&i" "ohi" o o ih
he a##i"/e" i" p%eai"#), u ha he reore i"ere## are "o
urre" a" he ree" !orer$ ae Sepe/er 20, 2012 a# a"
A##i"/e" o! 4orae, a# e%% a# he u"a##i"ai%i$ a" aa"o"/e"
o! he /orae, a# oppo#e o he !eera% a#e aai"# he urre"
i"ere## ha ere "eiher rie" "or reore, ri"i" "o i##ue# o!
reorai%i$, a##i"ai%i$, %a o! urre" i"ere#, or !orer$. Ji%i" a"
Appea% !or i##ue# ih he u"reore i"ere## /ae "o #e"#e, a#
P%ai"i!!# ha a%rea$ ahie&e /o# o! ha he$ i"e"e. There a# "o
A##i"/e" o! he 4orae prior o he ope"i" o! he De!au% u/e"
i" hi# a#e. There!ore, res +udicatai# -isaliedhere. 9Res +udicata1i"
hi# a#e /ih e app%ie o i"&a%iae a" a##i"/e" o! /orae
reae a!er he opi"io" hih i# arre $ ha opi"io" a# ha pi"io"
($ S%o/#$) %ear%$ #ae# 4orae5T ha "o i"ere# o a##i" #i"e
!10$ EDA !)1* Oran 8 Mort3a3eIT 'a3e 34
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u"e 23, 2007 a" ha he /orae i# urre"%$ o"e $ Ja""ie 4ae,
ha&i" "o reore i"ere#, a%% o! hih e!!ei&e%$ i"&a%iae# he
ree"%$ reore A##i"/e" o! 4orae $ Cii4orae.
No are##e i" he Su//ar$ u/e" a" "o are##e $ he
!eera% our eau#e 4orae5T a# "o par$ o ha aio", a# he
%a o! he #i"e a" orre%$ o/p%ee Ceri!iae o! *e#ie"e
re:uire !or he 4orae (AA ** Pae 17) o e reore u"er 21
Pa. Sa. 62;1+. A reore i"ere# i" he proper$ ha i# "o urre" a#
"o are##e i" he !eera% a#e a# "o e!e"a" ha a reore i"ere#.
The A##i"/e" o! 4orae (AA ** Pae 22) o Cii4orae
i "o e-i# a he i/e o! he ei#io" $ he o". S%o/#$ ho#e
opi"io" e!!ei&e%$ ar# ha a##i"/e" a# rie". Res +udicata a""o
e a %eii/ae e!e"#e app%ia%e o %ai/# aai"# he A##i"/e" o!
4orae. " he ae o! a##i"/e", Sepe/er 20, 2012, 4orae5T
ha "o i"ere# i" he #u'e 4orae !or o&er !i&e $ear#. A# =4E*S> a#
"o/i"ee !or 4orae5T a##i"e he /orae, he a##i"/e" i#
orh%e##. (AA ** Pae 22) A" A##i"or a""o a##i" ha he
A##i"or oe# "o ha&e or o". The Cour i "o per/i a/e"/e" o
he o/p%ai" o are## hi# "e%$ o"ri&e A##i"/e" o! 4orae.
5" pi"io" o! u"e 11, 201+ ue So//er #ae# ha =r/a" arue#
!10$ EDA !)1* Oran 8 Mort3a3eIT 'a3e 35
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he /orae aai"# her proper$ #hou% /$#ia%%$ i#appear.> a" i# a"
=ae/p o re!or/ he /orae.> 5" Pa. *.A.P. 192; pi"io", ue
So//er #ae ha =5" #hor, P%ai"i!! a""o /ae he /orae =o
aa$>,> i"iai" he oe# "o o/prehe" he 4orae a" he
A##i"/e" o! 4orae arr$ "o &a%ue or i"ere#F $ %a (13 Pa. C.S.A.
3203()1;), $ /a-i/ o! %a (o"e a""o i&e ha o"e oe# "o o") "or
i# he reore /orae a##i"a%e $ %a (21 Pa. Sa. 62113) a# i %a#
a##i"/e" !ro/ 4orae5T ae u"e 23, 2007 a" reore e!ore
Dee/er 23, 2007. r/a" oe# "o ae/p o re!or/ hi# 4orae, u
#ee# uie Ti%e aai"# hi# aa"o"e 4orae a" "o a%#o he !ore
A##i"/e" o! 4orae.
4orae5T #ae i" heari" o" Sepe/er 19, 2012 a" i" p%eai"
ha 4orae5T ha "o i"ere# i" he /orae !or o&er !i&e $ear#, a" i
"o a##i" he /orae o" Sepe/er 20, 2012. De!e"a" 4orae5T
#ae o" /u%ip%e oa#io"# o ha&e "o i"ere# o" ha ae o a##i" a"
#ae i" p%eai" (AA ** Pae
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*.A.P. 192; pi"io" o a" a##i"/e" re!er# o 4E*S ourri" a
#e%e/e" 4a$ 30, 2007, hih i# "o a" a##i"/e" u a ire ra"
!ro/ he orroer#, a" a# "o ha%%e"e a# a" a##i"/e" i" a"$ our.
