Vasapolli v. Rostoff ( 1994 )


Menu:
  • USCA1 Opinion








    UNITED STATES COURT OF APPEALS
    FOR THE FIRST CIRCUIT

    _________________________

    No. 94-1319

    JOHN VASAPOLLI, ET AL.,

    Plaintiffs, Appellants,

    v.

    STEVEN M. ROSTOFF, ET AL.,

    Defendants, Appellees.

    _________________________

    APPEAL FROM THE UNITED STATES DISTRICT COURT

    FOR THE DISTRICT OF MASSACHUSETTS

    [Hon. Robert E. Keeton, U.S. District Judge] ___________________

    _________________________

    Before

    Selya, Circuit Judge, _____________

    Coffin, Senior Circuit Judge, ____________________

    and Stahl, Circuit Judge. _____________

    _________________________

    Chester A. Janiak, with whom Andrew P. Botti and Burns & _________________ _______________ ________
    Levinson were on brief, for appellants. ________
    Christopher J. Bellotto, Counsel, with whom Ann S. Duross, ________________________ _____________
    Assistant General Counsel, Robert D. McGillicuddy, Senior _________________________
    Counsel, A. Van C. Lanckton, Laurie A. Parrott, and Craig and ___________________ _________________ __________
    Macauley Professional Corporation were on brief, for appellee __________________________________
    Federal Deposit Insurance Corporation.

    _________________________

    November 8, 1994

    _________________________
















    SELYA, Circuit Judge. It is trite, but true, that not SELYA, Circuit Judge. _____________

    every wrong has a remedy much less a remedy wholly satisfactory

    to the purported victims. This litigation illustrates the point

    in the context of an appeal matching the plaintiffs, a group of

    borrowers who complain that they were swindled, against the

    Federal Deposit Insurance Corporation (FDIC), in its capacity as

    liquidating agent for the now defunct Bank for Savings (the

    Bank). Specifically, plaintiffs challenge district court orders

    granting summary judgment against them in respect to (1) claims

    that they originally brought against the Bank, and (2)

    counterclaims pressed against them by the FDIC to recover amounts

    allegedly due on certain promissory notes payable to the Bank.

    In disposing of the matter, the district court wrote at some

    length, see Vasapolli v. Rostoff, ___ F. Supp. ___ (D. Mass. ___ _________ _______

    1994) [No. 92-11501-K], and we agree with that court's central

    conclusions: plaintiffs' claims for fraudulent inducement,

    misrepresentation, and negligence are barred by the D'Oench, ________

    Duhme doctrine and 12 U.S.C. 1823(e); plaintiffs' claims of _____

    duress and fraud in the factum cannot survive scrutiny;

    plaintiffs' affirmative defenses to the counterclaims are

    impuissant; and none of the plaintiffs is entitled to benefit

    from a belated effort to interject into the decisional calculus

    an incorrectly computed figure contained in a writ of execution

    issued by a Maine state court in a related proceeding.

    Consequently, we affirm the judgment below.

    I. BACKGROUND I. BACKGROUND


    2












    We abjure a detailed, fact-laden account in favor of a

    simple sketch. Because two of the orders that we are reviewing

    arose under the aegis of Fed. R. Civ. P. 56, we construct this

    sketch, and limn the material facts, in the light most hospitable

    to the appellants.

    The myriad plaintiffs in this civil action are bound

    together by what appears in retrospect to have been a serious

    error in judgment: they all borrowed money from the Bank in

    connection with the purchase of condominium units from Steven M.

    Rostoff or business entities controlled by him. Although each

    plaintiff's predicament is slightly different, the record reveals

    a consistent pattern of chicanery practiced by Rostoff and

    certain bank employees. In a typical instance, a plaintiff

    purchased a condominium based on multiple misrepresentations by

    Rostoff such as: that the unit had been completely renovated and

    was being sold at a substantial discount from market value; that

    the unit could be resold profitably through Rostoff at the end of

    one year; and that the unit owner would incur no out-of-pocket

    expenses during the period of his ownership. Bank officials

    abetted these misrepresentations in divers ways, including the

    procurement of inflated appraisals.

