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5 years 5 months ago


In Florida, generally the transfer of a mortgage note transfers with it the related mortgage. The mortgage note is regarded as the principal item with the mortgage being regarded as a mere accessory. Hence the adage "the mortgage follows the note."

The Restatement (Third) of Property provides in  Mortgages section 5.4(a) (1997) that "[a] transfer of an obligation secured by a mortgage also transfers the mortgage unless the parties to the transfer agree otherwise."  Florida law is apparently in accordance with the Restatement. The stated objective of the Restatement is to avoid economic waste to the lender and a windfall to the borrower if the note and mortgage are split rendering the mortgage note as a practical matter unsecured. The Restatement cites the United States Supreme Court decision in Carpenter v. Longan, 83 U.S. 271 (1827) which held that "[a]ll the authorities agree that the debt is the principal thing and the mortgage an accessory."

The Restatement's exception provides that a transfer of a mortgage note is possible without the transfer of the mortgage if the parties so agree, but the effect of such a transfer would be to make it impossible to foreclose the mortgage unless the transferor of the mortgage note is made the assignee's agent or trustee with authority to foreclose on the behalf of the assignee of the mortgage note.

Assignment of the Mortgage

The opposite situation is presented if a mortgage is transferred without the transfer of the mortgage note. The apparent rule in Florida is that an assignment of a mortgage without an assignment of the related mortgage note is deemed a nullity and creates no right in the assignee because a mortgage is a mere lien incidental to the obligation it secures. 37 Fla. Jur. 2nd, Mortgages, Section 511. See e.g., Sobel v. Mutual Development, Inc., 313 So.2d 77 (Fla. 1st DCA 1975). Vance v. Fields, 172 So.2d 613 (Fla. 1st DCA 1965).

Jordan E. Bublick - Miami Bankruptcy Lawyer - North Miami & Kendall Offices - (305) 891-4055 - www.bublicklaw.com


9 years 9 months ago

Mail Box
The Nebraska Court of Appeals has issued an important decision that clarifies the right to set aside default judgments, regardless of how old the judgment is, when the defendant had no actual service of the lawsuit papers. Well, the issue is now clear, except when it is not clear, which is to say I’m confused again.
In Capital One Bank vs. Lehmann, the defendant, Nelseena J. Lehman was sued in  November of 2009 for $2,942.37 for an unpaid credit card account.  The court summons was sent by Certified Mail and was signed by her estranged husband who did not inform her of the lawsuit.   Since Lehmann did not respond to the lawsuit, a motion for default judgment was awarded in February 2010.
Lehmann claims that she had no actual notice of the lawsuit since she moved to Oklahoma in September of 2009 and did not return to Nebraska until June of 2011.  Upon receiving a garnishment notice she motioned the court to set aside the default judgment in June 2014. That motion was denied and Lehmann filed her appeal.
The first half of the court ruling gives great assurance that default judgments obtained without notice to the defendant may be set aside at any time.  “A judgment entered without personal jurisdiction is void.”  The court cites the case of Ehlers vs. Grove, 147 Neb. 704 (1946) to underscore the basic rule that “every court possesses the inherent power to vacate void judgment, either during the term at which it was rendered or after its expiration.”  The Ehlers case states declared that “. . . Nor is it necessary that a meritorious defense be shown on the part of the defendant . . .” The fact that no service was obtained is enough to set aside a default judgment at any time for any reason or no reason at all.
The second half of the opinion was not so great.
The Court of Appeals focused on Nebraska’s service of summons law, Neb. Rev. Stat. §25-505.01 which provides that “Certified mail service which shall be made by (i) within ten days of issuance, sending the summons to the defendant by certified mail with a return receipt requested showing to whom and where delivered and the date of delivery, and (ii) filing with the court proof of service with the signed receipt attached.
Citing a prior case, the court declared that “due process requires notice to be reasonably calculated to apprise interested parties of the pendency of the action and to afford them the opportunity to present their objections.”  Doe v. Board of Regents, 280 Neb. 492, 508 (2010).
The court noted that here was no record of Lehmann notifying the bank that she moved to Oklahoma or that she forwarded her mail.  “It is unclear how Lehmann’s temporary marital or living status affects Capital Ones’ reasonable reliance on, presumably, an address provided to them by Lehmann for the purpose of her maintaining an account.”  Unlike the Ehlers case where there was no service of summon at all, in this case due process was not violated because notice was reasonably calculated to apprise Lehmann of the lawsuit.  So, the court ruled that Lehmann was properly served and her appeal was dismissed.
The court’s conclusion is difficult to comprehend.  Why does it matter that Lehmann failed to provide a new address?  Has it been determined that it was, in fact, her account?  Was that fact admitted in the motion?  Would it have made a difference if Lehmann was a battered spouse requiring an immediate exit from the family home?  Would that make her failure to change the address more reasonable?  If her estranged husband admitted that he purposely hid the lawsuit to get back at her would that have made a difference?  If the certified mail receipt was signed by a subsequent tenant of the home instead of the estranged husband, would that make a difference? Of course it would.  The court seems to be saying that it is Lehmann’s fault for not getting notice. The court talks about whether notice was reasonably calculated to apprise the interested parties, but then it goes on to attack Lehmann’s conduct as not being reasonable.
Is it the the plaintiff’s conduct that must be reasonable in serving notice or is it the defendant’s behavior that must be reasonable to be available for notice?  Isn’t every notice sent by a creditor to the last know address of the customer reasonably calculated to provide notice?
The undisputed fact in this case is that the defendant never received notice until her paycheck was being garnished.  That should have made a difference.
Image courtesy of Flickr and The U.S. National Archives.