The !rau %ai/ i" he !eera% a#e a# eau#e he orroer# ere "o
i"!or/e o! he purpo#e a" u#e o! 4E*S. There i# "o #uh %ai/ i" hi#
#ae a#e. 5 i# i/po##i%e !or he Cour o a'uiae hi# !ore
A##i"/e" o! 4orae ae Sepe/er 20, 2012 o Cii4orae a# =res
+udicata1 ue o he ae o! he A##i"/e" /o"h# a!er pi"io" $ ue
S%o/#$, a%houh arre $ ha #a/e ei#io".
a ue So//er rea he p%eai"# i" he e"ire$, or a %ea# he
%a# o"e !i%e, i"#ea o! he e"ap#u%ae re#po"#e# a" p%eai"# o!
De!e"a" Cii4orae, he 'ue ou% ha&e u"er#oo ha r/a"
%ai/#F (1) #ue##or# o! 4orae5T are i" e!au% o! he /orae, Ari%e
16, (2) he A##i"/e" o! 4orae o Cii4orae i# a" o&iou# !orer$
a#e o" he p%eai"# o! e!e"a" 4orae5T a" %a, 1< Pa. Sa.
+1019, a" Cii4orae /u# e re/o&e !ro/ hi# a#e a" he reor
o! he A##i"/e" o! 4orae :uiee, (3) ha he /orae i#e%! i#
e!iie" (i"o/p%ee, %ai" eri!iaio"# re:uire $ 21 Pa. Sa. 62;1+
!or reori"), (+) he a$ 4E*S i# i"e"e a" u#e i" he 4orae i#
&io%aio" o! /u%ip%e i&i% a" ri/i"a% #aue# a" oe# o! Pe""#$%&a"ia,
!10$ EDA !)1* Oran 8 Mort3a3eIT 'a3e 37
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(;) he reore /orae i# aa"o"e a" a "u%%i$ i" he reor# o! he
*eorer o! Dee# i"#ea o! proui" u"pro!e##io"a% re/ar# %ie
=r/a" arue# he /orae #hou% /$#ia%%$ i#appear>, here he %a,
"o /$#ii#/, a# arue.
The A##i"/e" o! 4orae !ro/ 4orae5T ae Sepe/er 20,
2012 he" 4orae5T ha "o i"ere# ha#oe&er o a##i" !or !i&e $ear#
a""o o"&e$ a"$ i"ere# ha#oe&er o Cii4orae or a"$o"e e%#e.
Jai%ure o! he A##i"ee o! he 4orae i" 2007 o reor a##i"/e" i" a
i/e%$ /a""er a# re:uire $ %a re/o&e# he ai%i$ o %ai/ a reore
i"ere# $ #aue a" i# e!au% o! Ari%e 16 o! he 4orae. The
A##i"ee# o! he 4orae /ae he ei#io" "o o reor a%% he ra"#!er#
o! i"ere# i" he /orae %oa" a# re:uire $ %a 21 Pa. Sa 3;111, +++12,
a" 62113
, a" ere aare o! he o"#e:ue"e#. ue So//er oe# "o
!ore#ee ha $ "o :uiei" he i%e, he ou% e pui" i" har/# a$ o!
ri/i"a% hare# a" i&i% a/ae# a"$o"e ho ou% u#e ha A##i"/e"
o! 4orae ae Sepe/er 20, 2012 o ae/p o pro&e e"e!iia%
i"ere#.
*ear%e## o! heher he De!au% u/e" #hou% ha&e ee"
ope"e, or heher or "o 4E*S a# u#e i" a /orae &io%ae# %a, or
heher he #ue##or# o! he 4oraee ha&e e!au%e o" he 4orae,
!10$ EDA !)1* Oran 8 Mort3a3eIT 'a3e 38
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he reore 4orae a" A##i"/e" o! 4orae are o"%$ orh he
paper pri"e upo", ha&i" "o oher &a%ue. Whi%e he 4orae /a$ ha&e
ee" a &a%i %ie" o"e, here ha# ee" "o reore e"e!iiar$ o! ha %ie"
#i"e u"e 23, 2007. The 4orae ha# =o"e aa$> o" i# o" $ he
ei#io"# o! ho#e (AA ** pae 20) o ho/ i a# a##i"e i" 2007.