    Rostoff's scheme climaxed in a string of high-pressure

    closings scheduled at 15-minute intervals on the Bank's premises.

    The plaintiffs received little notice of when the closings were

    to occur many of them were held at night and Rostoff did not

    provide them with the relevant documents until they arrived at


    3












    the Bank. Rostoff appeared to have free run of the Bank's

    offices, sometimes opening the outer door to let purchasers

    enter.

    Among other things, the plaintiffs allege that,

    although they had applied to the Bank for long-term loans, the

    actual documents presented to them for signature were short-term

    notes, each of which necessitated a balloon payment at the end of

    a one year or three-year term.1 If a plaintiff objected, he was

    told that he would lose his deposit unless he signed the papers

    then and there.

    After they discovered Rostoff's cozenage, the

    plaintiffs ceased payment on the notes; the Bank foreclosed many

    of the mortgages; and federal prosecutors indicted (and

    eventually convicted) Rostoff and certain Bank employees on

    criminal charges. While the prosecution was still embryonic, a

    group composed of allegedly defrauded borrowers brought a civil

    action in a Massachusetts state court against Rostoff, the Bank,

    and other defendants.2 In their suit, plaintiffs sought

    variegated relief under theories of fraud, conspiracy, breach of

    contract, negligence, racketeering, deceptive trade practices,

    and the like. The Bank counterclaimed, seeking recovery from the

    plaintiffs under their promissory notes. In response to the

    ____________________

    1Eleven plaintiffs extended the terms of their loans by
    subsequent written agreement with the Bank.

    2The complaint was subsequently amended to add additional
    plaintiffs and defendants. A total of 17 borrowers appear as
    appellants in this proceeding.

    4












    counterclaims, the plaintiffs asserted numerous affirmative

    defenses, averring, among other things, that they had been

    fraudulently induced to sign the notes.

    The Bank capsized in March of 1992. The FDIC stepped

    in as liquidating agent and, after it had replaced the Bank in

    the pending civil action, removed that action to the United

    States District Court for the District of Massachusetts. In due

    course, the FDIC sought, and attained, summary judgment. See ___

    Vasapolli, ___ F. Supp. at ___ [slip op. at 22]. In essence, the _________

    lower court found that plaintiffs' claims of fraudulent

    inducement, misrepresentation, and negligence were barred by the

    D'Oench, Duhme rule and 12 U.S.C. 1823(e), and that plaintiffs' ______________

    claims of economic duress and fraud in the factum were rendered

    nugatory by the lack of a sufficient factual predicate. See ___

    Vasapolli, ___ F. Supp. at ___ [slip op. at 9-21]. _________

    Consistent with these determinations, the court granted

    brevis disposition on all remaining causes of action urged by the ______

    plaintiffs against the FDIC. At the same time, the court

    resolved thirteen counterclaims in the FDIC's favor, and,

    thereafter, permitted the FDIC to file five more counterclaims,

    which the court then resolved on the same basis. Finding no

    satisfactory reason for delay, the court entered a final judgment

    disposing of all claims and counterclaims between the plaintiffs

    and the FDIC. See Fed. R. Civ. P. 54(b). ___

    The plaintiffs then moved for relief from judgment,

    asserting for the first time that sums used in a previous Maine


    5












    proceeding, though incorrectly calculated, were entitled to full

    faith and credit. The district court denied the motion. This

    appeal followed.

    II. APPLICABLE LEGAL PRINCIPLES II. APPLICABLE LEGAL PRINCIPLES

    We set out in somewhat abbreviated form the two sets of

    legal principles that together electrify the beacon by which we

    must steer.

    A. The Summary Judgment Standard. A. The Summary Judgment Standard. _____________________________

    Summary judgment is appropriate when the record

    reflects "no genuine issue as to any material fact and . . . the

    moving party is entitled to judgment as a matter of law." Fed.

