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Saturday, January 17, 2009

Trust issues and Concerns

Victoria Hasseler*

I. INTRODUCTION

A trust is established. Tracy Brown is both the trustee and the

beneficiary.1 The settlor has empowered the trustee to make

discretionary distributions from the trust to the beneficiary herself

without any limitation, such as an ascertainable standard.2 Much

to the dismay of creditors, this means that Tracy Brown, as the

trustee-beneficiary (hereinafter "T/B"), can access the trust funds at

any time, yet the funds remain protected from her creditors while

held in trust. Could the New York Legislature have intended such a

consequence from the seemingly benign 2003, and subsequent 2004,

amendments to section 10-10.1 of the New York Estates, Powers

and Trusts Law (EPTL)?3

* B.A., State University of New York at Cortland, 2003, summa cum laude; J.D., Albany Law

School, 2006, summa cum laude. I would like to thank Albany Law School Justice David

Josiah Brewer Distinguished Professor of Law Ira Mark Bloom for his advocacy, insight, and

expertise, as well as my family and my fiancé for their support and encouragement.

1 The disposition actually contains a second beneficiary to prevent merger (discussed infra

Part II.A.), but for the purposes of this article the first, present beneficiary will be referred to

simply as "the beneficiary." See N.Y. EST. POWERS & TRUSTS LAW § 7-1.1 (McKinney 2002)

(recognizing a valid trust where the trustee is also a beneficiary provided there is another

"beneficial interest" in the trust); see also In re Estate of Seidman, 395 N.Y.S.2d 674, 675

(App. Div. 1977) (illustrating the possibility of remote beneficiaries when, for example, the

testator enables the life beneficiary to name the remaindermen).

2 Typical ascertainable standard limitations include health, education, maintenance, or

support. I.R.C. § 2041(b)(1)(A) (2000).

3 N.Y. EST. POWERS & TRUSTS LAW § 10-10.1 (McKinney Supp. 2006). Article 10 of the

EPTL is entitled "Powers"; part 10 is entitled "Provisions Affecting Powers Other Than

Powers of Appointment"; section 10-10.1 is entitled "Power to distribute principal or allocate

income; restriction on exercise." N.Y. EST. POWERS & TRUSTS LAW art. 10 at 290–91

(McKinney 2002). Section 10-10.1 of the Estates, Powers and Trusts Law provides:

A power held by a person as trustee of an express trust to make a discretionary

distribution of either principal or income to such person as a beneficiary, or to make

discretionary allocations in such person's favor of receipts or expenses as between

principal and income, cannot be exercised by such person unless (1) such person is the

grantor of the trust and the trust is revocable by such person during such person's

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This protection against creditors occurs because the discretionary

power under section 10-10.1 of the EPTL is not a general power of

appointment—with the accompanying provisions for creditors—

although it is tantamount to such a power. Should the Legislature

act and amend the current law to prevent abuse from occurring?

This paper begins by presenting a brief background of trust law

and creditor law, including the doctrine of merger and the rights of

creditors, in Section II. Section III sets forth the evolution of section

10-10.1 of the EPTL. Section IV addresses the implications of the

2003 and 2004 amendments by first discussing provisions for

creditors and then discussing why the discretionary power is not a

power of appointment based on the definition of a power of

appointment under section 10-3.1 of the EPTL; the legislative

history of article 10 of the EPTL; and the statutory heading of

article 10, part 10 of the EPTL. Section V presents the possible

positions of the Uniform Trust Code and considers why New York

should adopt versions of articles 1 and 5 of the Uniform Trust Code.

Finally, Section VI suggests feasible legislative solutions for New

York's current law.

II. TRUST LAW AND CREDITOR LAW BACKGROUND

A. The Doctrine of Merger

Historically, a sole trustee of a trust was not entitled to be

simultaneously a beneficiary of the trust. Under the doctrine of

merger,4 formerly embodied in sections 7-1.1 and 7-1.2 of the EPTL,5

lifetime, or (2) the power is a power to provide for such person's health, education,

maintenance or support within the meaning of sections 2041 and 2514 of the Internal

Revenue Code, or (3) the trust instrument, by express reference to this section, provides

otherwise. If the power is conferred on two or more trustees, it may be exercised by the

trustee or trustees who are not so disqualified. If there is no trustee qualified to exercise

the power, its exercise devolves on the supreme court or the surrogate's court, except

that if the power is created by will, its exercise devolves on the surrogate's court having

jurisdiction of the estate of the donor of the power.

§ 10-10.1 (codifying Act effective May 18, 2004, ch. 82, § 1) (footnote omitted).

4 For further descriptions of the doctrine, see Margaret Valentine Turano, Practice

Commentaries, in N.Y. EST. POWERS & TRUSTS LAW § 7-1.1; Reed v. Browne, 66 N.E.2d 47, 49

(N.Y. 1946); Weeks v. Frankel, 90 N.E. 969, 971 (N.Y. 1910).

5 Section 7-1.1 of the Estates, Powers and Trusts Law was formerly entitled "When right to

possession creates legal ownership"; in 1997, the Legislature amended the statutory heading

of section 7-1.1 so that it is now entitled "When trust interests not to merge." Act effective

June 25, 1997, ch. 139, § 1, 1997 N.Y. Laws 1885, 1885; N.Y. EST. POWERS & TRUSTS LAW § 7-

1.1. Section 7-1.2 of the Estates, Powers and Trusts Law retained the title "Trustee of passive

trust not to take." N.Y. EST. POWERS & TRUSTS LAW § 7-1.2 (McKinney 2002) (originally

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2006] Trustee-Beneficiaries, Creditors, and NY's EPTL 1171

the trust automatically terminated if the individual named as the

sole trustee was also named as a beneficiary since the trust would

effectively be passive, and the trustee would have no duties to carry

out.6 Title of the same nature and for the same duration as the

intended trust vested in the T/B.7 Provided that the trustee was not

the sole trustee, a trustee could, however, also be a beneficiary. For

example, in Woodward v. James, the Court of Appeals of New York

found that where, by the terms of his will, the decedent intended to

leave his widow a life estate in half the income from his estate but

did not expressly word the devise as a trust, "the law will not imply

a trust where, in the moment of its creation, it will be invalid, and

that, as the same person cannot be both trustee and beneficiary, the

trust to [the widow] must fail."8 This decision led to "the inevitable

result . . . that the equitable is merged in the legal estate, and the

latter alone remains" so that the widow, in regard to her one-half of

the income, "was not trustee, and took what was given to her by a

direct legal right."9

The merger doctrine, however, was not always strictly applied. In

In re Phipps' Will, for example, the beneficiary was a co-trustee but

became the sole trustee when the other trustee died.10 The court

distinguished cases where merger had been applied, reasoning that

in those cases there was not a demonstrated "intention that the

trust continue after the death of the sole beneficiary's cotrustee,"

and instead held that "[t]he doctrine of merger is not to be applied

'with rigidity,' and, where it appears to have been the intention of

the settlor . . . that the trust continue or that a successor trustee be

enacted as Act effective Aug. 2, 1966, ch. 952, 1966 N.Y. Laws 2761, 2806).

6 Margaret Valentine Turano, Practice Commentaries, in N.Y. EST. POWERS & TRUSTS LAW

§ 7-1.1 (McKinney 2002). The original version of section 7-1.1 of the EPTL, enacted in 1966,

provided, "[e]very person who by virtue of any disposition is entitled to the actual possession

of property and the receipt of income therefrom has a legal estate in such property of the

same quality and duration and subject to the same conditions as his beneficial interest." Act

effective Aug. 2, 1966, ch. 952, 1966 N.Y. Laws 2761, 2806. This provision interacted with

section 7-1.2 of the EPTL, enacted simultaneously, which provided:

Every disposition of property shall be made directly to the person in whom the right to

possession and income is intended to be vested and not to another in trust for such

person, and if made to any person in trust for another, no estate, legal or equitable, vests

in the trustee. But neither this section nor 7-1.1 shall apply to trusts arising or resulting

by implication of law.

N.Y. Est. Powers & Trusts Law § 7-1.2 (originally enacted as Act effective Aug. 2, 1966, ch.

952, 1966 N.Y. Laws 2761, 2806).

7 Reed, 66 N.E.2d at 49.

8 Woodward v. James, 22 N.E. 150, 15152 (N.Y. 1889).

9 Id. Mrs. James, however, was able to remain trustee over the other one-half of the

income, which was given to "legal heirs." Id.

10 In re Phipps' Will, 157 N.Y.S.2d 14, 16 (1956).

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appointed, the courts will act to prevent the extinguishment and

termination of the trust."11 A more recent example is In re Estate of

Seidman, in which the testator's wife was named as trustee.12 She

was to receive the income from the trust for her life and was given a

discretionary power to invade the trust principal, in addition to

being given the power to appoint the remainder beneficiaries.13

Although the wife argued that a merger of legal and equitable titles

occurred because she had been given the power to withdraw the

entire trust principal and no specific remainder beneficiaries, the

court rejected this argument and instead held that "a cotrustee

should be appointed."14

In 1997, prompted by the increasing use of trusts to transfer

assets and avoid probate while keeping a life estate,15 the legislature

enacted the current version of section 7-1.1 of the EPTL.16 In effect,

the legislation prevents merger from occurring in situations where

the trustee is also a beneficiary, provided that another individual

also holds a beneficial interest.17 Consequently, the ability of

settlors to designate the same individual as both sole trustee and

one of the trust beneficiaries is codified.18 It should be kept in mind,

however, that where there is no beneficial interest other than that

of the T/B, merger will still occur.

B. The Rights of Creditors

When a debtor owes money, creditors look to any and all property

that the debtor owns or in which such debtor maintains an interest

in order to satisfy the debt. Some property that seemingly appears

beyond the reach of creditors is not, while other property that

creditors want to attach promises to be more elusive.

Section 5201(b) of the New York Civil Practice Law and Rules

11 Id. at 1718 (citation omitted).

12 395 N.Y.S.2d 674, 676 (App. Div. 1977).

13 Id. at 675–76.

14 Id. at 676.

15 Margaret Valentine Turano, Practice Commentaries, in N.Y. EST. POWERS & TRUSTS

LAW § 7-1.1 (McKinney 2002); Memorandum in Support, S. 4223, 220th Leg. Sess. (N.Y.

1997), reprinted in 1997 N.Y. Sess. Laws 2129, 2130 (McKinney).

16 N.Y. EST. POWERS & TRUSTS LAW § 7-1.1 (codifying Act effective June 25, 1997, ch. 139, §

2, 1997 N.Y. Laws 1885, 1885–86).

17 Id. The second beneficial interest, however, can be as uncertain as a contingent future

remainder to avoid merger of the trust. E.g., In re Estate of Wickwire, 705 N.Y.S.2d 102, 104

(App. Div. 2000) (requiring a "beneficial interest in some form" to prevent merger).

18 See HAROLD D. KLIPSTEIN & IRA MARK BLOOM, DRAFTING NEW YORK WILLS § 11.04[7][b]

(3d ed. 2005) (explaining the applicability of the 1997 amendment).

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(CPLR) provides that "[a] money judgment may be enforced against

any property which could be assigned or transferred, whether it

consists of a present or future right or interest and whether or not it

is vested, unless it is exempt from application to the satisfaction of

the judgment."19

However, section 5205(c)(1) makes this provision irrelevant for all

practical purposes by providing that, with few exceptions, property

held in trust for a judgment debtor is exempt from "application to

the satisfaction of a money judgment," so long as the judgment

debtor did not create or fund the trust.20 In effect, the New York

Legislature provided automatic spendthrift provisions for all trusts.

Section 5205(d)(1) of the CPLR exempts ninety percent of the

income, or other payments, from trusts.21 When read in conjunction

with section 5205(c) of the CPLR, which exempts the trust principal,

only ten percent of the trust income and none of the trust principal

is left for creditors of the beneficiary.22 Section 7-1.5 of the Estates,

Powers and Trusts Law places additional limits on the voluntary

alienation of trust interests. Although the premise is that all trust

interests are alienable, the trust instrument must expressly allow

the income beneficiary to alienate this right for the interest to be

transferred.23 Thus, the only way for creditors to effectively reach

the assets that the T/B can access is for the T/B's power to be

interpreted as a power of appointment.

Trust dispositions for the settlor's use are unequivocally "void as

against [any] existing or subsequent creditors" the settlor may

have,24 as are dispositions in which the beneficiary is entitled to the

trust corpus at will.25 The underlying reason for these policies is

19 N.Y. C.P.L.R. 5201(b) (McKinney 1997).

20 Id. 5205(c)(1).

21 The statute provides that "except . . . as a court determines to be unnecessary for the

reasonable requirements of the judgment debtor . . . [,] ninety per cent of the income or other

payments from a trust" are classified as "personal property . . . exempt from . . . the

satisfaction of a money judgment." Id. 5205(d). Thus, if a court determines that the debtor

needs a smaller portion of income or payments than is exempted, the court may reduce the

amount of the exemption.

22 Id. 5205(c)(1), (d); see also David D. Siegel, Practice Commentaries C5205:2 (Income

Exemptions), in N.Y. C.P.L.R. 5205 (McKinney 1997) (further explaining the application of

section 5205 of the CPLR to trusts).

23 N.Y. EST. POWERS & TRUSTS LAW § 7-1.5(a)(1) (McKinney 2002). The income beneficiary

is allowed to transfer income in excess of ten thousand dollars, but the class of eligible

individuals is enumerated by the statute and does not include creditors. Id. § 7-1.5(b)(1).

24 Id. § 7-3.1(a).

25 Ullman v. Cameron, 78 N.E. 1074, 1076 (N.Y. 1906). The beneficiary was entitled to the

trust principal if he demanded it "to engage in some business or enterprise"; considering the

broad and personal nature of the purpose, the court found the trust to be a "pretext" for the

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that it is '"contrary to sound public policy to permit a person to have

the absolute and uncontrolled ownership of property for his own

purposes, and to be able at the same time to keep it from his

creditors.'"26 Thus, in such situations, the creditor can reach the

property that is the subject of the trust disposition.27 Property held

by a trustee for the benefit of others, however, is not subject to the

trustee's creditors.28 This is true even if the trustee is also the

settlor so long as the trustee is not a beneficiary as well.29

The relative standing that the beneficiary's current creditors

enjoy is decidedly murkier. Recall that only assignable or

transferable property is subject to the enforcement of money

judgments.30 Consequently, if the beneficiary lacks the power to

transfer or assign the property, it will be beyond the reach of the

beneficiary's creditors. Although section 5201 of the CPLR

generally authorizes the enforcement of money judgments against

property held in trust,31 Article 10 of the EPTL more specifically

delineates the actual rights of creditors.32

III. THE EVOLUTION OF SECTION 10-10.1 OF THE EPTL

Designed to address tax issues, the precursor to the statute that

evolved into section 10-10.1 of the EPTL was first introduced in

purpose of allowing the testatrix to give property to her husband while keeping it from his

creditors. Id. Such a situation would now be encompassed within the scope of section 10-7.2

of the EPTL, which subjects property covered by a presently exercisable power of appointment

to the payment of claims of the creditors of the holder of the power. N.Y. EST. POWERS &

TRUSTS LAW § 10-7.2 (McKinney 2002), amended by Act of Oct. 4, 2005, ch. 700, § 2, 2005 N.Y.

Sess. Laws 1658, 1658 (McKinney); see infra Part IV.A. (elaborating upon creditors' rights

under part 7 of article 10 of the EPTL).

26 Ullman, 78 N.E. at 1076 (quoting Chancellor Walworth in Hallett v. Thompson, 5 Paige

Ch. 581, 584 (N.Y. Ch. 1836)).

27 Section 5201(c)(2) of the CPLR provides that the proper garnishee for property controlled

or held by a fiduciary such as a trustee is the fiduciary. N.Y. C.P.L.R. 5201(c)(2) (McKinney

1997).