Thi# Su//ar$ u/e" e/o"#rae# he %a o! he horouh"e##
a" preparaio" rea#o"a%$ "ee##ar$, i%ie"e, !air"e##, o'ei&e"e##,
a" i/paria%i$ o! he o". So//er i" he !ae o! e-peie"$. *u%i" i"
'u/e", a" rii" a" opi"io" ihou u"er#a"i" he i##ue# or !a#
i" he a#e i#p%a$# he %a o! i%ie"e. The #ara#/ i" he pi"io"
i#p%a$# pre'uie a" %a o! re#pe !or he P%ai"i!!, a" u"repre#e"e
par$, a" he ia# o! he ue. 5" aiio" o a%% he ao&e, he Cour i
"o :uie he i%e aai"# he !orer$ o! he A##i"/e" o! 4orae
hrouh he 4oio" !or 5"er%ouor$ Su//ar$ u/e" (AA ** Pae
112) a" re/o&e Cii4orae !ro/ hi# a#e a# re:ue#e i" 4oio".
Jai%ure o :uie he i%e aai"# a &eri!ie !orer$ a" re/o&e he o!!e"er
!ro/ he a#e i# au#e o! i#reio" o! he Cour, or e&e" 4i#pri#io" o!
Je%o"$.
S"O#%D AMENDMEN! O& COM%AIN! 'EEN ERMI!!ED?
The Jeera% *u%e# o! Ci&i% Proeure *u%e 16 #ae#F
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(2) 'ther A-end-ents.5" a%% oher a#e#, a par$ /a$ a/e" i#p%eai" o"%$ ih he oppo#i" par$8# rie" o"#e" or heour8# %ea&e. The our #hou% !ree%$ i&e %ea&e he" 'u#ie #ore:uire#.
There a# a "e, u"e-pee e!e"a" ho e"ere he aio" $
Praeipe ih A##i"/e" o! 4orae (AA ** Pae 22) reore
a!er he ope"i" o! he De!au% u/e" !ro/ 4orae5T %ai/i" "o
i"ere# !or $ear#. r/a" i "o a"iipae Cii4orae a# a e!e"a"
i" hi# a#e "or i r/a" a Cii4orae o hi# a#e. r/a" a# "o
a!!ore opporu"i$ o a/e" he orii"a% o/p%ai".
r/a" re:ue#e A/e"/e" o he Co/p%ai" i" 4oio"# hree i/e#.
(AA ** Pae# +;,
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o"raua% #er&ii" rih# a" 4E*S ho%# %ea% i%e o he/orae a# "o/i"ee !or he e"e!i o! he i"&e#or (or o"er a"ho%er o! he "oe) a" "o !or i#e%!. 4E*S oe# "o ho% a"$i"ere# (%ea% or e"e!iia%) i" he pro/i##or$ "oe# ha are#eure $ #uh /orae# or i" a"$ #er&ii" rih# a##oiae
ih he /orae %oa". The eor o" he "oe oe# "o o%iaio"o 4E*S a" oe# "o pa$ 4E*S o" he "oe. 4E*S ho%# %ea%i%e o he /orae !or he e"e!i o! he o"er o! he "oe. 5"e!!e, he /orae %ie" eo/e# i//oi%iMe $ 4E*So"i"ui" o ho% he /orae %ie" he" he "oe i# #o% !ro/o"e i"&e#or o a"oher &ia a" e"or#e/e" a" e%i&er$ o! he "oeor he ra"#!er o! #er&ii" rih# !ro/ o"e 4E*S /e/er oa"oher 4E*S /e/er &ia a purha#e a" #a%e aree/e" hih i#a "o"?reora%e o"ra rih. Lea% i%e o he /orae re/ai"#i" 4E*S a!er #uh ra"#!er# a" i# rae $ 4E*S i" i#
e%ero"i rei#r$.> G4E*S Appe%%ae rie!, MERS v 4e"raska$et o( Banking270 Ne. ;29 70+ N.W.2 7 (Do. 1194anc# Becker, Recorder o( $eeds o( Montgo-er# Count# v.MERS Cor., Inc. 90+ J. Supp. 2D +36 (2012)
Whi%e he o"#. S%o/#$ a" So//er #ae i" opi"io"# ha "o
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The %a o! /u%ip%e stare decisisopi"io"# o ie ha he a$ 4E*S
i# u#e i" a /orae &io%ae# %a, a# r/a" ha# a%rea$ ie 4anc#
Becker, Recorder o( $eeds o( Montgo-er# Count# v. MERS Cor., Inc.
90+ J. Supp. 2D +36 (2012) ao&e, oe# "o i&e %ie"#e o o"i"ue
&io%ai" he Pe""#$%&a"ia i&i% a" ri/i"a% oe# a" #aue# he" he
%a i# %ear. The %a a" #aue# are %ear, a" he purpo#e a" i"e" i"
he u#e o! 4E*S i# %ear%$ o &io%ae ho#e %a# a" #aue#, hih ere
&io%ae a" 4E*S a# 4oraee a""o e re/o&e !ro/ he 4orae.