    R. Civ. P. 56(c). For purposes of this determination, the term

    "genuine" means that "the evidence about the fact is such that a

    reasonable jury could resolve the point in favor of the nonmoving

    party . . . ." United States v. One Parcel of Real Property, _____________ _____________________________

    Etc. (Great Harbor Neck, New Shoreham, R.I.), 960 F.2d 200, 204 _____________________________________________

    (1st Cir. 1992). Similarly, the term "material" means that the

    fact has the potential to "affect the outcome of the suit under

    the governing law." Id. (quoting Anderson v. Liberty Lobby, ___ ________ _______________

    Inc., 477 U.S. 242, 248 (1986)). ____

    An order granting summary judgment engenders de novo __ ____

    review. See Pagano v. Frank, 983 F.2d 343, 347 (1st Cir. 1993); ___ ______ _____

    Rivera-Muriente v. Agosto-Alicea, 959 F.2d 349, 352 (1st Cir. _______________ _____________

    1992). In performing this chore, we scrutinize the summary

    judgment record in the light most congenial to the losing party,

    and we indulge all reasonable inferences in that party's favor.


    6












    See Pagano, 983 F.2d at 347. ___ ______



    B. The D'Oench, Duhme Doctrine. B. The D'Oench, Duhme Doctrine. ___________________________

    The FDIC assumes two separate roles when a bank

    collapses. As receiver, the FDIC manages the failed bank's

    assets; in its corporate capacity, the FDIC insures the failed

    bank's deposits. See Timberland Design, Inc. v. First Serv. Bank ___ _______________________ ________________

    for Sav., 932 F.2d 46, 48 (1st Cir. 1991) (per curiam). The ________

    FDIC's options when the death knell sounds include liquidating

    the failed bank or, preferably, arranging the purchase and

    assumption of some or all of its assets and liabilities by a

    healthy bank. If undue disruption is to be avoided, a purchase

    and assumption arrangement often must be executed in great haste.

    It follows, therefore, that both in deciding what course of

    action to take regarding a failed bank and thereafter in

    effectuating the course of action chosen, the FDIC must be able

    to rely confidently on the bank's records as an accurate

    portrayal of its assets.

    Mindful of this reality, the Supreme Court more than

    half a century ago acted to protect the FDIC and the public funds

    it administers by formulating a special doctrine of estoppel.

    See D'Oench, Duhme & Co. v. FDIC, 315 U.S. 447 (1942). The ___ _____________________ ____

    D'Oench, Duhme doctrine prohibits bank borrowers and others from ______________

    relying upon secret pacts or unrecorded side agreements to

    diminish the FDIC's interest in an asset by, say, attempting to

    thwart its efforts to collect under promissory notes, guarantees,


    7












    and kindred instruments acquired from a failed bank.3

    Borrowers' claims and affirmative defenses are treated the same

    under the doctrine. See Timberland, 932 F.2d at 49-50. Of ___ __________

    particular pertinence to this case, the secret agreements

    prohibited by the D'Oench, Duhme rule are not limited to promises ______________

    to perform acts in the future. See, e.g., Langley v. FDIC, 484 ___ ____ _______ ____

    U.S. 86, 92, 96 (1987) (holding that the doctrine extends to

    conditions to payment of a note, including the truth of express

    ____________________

    3Congress subsequently codified the D'Oench, Duhme doctrine. ______________
    The codification provides:

    No agreement which tends to diminish or
    defeat the interest of the [FDIC] in any
    asset acquired by it under this section or
    section 1821 of this title, either as
    security for a loan or by purchase or as
    receiver of any insured depository
    institution, shall be valid against the
    [FDIC] unless such agreement
    (1) is in writing,
    (2) was executed by the depository
    institution and any person claiming an
    adverse interest thereunder, including the
    obligor, contemporaneously with the
    acquisition of the asset by the depository
    institution,
    (3) was approved by the board of
    directors of the depository institution or
    its loan committee, which approval shall be
    reflected in the minutes of said board or
    committee, and
    (4) has been, continuously, from the
    time of its execution, an official record of
    the depository institution.

    12 U.S.C.A. 1823(e) (West 1989). It remains an open question
    whether the judicially created doctrine and its statutory
    counterpart are coterminous. See Bateman v. FDIC, 970 F.2d 924, ___ _______ ____
    926-27 (1st Cir. 1992). This appeal does not require us to probe
    the point. Accordingly, we shall use phrases like "the D'Oench, ________
    Duhme doctrine" to refer indiscriminately both to the judicially _____
    spawned doctrine and to its statutory reincarnation.