28 See, e.g., Finn v. Brown, 12 N.Y.S.2d 150, 152–53 (App. Div. 1939) (holding that money

and scrip unclaimed by debtholders and held in trust for debtholders may not be attached by

creditors); Wulff v. Roseville Trust Co., 149 N.Y.S. 683, 687 (App. Div. 1914) (holding that

"[p]roperty which a debtor holds in trust for others, even though he has created the trust, is

not subject to an attachment issued against his property"). This is also in accord with section

5201(b) of the CPLR since the interest could not be assigned or transferred for the benefit of

the trustee—the trustee owes a fiduciary duty to the beneficiaries of the trust. N.Y. C.P.L.R.

5201(b).

29 Wulff, 149 N.Y.S. at 687.

30 N.Y. C.P.L.R. 5201(b).

31 Recall that section 5205 of the CPLR exempts only certain personal property from

application to the satisfaction of a money judgment. N.Y. C.P.L.R. 5205(a) (McKinney 1997).

32 See infra Part IV.A.

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1945.33 A revised version was introduced in 1966.34 For the next

thirty years the statute remained unchanged in the following form:

A power conferred upon a person in his capacity as trustee of

an express trust to make discretionary distribution of either

principal or income to himself or to make discretionary

allocations in his own favor of receipts or expenses as

between principal and income, cannot be exercised by him. If

the power is conferred on two or more trustees, it may be

executed by the trustees who are not so disqualified. If there

is no trustee qualified to execute the power, its execution

devolves on the supreme court, except that if the power is

created by will, its execution devolves on the surrogate's

court having jurisdiction of the estate of the donor of the

power.35

The next amendment came in 1997 when the Legislature added

the introductory phrase "[e]xcept in the case of a trust which is

revocable by such person during lifetime" and provided the

surrogate's court as an alternate court, along with the supreme

court, qualified to exercise the devolving power.36 Gender neutral

language was also added.37

At the recommendation of the Chief Administrative Judge, based

on a recommendation by the Surrogate's Court Advisory Committee,

the Legislature amended section 10-10.1 of the EPTL again in

2003.38 The New York State Assembly Bill Summary explains that

the amendment allows the trustee to "make distributions to himself

or herself in certain instances: 1) where such trustee is the grantor

of the trust; 2) the power is a power to provide for such person's

health, education, maintenance or support; or 3) the trust

33 Margaret Valentine Turano, Practice Commentaries, in N.Y. EST. POWERS & TRUSTS

LAW § 10-10.1 (McKinney 2002); Act effective Apr. 18, 1945, ch. 843, § 1, 1945 N.Y. Laws

1867, 1867–68. The statute was enacted to prevent gift and estate tax consequences adverse

to the holder of the power. Margaret Valentine Turano, Practice Commentaries, § 10-10.1; see

also Ira Mark Bloom, How Federal Transfer Taxes Affect the Development of Property Law, 48

CLEV. ST. L. REV. 661, 671 (2000) (explaining that section 10-10.1 of the EPTL is an

"unfortunate property law[]" enacted to prevent adverse tax consequences).

34 Act effective Aug. 2, 1966, ch. 952, § 10-10.1, 1966 N.Y. Laws 2761, 2926. A technical

amendment the following year added a comma following the phrase "on two or more trustees."

Act effective Apr. 27, 1967, ch. 686, § 102, 1967 N.Y. Laws 1711, 1739.

35 Id.

36 Act effective June 25, 1997, ch. 139, § 6, 1997 N.Y. Laws 1885, 1887.

37 Id.

38 Memorandum in Support, A. 8090, 226th Leg. Sess. (N.Y. 2003), reprinted in 2003 N.Y.

Sess. Laws 2062, 2063 (McKinney); Act effective Sept. 30, 2003, ch. 633, § 1, 2003 N.Y. Laws

3303, 3303.

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instrument, by express reference, provides otherwise."39

The New York State Assembly Memorandum in Support further

rationalized: "The primary purpose of [section] 10-10.1 [of the

EPTL] is to prevent a grantor from inadvertently causing the

inclusion of the property subject to the power in the gross estate of

the trustee for estate tax purposes under the general power of

appointment provisions of section 2041 of the Internal Revenue

Code."40

The Assembly additionally reasoned that "the present provisions

of [section] 10-10.1 [of the EPTL] are unnecessarily restrictive of

trust grantors."41 As an example of this unnecessary restriction, the

Memorandum cited In re Estate of Seidman,42 explaining that the

court held that "a trustee may not, under 10.10-1, exercise a

discretionary power to invade corpus for his 'maintenance and

support' even though possession of such a power would not require

inclusion of the property under § 2041 [of the Internal Revenue

Code]."43 The Memorandum also rationalized that other states,

including California, Florida, and Wisconsin, with statutes similar

to section 10-10.1 of the EPTL, opted for an approach similar to that

which was being proposed and concluded by summarizing that

"[t]he instant measure would . . . retain the protection of the statute

for an unwary grantor, while at the same time properly

implementing the intentions of an informed grantor." 44

The proposed revision indeed passed and, effective September 30,

2003, section 10-10.1 of the EPTL was rewritten to read:

A power held by a person as trustee of an express trust to

make a discretionary distribution of either principal or

income to such person as a beneficiary, or to make

39 N.Y. LEGISLATIVE DIGEST, 209th Reg. Sess., A.B. 8090 (2003) (bill summary).

40 Memorandum in Support, A. 8090, 226th Leg. Sess. (N.Y. 2003), reprinted in 2003 N.Y.

Sess. Laws 2062, 2063 (McKinney).

41 Id.

42 395 N.Y.S.2d 674 (App. Div. 1977).

43 Memorandum in Support, A. 8090, 226th Leg. Sess. (N.Y. 2003), reprinted in 2003 N.Y.

Sess. Laws 2062, 2063 (McKinney) (citations omitted) (citing Seidman, 395 N.Y.S.2d at 677).

Section 2041(a)(1) of the Internal Revenue Code provides that the value of a decedent's gross

estate includes property over which the decedent had a general power of appointment but

then sets forth an exception so that a power limited by an ascertainable standard is not

included as a power of appointment. I.R.C. § 2041(a), (b)(1)(A) (2000). However, the Internal

Revenue Code also provides that for income tax purposes a power is taxable to the holder of

the power if the "power [is] exercisable solely by [the holder] to vest the corpus or the income

therefrom in himself." Id. § 678(a)(1) (2000); see id. § 671(2000).

44 Memorandum in Support, A. 8090, 226th Leg. Sess. (N.Y. 2003), reprinted in 2003 N.Y.

Sess. Laws 2062, 2063 (McKinney).

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2006] Trustee-Beneficiaries, Creditors, and NY's EPTL 1177

discretionary allocations in such person's favor of receipts or

expenses as between principal and income, cannot be

exercised by such person unless (1) such person is the

grantor of the trust and the trust is revocable by such person

during such person's lifetime, or (2) the power is a power to

provide for such person's health, education, maintenance or

support within the meaning of sections 2041 and 2514 of the

Internal Revenue Code, or (3) the trust instrument, by

express reference to this section, provides otherwise. If the

power is conferred on two or more trustees, it may be

exercised by the trustee or trustees who are not so

disqualified. If there is no trustee qualified to exercise the

power, its exercise devolves on the supreme court or the

surrogate's court, except that if the power is created by will,

its exercise devolves on the surrogate's court having

jurisdiction of the estate of the donor of the power.45

The third alternative is of the most immediate concern.46 It also

should be noted that in 2004 the section was amended by the

deletion of the words "or any other ascertainable standard" in the

second alternative, following the Internal Revenue Code reference.47

The purpose of the 2004 amendment, however, was to avoid a

possible federal tax conflict that would be detrimental to the estate

of a donee or trustee; it was not meant to diminish the newly

expanded power of a trustee to make discretionary distributions.48

IV. THE IMPLICATIONS OF THE 2003 AND 2004 AMENDMENTS

The implications of the 2003 re-writing are speculative at best. It

must be presumed that impairing creditors' rights was not a

foreseeable consequence of the amendment; otherwise there would

45 N.Y. Est. Powers & Trusts Law § 10-10.1 (McKinney Supp. 2006) (codifying Act effective

Sept. 30, 2003, ch. 633, § 1, 2003 N.Y. Laws 3303, 3303). The quoted text incorporates the

technical amendment of 2004 New York Laws, chapter 82 by deleting the phrase "or any

other ascertainable standard." Act effective May 18, 2004, ch. 82, § 1, 2004 N.Y. Laws 2515,

2515.

46 Prior to the 2003 amendment, the prohibition on the trustee's exercise of discretionary

power was a rule that could not be overridden and which, in some situations, served to

frustrate the intention of the settlor. Bloom, supra note 33, at 671. Thus, although

unintended consequences have followed, enabling a settlor to waive the default rule was a

long-needed change to an "unfortunate property law[]." Id.

47 Act effective May 18, 2004, ch. 82, § 1, 2004 N.Y. Laws 2515, 2515. The amendment was

effective immediately. Id. § 2, 2004 N.Y. Laws at 2515.

48 Memorandum in Support, S. 6308, 227th Leg. Sess. (N.Y. 2004), reprinted in 2004 N.Y.

Sess. Laws 1614, 1614 (McKinney); see also KLIPSTEIN & BLOOM, supra note 18, § 11.04[6][c].

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have undoubtedly been widespread and publicized lobbying efforts

by creditors' rights groups. However, as it stands—intended or

not—creditors remain unable to reach property that is in trust for

Tracy Brown, the T/B, despite Tracy Brown's ability to invade the

principal of the trust in her sole discretion. This is largely because

the newly-given power to Tracy Brown is not actually a power of

appointment, based on definitions of powers of appointment,

legislative history, and the statutory heading, and thus is not

covered by provisions under article 10 which would allow creditors

to reach the trust.

A. Provisions for Creditors

Part 7 of Article 10 of the EPTL is dedicated solely to the rights of

creditors.49 Creditors' rights are clearly laid out. If the beneficiary

has a lifetime special power of appointment, the trust property is

not subject to claims of the beneficiary's creditors.50 Even if the

power of appointment is general, so long as it remains subject to a

condition precedent or subsequent, the creditors may still not reach

the trust property.51 If the power is general but not presently

exercisable, the trust property also remains beyond the reach of

creditors until the power becomes presently exercisable.52

Furthermore, 2005 amendments enacted for clarification of

creditors' rights subsequent to the 2003 amendment to section 10-

10.1 of the EPTL delineate that a general power of appointment

"exercisable solely for the support, maintenance, health and

education of the donee" is excluded from the reach of the donee's

creditors.53

49 Article 10, part 7 of the Estates, Powers and Trusts Law is entitled "Rights of Creditors

in Appointive Property." N.Y. EST. POWERS & TRUSTS LAW art. 10 at 290 (McKinney 2002).

50 Id. § 10-7.1, amended by Act effective Oct. 4, 2005, ch. 700, § 2, 2005 N.Y. Sess. Laws

1658, 1658 (McKinney). This is because under section 10-3.2(b) of the EPTL, a general power

of appointment is defined as a power "exercisable wholly in favor of the donee, his estate, his

creditors or the creditors of his estate," and fittingly, section 10-3.2(c) of the EPTL specifies

that all powers of appointment that are not general are special. Id. § 10-3.2(b)–(c).

Consequently, a lifetime special power is one that cannot be exercised in favor of the donee or

his creditors.

51 Id. § 10-7.2, amended by Act effective Oct. 4, 2005, ch. 700, § 2, 2005 N.Y. Sess. Laws

1658, 1658 (McKinney); id. § 10-7.3.

52 Id. § 10-7.4(a)(2). The property can be reached by creditors, however, if the presently

non-exercisable power of appointment was created by the donee himself. Id. § 10-7.4(a)(1).

53 Act effective Oct. 4, 2005, ch. 700, §§ 1, 2, 2005 N.Y. Sess. Laws 1658, 1658 (McKinney)

(amending N.Y. EST. POWERS & TRUSTS LAW §§ 10-7.1, 10-7.2). The ascertainable standard

exception was added to legislatively overrule the outcome of In re Flood, which exemplified

the rule that although an "ascertainable standard" may prevent a power from being a general

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2006] Trustee-Beneficiaries, Creditors, and NY's EPTL 1179

Creditors, however, should not be dismayed at these provisions.

Creditors' saving grace lies in section 10-7.2 of the EPTL, which

provides that if the donee's general power of appointment is

presently exercisable and not subject to an ascertainable standard,

then the trust property is subject to the claims of the donee's

creditors.54 This provision also applies to powers that have become

presently exercisable though they once were not.55 Whether the

donee or some other party created the power and whether the donee

has purportedly exercised the power are both immaterial.56 The

theory underlying this immateriality is that the donee could

exercise the power in his own favor if he so chose, and thus he

effectively owns the property outright.57 This rationale is also

expressed in the Practice Commentary to part 1 of article 10.58 Part

1 of article 10 is entitled "Common Law of Powers Established with

Exceptions."59 The commentary explains:

In enacting the provisions of Article 10, the legislature

had several objectives, among them (i) to eliminate the

complex and confusing definitions in the prior statutes and

substitute the 'simple terminology of the common law' . . .;

(ii) 'to clarify the rights of creditors of the donee of the power

power of appointment in regards to taxation, the power may still be a general power in

determining the rights of creditors. In re Flood, N.Y.L.J., Mar. 11, 1998, at 32, aff'd on reh'g,

N.Y.L.J., May 13, 1998, at 32, aff'd, 691 N.Y.S.2d 354, 355 (App. Div. 1999); KLIPSTEIN &

BLOOM, supra note 18, § 13.03[2]. The legislature found a "'bright-line' statutory rule"

preferable to relying on drafting techniques to avoid the result of In re Flood; thus, a general

power of appointment subject to an ascertainable standard is now definitively beyond the

reach of creditors. Introducer's Memorandum in Support, S. 4342, 228th Leg. Sess. (N.Y.

2005).

54 N.Y. EST. POWERS & TRUSTS LAW § 10-7.2, amended by Act effective Oct. 4, 2005, ch.

700, § 2, 2005 N.Y. Sess. Laws 1658, 1658 (McKinney).

55 Id.

56 Id.

57 Margaret Valentine Turano, Practice Commentaries 2002, in N.Y. EST. POWERS &

TRUSTS LAW § 10-7.2 (McKinney 2002); Margaret Valentine Turano, Supplementary Practice

Commentaries 2003, in N.Y. EST. POWERS & TRUSTS LAW § 10-7.2 (McKinney Supp. 2006).

The text of section 10-7.2 of the EPTL in full provides:

Property covered by a general power of appointment (other than one exercisable solely

for the support, maintenance, health and education of the donee within the meaning of

sections 2041 and 2514 of the Internal Revenue Code) which is presently exercisable, or

of a postponed power which has become exercisable, is subject to the payment of the

claims of creditors of the donee, his estate and the expenses of administering his estate.

It is immaterial whether the power was created in the donee by himself or by some other

person, or whether the donee has or has not purported to exercise the power.

Id. § 10-7.2, amended by Act effective Oct. 4, 2005, ch. 700, § 2, 2005 N.Y. Sess. Laws 1658,

1658 (McKinney).

58 Margaret Valentine Turano, Practice Commentaries, in N.Y. EST. POWERS & TRUSTS

LAW art. 10, pt. 1, at 291–92 (McKinney 2002).