The 4orae appear# 5LLEKAL a" U5D a" initio, reae ih
purpo#e a" i"e" o &io%ae he Co/pu%#or$ *eori" Saue# o!
Pe""#$%&a"ia, he !eera% Truh i" Le"i" A, a" he Jrau, Jorer$,
a" Ta/peri"10 #aue# herea!er ao/p%i#heF
=..a" aree/e" hih &io%ae# a pro&i#io" o! a #aue, or hih
a""o e per!or/e ihou &io%aio" o! #uh a pro&i#io", i#i%%ea% a" &oiF Pe""#$%&a"ia *.*. Co. &. Ca/ero", 2
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*eorer# o! Dee# a" &ii/ ho/eo"er# are e:ua%%$ a/ae $
he %oue, e#rue i%e# au#e $ !ai%ure o i/e%$ reor
a##i"/e"# o! /orae. A##i"ee# ho i "o reor he ra"#!er o!
i"ere# i" he Noe $ a rie" A##i"/e" o! 4orae a# re:uire $
he reori" %a# i" Pe""#$%&a"ia are i" &io%aio" o! %a a" e!au% o!
he 4orae aree/e" Ari%e 16 re:uiri" o/p%ia"e ih a%% %oa%
a" !eera% %a#. (AA ** Pae 13). Pe""#$%&a"ia ha# Co/pu%#or$
*eori" #aue# u"er 21 Pa. Sa. 3;111, +++12,, 621,13.
The 4orae A##i"ee# ha&e e!au%e o" he 4orae $
&io%aio"# o! %a. P%ai"i!! i# e"i%e o re%ie! re:ue#e. Jai%ure o! he
Cour o :uie he i%e i# au#e o! 'uiia% i#reio".
IS !"E S#'JEC! MOR!$A$E RECORDA'%E?
Pe""#$%&a"ia ha# a Ceri!iae o! *e#ie"e re:uire/e", i&i" he
*eorer o! Dee# i"#ruio" o re!u#e o reor erai" ou/e"#
12 !1 'a. Stat.***@ A deed and con8e"ance= ; or :here7" the tite to the ae a"
7e in an" :a" affected in a: or e4it"= ;;ha 7e recorded in the office for the
recordin3 of deed :here 4ch and= ;.. are "in3 and 7ein3= :ithin ninet" da" after theeec4tion of 4ch deed or con8e"ance= and e8er" 4ch deed and con8e"ance that ha at
an" tie after the 2aa3e of thi act 7e ade and eec4ted in thi coon:eath= and
:hich ha not 7e 2ro8ed and recorded a aforeaid= ha 7e ad94d3ed fra4d4ent and8oid;..
13 !1 'a. Stat.!1@ No deed or ort3a3e= or defeai7e deed= in the nat4re of ort3a3e=
hereafter to 7e ade= ha 7e 3ood or 4fficient to con8e" or 2a an" freehod or
inheritance= or to 3rant an" etate therein for ife or "ear= 4ne 4ch deed 7e
acHno:ed3ed or 2ro8ed and recorded :ithin i onth after the date thereof= :here4ch and ie= a herein7efore directed for other deed.
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ihou a o/p%ee a" #i"e Ceri!iae o! *e#ie"e a# he %a
e/a"#, 21 Pa. Sa. 62;1+. The Ceri!iae o! *e#ie"e o" he #u'e
/orae oe# "o o"ai" orre i"!or/aio" a" i# "o #i"e a#
re:uire !or reori" $ %a. (AA ** Pae 17)
Jai%ure o uie Ti%e aai"# a reore "o"?o/p%ia" /orae,
e!iie" a" "o reora%e $ %a, i# au#e o! 'uiia% i#reio",
i"iai" a %a o! "o%ee o! he %a.
DO &OR$ED DOC#MEN!S REMAIN #'%IC%Y RECORDED?
