From Casetext: Smarter Legal Research

SFR Invs. Pool 1 v. Fed. Nat'l Mortg. Ass'n

COURT OF APPEALS OF THE STATE OF NEVADA
Feb 13, 2020
No. 76859-COA (Nev. App. Feb. 13, 2020)

Opinion

No. 76859-COA

02-13-2020

SFR INVESTMENTS POOL 1, LLC, A NEVADA LIMITED LIABILITY COMPANY, Appellant, v. FEDERAL NATIONAL MORTGAGE ASSOCIATION, A GOVERNMENT SPONSORED ENTITY, Respondent.


ORDER OF AFFIRMANCE

SFR Investments Pool 1, LLC (SFR), appeals from a district court summary judgment in a quiet title action. Eighth Judicial District Court, Clark County; Ronald J. Israel, Judge.

The original owner of the subject property failed to make periodic payments to his homeowners' association (HOA). The HOA recorded a notice of delinquent assessment lien and later a notice of default and election to sell to collect on the past due assessments and other fees pursuant to NRS Chapter 116. Appellant SFR purchased the property at the resulting foreclosure sale and filed the underlying action seeking to quiet title against, among others, respondent Federal National Mortgage Association (Fannie Mae), the current beneficiary of the first deed of trust on the property. The parties later filed competing motions for summary judgment, and the district court ruled in favor of Fannie Mae, finding that it owned the deed of trust and the underlying loan such that 12 U.S.C. § 4617(j)(3) (the Federal Foreclosure Bar) prevented the foreclosure sale from extinguishing the deed of trust. This appeal followed.

This court reviews a district court's order granting summary judgment de novo. See Wood v. Safeway, Inc., 121 Nev. 724, 729, 121 P.3d 1026, 1029 (2005), Summary judgment is proper if the pleadings and all other evidence on file demonstrate that no genuine issue of material fact exists and that the moving party is entitled to judgment as a matter of law. Id. When deciding a summary judgment motion, all evidence must be viewed in a light most favorable to the nonmoving party. Id. General allegations and conclusory statements do not create genuine issues of fact. Id. at 731, 121 P.3d at 1030-31.

A review of the record from the underlying proceeding reveals that no genuine issue of material fact exists and that Fannie Mae is entitled to judgment as a matter of law. Id. at 729, 121 P.3d at 1029. We reject SFR's argument that Fannie Mae was required to record its interest in order to avail itself of the Federal Foreclosure Bar. See Daisy Tr. v. Wells Fargo Bank, N.A., 135 Nev., Adv. Op. 30, 445 P.3d 846, 849 (2019) (holding that a deed of trust need not be assigned to a regulated entity in order for it to own the secured loan—meaning that Nevada's recording statutes are not implicated—where the deed of trust beneficiary is an agent of the note holder). Moreover, we conclude that the testimony and business records produced by Fannie Mae were sufficient to prove its ownership of the note and the agency relationship between Fannie Mae and the prior beneficiary of the deed of trust in the absence of contrary evidence. See id. at 849-51 (affirming on similar evidence and concluding that neither the loan servicing agreement nor the original promissory note must be produced for the Federal Foreclosure Bar to apply). Finally, we reject SFR's argument that Fannie Mae was required under the statute of frauds to produce a written instrument evidencing its acquisition of the loan, as SFR was not a party to that transaction and therefore lacks standing to invoke the statute of frauds. See Harmon v. Tanner Motor Tours of Nev., Ltd., 79 Nev. 4, 16, 377 P.2d 622, 628 (1963) ("The defense of the statute of frauds is personal, and available only to the contracting parties or their successors in interest.").

Accordingly, the district court properly concluded that the Federal Foreclosure Bar prevented extinguishment of the deed of trust and that SFR took the property subject to it. See Saticoy Bay LLC Series 9641 Christine View v. Fed. Nat'l Mortg. Ass'n, 134 Nev. 270, 273-74, 417 P.3d 363, 367-68 (2018) (holding that the Federal Foreclosure Bar preempts NRS 116.3116 such that it prevents extinguishment of the property interests of regulated entities under FHFA conservatorship without affirmative FHFA consent). Thus, given the foregoing, we

Because the Federal Foreclosure Bar protects a regulated entity's property from foreclosure "unless or until [the FHFA] affirmatively relinquishes [such protection]," we reject SFR's argument that Fannie Mae bore the burden of showing that the FHFA did not consent to extinguishment of the deed of trust. See Christine View, 134 Nev. at 274, 417 P.3d at 368 (first alteration in original) (internal quotation marks omitted). We also reject SFR's argument that the Federal Foreclosure Bar violates due process, as purchasers at HOA foreclosure sales do not have a constitutionally protected property interest in obtaining a property free and clear of a first deed of trust. See Fed. Home Loan Mortg. Corp. v. SFR Invs. Pool 1, LLC, 893 F.3d 1136, 1148 (9th Cir. 2018) (noting that the Federal Foreclosure Bar "forecloses that purported interest prior to its vestment in [a purchaser]").

ORDER the judgment of the district court AFFIRMED.

Insofar as the parties raise arguments that are not specifically addressed in this order, we have considered the same and conclude that they either do not present a basis for relief or need not be reached given the disposition of this appeal. --------

/s/_________, C.J.

Gibbons

/s/_________, J.

Tao

/s/_________, J.

Bulla cc: Hon. Ronald J. Israel, District Judge

Kim Gilbert Ebron

Wright, Finlay & Zak, LLP/Las Vegas

Fennemore Craig P.C./Reno

Eighth District Court Clerk


Summaries of

SFR Invs. Pool 1 v. Fed. Nat'l Mortg. Ass'n

COURT OF APPEALS OF THE STATE OF NEVADA
Feb 13, 2020
No. 76859-COA (Nev. App. Feb. 13, 2020)
Case details for

SFR Invs. Pool 1 v. Fed. Nat'l Mortg. Ass'n

Case Details

Full title:SFR INVESTMENTS POOL 1, LLC, A NEVADA LIMITED LIABILITY COMPANY,…

Court:COURT OF APPEALS OF THE STATE OF NEVADA

Date published: Feb 13, 2020

Citations

No. 76859-COA (Nev. App. Feb. 13, 2020)