    8












    warranties).

    III. ANALYSIS III. ANALYSIS

    Appellate courts have no monopoly either on sagacity or

    on clarity of expression. Thus, when a district court produces a

    cogent, well-reasoned opinion that reaches an eminently correct

    result, a reviewing tribunal should not write at exceptional

    length merely to put matters in its own words. See, e.g., In re ___ ____ _____

    San Juan Dupont Plaza Hotel Fire Litig., 989 F.2d 36, 38 (1st _________________________________________

    Cir. 1993). So it is here. We, therefore, affirm the judgment

    for substantially the reasons articulated in the lower court's

    opinion. We add only a few observations, largely parallel to

    that court's holdings, to place the facts and controlling legal

    principles in proper perspective.

    First: It is settled beyond peradventure that both First: _____

    misrepresentation and fraudulent inducement are within D'Oench, ________

    Duhme's sphere of influence. See Levy v. FDIC, 7 F.3d 1054, 1057 _____ ___ ____ ____

    n.6 (1st Cir. 1993); McCullough v. FDIC, 987 F.2d 870, 874 (1st __________ ____

    Cir. 1993); In re 604 Columbus Ave. Realty Trust, 968 F.2d 1332, ____________________________________

    1346-47 (1st Cir. 1992). Undaunted, the plaintiffs argue that

    D'Oench does not apply here for two reasons: because the fraud _______

    infected appraisals that form part of the Bank's official

    records, and because the unusual terms of the transactions should

    have alerted even a casual reader of those records to the fraud.

    Assuming for argument's sake that the transactions were

    patently bogus, and that a routine analysis of the Bank's records




    9












    would have indicated as much,4 this set of circumstances still

    would not suffice to salvage the plaintiffs' case. The D'Oench, ________

    Duhme doctrine comes into play to pretermit many transactional _____

    claims against the FDIC even when due diligence could easily have

    unmasked the fraud and plaintiffs' claims of misrepresentation

    and fraudulent inducement fall within this generality.

    There is, to be sure, an exception for claims that are

    premised on a breach of an agreement or warranty that is itself

    contained in the failed bank's records. In this case, however,

    the plaintiffs have not succeeded in identifying any violation of

    a specific contractual provision or assurance contained in the

    Bank's records. It follows inexorably that the district court

    properly invoked the D'Oench, Duhme doctrine in granting summary _______________

    judgment to the FDIC despite the plaintiffs' claims of

    misrepresentation and fraudulent inducement. See McCullough, 987 ___ __________

    F.2d at 873-74; 604 Columbus, 968 F.2d at 1346-47. ____________

    Second: Conventional wisdom holds that claims or Second: ______

    affirmative defenses premised on duress are within the orbit of,

    and barred by, the D'Oench, Duhme rule. See, e.g., Newton v. _______________ ___ ____ ______

    Uniwest Fin. Corp., 967 F.2d 340, 347 (9th Cir. 1992) (holding ___________________

    that duress renders an agreement voidable, not void, and that the

    D'Oench, Duhme rule applies to agreements that are voidable); _______________

    Bell & Murphy & Assocs. v. Interfirst Bank Gateway, N.A., 894 ________________________ ______________________________

    F.2d 750, 754 (5th Cir.) (holding that the presence of economic

    ____________________

    4We hasten to add that, given Rostoff's wiliness, this
    assumption seems something of a stretch.

    10












    duress is irrelevant to the operation of the D'Oench, Duhme ______________

    rule), cert. denied, 498 U.S. 895 (1990). A few courts have _____ ______

    suggested that, in certain circumstances, claims of duress can

    escape the clutches of the D'Oench, Duhme doctrine. See, e.g., ______________ ___ ____

    Desmond v. FDIC, 798 F. Supp. 829, 836-39 (D. Mass. 1992) _______ ____

    (distinguishing between duress in the negotiating process and

    "external" duress, and applying the D'Oench, Duhme doctrine only ______________

    to the former); see also RTC v. Ruggiero, 977 F.2d 309, 314 (7th ___ ____ ___ ________