P%eai"# $ Cii4orae ha =r/a" ha# "o #a"i" o :ue#io" he
A##i"/e" o! 4orae a# r/a" i# "o a par$ o #ai a##i"/e"> are
"o appropriae i" hi# uie Ti%e aio" rouh $ r/a". Thi# aio"
u"er Pa. *.C.P. *u%e 1061()(3) i# #pei!ia%%$ !or purpo#e# o! :ue#io"i"
14 !1 'a. Stat. !5@ Certificate of reidence of ort3a3ee or ai3nee@ For the 24r2oe
of o7tainin3 :ith acc4rac" the 2recie reidence of a ort3a3ee= ai3nee= and 2eronto :ho interet i 2a"a7e on artice of a3reeent= it ha 7e the d4t" of the recorder of
deed in each co4nt"= :hene8er a ort3a3e= ai3nent= or a3reeent 3i8en to ec4re the
2a"ent of one"= ha 7e 2reented to hi for record= to ref4e the ae= 4ne the aidort3a3e= ai3nent= or a3reeent ha attached thereto= and ade 2art of aid ort3a3e=
ai3nent= or a3reeent= a certificate i3ned 7" aid ort3a3ee= ai3nee= or 2eron
entited to interet= or hi= her or their d4" a4thoried attorne" or a3ent= ettin3 forth the
2recie reidence of 4ch ort3a3ee= ai3nee= or 2eron entited to interet aidcertificate to 7e recorded :ith aid ort3a3e= ai3nent= or a3reeent and therefro the
aid recorder ha 2re2are and dei8er= at tated inter8a= to the 2ro2er Loard of Re8iion
of Tae= or other officia char3ed :ith the aeent of State ta= a it of aidort3a3e= ai3nent= and a3reeent= :ith the nae and reidence of aid
ort3a3ee= ai3nee= or 2eron entited to interet= :ith the ao4nt and date of aid
ort3a3e= ai3nent= and artice of a3reeent= :ith the date of recordin3 and the2ro2ertie 42on :hich the de7t are ec4red.
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&a%ii$ a" "ee##i$ o! erai" reore ou/e"# ha are i" he
*eorer o! Dee# reor# o! he r/a" proper$.
The A##i"/e" o! 4orae o Cii4orae #ae# a# ei"
a##i"e $ 4E*S a# "o/i"ee !or 4orae5T (AA ** Pae 22)
#e&era% /o"h# a!er opi"io" a" ei#io" $ ue S%o/#$ i" he !eera%
a#e. The opi"io" $ he o". S%o/#$ a!!ir/# ha 4orae5T
ra"#!erre he 4orae Loa" o Cii4orae u"e 23, 2007, ho he"
ra"#!erre he 4orae Loa" o Ja""ie 4ae o" u"e 26, 2007. Thi#
opi"io" e!!ei&e%$ ar# a"$ a##i"/e" !ro/ 4E*S a# No/i"ee o!
4orae5T ae a!er u"e 23, 2007. 4orae5T aahe o
4orae5T8# Peiio" o pe" De!au% u/e" a Di#%ai/er o! 5"ere#,
#ai" i" our heari" =4orae5T ha ra"#!erre i# i"ere# i" hi#
/orae o" u"e 23, 2007> (AA ** Pae 1+; Li"e# 13, 1+) a" i"
p%eai"F =... a# "o a par$ o hi# a##i"/e" a" a# "o i"&o%&e ih
he e-euio" o! he Sepe/er 20, 2012 a##i"/e" ha#oe&er.
4orae5T ha "o i"ere# o a##i"> (AA ** Pae
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*eorer o! Dee# !or hi# proper$. Aori" o 21 Pa. Sa. 621 13, a"
a##i"/e" "o reore ihi" #i- /o"h# !o%%oi" ra"#!er o! he
4orae Loa" a""o e u#e o ra"#!er a"$ i"ere# o a"oher par$.
Ja""ie 4ae #i%% o"# he /orae %oa", a# i"iae o" i# e#ie
hpFII.!a""ie/ae.o/. The Noe (AA ** Pae 20) a# "o
e"or#e o Cii4orae !ro/ Ja""ie 4ae, i"iai" he /orae %oa"
a# "o ra"#!erre !ro/ Ja""ie 4ae o Cii4orae. There a# i"e" o
eei&e, !or i! Ja""ie 4ae a##i"e he 4orae o Cii4orae, Ja""ie
4ae ou% e "a/e o" he a##i"/e" ou/e"#. The %a e!i"e#
he A##i"/e" o! 4orae o Cii4orae a# a !ore ou/e" (1< Pa.
C.S.A. +1019). 5 i# i%%ea% u"er 1< Pa C.S.A. +91110o pu%i%$ reor
!ore or !rauu%e" ou/e"#. Jai%ure o uie Ti%e aai"# a &eri!ie
!orer$ i# au#e o! 'uiia% i#reio" or e&e" 4i#pri#io" o! Je%o"$.
IS A MOR!$A$E WI!"O#! C#RREN! RECORDED
'ENE&ICIARY A'ANDONED?
"er 21 Pa. Sa. 62113, a" a##i"/e" o! /orae ha i# "o
reore ihi" #i- /o"h# a""o o"&e$ i"ere# o a"oher par$. The
a##i"/e" ae Sepe/er 20, 2012 a""o o"&e$ a"$ i"ere# $
/u%ip%e #aue#, 21 Pa. Sa.621 a" 13 Pa. C.S.A. 3203()1;.
4orae5T ha "o i"ere# o a##i" o" Sepe/er 20, 2012 !or !i&e $ear#.