9 years 9 months ago

Medical Bills
Medical debts account for nearly 62% of all bankruptcy cases filed according to a Harvard study.  The actual number may be even higher since medical debts turn into credit card debts and mortgage debts as people try to pay off debt collectors.  Although some medical debts are incurred when a person is temporarily uninsured, many are a result of ongoing  medical conditions that continue throughout the bankruptcy case.
It is amazing to see how much medical debt can be acquired even when a person has insurance.  Some deductibles are high and it seems like most consumers do not know how to respond when the claim is denied. Many treatments are not fully covered and medical supplies for diabetes and other conditions are just not covered very well under most policies.
This problem is especially heightened when new medical debts are incurred during a bankruptcy case.  Generally speaking, bankruptcy cases only cover those debts you owe on the day the case is filed.   Although Chapter 7 cases are completed in about 100 days, a Chapter 13 case can last up to five years and it is common for debtors to incur substantial new medical debts during the case.
What can you do when new medical debts are incurred during a bankruptcy case?

  1. Convert the case to another bankruptcy chapter.   Chapter 13 cases can be converted to Chapter 7 in most cases.  Some special rules apply, but if you were eligible to file chapter 7 on the day the chapter 13 case was filed you probably can convert the case to chapter 7 now and add all the new medical debts.
  2. Dismiss & Refile.  I have seen cases where a client suffered significant medical debt a few weeks after filing a case.  You do have the right to dismiss the current case and start over.
  3. Negotiate the Debt.  While you are in the middle of a bankruptcy case a creditor cannot garnish wages or bank accounts.  Some chapter 13 cases last for up to five years.  Since creditors prefer not to wait, request a discount on the amount owed in exchange for a payment now.

Converting a case from chapter 13 to chapter 7 can create problems if car and loans have not been paid in full or if the chapter 13 plan deeply discounted the interest rate of the car loan.  It is common for chapter 13 plans to reduce interest rates from 18% down to 5.25%.  (Secured auto debts in chapter 13 cases only pay the Prime Rate plus 2%).  So, when a case converts to chapter 7 the benefits of the chapter 13 plan vanish and the auto lender may demand the loan be made current at the original contract rate.  Be careful in assuming that the car is safe when you convert the case.  Sometimes it is wise to call the auto lender before converting the case to see what the new payment will be or if a large cure payment must be made.
When chronic medical problems exist and health insurance coverage is spotty, it is generally wise to file chapter 13 to take advantage of the ongoing protection from medical creditors.  If major surgeries are planned in the near future, perhaps it is best to start the bankruptcy as a chapter 13 case with the idea of converting to chapter 7 later just in case some of the medical bills are not covered by insurance.
Image courtesy of Flickr and Chuck Olson.


9 years 10 months ago

David Siegel:   Of course, the creditors have an opportunity to show up at this meeting, and witness it, ask a few questions, possibly tell the trustee about something that they may know about the debtor.  For example, if there’s property in Wisconsin that was not disclosed or an old Corvette that miraculously didn’t make the schedules. + Read More
The post What’s Is The Meeting Of Creditors Under Section 341 Of The Bankruptcy Code? appeared first on David M. Siegel.


9 years 10 months ago

While there are thousands upon thousands of questions pertaining to bankruptcy that I field every year, it seems that I hear three specific questions most often. I want to take the time to share the answer to those questions today. The three questions are: 1) How much is it to file? 2) Will I be+ Read More
The post Top Three Most Often Heard Bankruptcy Questions appeared first on David M. Siegel.


5 years 5 months ago

Florida law provides for a certain exemption for annuities. Florida Statute section 222.14 provides that "the proceeds of annuity contracts issued to citizens or residents of the state,  upon whatever form, shall not in any case be liable to attachment, garnishment ... or legal process in favor of any creditor ... of the person who is the beneficiary of such annuity contract, unless the  ... annuity contract was effected for the benefit of such creditor.

One requirement is that the annuity must be issued to a "citizen" or "resident" of Florida. Sometimes there is a question of whether the item in question constitutes an "annuity" and whether the involved person is a "beneficiary" within the meaning of the statute. 

Jordan E. Bublick - Miami Bankruptcy Lawyer - North Miami & Kendall Offices - (305) 891-4055 - www.bublicklaw.com


5 years 5 months ago

Florida law provides for a certain exemption for annuities. Florida Statute section 222.14 provides that "the proceeds of annuity contracts issued to citizens or residents of the state,  upon whatever form, shall not in any case be liable to attachment, garnishment ... or legal process in favor of any creditor ... of the person who is the beneficiary of such annuity contract, unless the  ... annuity contract was effected for the benefit of such creditor.