59 N.Y. EST. POWERS & TRUSTS LAW art. 10 at 291.

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of appointment . . . by generally enabling creditors to

reach . . . whatever assets the debtor can dispose of as he

chooses' . . .; and [sic] (iii) to eliminate the possibility of

thwarting creditors by an attempt to make the donee's

interest spendthrift . . .; and (iv) to address the interplay

between releasing a power and contracting to exercise it.60

The provisions of article 10, which relate to creditors' rights, are

not dealt with exclusively by part 7. If the settlor reserves an

unqualified power to revoke the trust, then the settlor, in effect,

never gives up absolute ownership of the property, thus allowing the

property to remain subject to creditors of the settlor.61

Interestingly, none of the aforementioned provisions have been

amended since their enactment.62

If creditors are left looking to section 10-7.2 of the EPTL for

authorization to reach property which is subject to some sort of

power held by the donee, then it should be clear that much turns on

whether the power recently granted to beneficiaries by the

legislature is a general power of appointment or some other class of

power.63

B. The Discretionary Power Is Not a Power of Appointment

The definition of power of appointment and the legislative history

and statutory outlay of article 10 of the EPTL all counsel against

classifying the power authorized by section 10-10.1 of the EPTL as a

general power of appointment such that creditors of the beneficiary

would consequently be able to reach the property.

1. The Definition of Power of Appointment Under Section 10-3.1 of

the EPTL

At the outset, section 10-3.1 of the EPTL clearly defines a power

of appointment as "an authority created or reserved by a person

60 Id. (citing THIRD REPORT OF THE TEMP. STATE COMM'N ON THE MODERNIZATION,

REVISION & SIMPLIFICATION OF THE LAW OF ESTATES, N.Y. Leg. Doc. No. 19, at 611 (March 31,

1964) [hereinafter COMM'N ON ESTATES]). At the time of the Commission, the powers of

article 10 were contained in article 5 of the Real Property Law; the Commission recommended

an extensive revision which led to the formation of article 10 as it is today. COMM'N ON

ESTATES, supra, at 610–11.

61 N.Y. EST. POWERS & TRUSTS LAW § 10-10.6 (McKinney 2002).

62 Compare N.Y. EST. POWERS & TRUSTS LAW § 10-10.6, with Act effective Aug. 2, 1966, ch.

952, § 10-10.6, 1966 N.Y. Laws 2031, 2135.

63 N.Y. EST. POWERS & TRUSTS LAW. § 10-7.2, amended by Act effective Oct. 4, 2005, ch.

700, § 2, 2005 N.Y. Sess. Laws 1658, 1658 (McKinney).

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having property subject to his disposition, enabling the donee to

designate, within such limits as may be prescribed by the donor, the

appointees of the property or the shares or the manner in which

such property shall be received."64 The section goes on to explain

that powers that are not powers of appointment include, though are

not limited to, "a power to revoke a disposition previously made, a

power during minority to manage property vested in an infant, a

power to disburse the principal of a trust, a power to sell in a

mortgage and a power in a life tenant to make leases."65 Since the

power at issue relates to the distribution of trust principal, it is

clearly encompassed by the latter section, powers which are not

powers of appointment.66

2. The Legislative History of Article 10 of the EPTL

The second reason for not considering the distributive power as a

power of appointment is found in the legislative history of article 10

of the EPTL. The legislative history from the Commission on

Estates provides that the statute "establishes the common law but

for the convenience of the profession it spells out major aspects of

the thus adopted common law."67 Consequently, "'[t]he definition of

a power of appointment is borrowed from Restatement of Property §

318(1).'"68 A power of appointment under section 318(1) of the

Restatement (First) of Property is in essence defined the same as a

power of appointment under section 10-3.1(a) of the EPTL.69

Section 318(2) of the Restatement (First) of Property, in a manner

similar to section 10-3.1(b) of the EPTL, sets out powers not

included under the term "power of appointment."70 The list

enumerates "a power of sale, a power of attorney, a power of

64 Id. § 10-3.1(a).

65 Id. § 10-3.1(b) (emphasis added).

66 Recall that section 10-10.1 of the EPTL specifically reads: "[a] power held by a person as

trustee of an express trust to make a discretionary distribution of either principal or income

to such person as a beneficiary." Id. § 10-10.1.

67 COMM'N ON ESTATES, supra note 60, at 611.

68 Memorandum from Professor Ira Mark Bloom, Justice David Josiah Brewer

Distinguished Professor of Law, Albany Law Sch., to Professor Kenneth F. Joyce,

Distinguished Teaching Professor, Univ. of Buffalo Law Sch., at 2 (Mar. 8, 2004) (quoting

COMM'N ON ESTATES, supra note 60, at 615) (on file with author).

69 RESTATEMENT (FIRST) OF PROP. § 318(1) (1940). The actual text defines a power of

appointment as "a power created or reserved by a person (the donor) having property subject

to his disposition enabling the donee of the power to designate, within such limits as the

donor may prescribe, the transferees of the property or the shares in which it shall be

received." Id.

70 Id. § 318(2).

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revocation, a power to cause a gift of income to be augmented out of

principal, a power to designate charities, a charitable trust, a

discretionary trust, or an honorary trust."71 The Restatement

further notes that "power" means power of appointment unless

indicated otherwise by the context within which it is used.72

Comment j, "Powers to augment income out of principal," further

clarifies that such a power is not to be construed as a power of

appointment, explaining:

When the income of a trust is given to one or more persons

it is frequently provided that the income may be augmented

by payments of principal. Sometimes the power to augment

is given to the trustee, sometimes to the recipient of income

himself. Sometimes the power is unlimited; sometimes a

restriction is imposed, as, for instance, that the income shall

be augmented only to the extent deemed necessary "for the

comfort and support" of the recipient. Such powers are

incidental to the interest of the income recipient and do not

give rise to the characteristic problems of this Chapter. They

are commonly known as powers of dissipation or powers of

augmentation, not as powers of appointment. For these

reasons they are not treated as powers of appointment in

this Restatement.73

In the scenario of Tracy Brown, the power is given to the income

recipient and is unlimited; thus, it is clearly encompassed in the

scope of comment j.

The distinction between powers of appointment and other powers,

such as the power to augment income out of principal, and powers

incidental to discretionary trusts, as laid out in section 318 of the

Restatement (First) of Property, is also observable in the definitions

provided under section 10-3.1 of the EPTL.74

71 Id. (emphasis added).

72 Id. § 318(3).

73 Id. § 318 cmt. j. Comment l, entitled "Discretionary trusts," also lends support to the

proposition that discretionary powers of augmentation are not powers of appointment:

It is common for a settlor to create a trust to last during the lives of a group, for instance,

his children, and to declare that the trustee or some other person shall have discretion as

to how much income of the trust shall be used for the group, or which members of the

group shall receive income, or what proportion of the income shall be allocated to each

member, or any combination of these. This type of provision is usually described as a

discretionary trust. It is analytically close to a power to appoint the principal at the end

of the trust but, conformably to common usage, it is not included within the term power

of appointment as here defined.

Id. cmt. l.

74 N.Y. EST. POWERS & TRUSTS LAW § 10-3.1 (McKinney 2002).

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2006] Trustee-Beneficiaries, Creditors, and NY's EPTL 1183

3. The Statutory Heading of Part 10, Article 10 of the EPTL

Lastly, the statutory headings of the EPTL are themselves

instructive. Part 10, entitled "Provisions Affecting Powers Other

than Powers of Appointment,"75 unambiguously indicates that it

does not encompass powers of appointment. Six parts of article 10,

preceding part 10, all concern powers of appointment.76 If section

10-10.1 had been meant to be construed as a power of appointment,

the legislature surely would have added another section title to the

ranks of the sixteen titles in article 10 which already explicitly

include "power of appointment" in their heading.77 At the very least,

the legislature would have generally included section 10-10.1 in one

of the six parts that would leave no doubt as to its intention.

In light of the aforementioned reasons—definition, legislative

history, and statutory structure—it seems clear that the power

under section 10-10.1 of the EPTL to grant Tracy Brown the power

to distribute both income and principal to herself was not intended

to result in a power of appointment and therefore should not be

construed as such. Consequently, section 10-7.2's grant allowing

creditors to reach property subject to a power of appointment that

can be presently exercised does not apply, and creditors are indeed

unable to reach such property.

Two obvious consequences stemming from the current state of the

law in New York come to mind. First, until the legislature sorts the

situation out, there exists the real potential for litigation in which

creditors argue that they can reach Tracy Brown's property and in

which the debtor T/B argues that the property is beyond the reach

of creditors. Further, the debtor T/B will likely argue that the

courts should be constrained to rule in favor of the donees since

there is no authorization for creditors to reach the property.

Second, once this outcome is realized, people will find that it is in

the best interest of their donees to give property in trust instead of

outright. Since the T/B will be given sole discretion as to whether to

distribute both income and principal, the donee will be able to

75 Id. pt. 10 at 410.

76 "Part 4. Creation of a Power of Appointment"; "Part 5. Extent of Donee's Authority to

Appoint or Contract to Appoint an Estate in Appointive Property"; "Part 6. Rules Governing

Exercise of a Power of Appointment"; "Part 7. Rights of Creditors in Appointive Property";

"Part 8. Rule Against Perpetuities and Accumulations as Affected by Powers of Appointment";

"Part 9. Revocation and Release of a Power of Appointment." Id. art. 10 at 290–91.

77 The sixteen sections whose titles include "power of appointment" are located in part 3

(Varieties of Powers) through part 9, inclusive. Id.

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1184 Albany Law Review [Vol. 69

access the full amount of the gift; yet without statutory

authorization, the money will remain safe from the donee's

creditors.78

V. THE UNIFORM TRUST CODE

A. T/B's Power Under the Uniform Trust Code

The Uniform Trust Code (UTC), originally completed in 2000 and

subsequently adopted in fifteen states, was enacted "[t]o provide a

comprehensive model for codifying the law on trusts."79 The stated

purpose includes "enabl[ing] states which enact it to specify their

rules on trusts with precision and . . . provid[ing] individuals with a

readily available source for determining their state's law on

trusts."80 The UTC primarily provides default rules that can be

overridden by the terms of the trust81 and is topically divided into

eleven articles.82 The present focus will be on Article 1, "General

Provisions and Definitions," and Article 5, "Creditor's Claims;

Spendthrift and Discretionary Trusts."83 Based on the interaction of

these articles, a T/B's power of withdrawal is either a general power

of appointment or a fiduciary power under common law;

consequently, the trust corpus is subject to the claims of the T/B's

creditors.

A power of withdrawal is defined as "a presently exercisable

general power of appointment other than a power: (A) exercisable by

78 There may also be potential tax consequences, but they are beyond the scope of this

comment. See Bloom, supra note 68, at 5; Debra D. Devaughn et al., When to Choose a

Corporate Fiduciary, 172 N.J.L.J. 657 (2003).

79 Uniform Law Commissioners: The National Conference of Commissioners on Uniform

State Laws, A Few Facts About The . . . Uniform Trust Code,

http://www.nccusl.org/update/uniformact_factsheets/uniformacts-fs-utc2000.asp (last visited

Apr. 23, 2006).

80 Id. The states that have adopted the Uniform Trust Code are Arkansas, the District of

Columbia, Kansas, Maine, Missouri, Nebraska, New Hampshire, New Mexico, North

Carolina, Oregon, South Carolina, Tennessee, Utah, Virginia, and Wyoming. Id.

Additionally, UTC bills are expected to be introduced in Alabama, Colorado, Connecticut,

Florida, Massachusetts, Oklahoma, and South Dakota in 2006. UTC Legislative Update 2005,

UTC NOTES (Nat'l Conference of Comm'rs on Unif. State Laws), Oct. 2005, at 1, available at

http://www.nccusl.org/nccusl/newsletters/UTCNotes/UTCNotes_Oct05_print.pdf.

Pennsylvania and Ohio have versions of the UTC pending. S.B. 660, 2005 Gen. Assem. (Pa.

2005); H.B. 416, 126th Gen. Assem. (Oh. 2005).

81 UNIF. TRUST CODE prefatory note, default rule (amended 2005), 7C U.L.A. 178 (Supp.

2005); id. art. 1, general cmt., 7C U.L.A. 190 (2005).

82 Id. prefatory note, overview of uniform trust code, 7C U.L.A. 180–81.

83 Id. arts. 1, 5, 7C U.L.A. 190, 250.

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2006] Trustee-Beneficiaries, Creditors, and NY's EPTL 1185

a trustee and limited by an ascertainable standard; or (B)

exercisable by another person only upon consent of the trustee or a

person holding an adverse interest."84 Added in 2004 were both the

first exception, in which the power is limited by an ascertainable

standard,85 and a provision in section 504 providing:

If the trustee's or cotrustee's discretion to make

distributions for the trustee's or cotrustee's own benefit is

limited by an ascertainable standard, a creditor may not

reach or compel distribution of the beneficial interest except

to the extent the interest would be subject to the creditor's

claim were the beneficiary not acting as trustee or

cotrustee.86

The comment to 504 explains that both of these amendments

were made "to preclude a claim that the power of a trusteebeneficiary

to make discretionary distributions for the trusteebeneficiary's

own benefit results in an enforceable claim of the

trustee-beneficiary's creditors to reach the trustee-beneficiary's

interest" despite the T/B's discretion being restrained by an

ascertainable standard.87 This concern arose in light of the

potential applicability and interpretation of Trusts section 60,

comment g, of the Restatement (Third)88 which allows creditors to

reach "the maximum amount the trustee-beneficiary can properly

take" when the T/B has discretionary power that is limited by an

ascertainable standard.89 The Restatement may come into play

when considering the UTC because section 106 of the UTC provides

for the UTC to be supplemented by the common law and principles

of equity.90

84 Id. § 103(11), 7C U.L.A. 192.

85 Id. § 103 cmt., 7C U.L.A. 193.

86 Id. § 504(e), 7C U.L.A. 256.

87 Id. § 504 cmt., 2004 amend., 7C U.L.A. 257.

88 Section 60 of the Restatement (Third) of Trusts provides that:

[I]f the terms of a trust provide for a beneficiary to receive distributions in the trustee's

discretion, a transferee or creditor of the beneficiary is entitled to receive or attach any

distributions the trustee makes or is required to make in the exercise of that

discretion . . . . The amounts a creditor can reach may be . . . increased where the

beneficiary . . . holds the discretionary power to determine his or her own distributions.

Id. Comment g specifically addresses the situation where the T/B holds a discretionary

power, including a power subject to an ascertainable standard. Id. § 60 cmt. g.

89 Id.; see Alan Newman, The Rights of Creditors of Beneficiaries Under the Uniform Trust

Code: An Examination of the Compromise, 69 TENN. L. REV. 771, 805 (2002) (concluding that

"it appears that the rule of the Restatement (Third) of Trusts allowing the creditors of a

trustee-beneficiary to reach the maximum amount he or she can properly take from the trust

also should be the result under the U.T.C.").

90 UNIF. TRUST CODE § 106 (amended 2005), 7C U.L.A. 204 (Supp. 2005). The comment to

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1186 Albany Law Review [Vol. 69

The usual definition of an ascertainable standard, "a standard

relating to an individual's health, education, support, or

maintenance within the meaning of Section 2041(b)(1)(A) or

2514(c)(1) of the Internal Revenue Code of 1986" is set forth in

section 103(2) of the UTC.91 Notably absent from section 103, the

definitional section, is the definition of a power of appointment.

However, the comment to section 103 cites section 11.1 of the

Restatement (Second) of Property: Donative Transfers, and explains

that "[a] power of appointment is authority to designate the

recipients of beneficial interests in property," a power which can be

classified as general or nongeneral and presently exercisable or not

presently exercisable.92 Ultimately, as in New York, the issue of

whether a T/B's power to make discretionary distributions to herself

is a presently exercisable general power of appointment is raised.