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The par$ a##i"e he /orae u"e 23, 2007 a" #ue##or# /ae "o
reore a##i"/e" e!ore Dee/er 23, 2007. There i# "o reior ih
urre" i"ere# a" apai$ reore o a##i" or re%ea#e he 4orae.
Jai%ure o! he Cour o :uie he i%e aai"# a /orae aa"o"e !or !i&e
$ear# i# au#e o! i#reio" o! he Cour.
IS !"IS MOR!$A$E A N#%%I!Y IN !"E #'%IC RECORD?
Wihou a reore reior /oraee ih a urre" i"ere#, a"
aio" o uie Ti%e i# he re/e$ !or a 4oraor a# a" aio" !or
Jore%o#ure i# o he 4oraee. The rii"a% 4oraee ha "o i"ere#
!or !i&e $ear# o" he ae he A##i"/e" o! 4orae a# reae o
Cii4orae, re"eri" ha A##i"/e" a# orh%e## a# he reore
4orae1;, 16. A# "o par$ i# reore ih he apai$ o a##i" or
re%ea#e he reore 4orae, he reore 4orae ha# eo/e a
%ou o" he i%e o! he proper$ a" a "u%%i$ u"er he %a. "er he
"i!or/ Co//eria% Coe i" Pe""#$%&a"ia, 13 Pa. Co". S. 3203()1;
a" 9;1+16, o"%$ he urre" reore reior a" a##i" or re%ea#e a"$
15 1% 'a. C.S.A. %!)%@ TRANSFER OF INSTRUMENT RI/+TS AC,UIRED L
TRANSFER@>7?Tranfer of an intr4ent= :hether or not the tranfer i a ne3otiation=
8et in the tranferee an" ri3ht of the tranferor to enforce the intr4ent= inc4din3 an"ri3ht a a hoder in d4e co4re= 74t the tranferee cannot ac4ire ri3ht of a hoder in d4e
co4re 7" a tranfer= direct" or indirect"= fro a hoder in d4e co4re if the tranferee
en3a3ed in fra4d or ie3ait" affectin3 the intr4ent.16 1% 'a. C.S.A.&51* Ai3nent of 2o:er of ec4red 2art" of record. >c? Ai3nent
of record of ort3a3e.
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i"#ru/e" #euri" a e.
Jai%ure o! he Cour o uie Ti%e aai"# a "u%%i$ i" he pu%i
reor# i# au#e o! i#reio" o! he Cour.
8. CONCLUSION
The e"ire rea% e#ae o//eria% o//u"i$ epe"# o" he
i"!or/aio" reore i" he o!!ie# o! he *eorer o! Dee# o e
aurae ihou e-epio" a# he %a /a"ae#. The i##ue# o!!ere a"
arue here ha&e "o ee" rouh or a'uiae e!ore $ a"$ Cour.
r/a" ha# ee" a/ae $ he #%a"er a" %ou o" he i%e o
her proper$, au#e $ he #iuaio"# %i#e ao&e. Whe" a ho/eo"er
4oraor i# i" e!au%, he our ou% upo" ue proe## i##ue a" orer
!or !ore%o#ure. The 4oraee8# (4orae5T) a##i"# a" #ue##or#
ha&e De!au%e o" he aree/e", he 4oraor (r/a") re:ue## a"
e-pe# #i/i%ar ao//oaio" a" re%ie!, $ a$ o! a" rer o uie
Ti%e aai"# he /orae.
The reore par$, 4orae5T, a/i# i" p%eai" a"
ou/e"aio" o ha&i" "o i"ere# i" he proper$ #i"e u"e 23, 2007.
Le#%ie?E&e r/a" e/a"# her proper$ i%e e uiee o !ore%o#e
fiin3 4nder ection &5)!>c? >reatin3 to record of ort3a3e a financin3 tateent? a"
7e ade on" 7" an ai3nent of record of the ort3a3e in the anner 2ro8ided 7" a:of thi Coon:eath other than thi tite.