One requirement is that the annuity must be issued to a "citizen" or "resident" of Florida. Sometimes there is a question of whether the item in question constitutes an "annuity" and whether the involved person is a "beneficiary" within the meaning of the statute. 

Jordan E. Bublick - Miami Bankruptcy Lawyer - North Miami & Kendall Offices - (305) 891-4055 - www.bublicklaw.com


9 years 10 months ago

The first, and by far, most common type of bankruptcy is liquidation under Chapter 7 of the Bankruptcy Code, also referred to as a straight bankruptcy. In this type of bankruptcy all of the debtor's (or, the person filing the bankruptcy) assets which are nonexempt are sold and the proceeds of the sales are distributed amongst creditors (everyone who is owed money by the debtor.) After doing so, the remaining debt is wiped out giving the debtor what is known as a "fresh start."
The second commonly used type of bankruptcy is known as a reorganization under Chapter 11 or 13 of the Bankruptcy Code. Chapter 11 is most commonly used by companies and Chapter 13 is most commonly used by individuals. In this reorganization, the debtor still pays some or all of his or her debt under a 3-5 year agreed-upon plan.
In a Chapter 11 bankruptcy, creditors have the right to vote on or approve of the companies proposed reorganization.
Under Chapter 13 bankruptcy, the companies or individuals you owe money to don’t vote on or approve your proposed plan for paying back some of what you owe. And unlike Chapter 11, only you propose the plan for some or all of your debts. In Chapter 11, your creditors can also propose plans.
If you consider that Chapter 11 is most often used by large companies, it makes sense that creditors have the right to propose or vote on the plan to repay debt. Because very large sums of money that impact multiple companies are usually involved, creditors have a much larger stake in what happens in the bankruptcy.
Just as in Chapter 7 bankruptcy, at the end of payment plan period under Chapter 13 you will receive a discharge.
The post Bankruptcy Basics appeared first on Tucson Bankruptcy Attorney.


5 years 5 months ago

Jordan E. Bublick is a Miami personal bankruptcy lawyer whose practice is limited to chapter 13 bankruptcy (reorganization of debt) and chapter 7 bankruptcy (discharge of debt). Jordan E. Bublick has over 25 years of experience in filing personal bankrupty cases and has filed over 8,000 bankruptcy cases.

The firm offers a free initial consultation.

Chapter 7 Bankruptcy

Chapter 7 bankruptcy allows a person to discharge most types of debt while keeping his "exempt" property. Debt that is dischargeable includes most credit card, unsecured loans, car repossession debt, medical bills, and some federal income taxes. Student loans are in most cases not dischargeable.

Chapter 13 Bankruptcy

Chapter 13 bankruptcy allows a person to propose a plan of reorganization to reorganize his secured and unsecured debt. It is often used to stop a mortgage foreclosure and to catch the mortgage payments up-to-date. In some cases, one is able to avoid the second mortgage if it is wholly "underwater.".  It is also filed to use the Bankruptcy Court's new Mortgage Mediation program ("LMM") in which the parties meet to negotiate a modification of the mortgage together with a mediator appointed by the Bankruptcy Court.

Jordan E. Bublick holds an undergraduate degree from Brandeis University (BA, 1979), a law degree from the Ohio State University College of Law (JD, 1983) and a masters of law degree from the New York University School of Law (LL.M., 1984)

Jordan E. Bublick - Miami Bankruptcy Lawyer - North Miami & Kendall Offices - (305) 891-4055 - www.bublicklaw.com


5 years 5 months ago

Jordan E. Bublick is a Miami personal bankruptcy lawyer whose practice is limited to chapter 13 bankruptcy (reorganization of debt) and chapter 7 bankruptcy (discharge of debt). Jordan E. Bublick has over 25 years of experience in filing personal bankrupty cases and has filed over 8,000 bankruptcy cases.

The firm offers a free initial consultation.

Chapter 7 Bankruptcy

Chapter 7 bankruptcy allows a person to discharge most types of debt while keeping his "exempt" property. Debt that is dischargeable includes most credit card, unsecured loans, car repossession debt, medical bills, and some federal income taxes. Student loans are in most cases not dischargeable.

Chapter 13 Bankruptcy

Chapter 13 bankruptcy allows a person to propose a plan of reorganization to reorganize his secured and unsecured debt. It is often used to stop a mortgage foreclosure and to catch the mortgage payments up-to-date. In some cases, one is able to avoid the second mortgage if it is wholly "underwater.".  It is also filed to use the Bankruptcy Court's new Mortgage Mediation program ("LMM") in which the parties meet to negotiate a modification of the mortgage together with a mediator appointed by the Bankruptcy Court.

Jordan E. Bublick holds an undergraduate degree from Brandeis University (BA, 1979), a law degree from the Ohio State University College of Law (JD, 1983) and a masters of law degree from the New York University School of Law (LL.M., 1984)

Jordan E. Bublick - Miami Bankruptcy Lawyer - North Miami & Kendall Offices - (305) 891-4055 - www.bublicklaw.com


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