1. T/B's Power as a Power of Withdrawal

If a T/B's power is deemed a presently exercisable power of

appointment, then the power falls within the classification "power of

withdrawal." Keeping in accord with the intuitive outcome,

"[d]uring the lifetime of the settlor, the property of a revocable trust

is subject to the claims of the settlor's creditors" under the UTC

regardless of a spendthrift provision.93 Furthermore, section

505(b)(1) provides that "during the period the power may be

exercised, the holder of a power of withdrawal is treated in the same

manner as the settlor of a revocable trust to the extent of the

property subject to the power."94 This means that the trust property

is subject to the claims of creditors of the T/B, the power holder, just

as if the T/B owned the trust property outright.95 The comment to

section 505 further clarifies that "a creditor or assignee of the power

this section elaborates that in determining the common law and principles of equity, "a court

should look first to prior case law in the state and then to more general sources, such as the

Restatement of Trusts, Restatement (Third) of Property: Wills and Other Donative Transfers,

and the Restatement of Restitution." Id. cmt., 7C U.L.A. 204.

91 Id. § 103(2), 7C U.L.A. 191. This section was added by the 2004 amendments as a result

of the term "ascertainable standard" being added to sections 103(11) and 504. Id. cmt., 7C

U.L.A. 193.

92 Id.

93 Id. § 505(a)(1), 7C U.L.A. 258.

94 Id. § 505(b)(1), 7C U.L.A. 258. The Restatement (Third) of Trusts asserts an analogous

proposition: "the treatment of the assets subject to a presently exercisable general power is

like the treatment of revocable trust assets." RESTATEMENT (THIRD) OF TRUSTS § 56 cmt. b

(2003).

95 UNIF. TRUST CODE § 505 cmt. (amended 2005), 7C U.L.A. 258–59 (Supp. 2005).

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2006] Trustee-Beneficiaries, Creditors, and NY's EPTL 1187

holder generally may reach the power holder's entire beneficial

interest in the trust, whether or not distribution is subject to the

trustee's discretion."96 Perhaps in an attempt to lessen the political

debate that accompanies a state's consideration of whether to adopt

the UTC, "the UTC doesn't take a position"97 on the question of

"whether a trustee's power to distribute trust property to himself or

herself, not subject to an ascertainable standard, is a power of

withdrawal."98

Although there is some thought that the T/B's power should not

be deemed a power of appointment under the UTC, this is not the

most logical conclusion. First, if this were the case, then there

would have been no need to provide an express exception for a

power of appointment subject to an ascertainable standard in

defining a power of withdrawal; instead of the exception, an

outright statement that a T/B's fiduciary power is not a power of

appointment could have been made.99 Additionally, although the

comment to section 504(e) provides that "[t]he Code does not

specifically address the extent to which a creditor of a

trustee/beneficiary may reach a beneficial interest of a

beneficiary/trustee [sic] that is not limited by an ascertainable

standard,"100 the use of the word "specifically" does not foreclose the

assertion that the UTC does address this issue implicitly through

96 Id. The definition of power of withdrawal, however, excludes those discretionary powers

which are limited by an ascertainable standard so that section 505(b)(1) and consequently

section 505(a)(2) would not be applicable in that situation. See supra notes 84–85 and

accompanying text.

97 E-mail from David English, Reporter, Uniform Trust Code, to Ira Mark Bloom, Justice

David Josiah Brewer Distinguished Professor of Law, Albany Law Sch. (Mar. 9, 2005) (on file

with author).

98 E-mail from Ira Mark Bloom, Justice David Josiah Brewer Distinguished Professor of

Law, Albany Law Sch., to David English, Reporter, Uniform Trust Code (Mar. 6, 2005) (on file

with author). The entire response provided to the question of classification states:

The answer to [the] question is that the UTC doesn't take a position on [the] question,

leaving the issue to other law such as the Restatement. The purpose of the amendments

103(11) and 504(e) was to combat the major political problems created by Restatement

(Third) of Trusts, comment g. The result is that creditors cannot reach the trustee

beneficiary's interest if limited by an ascertainable standard whether it is classified as a

power of withdrawal or not and whether the creditor tries to reach the interest under

either Section 504 or Section 505.

English, supra note 97.

99 UNIF. TRUST CODE § 103(11) (amended 2005), 7C U.L.A. 192 (2005); see Alan Newman,

Spendthrift and Discretionary Trusts: Alive and Well Under the Uniform Trust Code, 40

REAL PROP. PROB. & TR. J. 567, 593–94 (2005); E-mail from Lawrence Waggoner, Lewis M.

Simes Professor of Law, Univ. of Mich. Law Sch., Reporter, Restatement (Third) of Property

(Wills and Other Donative Transfers), to Ira Mark Bloom, Justice David Josiah Brewer

Distinguished Professor of Law, Albany Law Sch. (Feb. 14, 2005) (on file with author).

100 UNIF. TRUST CODE § 504(e) cmt., 2004 amend., 7C U.L.A. 257 (emphasis added).

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1188 Albany Law Review [Vol. 69

sections 103(11) and 505(b).101 Indeed, if the UTC did not implicitly

address the issue, then the use of the term "specifically" would be

superfluous.

Another argument that counsels against concluding that the UTC

is silent on whether the T/B's power is a power of appointment

under the UTC is that if such were the case, then section 106, which

provides for the applicability of the common law of the state,102

would come into play and it would consequently be possible to reach

opposite conclusions on whether the T/B's creditors could reach the

trust property in two different states, both of which had

implemented the UTC.103 This is completely contrary to the stated

purpose of the UTC to provide "precise, comprehensive, and easily

accessible guidance on trust law questions" and to "provide a

uniform rule" "[o]n issues on which States diverge or on which the

law is unclear or unknown."104 Thus, a T/B's power should be

considered a power of appointment under the UTC.

Presuming Tracy Brown's power is a power of appointment under

the UTC such that it would be considered a power of withdrawal,

section 505(b) would then come into play.

2. T/B's Power Under Common Law Per Section 106 of the UTC

If it is determined that the UTC does not satisfactorily address

the issue, then section 106 directs for the UTC to be supplemented

by "more general sources, such as the Restatement of Trusts, [and

the] Restatement (Third) of Property: Wills and Other Donative

Transfers."105 The recently drafted section 17.1, comment g of the

Restatement of Property (Wills and Other Donative Transfers)

defines a fiduciary distributive power to include "a trustee's power

101 E-mail from Lawrence Waggoner, Lewis M. Simes Professor of Law, Univ. of Mich. Law

Sch., to Ira Mark Bloom, Justice David Josiah Brewer Distinguished Professor of Law, Albany

Law Sch. (Feb. 17, 2005) (on file with author); see also Newman, supra note 99, at 594

(concluding that a T/B with a power to distribute to him or herself that is not subject to an

ascertainable standard will be treated as the settler of a revocable trust and as having a

power of withdrawal).

102 UNIF. TRUST CODE § 106 (amended 2005), 7C U.L.A. 204 (Supp. 2005). Section 106

provides that "[t]he common law of trusts and principles of equity supplement this [Code],

except to the extent modified by this [Code] or another statute of this State." Id.

103 E-mail from Ira Mark Bloom, Justice David Josiah Brewer Distinguished Professor of

Law, Albany Law Sch., to David English, Reporter, Uniform Trust Code (Feb. 14, 2005) (on

file with author); E-mail from Ira Mark Bloom, Justice David Josiah Brewer Distinguished

Professor of Law, Albany Law Sch., to Alan Newman, Associate Professor of Law, Univ. of

Akron Sch. of Law (Mar. 11, 2005) (on file with author).

104 UNIF. TRUST CODE prefatory note (amended 2005), 7C U.L.A. 178 (2005).

105 Id. § 106 cmt., 7C U.LA. 204.

HASSELER.FINAL.JERRY.8-15-06DOC.DOC 9/1/2006 1:09:18 PM

2006] Trustee-Beneficiaries, Creditors, and NY's EPTL 1189

to distribute principal to or for the benefit of an income beneficiary,

or for some other person, or to pay income or principal to a

designated beneficiary" and provides outright that "[a]s used in this

Restatement and in the Restatement Third of Trusts, a fiduciary

distributive power is not a power of appointment."106 However, a

fiduciary power not subject to an ascertainable standard is still

subject to creditors. Additionally, section 60, comment g of the

Restatement (Third) of Trusts furthers the analogous treatment of

fiduciary powers and powers of appointment, despite these powers

being distinct, by bluntly providing:

Sometimes a beneficiary is trustee of the discretionary

trust, with authority to determine his or her own benefits.

In such a case, a rule similar to that of Comment f applies,

with creditors able to reach from time to time the maximum

amount the trustee-beneficiary can properly take . . . . The

beneficiary's rights and authority represent a limited form of

ownership equivalence analogous to certain general powers

under the rule of § 56, Comment b.107

Therefore, guidance from the common law as derived from the

Restatements clearly dictates that a T/B's property can be reached

by creditors.

If Tracy Brown's power is deemed a power of withdrawal then it is

"specifically" addressed by the UTC; if not, section 106 of the UTC

directs the application of the common law, including section 60 of

the Restatement (Third) of Trusts. In either scenario, the same

outcome occurs—Tracy Brown's creditors would be able to reach the

property of the trust to the same extent they would be able to reach

it if she had instead created a revocable trust herself.

106 RESTATEMENT (THIRD) OF PROP.: WILLS & OTHER DONATIVE TRANSFERS § 17.1 cmt. g

(Tentative Draft No. 5, 2006).

107 RESTATEMENT (THIRD) OF TRUSTS § 60 cmt. g (2003). Comment f applies where the

trustee has discretion to pay income or principal to the settler: "creditors of the settlor can

reach the maximum amount the trustee, in the proper exercise of fiduciary discretion, could

pay to or apply for the benefit of the settlor." Id. cmt. f. Section 56, comment b sets forth the

rule that:

Trust property subject to a presently exercisable general power of appointment (a power

by which the property may be appointed to the donee, including one in the form of a

power of withdrawal), because of the power's equivalence to ownership, is treated as

property of the donee of the power. It can therefore be subject to the satisfaction of the

claims of the donee's creditors.

Id. § 56, cmt. b.

HASSELER.FINAL.JERRY.8-15-06DOC.DOC 9/1/2006 1:09:18 PM

1190 Albany Law Review [Vol. 69

B. New York Considerations Regarding the Uniform Trust Code

There is a recent trend toward states adopting the UTC. It has

already been adopted in nearly one third of the states, and at least

seven more states are expected to introduce bills for its adoption in

2006.108 In keeping with the times, it is extremely likely that New

York will also undertake consideration of whether the UTC should

be adopted and, if so, what alterations, if any, should be made.

Presuming New York does decide to adopt the UTC, the

provisions discussed in section V.A., infra, should be included in the

adoption. However, due to the UTC's enigmatic nature as applied to

a T/B's power, the definition of a power of withdrawal, section

103(11), should be classified. This could be done most simply by

redefining a power of withdrawal as "a power to distribute to

oneself" without first defining such a power as a power of

appointment.

Adopting a version of the UTC would represent a change from the

current law in New York since under the UTC creditors arguably

can reach property subject to Tracy Brown's power while currently

they cannot. Consequently, a policy debate between doing the "right

thing," making the choice which is preferable based on a sense of

fairness, and allowing trusts to be created which are not favorable

to creditors and therefore would promote trust business in New

York will ensue. Since New York is not among the ranks of the

states who have repealed the law against perpetuities109 or who

have allowed for asset protection trusts which bar creditors from

reaching property in trust,110 these states will remain more

preferential choices for settlors of trusts.111 Because a refusal to

adopt the standard UTC provisions would not boost New York to the

top of trust settlors' "A List," New York should not make an

imprudent decision and choose against the more ethically

108 Arkansas, the District of Columbia, Kansas, Maine, Missouri, Nebraska, New

Hampshire, New Mexico, North Carolina, Oregon, South Carolina, Tennessee, Utah, Virginia,

and Wyoming have adopted the UTC; UTC introductions are pending in Pennsylvania and

Ohio, and introductions are expected in Alabama, Colorado, Connecticut, Florida,

Massachusetts, Oklahoma, and South Dakota in 2006. UTC Legislative Update 2005, supra

note 80, at 1; S.B. 660, 2005 Gen. Assem. (Pa. 2005); H.B. 416, 126th Gen. Assem. (Oh. 2005).

Additionally, UTC studies are underway in states including Georgia, Michigan, New Jersey,

North Dakota, Vermont, and Wisconsin. UTC Legislative Update 2005, supra note 80, at 1.

109 Bloom, supra note 33, at 673 & n.82.

110 Id. at 672 & n.74.

111 For criticism of states enacting "unfortunate property laws" to attract the business of

non-residents, see id. at 671–76 (characterizing Alaska as "[w]inning property law's race to

the bottom" through measures such as repealing the rule against perpetuities).

HASSELER.FINAL.JERRY.8-15-06DOC.DOC 9/1/2006 1:09:18 PM

2006] Trustee-Beneficiaries, Creditors, and NY's EPTL 1191

upstanding choice based on an expected increase in trust business

that will doubtfully be as generous as projected by its proponents.

Instead, New York should join those states that have adopted or are

considering adopting the UTC and should adopt the UTC provisions

relating to creditors' rights as set forth by the drafters of the UTC.

VI. POSSIBLE LEGISLATIVE SOLUTIONS FOR NEW YORK'S CURRENT

LAW

Recall the hypothetical situation presented at the outset: a trust

is established. The trustee, Tracy Brown, is also the beneficiary.

The settlor has empowered the trustee to make discretionary

distributions from the trust to herself, without any limitation, such

as an ascertainable standard relating to health, education,

maintenance, or support. Much to the dismay of creditors, this

means that Tracy Brown can access the trust funds at any time, yet

the funds remain protected from her creditors while in trust.112 In

other words, a settlor is enabled to pass assets through the use of a

trust to a beneficiary and at the same time keep the assets out of

the reach of creditors. There are a number of legislative solutions

that could be enacted to remedy this presumably unintended result

until such time as the UTC is adopted. These potential solutions

include re-defining powers of appointment and modifying the trust

exemption in section 5205(c) of the CPLR.

A. Re-Definition of Powers of Appointment

New York's statute defining powers of appointment, section 10-3.1

of the EPTL, could be re-written to recognize the power of a T/B to

distribute income or principal from a trust to herself as a power of

appointment.113 If this were done, then section 10-7.2 of the EPTL,

which makes property subject to a presently exercisable general

power of appointment also subject to the claims of the donee's

creditors, would be applicable and creditors would clearly be able to

reach the trust property. This would be reminiscent of section

505(b) of the UTC, which applies the same rules to a T/B with a

112 Once the funds are distributed from the trust to the beneficiary, "a game of hide-andseek"

often ensues between creditors who are searching for the money and the beneficiary

who is trying to keep the money hidden. Adam J. Hirsch, Spendthrift Trusts and Public

Policy: Economic and Cognitive Perspectives, 73 WASH. U. L.Q. 1, 2–3 (1995), quoted in ROGER

W. ANDERSON & IRA MARK BLOOM, FUNDAMENTALS OF TRUSTS AND ESTATES § 8.03 (2d ed.

2005).

113 See supra Part IV.B.1.

HASSELER.FINAL.JERRY.8-15-06DOC.DOC 9/1/2006 1:09:18 PM

1192 Albany Law Review [Vol. 69

power of withdrawal as apply to the settlor of a trust114 and may be

similar to provisions in states including Arizona, California,

Michigan, Texas, and Wisconsin.115

Alternatively, a sentence could be added to the end of section 10-

10.1 of the EPTL providing that if the T/B would be deemed to have

a power of appointment under section 2514(c) of the I.R.C., then

section 10-7.2 of the EPTL will be applicable. Section 2514(c) of the

I.R.C., which defines powers of appointment for gift taxes on

transfers, states that "the term 'general power of appointment'

means a power which is exercisable in favor of the individual

possessing the power (hereafter in this subsection referred to as the

'possessor'), his estate, his creditors, or the creditors of his estate"

but further provides that "[a] power to consume, invade, or

appropriate property for the benefit of the possessor which is

limited by an ascertainable standard relating to the health,

education, support, or maintenance of the possessor shall not be

deemed a general power of appointment."116 Since the power given

to the T/B, the "possessor," is not subject to any ascertainable

standard, the power would be considered a power of appointment

under section 2514(c) of the I.R.C. An approach similar to this

proposal has already been adopted in relation to spousal right of

election, which refers to section 2041 of the I.R.C. in defining

presently exercisable general powers of appointment held by the

decedent.117 This proposition eliminates the need to redefine powers

of appointment under New York law. Instead, the Internal Revenue

Code definition of power of appointment is referenced in this single,

isolated situation to determine if the power at issue is indeed a

power of appointment. If it is considered a power of appointment,

then New York's law regarding the rights of creditors in conjunction

with general powers of appointment are applicable.