    Cir. 1992) (declining to reach question of whether duress is

    covered by D'Oench); FDIC v. Morley, 867 F.2d 1381, 1385 n.5 _______ ____ ______

    (11th Cir.) (similar; citing district court cases on both sides

    of the proposition), cert. denied, 493 U.S. 819 (1989); cf. RTC _____ ______ ___ ___

    v. North Bridge Assocs., Inc., 22 F.3d 1198, 1208 (1st Cir. 1994) __________________________

    (permitting further discovery anent duress despite RTC's argument

    that D'Oench bars such a defense). _______

    The plaintiffs invite us to lurch into this wilderness,

    asserting that their case exemplifies the sort of "external

    duress" that can sidestep the D'Oench, Duhme rule. We decline ______________

    the invitation. The short, dispositive reason for refusing to

    embark on this journey is that the facts of this case, even when

    viewed most sympathetically to the plaintiffs, cannot support a

    finding of duress.

    Under Massachusetts law, a party claiming duress can

    prevail if he shows that (1) "he has been the victim of a

    wrongful or unlawful act or threat" of a kind that (2) "deprives

    the victim of his unfettered will" with the result that (3) he


    11












    was "compelled to make a disproportionate exchange of values."

    International Underwater Contractors, Inc. v. New England Tel. & __________________________________________ __________________

    Tel. Co., 393 N.E.2d 968, 970 (Mass. App. Ct. 1979) (citations _________

    omitted). Alternatively, a party claiming duress can prevail by

    showing:

    (1) That [he] involuntarily accepted the terms of
    another; (2) that circumstances permitted no other
    alternative; and (3) that said circumstances were the
    result of coercive acts of the opposite party.

    Ismert & Assocs., Inc. v. New England Mut. Life Ins. Co., 801 _______________________ ________________________________

    F.2d 536, 544 (1st Cir. 1986) (citations omitted).

    Here, the plaintiffs seek to ground their duress claim

    on the high-pressure atmosphere of the closings and the lack of

    sufficient time to examine the closing documents. This is simply

    not the type and kind of duress that Massachusetts law credits.

    Coercion and fear, rather than greed, are the stuff of duress.

    Thus, the authorities are consentient that the presence of a

    profit motive negates the coercion or fear that is a sine qua non ____ ___ ___

    for a finding of duress. See 13 Samuel Williston, A Treatise on ___ _____________

    the Law of Contracts 1604 (3d ed. 1970); see also Coveney v. _____________________ ___ ____ _______

    President & Trustees of Coll. of Holy Cross, 445 N.E.2d 136, 140 ___________________________________________

    (Mass. 1983). Since any pressure that permeated the closings

    took a toll only because the plaintiffs feared losing out on a

    potentially profitable business opportunity, their claim of

    duress is a mirage.

    In the alternative, plaintiffs assert that the prospect

    of losing their deposits created coercion. But even if they felt

    this fear, the threat, at worst, was that they would have to

    12












    bring a legal action to recover their deposits, not that the

    deposits would be lost altogether. We concur with the lower

    court, ___ F. Supp. at ___ [slip op. at 12-15], that the

    circumstances of the closings, taken in the light most favorable

    to the plaintiffs, could not constitute legally cognizable

    duress. See, e.g., Ismert, 801 F.2d at 549-50; International ___ ____ ______ _____________

    Halliwell Mines, Ltd. v. Continental Copper & Steel Indus., Inc., _____________________ _______________________________________

    544 F.2d 105, 108-09 (2d Cir. 1976). Hence, the district court

    appropriately granted summary judgment on this issue.5

    Third: Relying on New Connecticut Bank & Trust Co. v. Third: _____ ________________________________

    Stadium Mgmt. Corp., 132 B.R. 205, 210 (D. Mass. 1991), a case ___________________

    which held that the D'Oench, Duhme rule does not prohibit claims ______________

    for negligent impairment of the collateral securing a loan, the

    plaintiffs assign error to the district court's conclusion that

    plaintiffs' claims for negligent misrepresentation are barred.

