orman appellant brief

8/10/2019 Orman Appellant Brief

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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!



26/73

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


28/73

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



30/73

$ 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


31/73

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.



32/73

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


33/73

!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!



34/73

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



35/73

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#



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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


37/73

*.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,



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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,



39/73

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



40/73

(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#.

http://www.fanniemae.com/http://www.fanniemae.com/


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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,



72/73

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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orman appellant brief

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