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aai"# he A##i"ee o! he !ore A##i"/e" o! 4orae, Appe%%ee
Cii4orae, a" he 4oraee, Appe%%ee 4orae5T i" !a,
Pe""#$%&a"ia Saue#, "ie Sae# %a# a" a#e %a re:uire i. r/a"
re:ue## he Cour o"#ier eah :ue#io" i"i&iua%%$ a" orerF
1) The A##i"/e" o! 4orae ae Sepe/er 20, 2012 o Cii4orae
i# a !orer$ a" &oi. Cii4orae, a##i"# a" #ue##or# are o e
!ore&er arre !ro/ a##eri" a"$ rih, %ie", i%e or i"ere# i" he %a"
i"o"#i#e" ih he i"ere# or %ai/ o! he p%ai"i!! #e !orh i" he
o/p%ai". The *eorer o! Dee#, Che#er Cou"$ e orere o
a"e% o! reor a" /ar =&oi> he A##i"/e" o! 4orae reore
o" oer 10, 2012 i" oo "u/er
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11. RESTATED FOOT NOTES AND END NOTES
9. @lainti## and her spouse #iled an action in the !istrict Court #or the $astern
!istrict o# @enns'lvania ;+r*an v. Mort&a&eIT, 2:92 0 9:69298
;$.!.@A.?? a&ainst the unrecorded interests in the Mort&a&e ;Mort&a&eIT
as included b' error and as re*oved?, CitiMort&a&e, the purported
servicer o# the Mort&a&e, and The Federal %ational Mort&a&e Association;Fannie MaeD>F%MAD? the alle&ed true oner o# the @lainti##Es
Mort&a&e, #or violations o# TIA and R$S@A. In the conclusions, ud&e
Slo*sk' concluded the +r*ans had not su##icientl' stated a cause o# action
under TIA and R$S@A.
2. +r*an #iled Motion to !en' Mort&a&eIT @etition to +pen !e#ault ud&*ent
and responded in +bection to petition o# CitiMort&a&e and in hearin& to
open de#ault ud&*ent vehe*entl' and ener&eticall' obected to @etition to
+pen !e#ault ud&*ent to preserve 1uestion 9.
-. +r*an response challen&ed pleadin& o# CitiMort&a&e, and Motion toA*end Co*plaint to preserve 1uestions 2, 3, 4, 5, 6, 7, 8, 9: ;Ite* 2-,
Motion to A*end Co*plaint, para&raphs 98=68 ;ABA RR @a&e 34 et sec.
i&nored> dis*issed b' the court?.
3. +r*an response challen&ed pleadin& o# CitiMort&a&e, and Motion to
A*end Co*plaint to preserve 1uestions 3, 4, 5, 6, 7, 8, 9: ;Ite* dis*issed b' the court?.
4. Ite*
dis*issed b' the court?.
5. Ite* 28>2:92=@& 7
J22 ;ABA RR @a&e 6- J22?.
6. +r*an response challen&ed pleadin& o# CitiMort&a&e, and Motion to
A*end Co*plaint to preserve 1uestions 3, 4, 5, 6, 7, 8, 9:, ;Ite*
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8. 97 @a.C.S.A. 39:9 For&er' ;a?+##ense de#ined.==A person is &uilt' o# #or&er'
i#, ith intent to de#raud or inure an'one, or ith knoled&e that he is
#acilitatin& a #raud or inur' to be perpetrated b' an'one, the actorK ;9?
alters an' ritin& o# another ithout his authorit'L ;2? *akes, co*pletes,eecutes, authenticates, issues or trans#ers an' ritin& so that it purports to
be the act o# another ho did not authorize that act, or to have been
eecuted at a ti*e or place or in a nu*bered se(uence other than as in
#act the case, or to be a cop' o# an ori&inal hen no such ori&inal eistedL
or ;-? utters an' ritin& hich he knos to be #or&ed in a *anner speci#ied
in para&raphs ;9? or ;2? o# this subsection.
9:. 97 @a. C.S.A. 39:-. Fraudulent destruction, removal or concealment of
recordable instruments.A person co**its a #elon' o# the third de&ree i#,
ith intent to deceive or inure an'one, he destro's, or conceals an' ill,deed, *ort&a&e, securit' instru*ent or other ritin& #or hich the la
provides public recordin&.
97 @a C.S.A. 3899. Tampering it! public records or information ;a?
+##ense de#ined.==A person co**its an o##ense i# heK;9? knoin&l' *akes a
#alse entr' in, or #alse alteration o#, an' record, docu*ent or thin&
belon&in& to, or received or kept b', the &overn*ent #or in#or*ation or
record, or re(uired b' la to be kept b' others #or in#or*ation o# the
&overn*entL ;2? *akes, presents or uses an' record, docu*ent or thin&
knoin& it to be #alse, and ith intent that it be taken as a &enuine part o#in#or*ation or records re#erred to in para&raph ;9? o# this subsectionL or ;-?
intentionall' and unla#ull' destro's, conceals, re*oves or otherise
i*pairs the verit' or availabilit' o# an' such record, docu*ent or thin&.