    Though we eschew comment on the correctness of New Connecticut ________________

    Bank, we nonetheless reject plaintiffs' asseveration. ____

    New Connecticut Bank involved guarantors who alleged _____________________

    negligence on the part of a financial institution in its exercise

    of control over the operations of the company whose loans had

    been guaranteed. Id. at 207 n.1. The case at hand is readily ___
    ____________________

    5The plaintiffs' claim of duress is flawed in another
    respect as well. A contract signed under duress is voidable, but
    not automatically void. See Newton, 967 F.2d at 347; DiRose v. ___ ______ ______
    PK Mgmt. Corp., 691 F.2d 628, 633-34 (2d Cir. 1982), cert. _______________ _____
    denied, 461 U.S. 915 (1983). By accepting the funds and failing ______
    to seek a remedy based on duress within a reasonable time after
    executing the notes, the plaintiffs forfeited any entitlement to
    relief on this basis. See In re Boston Shipyard Corp., 886 F.2d ___ ___________________________
    451, 455 (1st Cir. 1989).

    13












    distinguishable, for the plaintiffs' claims of negligence are

    based on alleged misrepresentations relating to the formation of

    an agreement with the bank. In this sense, then, plaintiffs'

    claims are fundamentally different from those asserted in New ___

    Connecticut Bank. ________________

    Moreover, negligent misrepresentations and intentional

    misrepresentations are sisters under the skin. Each partakes of

    the flavor of the secret agreements at which the D'Oench, Duhme ______________

    rule is aimed. And plaintiffs cannot evade the rule by the

    simple expedient of creatively relabelling what are essentially

    misrepresentation claims as claims of negligence. See generally ___ _________

    McCullough, 987 F.2d at 873 (extending 1823(e) to cover __________

    misrepresentation by omission so that parties cannot avoid the

    statute's effect by "artful pleading"); cf. Dopp v. Pritzker, ___ ___ ____ ________

    F.3d ___, ___ (1st Cir. 1994) [No. 93-2373, slip op. at 12]

    ("[M]erely calling a dandelion an orchid does not make it

    suitable for a corsage."). To hold otherwise would defy common

    sense and eviscerate the D'Oench, Duhme doctrine. ______________

    Because plaintiffs' claims of negligence are nothing

    more than a rehash of their pretermitted misrepresentation

    claims, the district court appropriately granted the FDIC's

    motion for brevis disposition of those claims. See, e.g., ______ ___ ____

    McCullough, 987 F.2d at 873; 604 Columbus, 968 F.2d at 1346-47. __________ ____________

    Fourth: A claim premised on fraud in the factum is not Fourth: ______

    foreclosed by the D'Oench, Duhme rule. See Langley, 484 U.S. at ______________ ___ _______

    93-94. The plaintiffs attempt to squeeze within this isthmian


    14












    exception. Despite their strenuous efforts, they have presented

    no adequate showing that the skulduggery of which they complain

    amounted to fraud in the factum. We explain briefly.

    Fraud in the factum occurs when a party is tricked into

    signing an instrument without knowledge of its true nature or

    contents. See id. at 93. Thus, to constitute fraud in the ___ ___

    factum a misrepresentation must go to the essential character of

    the document signed, not merely to its terms. See 604 Columbus, ___ ____________

    968 F.2d at 1346-47 (citing other cases). For example, if a

    person signs a contract, having been led to believe that it is

    only a receipt, the stage may be set for the emergence of fraud

    in the factum.

    Here, the plaintiffs allege that they were the victims

    of fraud in the factum because they thought they were signing

    long-term notes when they actually signed short-term notes. We

    agree with the district court, see Vasapolli, ___ F. Supp. at ___ ___ _________

    [slip op. at 20], that this alleged disparity goes to the

    transactional terms, not to the very nature of the agreements.

    Since it is not disputed that the plaintiffs knew they were

    signing promissory notes, the Bank's conduct, even if

    unscrupulous, cannot be deemed fraud in the factum. Accordingly,

    the district court lawfully granted summary judgment against the

    plaintiffs on this issue.

    Fifth: Following the entry of judgment, the plaintiffs Fifth: _____

    moved under Fed. R. Civ. P. 60(b)(6) for relief from the

    judgment. The district court treated the motion as a motion to


    15












    alter or amend the judgment under Fed. R. Civ. P. 59(e). We

    agree both with the district court's approach and with its

    recharacterization. In addressing a post-judgment motion, a

    court is not bound by the label that the movant fastens to it.