B. Modification of Section 5205 of the CPLR Trust Exemption

A second solution category would be to make section 5205(c) of the

CPLR, which exempts trusts from "application to the satisfaction

114 UNIF. TRUST CODE § 505(b) (amended 2005), 7C U.L.A. 258 (2005).

115 David English, Reporters Report: The UTC and Crummey Powers, UTC NOTES (Nat'l

Conference of Comm'rs on Unif. State Laws), Winter 2004, at 7, 8, available at

http://www.nccusl.org/update/newsletters/ utcnotes/utcnotes_dec04_print.pdf. Section 505(b)

has been retained without substantive change by all ten states that have enacted the UTC.

Id.

116 I.R.C. § 2514(c) (2000).

117 N.Y. EST. POWERS & TRUSTS LAW § 5-1.1-A(b)(1)(H) (McKinney 1999).

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2006] Trustee-Beneficiaries, Creditors, and NY's EPTL 1193

of . . . money judgment[s]," inapplicable to trusts where there is a

beneficiary trustee who has unlimited discretionary power pursuant

to section 10-10.1 of the EPTL.118 If this were done, then the trust

assets over which a T/B has absolute discretionary power would

once again be fair game for creditors, just as they would be if a T/B

held a power of appointment and section 10-7.3 of the EPTL was

applicable.

This modification could be implemented in a number of different

ways. A sixth sub-section could be added to the presently existing

five sub-sections of section 5205(c) of the CPLR, which would

provide for the inapplicability of section (c) where the T/B has the

power to make distributions to herself not subject to an

ascertainable standard. Alternatively, a similar provision providing

for the inapplicability of section 5205(c) of the CPLR could be added

to section 10-10.1 of the EPTL. Yet another possible, though less

desirable, approach would be to leave the trust principal as exempt

but to make the ninety percent income exemption in section 5205(d)

of the CPLR inapplicable to such trusts, either through an addition

to section 5205(d) or through an addition to section 10-10.1 of the

EPTL. In 2003 alone, the legislature made twenty amendments to

the CPLR—this certainly seems to indicate a willingness to consider

change.119

VII. CONCLUSION

The legislature has enabled a T/B—given discretionary power not

subject to an ascertainable standard pursuant to section 10-10.1 of

the EPTL—to have access to trust funds as desired, yet the trust

funds remain just beyond the reach of creditors since under New

York law the T/B's power is not a power of appointment. This

situation would be remedied by adopting a slightly amended version

of the UTC and the accompanying standard provisions relating to

the rights of creditors. Possible legislative solutions until then

include re-defining powers of appointment and modifying section

5205 of the CPLR. Creditors' rights groups, however, will certainly

expand upon these remedies once the situation comes to light.

Regardless of the solution pursued, it is clear that the problem

118 N.Y. C.P.L.R. 5205(c) (McKinney 1997).

119 2003 N.Y. Sess. Laws tbl. 1, at T1-4 (McKinney). In the past three legislative sessions,

there have been a total of forty-four amendments to the CPLR—fifteen made in 2002, twenty

made in 2003, and nine made in 2004. Id.; 2002 N.Y. Sess. Laws tbl. 1, at T1-5 (McKinney);

2004 N.Y. Sess. Laws tbl. 1, at T1-5 (McKinney).

HASSELER.FINAL.JERRY.8-15-06DOC.DOC 9/1/2006 1:09:18 PM

1194 Albany Law Review [Vol. 69

needs to be addressed before the situation is exploited by

conscientious settlors to the disadvantage of rightful creditors.

No comments:

Experts Corner: Another FDIC Bank Failure

American Marine Bank

News of another FDIC member bank falling under the FDIC control was published late this week. The “Emerald City” is the latest to be welcomed back to join the party! Characteristic of the FDIC bulletins that we have come to be familiar with in 2008 and 2009, we are told if you had a loan with American Marine Bank, the friends and family members at the FDIC want you to continue to make your payments as usual.

Our question is to whom? Who is the holder in due course?The purpose of this analysis and discussion of the FDIC are subject to the various parties’ who have interest in your loan. It’s about their representations, conduct and decisions made while enforcing a foreclosure. Making a bad decision or employing conduct viewed to be deceptive will cause any transaction or enforcement of a right to a security to be rendered voidable.

Furthermore the asset may suffer from malfeasance and willful error and omissions causing the loan to be valued far below its market value due to serious impairment. Successfully demonstrating in court the reasons why your loan has become so seriously impaired that the real security, a deed of trust or mortgage, will fall into a judicial abyss and subject the true holder in due course to lose its rights to in a recovery of the asset in a foreclosure. In other words the right to accelerate and foreclose becomes lost to the transaction

Your loan was likely sold after it originated. A sale of the asset versus a government backed insurance guaranty is the single most controversial component of the subprime lenders dilemma.

A bonifide sale and transfer must be evidenced which differentiates the private label loans from the GSE or Fannie Mae and Freddie Mac class of loans delivered to Wall Street.

In a true sale the lender who sold it is lost to the privileges and rights to the asset forever. So I guess the question is not so much about a foreclosure due to a breach and delinquent obligation. This discussion is for us to understand to “whom” you owe the money and what right do they have to enforce the obligation and right to foreclose? Lawful Transfers



A “transfer” is the “streets” vernacular for booking a sale of a loan or pool of loans. The transfer of an asset by the lender to a less than arms investor is routinely conducted solely for accounting purposes. None the less it’s a sale that is forever entered in to the books.



The purpose of this analysis and discussion of the FDIC are subject to the various parties’ representations and decision making that may cause the asset to become so impaired that the real security, a deed of trust or mortgage becomes lost to the transaction. My last sale as a trader was a transfer of a bulk pool of “toxic waste” was back in 2001. The loans acquired and sold under my direction were never really that bad as we had one of the lowest delinquency rates in the region for sub prime assets sold and serviced. What I do know or at least remember from my days of bulk whole loan trading was from selling to the same major market leaders who are in trouble today.



Let’s back up for a moment to consider how accountants arrive at a specific value. A valuation is necessary for a foreclosure to take place just as it is for the original loan to be sold. A sale involves a contract and the essential elements f the law amongst the two parties. The first is consideration (money) and the second is the intent of the parties for lawful exchange and or transfer.



Consideration is required for transferring any good or service amongst one party to another, including a sale of a bulk pool of mortgage loan receivables.

If a mortgage is valued at par then you typically measure its worth at the combined cost to date or basis in the asset. A true and more accurate valuation is based upon the market and what one will pay assuming demand. It’s the true inherent value of a gallon of milk that will force someone to go elsewhere or not to drink milk at all. The same rationale holds true for an asset such as a closed mortgage receivable subject to its ability to attract a fair price in an open market. A mark to market value is entered by an accountant prior to sale if the owner is seeking to value the worth of the assets it holds.



Estimating value based on the future worth of an asset is something that continues to attract criticism whereby a historical valuation is entered based on a discounted future value. A presumption of value is calculated in a variety of ways sometimes using an internal rate of return offset by depreciation. In the mortgage industry I call this type of valuation complete lunacy. And this is where things get interesting with taking a look back at the cause of the mess we are now in.



Generally Accepted Accounting Principals aka “GAAP” allows us a standard to apply a historical value on a loan which is necessary for estimating consistency as with the life of a loan. The terms of the note say 30 years but we know that homeowners rarely keep a loan to term. Valuations use variables such as prepayment velocity or life based on a traditional or historic early payoff.



The CPR is the measurement of prepayment speed determine from reversion (sale of a home) refinance or the opposite end of the spectrum which is delinquency and default. Mortgages originated over the last decade were attributed an estimated holding time or CPR of say 60 months. Other things that influence price and for understanding the lenders desire to become fixated with the sub prime mortgage sector are subject to ethical scrutiny. I am referring to extreme maximum leverage used to buy loans and the introduction of something called accounting practices such as derecongnition. The latter is suspect, according to many accountants, as it offer no real value to a transfer and subject to entering a “gain on sale.”



The "streets" ability to substantiate its reporting methods. The Expert Witness must have among other things a legal understanding and verifiable accounting practices background. So figure an offshore investor will take a coupon of 1% at twice the current alternative which was a US Treasury. So I guess a WAC of 8% would yield on $100,000 certificate up to $800,000 in capital investment. Or is that $100,000 yielding 8 separate $100,000 certificates?



What ever it is its six of one and half a dozen of the other. It makes me want to run to the Hampton's and buy the biggest home they can offer. It makes me want to find the worse of the worse credit and put them into a loan.....any loan.



The problem with this madness conducted under the great GWB (and side kick “Don't call me Cheney call me "Dick”) administration is the regulatory absence for the bubble Wall Street elite would eventually pop.



The money raised was at a huge multiple and was causing CDO product to suffer from heavy demand internationally in a market that had long exceeded capacity. ( . . . .It makes me cringe and recall the old Keystone Kops silent flicks; remember the morons running around that said nothing and were always trying to help while and causing even more chaos …..Anyway!



I cannot pinpoint of fully grasp the role of the FDIC here but fear we may have an accounting play that shows the bank lines were actually used as “paid in capital” . It’s called derecongnition under GAAP and FASB accounting pronouncements for isolating the source and use of funds.



Will this help your arguments to save your home? YOU BET IT WILL! The big question is where the logic here is and why would the bank regulators let this happen? These Pretender Lenders were not pretenders at all. I call them “Tender Lenders” who tendered a note like currency instead of parking it in a vault like the asset it is. Therefore when tendered the check is electronically debited (hmm) and treated like a cancelled check.



The lost note is not a coat lost by a child at school. It’s lost to the payee who failed to deliver to the payor that check evidencing a debit stamped paid in full.



Hey, Barney just a minute . . . Hey, Wilma I’m home!!!!! So lets say these guys raised volumes of cash at huge multiples and did so with FDIC capitalization or tax payer insured capital contributions into a “NewCo” or De novo or S*P* E*.



If so, I feel the SPE is more like an STD and its all absolute "Bull Crepes". Where did these guys put all the capitalization anyway from money and stock…Huh? Especially with all these stringent FDIC risk weight capital set aside requirements. It’s a regulatory capital priority and basic fiscal mandate enforced by the OTS.



I got to know, where did they "Deposit" the money and stock ...do you know? I am referring to the "Deposits by the Wall Street “Depositors” you see. Deposited, Depositor, Depository, Restroom, tell me Wendy! Where’s the beef! Howard, who goofed I must known, who goofed!



Hey! ....wait a minute!!!....D*E*P*O*S*I*T*O*R*S! Yikes…OMG! How much more can we take!



So back to the failure of another institution, one of Americas and Pacific Northwest’s finest! American Marine Bank. So who do we bring an action against now? FDIC say’s “for all questions regarding “new” loans and the lending policies of the new successor call Columbia State Bank, and to please contact your branch office.



They continue that shares of American Marine Bank were owned by its holding company, AMB Financial Services Corporation, Bainbridge Island, WA. The holding company was not included in the closing of the bank or the resulting receivership. So if you are a shareholder of AMB Financial Services Corporation, please do not contact or file a claim with the Receiver. You may contact AMB Financial Services Corporation directly for information. How convenient is that….a BK waiting to happen.





The FDIC claims it does offer a reference guide to deposit brokers acting as agents for their investor clientele. This web site outlines the FDIC's policies and procedures that must be followed by deposit brokers when filing for pass-through insurance coverage on custodial accounts deposited in a failed FDIC Insured Institution. Wait a minute here now just slow down. FDIC makes no mention of a lender consumer grievance, and tells us to call the broke parent of the bank. Now are these loans in question considered FDIC troubled assets? Okay, we cannot help you with a predator loan but we will be back to foreclose on you?



My heart is pounding right now and I cannot take anymore folks…..really! But on a more serious note, consider the following. A bad notary signature, broken promise by a “Tender Lender” or forged MERS document is not the argument to bet the house on (no pun intended) It won’t get you to the promised land so can the need for an audit. It won’t get you to the Promised Land, so here is my advice!







SAVE YOUR MONEY! . . . UNLESS YOU WANT TO BORE THE HELL OUT OF A JUDGE AND GET THROWN OUT OF COURT.



It’s time to step up or step down!





By "Toxic Waste Guru" (LOL)



M.Soliman



expert.witness@live.com



REQUIREMENTS OF THE APPLICABLE CUSTODIAN .

(ii) If Custodian determines that the documents in the MortgageFilefor a Delivered Mortgage Loan conform in all respects with Section3(b)(i),and unless otherwise notified by Buyer in accordance with Section3(b)(i),Custodian shall include such Mortgage Loan in the CustodialMortgage LoanSchedule issued to Buyer.

If the documents required in any Mortgagedonot conform (except as otherwise notified in Section 3(b)(i)),Custodianshall not include such Mortgage Loan in any Custodial Mortgage LoanSchedule. Custodian shall notify Sellers and Buyer of any documentsthatare missing, incomplete on their face or patently inconsistent andof anyMortgage Loans that do not satisfy the criteria listed above.Sellers shallpromptly deposit such missing documents with Custodian or completeorcorrect the documents as required by Section 3(a) or remove therelatedMortgage File from the Request for Certification.

On or prior tothePurchase Date and as a condition to purchase, except with respectto aWet-Ink Mortgage Loan, Custodian shall deliver to the Buyer anelectronicCustodial Mortgage Loan Schedule to the effect that the Custodianhasreceived the Mortgage File for each Purchased Mortgage Loan on theMortgageLoan Schedule and as to each Mortgage File, specifying any documendelivered and any original document that has not been received, andverifying the items listed in this Section 3(b).(c) As required by Section 3(a), Custodian shall deliver to Buyer,nolater than 3:00 p.m. Eastern Time on the related Purchase Date(provided, thatthe

Custodian has timely received the items required in Section2(b) herein),electronically or via facsimile, followed, if requested in writingby Buyer, byovernight courier, a Custodial Mortgage Loan Schedule havingappended thereto aschedule of all Mortgage Loans with respect to which Custodian hascompleted theprocedures set forth in Sections 3(a) and 3(b)(i) hereof andcertify that it isholding each related Mortgage File for the benefit of Buyer inaccordance withthe terms hereof.