99. 29 @a. Stat. -49KAll deeds, conve'ances, contracts, and other
instru*ents o# ritin& herein it shall be the intention o# the parties
eecutin& the sa*e to &rant, bar&ain, sell, and conve' an' lands, tene*ents,
or heredita*ents situate in this Co**onealth, upon bein& acknoled&ed
b' the parties eecutin& the sa*e or proved in the *anner provided b' the
las o# this Co**onealth, shall be recorded in the o##ice #or the recordin&o# deeds in the count' here such lands, tene*ents, and heredita*ents are
situate. $ver' such deed, conve'ance, contract, or other instru*ent o#
ritin& hich shall not be acknoled&ed or proved and recorded, as
a#oresaid, shall be adud&ed #raudulent and void as to an' subse(uent bona
#ide purchaser or *ort&a&ee or holder o# an' ud&*ent, dul' entered in the
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@rothonotar'Es o##ice o# the count' in hich the lands, tene*ents, or
heredita*ents are situate, ithout actual or constructive notice unless such
deed, conve'ance, contract, or instru*ent o# ritin& shall be recorded, as
a#oresaid, be#ore the recordin& o# the deed or conve'ance or the entr' o# the
ud&*ent under hich such subse(uent purchaser, *ort&a&ee, or ud&*ent
creditor shall clai*. %othin& contained in this act shall be construed to
repeal or *odi#' an' la providin& #or the lien o# purchase *one'
*ort&a&es.D
92. 29 @a. Stat.333K All deeds and conve'ances, or hereb' the title to
the sa*e *a' be in an' a' a##ected in la or e(uit', shall be recorded
in the o##ice #or the recordin& o# deeds here such lands, .. are l'in& and
bein&, ithin ninet' da's a#ter the eecution o# such deeds or conve'ance,
and ever' such deed and conve'ance that shall at an' ti*e a#ter the passa&e
o# this act be *ade and eecuted in this co**onealth, and hich shall not
be proved and recorded as a#oresaid, shall be adud&ed #raudulent and
void..D
9-. 29 @a. Stat.529K %o deed or *ort&a&e, or de#easible deed, in the nature
o# *ort&a&es, herea#ter to be *ade, shall be &ood or su##icient to conve' or
pass an' #reehold or inheritance, or to &rant an' estate therein #or li#e or
'ears, unless such deed be acknoled&ed or proved and recorded ithin si
*onths a#ter the date thereo#, here such lands lie, as hereinbe#ore directed
#or other deeds.D
93. 29 @a. Stat. 524K Certi#icate o# residence o# *ort&a&ee or assi&neeK For
the purpose o# obtainin& ith accurac' the precise residence o# all
*ort&a&ees, assi&nees, and persons to ho* interest is pa'able on articles
o# a&ree*ent, it shall be the dut' o# the recorder o# deeds in each count',
henever a *ort&a&e, assi&n*ent, or a&ree*ent &iven to secure the
pa'*ent o# *one', shall be presented to hi* #or record, to re#use the sa*e,
unless the said *ort&a&e, assi&n*ent, or a&ree*ent has attached thereto,
and *ade part o# said *ort&a&e, assi&n*ent, or a&ree*ent, a certi#icate
si&ned b' said *ort&a&ee, assi&nee, or person entitled to interest, or his, her
or their dul' authorized attorne' or a&ent, settin& #orth the precise residence
o# such *ort&a&ee, assi&nee, or person entitled to interestL said certi#icate
to be recorded ith said *ort&a&e, assi&n*ent, or a&ree*entL andthere#ro* the said recorder shall prepare and deliver, at stated intervals, to
the proper Board o# Revision o# Taes, or other o##icials char&ed ith the
assess*ent o# State ta, a list o# said *ort&a&es, assi&n*ents, and
a&ree*ents, ith the na*es and residences o# said *ort&a&ees, assi&nees,
or persons entitled to interest, ith the a*ount and date o# said *ort&a&es,
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assi&n*ents, and articles o# a&ree*ent, ith the date o# recordin& and the
properties upon hich the debts are secured.D
94. 9- @a. C.S.A. -2:-K TRA%SF$R +F I%STR)M$%TL RIG"TS
AC1)IR$! BN TRA%SF$RK;b?Trans#er o# an instru*ent, hether or not
the trans#er is a ne&otiation, vests in the trans#eree an' ri&ht o# the
trans#eror to en#orce the instru*ent, includin& an' ri&ht as a holder in duecourse, but the trans#eree cannot ac(uire ri&hts o# a holder in due course b'
a trans#er, directl' or indirectl', #ro* a holder in due course i# the trans#eree
en&a&ed in #raud or ille&alit' a##ectin& the instru*ent.
95. 9- @a. C.S.A.8493 ASSIG%M$%T +F @+0$RS +F S$C)R$! @ARTN
+F R$C+R!. ;c? Assi&n*ent o# record o# *ort&a&e.==An assi&n*ent o#
record o# a securit' interest in a #iture covered b' a record o# a *ort&a&e
hich is e##ective as a #inancin& state*ent #iled as a #iture #ilin& under
section 84:2;c? ;relatin& to record o# *ort&a&e as #inancin& state*ent? *a'
be *ade onl' b' an assi&n*ent o# record o# the *ort&a&e in the *annerprovided b' la o# this Co**onealth other than this title.
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