    If circumstances warrant, the court may disregard the movant's

    taxonomy and reclassify the motion as its substance suggests.

    See Vargas v. Gonzales, 975 F.2d 916, 917 (1st Cir. 1992). That ___ ______ ________

    is the case here.

    In their motion, the plaintiffs hinted at some

    unhappiness with the use of Massachusetts law to calculate

    amounts due on mortgage notes relating to certain properties in

    Maine.6 The plaintiffs also made a more specific claim in

    regard to two borrowers, asserting that the amounts calculated in

    a prior Maine proceeding must be accorded full faith and credit

    in the instant case.7 See 28 U.S.C. 1738 (1988). ___

    We need not reach questions of whether Maine or

    Massachusetts law governs the calculation of deficiency amounts,

    or of whether the two plaintiffs are entitled to the benefit of

    the errors committed in the course of the earlier action. We

    review a trial court's decision denying a Rule 59(e) motion to
    ____________________

    6When a mortgagee purchases foreclosed property at public
    sale, Maine law limits deficiency amounts to the difference
    between the fair market value of the mortgaged property at the
    time of public sale and the amount that the court determines is
    due on the mortgage. See Me. Rev. Stat. Ann. tit. 14, 6324 ___
    (West 1980 & Supp. 1993).

    7In regard to this aspect of plaintiffs' motion, it appears
    that the FDIC's attorney made an error in the handling of the
    Maine foreclosure actions. As a result, the Maine judgments
    understated the liability of these two borrowers.

    16












    alter or amend a judgment for manifest abuse of discretion, see ___

    Appeal of Sun Pipe Line Co., 831 F.2d 22, 24-25 (1st Cir. 1987), ____________________________

    cert. denied, 486 U.S. 1055 (1988), and we discern no hint of any _____ ______

    such abuse in this instance.

    It is crystal clear that the plaintiffs were aware of

    the earlier Maine actions at and after the time when the FDIC

    first moved for summary judgment. Throughout the time between

    the FDIC's first motion for summary judgment and the entry of

    final judgment a period that lasted over one year the

    plaintiffs failed either to request that the court apply Maine

    law in lieu of Massachusetts law, or to raise the "full faith and

    credit" argument. These ideas surfaced only after the district

    court ruled against the plaintiffs and entered final judgment.

    This was too late.

    The plaintiffs have offered no plausible reason for

    waiting until after the entry of judgment to inform the court of

    the prior proceedings or to object to the amounts claimed all

    along by the FDIC. By like token, having briefed and argued all

    pertinent state-law issues in terms of Massachusetts law,

    plaintiffs have no basis for condemning the district court's

    unwillingness to take a second look after it had entered final

    judgment. See Fashion House, Inc. v. K Mart Corp., 892 F.2d ___ ____________________ _____________

    1076, 1095 (1st Cir. 1989) (explaining that courts will hold

    parties to positions advanced before judgment regarding choice of

    law).

    Unlike the Emperor Nero, litigants cannot fiddle as


    17












    Rome burns. A party who sits in silence, withholds potentially

    relevant information, allows his opponent to configure the

    summary judgment record, and acquiesces in a particular choice of

    law does so at his peril. In the circumstances of this case, we

    cannot say that the district court's refusal to grant the

    plaintiffs' post-judgment motion constituted an abuse of

    discretion. See Hayes v. Douglas Dynamics, Inc., 8 F.3d 88, 90 ___ _____ ______________________

    n.3 (1st Cir. 1993) (affirming denial of relief under Rule 59(e)

    where the information on which the movant relied was neither

    unknown nor unavailable when the opposition to summary judgment

    was filed), cert. denied, 114 S. Ct. 2133 (1994); Fragoso v. _____ ______ _______

    Lopez, 991 F.2d 878, 887-88 (1st Cir. 1993) (explaining that the _____

    district court is justified in denying a Rule 59(e) motion that

    relies on previously undisclosed facts when the movant knew of

    the facts, yet, without a good excuse, failed to proffer them in

    a timeous manner); FDIC v. World Univ. Inc., 978 F.2d 10, 16 (1st ____ ________________

