August 28th. The Kansas Supreme Court has issued its opinion in Landmark National Bank v. Kesler (No. 98,489), a complex foreclosure proceeding. In a unanimous opinion, written by Justice Eric Rosen, the Court held that under the circumstances of this case the second-mortgage holder could not undo the foreclosure that had been performed and settled by the first-mortgage holder, owing to the complex legal relationship between that second-mortgage holder, the property and an intermediary company.
Boyd Kesler took out two mortgages against some property in Ford County. The first was with Landmark National Bank. The second with Millenia Mortgage Company. Millenia generated its documents using Mortgage Electronic Registration Systems (MERS), which carried out the administration of the loan, but received none of the money and was not legally the owner of the loan. MERS operates a system where it stands in for lenders who provide the money and allows the trading of loan notes between different institutions.
At some point, via this process Millenia’s ownership of the note transferred (or may have transferred) to Sovereign Bank. Meanwhile Kesler went through bankruptcy proceedings and the first lienholder – Landmark – foreclosed on the property. The property was sold at auction, for more than the amount owed to Landmark and Kesler and Landmark filed a motion to settle the monies between them.
Subsequent to this, Sovereign and later MERS sought to block the foreclosure on the grounds that they (as second lienholders) had not received notification of the sale. As it transpires, Ford County never received a registration for the mortgage as belonging to anyone but Millenia.
The District Court denied this motion, and various appeals resulted. The Kansas Supreme Court rejected the appeal by MERS and Sovereign, finding that since MERS did not own the note its status in law as relates to the mortgage is tenuous. Therefore none of the criteria for setting aside the foreclosure could be met. In ruling this way the Court rejected the amicus brief filed by various financial organizations which endorsed the MERS system, saying that it must follow the law as written, notwithstanding the amicus brief’s complaint that the recording scheme stems from “seventeenth-century property law that is entirely unsuited to twentieth-century financial transactions”.
The Court also rejected a Due Process argument from MERS, finding that throughout the various proceedings it had had its arguments listened to in court and therefore had certainly received the process it was due in this case.
Decision: Landmark National Bank v. Kesler
August 28th. The Kansas Supreme Court has issued its opinion in Landmark National Bank
v. Kesler (No. 98,489), a complex foreclosure proceeding. In a unanimous opinion,
written by Justice Eric Rosen, the Court held that under the circumstances of this case
the second-mortgage holder could not undo the foreclosure that had been performed and
settled by the first-mortgage holder, owing to the complex legal relationship between
that second-mortgage holder, the property and an intermediary company.
Boyd Kesler took out two mortgages against some property in Ford County. The first was
with Landmark National Bank. The second with Millenia Mortgage Company. Millenia
generated its documents using Mortgage Electronic Registration Systems (MERS), which
carried out the administration of the loan, but received none of the money and was not
legally the owner of the loan. MERS operates a system where it stands in for lenders
who provide the money and allows the trading of loan notes between different
institutions.
At some point, via this process Millenia’s ownership of the note transferred (or may
have transferred) to Sovereign Bank. Meanwhile Kesler went through bankruptcy
proceedings and the first lienholder – Landmark – foreclosed on the property. The
property was sold at auction, for more than the amount owed to Landmark and Kesler and
Landmark filed a motion to settle the monies between them.
Subsequent to this, Sovereign and later MERS sought to block the foreclosure on the
grounds that they (as second lienholders) had not received notification of the sale. As
it transpires, Ford County never received a registration for the mortgage as belonging
to anyone but Millenia.
The District Court denied this motion, and various appeals resulted. The Kansas Supreme
Court rejected the appeal by MERS and Sovereign, finding that since MERS did not own
the note its status in law as relates to the mortgage is tenuous. Therefore none of the
criteria for setting aside the foreclosure could be met. In ruling this way the Court
rejected the amicus brief filed by various financial organizations which endorsed the
MERS system, saying that it must follow the law as written, notwithstanding the amicus
brief’s complaint that the recording scheme stems from “seventeenth-century property
law that is entirely unsuited to twentieth-century financial transactions”.
The Court also rejected a Due Process argument from MERS, finding that throughout the
various proceedings it had had its arguments listened to in court and therefore had
certainly received the process it was due in this case.
http://www.kscourts.org/Cases-and-Opinions/opinions/supct/2009/20090828/98489.htm
Commentary: Has the Kansas Supreme Court quietly hobbled Jessica’s Law?
August 16, 2009On July 2nd 2009, the Kansas Supreme Court handed down State v. Bello, in which it ruled that Juan Jose Bello’s life without parole for 25 years sentence under Jessica’s Law was invalid because his age had not been presented to the Jury to be proven beyond a reasonable doubt. The relevant part of Jessica’s Law applies to those aged over 18. On July 24th it applied the same precedent in State v. Gonzales. On August 14th, it applied the same precedent in State v. Morningstar. Bello’s actual age is not clear, but press reports indicate that Gonzales was 25 years old at the time of the offenses. Morningstar was 21 and the father of the victim. All three men will be resentenced to shorter spells in prison under the Sentencing Guidelines.
The pattern which is emerging is that a defendant’s age in these cases has not normally been presented to the Jury. Therefore it may be safe to assume that just about every life without parole for 25 years sentence handed down under Jessica’s Law between that law’s taking effect in 2006 and last month will be vacated (except where appeals have already been completed or procedurally defaulted).
So far this issue has received very little press coverage. Articles have dealt with the individual cases as the decisions were handed down but there does not seem to have been much comment as to the overall impact of the ruling, which by returning this batch of cases to the Sentencing Guidelines regime effectively nullifies the intent of the Legislature that these criminals not be released for a very long time. To be clear, this is something which individual prosecutors and Judges are in a position to correct going forwards by asking Juries to determine that the defendant is in fact over 18. However with the limited coverage of the cases it is quite possible that this is still happening, dooming further Jessica’s Law sentences.
The legal rationale for these rulings is as follows. Under the Apprendi v. New Jersey line of cases from the United States Supreme Court facts which lead to sentencing enhancements must be presented to the Jury to be determined beyond a reasonable doubt. The Kansas Supreme Court held that since age determines whether a convicted child molester receives the life without parole for 25 years sentence, that it is a fact which must be submitted to the Jury. However, Apprendi is far from a settled or uncontroversial decision. The majority cut across traditional lines, consisting of Justices Stevens, Scalia, Souter, Thomas, and Ginsburg, with Justices O’Connor, Kennedy and Breyer in dissent along with then Chief Justice Rehnquist. That Court has seen three changes of membership since the decision was handed down.
It is a little disquieting then that on the Kansas Supreme Court there was not a single dissent on this issue. It seems absurd that age would be considered a fact that needed to be proven – it is fairly obvious when someone is over the age of 18. Nothing in the State v. Bello opinion gave an indication that Bello’s age and eligibility for this sentence was in any doubt, and it would surely be possible to craft an Apprendi exception around facts which are plainly true, as indeed the Kansas Supreme Court has when it has upheld parts of the Sentencing Guidelines relating to prior convictions. Sadly, the Justice system now seems intent on mimicking grocery stores which implement rules that demand that the middle aged and elderly produce IDs before they may purchase tobacco or liquor to save their clerks the the trouble of thought.
A final comment. There are undoubtedly other crimes defined by Kansas Law in which age is a factor. In the post-Roper world the Death Penalty seems a likely candidate, but there are probably others. In extending Apprendi‘s reach in this way the Justices of the Kansas Supreme Court may have given themselves a lot more work in the years ahead.
Tags: Apprendi, Jessica's Law
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