Pleading (Not for Use) Lenders egregious, ongoing and far reaching fraudulent schemes

COMPLAINT ---------------------------------------------------- INTRODUCTION COME NOW THE PLAINTIFF, IN THIS MATTER AND CASE that arises out of Defendants' egregious and ongoing and far reaching fraudulent schemes for improper use of of Plaintiff's identity, negligent and/or intentional misrepresentation of appraised fair market value upon which Plaintiff was contractually bound to rely and factually entitled to rely, fraud in the inducement, fraud in the execution, usury, and breaches of contractual and fiduciary obligations as Mortgagee or "Trustee" on the Deed of Trust. Claims further cite the "Mortgage Brokers," "Loan Originators," "Loan Seller","Mortgage Aggregator," "Trustee of Pooled Assets", "Trustee or officers of Structured Investment Vehicle", "Investment Banker", "Trustee of Special Purpose Vehicle/Issuer of Certificates of 'Asset-backed Certificates'", "Seller of 'Asset-Backed' Certificates (shares or bonds)," "Special Servicer" and Trustee, respectively, of certain mortgage loans pooled together in a trust fund. 2. The participants in the securitization scheme described herein have devised business plans to reap millions of dollars in profits at the expense of Plaintiff and other investors in certain trust funds 3. In addition to seeking compensatory, consequential and other damages, Plaintiff seeks declaratory relief as to what (if any) party, entity or individual or group thereof is the owner of the promissory note executed at the time of the loan closing, and whether the Deed of Trust (Mortgage) secures any obligation of the Plaintiff, and A Mandatory Injunction requiring reconveyance of the subject property to the Plaintiff or, in the alternative a Final Judgment granting Plaintiff Quiet Title in the subject property. FACTS SUMMARY OF THE FACTS OF THIS CASE 4. Plaintiff is the nominal payor on the subject promissory Note. The Loan Seller is a financial institution that was paid a fee to pose as a residential mortgage lender, when in fact the source of loan funds and the actual lender (Investors in Certificates) and underwriter (Mortgage Aggregator and Investment Banker) were other parties whose identities and receipt of fees and profits were withheld from Plaintiff at Closing and despite numerous requests continue to be withheld from Plaintiff by the Defendants contrary to the requirements of Federal Law and applicable State Law. 5. Unknown to Plaintiff, the Loan Seller, acting as principal in its relationships with the "independent appraiser" of the property and the mortgage broker and mortgage originator, induced the Plaintiff into a transaction that did not and could not meet normal underwritingstandards for a residential mortgage. The Loan Seller posed as a conventional mortgage lender thus leading Plaintiff to reasonably believe that the Loan Seller, the mortgage broker, and the loan originator had an interest in the success( repayment of the loan) of the transaction that Plaintiff was induced to believe was being executed at the time of the "closing" of the subject loan transaction. 6. In fact, the Loan Seller, mortgage broker, appraiser, loan originator, title agent, escrow agent and Trustee on the Deed of Trust, had no financial stake (i.e., liability) in the transaction andno interest other than obtaining Plaintiff's signature on a "loan" that could never be repaid, contrary to representations and assurances from the conspiring participants in this fraudulent scheme. In fact, the "Appraisal" was intentionally and knowingly inflated along with other loan data to justify the closing of the "loan transaction." 7. Plaintiff relied upon the due diligence of the apparent "Lender" (i.e., actually the Loan Seller) in executing the and accepting the closing documents. In fact, no "lender" was involved in the closing in the sense of an entity performing due diligence and evaluation pursuant to national standards for underwriting and evaluating risk of loaning money in a residential loan closing. 8. Thus no bank or other financial institution actually performing under the standards, rules and regulations governing such institutions was the "lender" which is the basis for Plaintiff's cause of action for usury, to wit: that the inflated appraisal added an undisclosed cost to the loan which when added to the other terms, disclosed and undisclosed, and amortized over the real expected life of the "loan" exceeds the limits set by the State legislature for usury and is not subject to exemption because the presence of a financial institution in the transaction was a ruse in which the form of the transaction covered over and mislead the Plaintiff as to the real parties in interest and the fees generated by the production of the subject "loan transaction." Their purpose was solely to collect fees, rebates, kickbacks and profits that were never disclosed to Plaintiff and have only recently been discovered by Plaintiff through consultation with experts in securitization of residential mortgage loans, and diligent research including the filings of some parties with the Securities and exchange Commission which disclose the normal manner of operating this fraudulent scheme. 10. Plaintiff has repeatedly requested and demanded compliance with Qualified Written Requests under Real Estate Settlement Procedures Act, the Truth in Lending Act, and other applicable state and Federal Statutes which the Defendants have either ignored or refused to acknowledge or refused to resolve, copies of which demands are attached hereto as Exhibits and incorporated herein. 11. Plaintiff's Counsel and other professionals hired by Plaintiff have conducted interviews with witnesses and have personally observed the practices and facts alleged herein. Besides theobvious theft of identity which lies at the core of the pattern of conduct defining the Defendants' illegal and fraudulent scheme, it is observably obvious that the property was appraised improperly, never verified despite "stringent" underwriting standards imposed by Government Sponsored Entities (interim investors) with which the Defendants purported to comply (and did not) to wit: the appraisal report attached hereto and incorporated herein clearly shows the fair market value of the site (without improvements) quadrupling in less than 24 months and then returning to original value within 6 months after the closing of the "loan" transaction. 12. Further, no less than three legal persons apparently claim to have performed the appraisal only two of which are shown to have received compensation and one of which is already admitted as merely being a pass-through vehicle of Quicken Loans by which Quicken Loans could claim, but not earn, additional undisclosed fees. Upon information and believe Defendant (name) may have performed the only review for appraisal services although the appraisal report was apparently produced by Defendant Cornerstone for a fee of $450 onto which the stamped signature of Defendant Quintero appears. Quintero does not claim to be an employee of Cornerstone and is believed by Plaintiff to be an "independent contractor". The settlement statement also reports an appraisal fee to Defendant TSI, which is a vehicle through which Quicken Loans improperly charges borrowers undisclosed fees and does not perform any work whatsoever. 13.The Loan Seller was named as the Payee on the subject promissory note and the beneficiary under the mortgage terms allegedly securing the performance under the subject note. The "Trustee" was named as the Trustee on the Deed of Trust executed at the time of the alleged"closing" of the "loan transaction." In accordance with State law, the Deed and terms of security were recorded in the county records. 4.Notwithstanding the above, and without the knowledge of the Plaintiff, the Loan Seller had entered into Assignment and Assumption Agreements with one or more parties and Pooling and Service Agreements with one or more parties including but not limited to the mortgage aggregator prior to or contemporaneously with the "Closing" of the subject "loan transaction." 14.1. Under the terms of these agreements, the Loan Seller received a sum of money, usually on receiving an application for a loan equal to the gross amount of the loan sought by Plaintiff plus a fee of 2.5% or more which was allocated to the subject loan transaction. 15.Contrary to the documents presented before and during the "closing" of the "loan transaction" the Loan Seller was neither the source of funding nor the "Lender." 15.1. Thus at the time of recording, the source of funding and the "Lender" was a different entity than the nominal mortgagee or beneficiary under the deed of trust and was neither named nor disclosed in any fashion. 15.2. The security for the "loan" thus secured an obligation that had been paid in full by a third party. Said third party(ies) was acting as a financial institution or "Lender" without even having been chartered or registered to do so despite regulations to the contrary from laws and rules of State or Federal authorities and/or agencies. 16.Some form of documentation represented by the Loan Seller to the Mortgage Aggregator was presented before or contemporaneously with the "closing" of the loan" transaction. In some cases the documentation included actual copies of the documents presented at "Closing." 16.1. In most cases it consisted of either forged blank notes or vague descriptions of the content of the notes that were placed into the pool of assets that would be "securitized." 16.2. Plaintiff has discovered numerous cases in which the "loan closing" either did not take place at all or included documentation substantially different than the original offer and acceptance and substantially different than what could have been reported to the Mortgage Aggregator prior to the "closing." Plaintiff has discovered numerous cases in which foreclosure has proceeded despite the fact that no loan closing was ever consummated, no papers were ever signed, or the loans were properly rescinded properly under law. 17.Plaintiff does not know what version of documentation was presented to the MortgageAggregator and if the Mortgage Aggregator took one or more varying descriptions of the alleged "loan documents" into more than one pool of assets which was eventually sold for the purpose of securitizing the assets of the pool which included the subject loan transactioneither once or more than once. Plaintiff has requested such information numerous times onlyto be met with complete silence and defiance or obfuscation from the Defendants. 18.There is no assignment of the subject mortgage in the county records, but there is a non-recorded Pooling and Services" Agreement and a non-recorded Assignment and Assumption Agreement which appears to substitute the Trustee over the pooled assets for the nominal Trustee in the Deed of Trust. 18.1. The powers of this second Trustee were in turn transferred to either a Trustee for a Special Investment Vehicle (which performed the accounting and reporting of the pool assets) or to an investment bank Collateral Debt Obligation manager whose department performed the accounting and reporting of the pool assets. 18.2. The reporting of the pool assets consisted principally of descriptions of the notes "signed" by borrowers and limited descriptions of the general terms of the note suchthat the note appeared to be more valuable than the initial terms of payment by the "borrower." 19.The note from the subject "loan transaction" was eventually allocated into a new corporation (Special Purpose Vehicle) formed for the express purpose of holding the pooled assets under certain terms. 19.1. The terms included the allocation of payments from one note to pay any deficiency in payment of another note in unrelated "loan transactions" contrary to the terms of each such note which required payments to be allocated to the principal, interest, escrowand fees associated with only that specific "loan transaction." 19.2. Whether such "deficiency" was caused by the difference between the higher general terms of description of the note or the lower actual payment requirements from the"borrower" is not known, despite numerous requests for accounting and the refusal of Defendants to provide any such information. 0.The Investment Banking firm arranged through payment for a false inflated appraisal of thecertificates and/or issuer of the certificates that would be sold to investors in much the sameway as it had procured the false appraisal of the property that "secured" the "loan transaction." In addition, insurance was purchased from proceeds of this transaction, creditdefault swaps were purchased from proceeds of this transaction, the investors investmentswere "oversold" to create a reserve pool from which the SPV could pay deficiencies in payments, and the SPV created cross-collateralization agreements and overcollateralization of the pool assets to assure payments to the investors, thus creating co-obligors on the payment stream due from the Plaintiff on the subject "loan transaction." 1.The pool assets, including the Plaintiff's subject "loan transaction " were pledged completelyto the owners of the "asset-backed securities." All the certificates were then transferred to aSeller who in turn sold the certificates in varying denominations, each of which had slightlydifferent terms depending upon which segment of the pool (tranche) secured the investment. 2. If there is a holder in due course of the Plaintiff's note arising from the subject "loantransaction" it is the investors who purchased said securities (certificates). Some of saidsecurities are held by the original purchaser thereof, others were sold at weekly auctionmarkets, others were paid by re-sales of property that was "secured", others were paid fromprepayments, others were paid by sale at full or partial price to the investment bank thatoriginated the entire transaction, some of which might be held by the Federal Reserve as non-recourse collateral, and others might have been paid by one or more of the insurance, creditdefault swaps, cross guarantees or cross collateralization of the segment of the pool thatsecured the relevant investor who owned certificates backed by a pool of assets that includedthe subject "loan transaction." 3. It is doubtful that any of the Defendants have any knowledge or have made any effort todetermine whether the putative holders in due course have been paid in whole or in part. Itcan only be said with certainty that these Defendants seek to enforce loan documents for which they have already been paid in full plus illegal fees for participating in an illegal scheme. These Defendants seek to add insult to injury by demanding ownership of the property in addition to the receipt of payment in full long before any delinquency or default even allegedly occurred. 4. In order for these Defendants to maintain legal standing in connection with the subject loan transaction they are required to show the entire chain of title of the note and the entire chainof title of the mortgage. They have refused to do this despite numerous requests, leading PLaintiff to concluded that the Defendants cannot produce such evidence of a complete chain of title or are intentionally withholding the information that would show breaks in such chain. 5.Plaintiff is left in the position of being in an adversary roceeding with ghosts. While these Defendants have informally offered or considered providing indemnification for any third party claims, the fact remains that any relief awarded these defendants, any standing allowed to these defendants would expose the Plaintiff to multiple claims and suits from an unknown number of parties and entities that all claim, possibly correctly, to the holders in due course.Any grant of ac certificate of title to an entity other than Plaintiff or the nominal mortgagee creates an incurable defect in title. 26.There is no recording of any document in the county records which predates the Defendants' attempt to initiate foreclosure and/or eviction or which would authorize them to proceed. Significance of REMIC 27.Mortgage backed Securities (MBS) Certificates are "pass through Certificates," where the Trust has elected to be treated as a Real Estate Mortgage Investment Conduit ("REMIC") to enjoy the tax exempt status allowed under 15 U.S.C. §§806A-G. 27.1. REMIC regulations impose very strict limitations as to the nature of the investments aREMIC trust may make (i.e. "permitted investments") and transactions which it maynot undertake (i.e. "prohibited transactions"). 27.2. Any violation of REMIC regulations has significant tax implications for the Trust, as well as all Certificate holders. For example, any income realized by the Trust from a "prohibited transaction" is taxed at 100%. 27.2.1. The REMIC regulations also provide that any entity that causes the REMIC regulations to be violated is liable to the Trust and the Certificate holders for the entire amount of the tax. 27.3. Only income from "qualified mortgages" and permitted investments" may enter a REMIC trust. 27.4. A "qualified mortgage" is an obligation (i.e. mortgage) which is principally secured by an interest in real property which (1) was transferred to the Trust on the startup date,(2) was purchased by the REMIC Trust within 3 months after the startup date or (3)any qualified replacement mortgage. 27.5. Permitted investments are limited to: 27.5.1. Cash Flow Investments (i.e. temporary investment where the Trust holds money it has received from qualified mortgages pending distribution to the Certificateholders); 27.5.2. Qualified Reserve Assets (i.e. any intangible property which is held forinvestment and is part of a reasonably required reserve to provide for fullpayment of expenses of the REMIC or amounts due on regular interests in theevent of defaults on qualified mortgages or lower than expected returns on cashflow investments. 27.5.2.1. These investments are for very defined purposes and are to be passive innature. They must be "reasonably required." 27.5.3. Liquidation Proceeds from "foreclosed property" which is acquired in connection with the default or imminent default of a "qualified mortgage" held by the Trust. 28. In order to maintain the REMIC status, the Trustee and the Servicers must ensure that the REMIC receives no income from any asset that is not a "Quailed Mortgage" or a "Permitted Investment." 26 U.S.C. § 806F(a)(2)(B). 28.1. Prohibited Transactions include the disposition of a qualified mortgage (except where the disposition is "incident to" the foreclosure, default, or imminent default of the mortgage); or the receipt of any income from an asset that is not a Qualified Mortgageor a Permitted Investment. 26 U.S.C. § 860F(a)(2)(B). 28.2. Prohibited Transactions are taxed in an amount 100% of the REMIC's net income from such prohibited transaction. 26 U.S.C. § 860F(a)(1). 28.3. Contributions of any "property" – e.g., cash, mortgages, etc. – made to the REMIC areaxed at 100% of the contribution, except for the four following exceptions: 28.3.1. Contributions to facilitate a "clean up call" (i.e. the redemption of a class of 28.3.2. regular interest, when by reason of prior payments with respect to those interests 28.3.3. the administrative costs associated with servicing that class outweigh the benefits 28.3.4. of maintaining the class). Reg. § 1.860G-2(j)(1). 