    Cir. 1992) (holding that the district court has discretion to

    deny a Rule 59(e) motion that rests on grounds "which could, and

    should, have been [advanced] before judgment issued") (citation

    omitted).8

    ____________________

    8Even if plaintiffs' post-judgment motion were to be
    considered under Rule 60(b)(6) rather than Rule 59(e), the
    outcome would be the same. See Perez-Perez v. Popular Leasing ___ ___________ _______________
    Rental, Inc., 993 F.2d 281, 284 (1st Cir. 1993) (concluding that, ____________
    absent exceptional circumstances, motions under Rule 60(b)(6)
    must raise issues not available to the moving party prior to the
    time final judgment entered); see also Rodriguez-Antuna v. Chase ___ ____ ________________ _____
    Manhattan Bank Corp., 871 F.2d 1, 3 (1st Cir. 1989) (holding that ____________________
    abuse-of-discretion standard applies in reviewing trial court's
    disposition of Rule 60(b) motions).

    18












    IV. CONCLUSION IV. CONCLUSION

    We need go no further. In the end, the plaintiffs'

    proposed causes of action are either barred, or unsubstantiated,

    or both. Hence, the district court did not err in concluding

    that the plaintiffs had failed to demonstrate a trialworthy issue

    on their direct claims. By the same token, the court committed

    no error in holding that the plaintiffs, as counterdefendants,

    had exhibited no valid defense against the FDIC's particularized

    demands for money due.





    Affirmed. Affirmed. ________






























    19






Document Info

Docket Number: 94-1319

Filed Date: 11/8/1994

Precedential Status: Precedential

Modified Date: 9/21/2015

Authorities (28)

Federal Deposit Insurance Corporation v. World University ... , 978 F.3d 10 ( 1992 )

Langley v. Federal Deposit Insurance , 108 S. Ct. 396 ( 1987 )

New Connecticut Bank & Trust Co., N.A. v. Stadium ... , 16 U.C.C. Rep. Serv. 2d (West) 438 ( 1991 )

in-re-san-juan-dupont-plaza-hotel-fire-litigation-holders-capital , 989 F.2d 36 ( 1993 )

application-for-issuance-of-order-requiring-the-united-states-environmental , 831 F.2d 22 ( 1987 )

carson-wayne-newton-v-uniwest-financial-corp-a-corporation-united , 967 F.2d 340 ( 1992 )

international-halliwell-mines-limited-and-la-societe-dexploitation-et-de , 544 F.2d 105 ( 1976 )

resolution-trust-corporation-as-receiver-for-peoples-savings-and-loan , 977 F.2d 309 ( 1992 )

in-re-604-columbus-avenue-realty-trust-debtor-capitol-bank-trust , 120 A.L.R. Fed. 719 ( 1992 )

In Re Boston Shipyard Corp., Debtor. Appeal of Boston ... , 886 F.2d 451 ( 1989 )

J. Richard Dirose v. Pk Management Corp., Nicholas A. ... , 691 F.2d 628 ( 1982 )

Migda Rodriguez-Antuna v. Chase Manhattan Bank Corporation , 871 F.2d 1 ( 1989 )

Fashion House, Inc. v. K Mart Corporation, Fashion House, ... , 892 F.2d 1076 ( 1989 )

Juan Rivera-Muriente v. Juan Agosto-Alicea , 959 F.2d 349 ( 1992 )

Anderson v. Liberty Lobby, Inc. , 106 S. Ct. 2505 ( 1986 )

prod.liab.rep. (Cch) P 13,686 Mary Hayes, Administrator of ... , 8 F.3d 88 ( 1993 )

Agustina Perez-Perez v. Popular Leasing Rental, Inc. , 993 F.2d 281 ( 1993 )

Int'l Underwater Contr. v. New Eng. Tel. & Tel. , 8 Mass. App. Ct. 340 ( 1979 )

Pedro C. Vargas v. Leonardo Gonzalez , 975 F.2d 916 ( 1992 )

Resolution Trust Corporation v. North Bridge Associates, ... , 22 F.3d 1198 ( 1994 )

View All Authorities »