28.3.5. Any cash payment in the nature of a guarantee, such as payments to the REMIC Any violation of REMIC regulations will defeat the privileged tax status and will subject the REMIC to 100% taxation, plus penalties and interest. These taxes and penalties are ultimately borne by the Certificate holders. under a surety bond, letter of credit or insurance policy. 28.3.6. Any cash contribution during the three month period after the start-up day; and Any cash contribution to a qualified reserve fund made by a holder of a residual interest. On a monthly basis, the Investment Banking firm and/or its agents, servants or employees compiled, individually and in concert, oversaw and approved all the information contained in the Distribution Reports and electronically sent same to certain parties. 29.1. Based upon research performed by experts on behalf of the Plaintiff. the data regarding the number of bankruptcies, aggregate Special Servicing Fees, and aggregate Trust Fund Expenses was routinely incomplete, false, and/or misleading. 29.2. Further said report intentionally obfuscated the illegal allocation of payments, the failure to disclose payments, and the effect on the alleged obligation of the Plaintiff, to wit: despite numerous insurance products, credit default swaps, cross collateralization, over collateralization and polling at multiple levels, money received by some or all of these Defendants under the pretense of it being a "Mortgage Payment" was in fact retained, reserved, applied to non-performing loans to make them appear as though they were performing loans, or paid as fees to the enterprise Defendants described in this complaint. 29.3. Based upon the failure of the Defendants to respond, Plaintiff has every reason to believe that the party receiving the payments (Amtrust Bank) is neither the holder in due course of the note nor the owner of any rights under the mortgage provisions of the deed of trust. 29.3.1. Further, Plaintiff has every reason to believe that her payments are not being forwarded to the holder in due course of the note nor to any other authorized party. 29.3.2. Accordingly Plaintiff is in jeopardy, to wit: the true holder in due course and potentially dozens or even thousands of third parties could come forward claiming an unsatisfied interest in the promissory note and may or may not be subject to Plaintiffs various affirmative defenses and counterclaims. "transaction." for example, if the toxic waste paper wold under cover of Plaintiffʼs credit rating and identity was sold at an investment return of 6% and the mortgage note carried a principal balance of $300,000, the enterprise Defendants sold the "investment" certificates on that "loan" for approximately $740,000 and thus received $440,000 in illegal, fraudulent and undisclosed "profits" or "fees" in a $300,000 mortgage transaction.29.3.8.4. Thus the economics of mortgage origination changed, to wit: the worse the loan, the more money the enterprise defendants made as long as there were enough people, like Plaintiff, whose identify was used to hide the high volume ( and high profit) of toxic waste loans. 29.3.8.5. It was thus in the financial interest of the enterprise Defendants to create unrealistic and false market expectations, deceiving the public as a whole in specified geographical areas of the country that were identified by these enterprise Defendants as targets. 29.3.8.6. Since these illegal profits were not disclosed, the Plaintiff is entitled to an accounting and a pro rate share of the profits obtained by the illegal, improper and undisclosed use of her name, credit rating and identity. 29.3.8.7. Based upon the opinion of Plaintiffʼs experts, Plaintiffʼs share of said profits would be in excess of $1 million. 30. The Distribution Reports are supposed to accurately reflect the "financial health of the trust," and provide Certificate holders,with important data such as the number of loans in bankruptcy, the aggregate amount of special servicing fees, and the aggregate amounts of trust fund expenses. Each and every one of these categories is essential for to assess its profit and loss potential in the REMIC entity. Furthermore, this data is used by bond rating agencies to assess the value of the Certificates. 31. Based upon the filings and information of the Plaintiff it appears that no accurate accounting has ever been presented to anyone and that therefore the identity and status of any putative holder in due course is completely shrouded in secrecy enforced by these Defendants, their agents, servants and employees. 31.1. Unreported repurchases of certificates or classes of certificates would and did result in a profit to the REMIC that went unreported, and which was not credited to Borrowers where the repurchase was, as was usually the case, the far less than the original investment. 31.2. While the Plaintiff would never have entered into a transaction in which the true nature of this scheme was revealed, any profits, refunds, rebates, fees, points, costs or other income or gain should be credited on some basis to said borrowers including Plaintiff herein. GENERAL ALLEGATIONS 32. The end result of the false and misleading representations and material omissions of Defendants as to the true nature of the mortgage loan actually being processed, which said Defendants had actual knowledge was in direct conflict with the original Uniform Residential Loan Application, early TIL, and Plaintiff' stated intentions and directions to said Defendants at the time of original application for the loan, fraudulently caused Plaintiff to execute predatory loan documents. 33. At no time whatsoever did Defendants ever advise Plaintiff (nor, as far as Plaintiff can determine, any "investor" in certificates of mortgage-backed securities) that: 33.1. the mortgage loan being processed was not in their best interest; 33.2. the terms of the mortgage loan being processed were less favorable than the fixed-rate loan which Defendants previously advised Plaintiff that they qualified for; 33.3. that the mortgage loan was an inter-temporal transaction (transaction where terms, risks, or provisions at the commencement of the transaction differ at a later time) on which Plaintiff was providing cover for Defendants' illegal activities. 33.4. that Plaintiff would likely be placed in a position of default, foreclosure, and deficiency judgment regardless of whether she met her loan obligations once the true lender or true holder(s) in due course appeared; 33.5. that the originating "lender", that being Defendant Capital Mortgagebanc and/or Amtrust Bank and/or undisclosed third parties, had no intention of retaining ownership interest in the mortgage loan or fully servicing same and in fact may have and probable had already pre-sold the loan, prior to closing, to a third party mortgage aggregator pursuant to previously executed documentation (Assumption and assignment Agreement, Pooling Services Agreement, etc. all executed prior to Plaintiff's "loan Closing." 33.6. that the mortgage loan was actually intended to be repeatedly sold and assigned to multiple third parties, including one or more mortgage aggregators and investment bankers (including but not limited to Defendants DOES 1-10), for the ultimate purpose of bundling the Plaintiff' mortgage with hundreds or perhaps thousands of others as part of a companion, support, or other tranche in connection with the creation of a REMIC security known as a Collateralized Mortgage Obligation ("CMO"), also known as a "mortgage-backed security" to be sold by a securities firm (and which in fact ended up as collateral for Asset-Backed Securities Certificates, created the same year as the closing); 33.7. that the mortgage instrument and Promissory Note may be sold, transferred, or assigned separately to separate third parties so that the later "holder" of the Promissory Note may not be in privity with or have the legal right to foreclose in the event of default; 33.8. that in connection with the multiple downline resale and assignment of the mortgage and Promissory Note that assignees or purchasers of the Note may make "pay-downs" against the Note which may effect the true amount owed by the Plaintiff on the Note; 33.9. that a successive assignee or purchaser of the Note and Mortgage may not, upon assignment or purchase, unilaterally impose property insurance requirements different from those imposed as a condition of the original loan (also known as prohibition against increased forced-placed coverage) without the Plaintiff' prior notice and consent; 34.As a result of the closing and in connection therewith, Defendants placed the Plaintiff into a pool of a sub-prime adjustable rate mortgage programs, with Defendants intentionally misleading Plaintiff and the other borrowers and engaging in material omissions by failing to disclose to Plaintiff and other borrowers the fact that the nature of the mortgage loan applications had been materially changed without Plaintiff's knowledge or consent, and that Plaintiff was being placed into a pool where the usual loan was an adjustable rate mortgage program despite borrowers not being fully qualified for such a program. 35.Prior to the closing, Defendant Capital Mortgagebanc and/or Amtrust Bank and/or undisclosed third parties failed to provide to Plaintiff the preliminary disclosures required by the Truth-In- Lending Act pursuant to 12 CFR (also known as and referred to herein as "Regulation Z) sec. 226.17 and 18, and failed to provide the preliminary disclosures required by the Real Estate Settlement Procedures Act ("RESPA") pursuant to 24 FR sec. 3500.6 and 35007, otherwise known as the GFE. 36.Defendant Capital Mortgagebanc and/or Amtrust Bank and/or undisclosed third parties also intentionally failed and/or refused to provide Plaintiff with various disclosures which would indicate to the Plaintiff that the consumer credit contract entered into was void, illegal, and predatory in nature due in part to the fact that the final TIL showed a "fixed rate" schedule of payments, but did not provide the proper disclosures of the actual contractually-due amounts and rates. 37.Defendants failed and/or refused to provide a HUD-1 Settlement Statement at the closing which reflected the true cost of the consumer credit transaction. As Defendants failed to provide an accurate GFE or Itemization of Amount Financed ("IOAF"), there was no disclosure of a Yield Spread Premium ("YSP", which is required to be disclosed by the Truth-In-Lending Act) and thus no disclosure of the true cost of the loan. 38.As a direct and proximate result of these failures to disclose as required by the Truth-In– Lending Act, Defendant MOTION received a YSP in a substantial amount of without preliminary disclosure, which is a per se violation of 12 CFR sec. 226.4(a), 226.17 and 18(d) d (c)(1)(iii). The YSP raised the interest rate which was completely unknown to or approved by the Plaintiff, as they did not received the required GFE or IOAF. 39. In addition, the completely undisclosed YSP was not disclosed by Defendant in their broker contract, which contract was blank in the area as to fees to be paid to Defendant. This is an illegal kickback in violation of 12 USC sec. 2607 as well as State law which gives rise to all damages claims for all combined broker fees, costs, and attorneys' fees. 40.The Amount Financed within the TIL is also understated which is a material violation of 12 CFR sec. 226.17 and 18, in addition to 15 USC sec. 1602(u), as the Amount Financed must be completely accurate with no tolerance. 41.Defendants were under numerous legal obligations as fiduciaries and had the responsibility or overseeing the purported loan consummation to insure that the consummation was legal, proper, and that Plaintiff received all legally required disclosures pursuant to the Truth-In- Lending Act and RESPA both before and after the closing. 42.Plaintiff, not being in the consumer lending, mortgage broker, or residential loan business, reasonably relied upon the Defendants to insure that the consumer credit transaction was legal, proper, and complied with all applicable laws, rules, and Regulations. 43.At all times relevant hereto, Defendants regularly extended or offered to extend consumer credit for which a finance charge is or may be imposed or which, by written agreement, is payable in more than four (4) installments and was initially payable to the person the subject of the transaction, rendering Defendants "creditors" within the meaning of the Truth-In-Lending Act, 15 U.S.C. sec. 1602(f) and Regulation Z sec. 226.2 (a)(17). 44.At the closing of the subject "loan transaction", Plaintiff executed Promissory Notes and Security Agreements in favor of Defendants as aforesaid. These transactions, designated by Defendants as a Loan, extended consumer credit which was subject to a finance charge and which was initially payable to the Defendants. 45.As part of the consumer credit transaction the subject of the closing, Defendants retained a security interest in the subject property which was Plaintiff' principal residential dwelling. 46.Defendants engaged in a pattern and practice of defrauding Plaintiff in that, during the entire life of the mortgage loan, Defendants failed to properly credit payments made; incorrectly calculated interest on the accounts; and have failed to accurately debit fees. At all times material, 47.Defendants had actual knowledge that the Plaintiff' accounts were not accurate but that Plaintiff would make further payments based on Defendants' inaccurate accounts. 48.Plaintiff made payments based on the improper, inaccurate, and fraudulent representations as to Plaintiff' accounts. 49.As a direct and proximate result of the actions of the Defendants set forth above, Plaintiff overpaid in interest. 50.Defendants also utilized amounts known to the Defendants to be inaccurate to determine the amount allegedly due and owing for purposes of foreclosure. 51.Defendants' violations were all material in nature under the Truth-In-Lending Act. 52.Said violations, in addition to the fact that Plaintiff did not properly receive Notices of Right to Cancel, constitute violations of 15 USC sec. 1635(a) and (b) and 12 CFR sec. 226.23(b), and are thus a legal basis for and legally extend Plaintiff' right to exercise the remedy of rescission. 53.Defendants assigned or attempted to assign the Note and mortgage to parties who did not take these instruments in good faith or without notice that the instruments were invalid or that Plaintiff had a claim in recoupment. Pursuant to ORC sec. 1303.32(A)(2)(b)(c) and (f), Defendants are not a holder indue course and is thus liable to Plaintiff, individually, jointly and severally. 54. On information and belief and given that the consumer credit transaction was an inter- temporal transaction with multiple assignments as part of an aggregation and the creation of a REMIC tranche itself a part of a predetermined and identifiable CMO, all Defendants shared in the illegal proceeds of the transaction; conspired with each other to defraud the Plaintiff out of the proceeds of the loan; acted in concert to wrongfully deprive the Plaintiff of their residence; acted in concert and conspiracy to essentially steal the Plaintiff' home and/or convert the Plaintiff' home without providing Plaintiff reasonably equivalent value in exchange; and conducted an illegal enterprise within the meaning of the RICO statute. 55. On information and belief and given the volume of residential loan transactions solicited and processed by the Defendants, the Defendants have engaged in two or more instances of racketeering activity involving different victims but utilizing the same method, means, mode, operation, and enterprise with the same intended result. Claims for Relief COUNT I: VIOLATIONS OF HOME OWNERSHIP EQUITY PROTECTION ACT 56. Plaintiff reaffirm and reallege the above paragraphs 1-52 hereinabove as if set forth more fully hereinbelow. 57. In 1994, Congress enacted the Home Ownership Equity Protection Act ("HOEPA") which is codified at 15 USC sec. 1639 et seq. with the intention of protecting homeowners from predatory lending practices targeted at vulnerable consumers. HOEPA requires lenders to make certain defined disclosures and prohibits certain terms from being included in home loans. In the event of noncompliance, HOEPA imposes civil liability for rescission and statutory and actual damages. 58. Plaintiff are "consumers" and each Defendant is a "creditor" as defined by HOEPA. In the mortgage loan transaction at issue here, Plaintiff were required to pay excessive fees, expenses, and costs which exceeded more than 10% of the amount financed. 59. Pursuant to HOEPA and specifically 15 USC sec. 1639(a)(1), each Defendant is required to make certain disclosures to the Plaintiff which are to be made conspicuously and in writing no later than three (3) days prior to the closing. 60. In the transaction at issue, Defendants were required to make the following disclosure to Plaintiff by no later than three (3) days prior to said closing: 60.1. "You are not required to complete this agreement merely because you have received these disclosures or have signed a loan application. If you obtain this loan, the lender will have a mortgage on your home. You could lose your home and any money you have put into it, if you do not meet your obligation under the loan." 61.Defendants violated HOEPA by numerous acts and material omissions, including but not limited to: 61.1. (a) failing to make the foregoing disclosure in a conspicuous fashion; 61.2. (b) engaging in a pattern and practice of extending credit to Plaintiff without regard to their ability to repay in violation of 15 USC sec. 1639(h). 62.By virtue of the Defendants' multiple violations of HOEPA, Plaintiff have a legal right to rescind the consumer credit transaction the subject of this action pursuant to 15 USC sec. 1635. This Complaint is to be construed, for these purposes, as formal and public notice of Plaintiff's Notice of Rescission of the mortgage and note. 63.Defendants further violated HOEPA by failing to make additional disclosures, including but not limited to Plaintiff not receiving the required disclosure of the right to rescind the transaction; 64. the failure of Defendants to provide an accurate TIL disclosure; and the amount financed being understated. 65.As a direct consequence of and in connection with Plaintiff' legal and lawful exercise of their right of rescission, the true "lender" is required, within twenty (20) days of this Notice of Rescission, to: 65.1. (a) desist from making any claims for finance charges in the transaction; 65.2. (b) return all monies paid by Plaintiff in connection with the transaction to the Plaintiff; 65.3. (c) satisfy all security interests, including mortgages, which were acquired in the transaction. 66.Upon the true "lenders" full performance of its obligations under HOEPA, Plaintiff shall tender all sums to which the true lender is entitled. 67. Based on Defendants' HOEPA violations, each of the Defendants is liable to the Plaintiff for the following, which Plaintiff demand as relief: 67.1. (a) rescission of the mortgage loan transactions; 67.2. (b) termination of the mortgage and security interest in the property the subject of the mortgage loan documents created in the transaction; 67.3. (c) return of any money or property paid by the Plaintiff including all payments made in connection with the transactions; 67.4. (d) an amount of money equal to twice the finance charge in connection with the transactions; 67.5. (e) relinquishment of the right to retain any proceeds; and 67.6. (f) actual damages in an amount to be determined at trial, including 67.7. attorneys' fees. COUNT II: VIOLATIONS OF REAL ESTATE SETTLEMENT PROCEDURES ACT 68. Plaintiff reaffirm and reallege paragraphs 1-52 above herein as if specifically set forth more fully hereinbelow. 69. As mortgage lenders, Defendants are subject to the provisions of the Real Estate Settlement Procedures Act ("RESPA"), 12 USC sec. 2601 et seq. 70. In violation of 12 USC sec. 2607 and in connection with the mortgage loan to Plaintiff, Defendants accepted charges for the rendering of real estate services which were in fact charges for other than services actually performed. 71. As a result of the Defendants' violations of RESPA, Defendants are liable to Plaintiff in an amount equal to three (3) times the amount of charges paid by Plaintiff for "settlement services" pursuant to 12 USC sec. 2607 (d)(2). COUNT III: VIOLATIONS OF FEDERAL TRUTH-IN-LENDING ACT 72. Plaintiff reaffirm and realleges paragraphs 1-52 above hereinabove as if set forth more fully herein below. 73. Defendants failed to include and disclose certain charges in the finance charge shown on the TIL statement, which charges were imposed on Plaintiff incident to the extension of credit to the Plaintiff and were required to be disclosed pursuant to 15 USC sec. 1605 and Regulation Z 74. sec. 226.4, thus resulting in an improper disclosure of finance charges in violation of 15 USC sec. 1601 et seq., Regulation Z sec. 226.18(d). Such undisclosed charges include a sum dentified on the Settlement Statement listing the amount financed which is different from the sum listed on the original Note. 75. By calculating the annual percentage rate ("APR") based upon improperly calculated and disclosed amounts, Defendants are in violation of 15 USC sec. 1601 et seq., Regulation Z sec. 226.18(c), 18(d), and 22. 76. Defendants' failure to provide the required disclosures provides Plaintiff with the right to rescind the transaction, and Plaintiff, through this public Complaint which is intended to be construed, for purposes of this claim, as a formal Notice of Rescission, hereby elect to rescind the transaction. COUNT IV: VIOLATION OF FAIR CREDIT REPORTING ACT 77. Plaintiff reaffirm and reallege paragraphs 1-52 above as if set forth more fully hereinbelow. 78. At all times material, Defendants qualified as a provider of information to the Credit Reporting Agencies, including but not limited to Experian, Equifax, and TransUnion, under the Federal Fair Credit Reporting Act. 65. Defendants wrongfully, improperly, and illegally reported negative information as to the Plaintiff to one or more Credit Reporting Agencies, resulting in Plaintiff having negative information on their credit reports and the lowering of their FICO scores. 78.1. The negative information included but was not limited to an excessive amount of debt into which Plaintiff was tricked and deceived into signing. 78.2. Notwithstanding the above, Plaintiff has paid each and every payment on time from the time of the loan closing through the present. 79.Pursuant to 15 USC sec. 1681(s)(2)(b), Plaintiff are entitled to maintain a private cause of action against Defendants for an award of damages in an amount to be proven at the time of trial for all violations of the Fair Credit Reporting Act which caused actual damages to Plaintiff, including emotional distress and humiliation. 80.Plaintiff are entitled to recover damages from Defendants for negligent non-compliance with the Fair Credit Reporting Act pursuant to 15 USC sec. 1681(o). 81.Plaintiff are also entitled to an award of punitive damages against Defendants for their willful noncompliance with the Fair Credit Reporting Act pursuant to 15 USC sec. 1681(n)(a)(2) in an amount to be proven at time of trial. COUNT VII: FRAUDULENT MISREPRESENTATION 82.Plaintiff reaffirm and reallege paragraphs 1-52 above as if set forth more fully hereinbelow. 83.Defendants knowingly and intentionally concealed material information from Plaintiff which is required by Federal Statutes and Regulations to be disclosed to the Plaintiff both before and at the closing. 84.Defendants also materially misrepresented material information to the Plaintiff with full knowledge by Defendants that their affirmative representations were false, fraudulent, and misrepresented the truth at the time said representations were made. 85.Under the circumstances, the material omissions and material misrepresentations of the Defendants were malicious. 86.Plaintiff, not being an investment banker, securities dealer, mortgage lender, mortgage broker, or mortgage lender, reasonably relied upon the representations of the Defendants in agreeing to execute the mortgage loan documents. 87.Had Plaintiff known of the falsity of Defendants' representations, Plaintiff would not have entered into the transactions the subject of this action. 88.As a direct and proximate cause of the Defendants' material omissions and material misrepresentations, Plaintiff have suffered damages. COUNT VIII: BREACH OF FIDUCIARY DUTY 89. Plaintiff reaffirm and reallege paragraphs 1-52 above as if set forth more fully hereinbelow. 90. Defendants, by their actions in contracting to provide mortgage loan services and a loan program to Plaintiff which was not only to be best suited to the Plaintiff given their income and expenses but by which Plaintiff would also be able to satisfy their obligations without risk of losing their home, were "fiduciaries" in which Plaintiff reposed trust and confidence, especially given that Plaintiff were not and are not investment bankers, securities dealers, mortgage lenders, mortgage brokers, or mortgage lenders. 91. Defendants breached their fiduciary duties to the Plaintiff by fraudulently inducing Plaintiff to enter into a mortgage transaction which was contrary to the Plaintiff's stated intentions; contrary to the Plaintiff's interests; and contrary to the Plaintiff's preservation of their home 92. As a direct and proximate result of the Defendants' breaches of their fiduciary duties, Plaintiff have suffered damages. 93. Under the totality of the circumstances, the Defendants' actions were willful, wanton, intentional, and with a callous and reckless disregard for the rights of the Plaintiff justifying an award of not only actual compensatory but also exemplary punitive damages to serve as a deterrent not only as to future conduct of the named Defendants herein, but also to other persons or entities with similar inclinations. COUNT IX: UNJUST ENRICHMENT 94. Plaintiff reallege and reaffirm paragraphs 1-52 above as if set forth more fully hereinbelow. 95. Defendants had an implied contract with the Plaintiff to ensure that Plaintiff understood all fees which would be paid to the Defendants to obtain credit on Plaintiff' behalf and to not charge any fees which were not related to the settlement of the loan and without fulldisclosure to Plaintiff. 96.Defendants cannot, in good conscience and equity, retain the benefits from their actions ofcharging a higher interest rate, fees. rebates, kickbacks, profits (including but not limited tofrom resale of mortgages and notes using Plaintiff's identity, credit score and reputationwithout consent, right, justification or excuse as part of an illegal enterprise scheme) andgains and YSP fee unrelated to the settlement services provided at closing. 97. Defendants have been unjustly enriched at the expense of the Plaintiff, and maintenance of the enrichment would be contrary to the rules and principles of equity. 97.1. Defendants have also been additionally enriched through the receipt of PAYMENT from third parties including but not limited to investors, insurers, and other borrowers, the United States Department of the Treasury, the United States Federal Reserve, and Bank of America, N.A. 98. Plaintiff thus demands restitution from the Defendants in the form of actual damages, exemplary damages, and attorneys' fees. COUNT X: CIVIL CONSPIRACY 99.Plaintiff reaffirm and reallege paragraphs 1-52 above as if set forth more fully hereinbelow. 100.In connection with the application for and consummation of the mortgage loan the subject of this action, Defendants agreed, between and among themselves, to engage in actions and a course of conduct designed to further an illegal act or accomplish a legal act by unlawful means, and to commit one or more overt acts in furtherance of the conspiracy to defraud the Plaintiff. 101.Defendants agreed between and among themselves to engage in the conspiracy to defraudfor the common purpose of accruing economic gains for themselves at the expense of anddetriment to the Plaintiff. 102. The actions of the Defendants were committed intentionally, willfully, wantonly, and withreckless disregard for the rights of the Plaintiff. 103. As a direct and proximate result of the actions of the Defendants in combination resulting infraud and breaches of fiduciary duties, Plaintiff have suffered damages. 104. Plaintiff thus demand an award of actual, compensatory, and punitive damages. COUNT XI: CIVIL RICO 105.Plaintiff reaffirm and reallege paragraphs 1-52 above as set forth more fully hereinbelow. 106.Defendants are "persons" as defined by ORC sec. 2923.31(G). 107.The conspiracy the subject of this action has existed from date of application to the present, with the injuries and damages resulting therefrom being continuing. 108.Defendants' actions and use of multiple corporate entities, multiple parties, and concerted and predetermined acts and conduct specifically designed to defraud Plaintiff constitutes an"enterprise", with the aim and objective of the enterprise being to perpetrate a fraud upon thePlaintiff through the use of intentional nondisclosure, material misrepresentation, andcreation of fraudulent loan documents. 109.Each of the Defendants is an "enterprise Defendant". 110.As a direct and proximate result of the actions of the Defendants, Plaintiff have and continue to suffer damages. COMPLAINT TO QUIET TITLE TO REAL PROPERTY 111. Plaintiff reaffirm and reallege paragraphs 1-52 above as set forth more fully hereinbelow. 112. Plaintiff has sent or has caused to be sent authorized Qualified Written Requests to the only known Defendants which the said Defendants have failed and refused to answer despite acknowledging receipt thereof and despite demands from counsel, a copy of which is attached hereto and made a part hereof as specifically as if set forth at length hereat. 113. Plaintiff has sent or has caused to be sent notice of her intent to rescind the subject loan transaction but has only sent those notices to the only entities that have been disclosed. Hence, without this action, neither the rescission nor the reconveyance which the Plaintiff is entitled to file (as attorney in fact for the originating lender) and will file contemporaneously with this complaint, gives Plaintiff full and clear title to the property. 114.The real party in interest on the lender side may be the owner of the asset backed security issued by the SPV, the insurer through some claim of equitable interest, or the Federal government through the United States Department of the Treasury or the Federal Reserve. The security is a "securitized" bond deriving its value from the underlying mortgages of which the subject mortgage is one. Thus Plaintiff is entitled to quiet title against Defendants, clearing title of the purported subject mortgage encumbrance. 115. Plaintiff is ignorant of the true names and capacities of defendants sued herein as DOES inclusive, and therefore sues these defendants by such fictitious names. Plaintiff will amend this complaint to allege their true names and capacities when ascertained. 116. Plaintiff is informed and believes and thereon alleges that, at all times herein mentioned,each of the defendants sued herein was the agent and employee of each of the remainingdefendants and was at all times acting within the purpose and scope of such agency and employment. 117. Plaintiff is informed and believes and thereupon alleges that and each of the Defendantsclaim or might claim an interest in the property adverse to plaintiff herein. However, the claim of said Defendants is without any right whatsoever, and said Defendant have no legal or equitable right, claim, or interest in said property. 118. Plaintiff therefore seeks a declaration that the title to the subject property is vested in plaintiff alone and that the defendants herein, and each of them, be declared to have no estate,right, title or interest in the subject property and that said defendants and each of them, beforever enjoined from asserting any estate, right, title or interest in the subject property adverse to plaintiff herein. 119. WHEREFORE, in this Count, plaintiff prays this Court will enter judgment against defendants and each of them, as follows: 119.1. For an order compelling said Defendant, and each of them, to transfer or release legal title and alleged encumbrances thereon and possession of the subject property to Plaintiff herein; 119.2. For a declaration and determination that Plaintiff is the rightful holder of title to the property and that Defendant herein, and each of them, be declared to have no estate, right, title or interest in said property; 119.3. For a judgment forever enjoining said defendants, and each of them, from claiming any estate, right, title or interest in the subject property; 119.4. For costs of suit herein incurred; 119.5. For such other and further relief as the court may deem proper USURY and FRAUD 119.6. Plaintiff reaffirm and reallege the above paragraphs 1-52 hereinabove as if set forthmore fully hereinbelow. The subject loan, note, and mortgage was structured so as tocreate the appearance of a higher value of the real property than the actual fair market value. 119.7. Plaintiff is informed and believes and thereon alleges that, at all times herein mentioned, each of the defendants sued herein was the agent and employee of each of the remaining defendants and was at all times acting within the purpose and scope of such agency and employment.119.8. Defendants disguised the transaction to create the appearance of the lender being a properly chartered and registered financial institution authorized to do business and to enter into the subject transaction when in fact the real party in interest was not disclosed to Plaintiff, as aforesaid, and neither were the various fees, rebates, refunds, kickbacks, profits and gains of the various parties who participated in this unlawful scheme. 119.9.Said real party in interest, i.e., the source of funding for the loan and the person to whom the note was transmitted or eventually "assigned" was neither a financial institution nor an entity or person authorized, chartered or registered to do business in this State nor to act as banking, lending or other financial institution anywhere else. 119.10. As such, this fraudulent scheme, (which was in actuality a plan to trick the Plaintiffinto signing what would become a negotiable security used to sell unregulatedsecurities under fraudulent and changed terms from the original note) was in fact asham to use Plaintiff's interest in the real property to collect interest in excess of thelegal rate. 119.11. The transaction involved a loan of money pursuant to a written agreement, and assuch, subject to the rate limitation set forth under state and federal law. The "formula rate" referenced in those laws was exceeded by a factor in excess of 10 contrary to the applicable law and contrary to the requirements for disclosure under TILA and HOEPA. 119.12. Under Applicable law, the interest charged on this usurious mortgage prevents any collection or enforcement of principal or interest of the note, voids any security interest thereon, and entitles the Plaintiff to recovery of all money or value paid to Defendants, plus treble damages, interest, and attorney fees. 119.13. Under Applicable Law Plaintiff are also entitled and demand a permanent injunction be entered against the Defendants (a) preventing them from taking any action or making any report in furtherance of collection on this alleged debt which was usurious, as aforesaid (b) requiring the records custodian of the county in which the alleged mortgage and other instruments are recorded to remove same from the record, (c) allowing the filing of said order in the office of the clerk of the property records where the subject property, "Loan transaction" and any other documents relating to this transaction are located and (d) dissolving any lis pendens or notice of pendency relating to the Defendants purported claim. RELIEF SOUGHT WHEREFORE, having set forth numerous legally sufficient causes of actions against the Defendants, Plaintiff pray for the entry of Final Judgment against all Defendants jointly and severally in an amount not yet quantified but to be proven at trial and such other amounts to be proven at trial, and for costs and attorneys' fees; that the Court find that the ransactions thesubject of this action are illegal and are deemed void; that the foreclosure which was instituted be deemed and declared illegal and void and that further proceedings in connection with the foreclosure be enjoined; and for any other and further relief which is just and proper. DEMAND FOR JURY TRIAL Plaintiff demand trial by jury of all matters so triable as a matter of right. Respectfully submitted, _____________________________ Plaintiff _____________________________ ATTORNEY NAME BAR NUMBER Pro Hac Vice, Counsel to Plaintiff ATTORNEY ADDRESS PHONE Fax: VERIFICATION I, am the Plaintiff in the above-entitled action. I have read the foregoingand know the contents thereof. The same is true of my own knowledge, except as to those matters which are therein alleged on information and belief, and as to those matters, I believe it to be true. I declare under penalty of perjury that the foregoing is true and correct and that this declaration was executed at Phoenix, Arizona. **Only a licensed attorney can represent your rights - Call your local state bar - This site is informational only ** Not licensed to practice law.

Lenders who Lied about Loan Modification Programs

Avoid Foreclosure and Bankruptcy Blog » Lenders who Lied about ...

Jun 23, 2010 ... The attorney will be able to cut through the lender lies and review the true financial status of the borrower in order to paint

THIS IS NOT TO BE CONSTRUED AS LEGAL ADVICE!!

By filing a response, you tell the court that you contest the allegations in the plaintiff’s complaint and force the plaintiff to prove their case in order to win.

If you don’t file a timely response, the plaintiff can petition the court for a “default judgment” and possibly win the lawsuit simply because you failed to respond.

First call an Attorney Immediately. An attorney experienced in defending against the type of lawsuit you’ve been served with will undoubtedly be the best tool in your defense toolbox.

Lawyers are knowledgeable about the procedures involved in lawsuits and skilled at making persuasive arguments to a judge or a jury in your defense. An attorney can also help you try to settle the case out of court as an alternative.This blog only describes situational circumstances and no witness can offer legal advice. M.Soliman is an "expert witness" and not an attorney nor affiliated under a licensed prationer.

This web site does NOT advocate nor believe that modifications exist and will not be involvved in any modificiation or other short sale settlement offers.

Consult an attorney first for your specific problem. NO attorney-client relationship exists.