In re: Charity M. Seymour

FILED APR 23 2013 1 SUSAN M SPRAUL, CLERK U.S. BKCY. APP. PANEL 2 OF THE NINTH CIRCUIT

3 UNITED STATES BANKRUPTCY APPELLATE PANEL 4 OF THE NINTH CIRCUIT 5 In re: ) BAP No. EC-11-1669-MkDJu ) 6 CHARITY M. SEYMOUR, ) Bk. No. 11-35650 ) 7 Debtor. ) Adv. No. 11-02551 ______________________________) 8 ) CHARITY M. SEYMOUR, ) 9 ) Appellant, ) 10 ) v. ) MEMORANDUM* 11 ) BANK OF AMERICA, N.A.; ) 12 STEPHEN CHARLES FERLMANN, ) Chapter 7 Trustee, ) 13 ) Appellees. ) 14 ______________________________) 15 Argued and Submitted on March 22, 2013 at Sacramento, California 16 Filed – April 23, 2013 17 Appeal from the United States Bankruptcy Court 18 for the Eastern District of California 19 Honorable Robert S. Bardwil, Bankruptcy Judge, Presiding 20 Appearances: Appellant Charity M. Seymour argued on her own 21 behalf; K. Lee Marshall of Bryan Cave LLP argued for Appellee Bank of America, N.A. 22 23 Before: MARKELL, DUNN and JURY, Bankruptcy Judges. 24 25 26 * This disposition is not appropriate for publication. 27 Although it may be cited for whatever persuasive value it may have (see Fed. R. App. P. 32.1), it has no precedential value. 28 See 9th Cir. BAP Rule 8013-1.

1 INTRODUCTION 2 Debtor Charity Seymour (“Seymour”)1 commenced an adversary 3 proceeding in her chapter 72 bankruptcy case seeking to enjoin 4 Bank of America, N.A. and BAC Home Loan Servicing (jointly, “Bank 5 of America”) from foreclosing on her residence located in 6 Stockton, California (“Property”). Bank of America moved to 7 dismiss Seymour’s adversary complaint under Civil Rule 12(b)(6). 8 The bankruptcy court granted that motion and dismissed the 9 adversary complaint without leave to amend. Seymour appealed the 10 bankruptcy court’s dismissal order. We hereby MODIFY the 11 bankruptcy court’s dismissal order to clarify that the adversary 12 proceeding is dismissed based on Seymour’s lack of standing, and 13 we AFFIRM the dismissal order, as MODIFIED. 14 FACTS 15 In August 2006, Seymour borrowed $582,250 (“Loan”) from 16 Resmae Mortgage Corporation ("Resmae"). In exchange for the 17 Loan, Seymour executed an Adjustable Rate Note ("Note") and a 18 Deed of Trust ("Deed Of Trust") against the Property to secure 19 her Loan obligations. The Deed of Trust was recorded in the 20 Official Records of San Joaquin County on August 16, 2006. 21 (Doc. No. 2006-175477). The Deed of Trust identified Seymour as 22 the borrower, Resmae as the lender, Chicago Title Company as the 23 24 1 Seymour also has been known as Charity Pantalion, but for ease of reference, we will refer to her herein only as Seymour. 25 2 26 Unless specified otherwise, all chapter and section references are to the Bankruptcy Code, 11 U.S.C. §§ 101-1532, and 27 all “Rule” references are to the Federal Rules of Bankruptcy Procedure, Rules 1001-9037. All “Civil Rule” references are to 28 the Federal Rules of Civil Procedure.

1 trustee and Mortgage Electronic Registration Systems (“MERS”) as 2 beneficiary (solely as the nominee for the lender and its 3 successor and assigns). 4 In June 2009, Quality Loan Service (“Quality”) commenced 5 foreclosure proceedings under the Deed Of Trust by recording a 6 Notice of Default (“Notice Of Default”) in the Official Records 7 of San Joaquin County (Doc. No. 2009-097418). The Notice Of 8 Default indicated that Seymour had defaulted on her Loan 9 obligations by not making her monthly Loan payments due on and 10 after April 1, 2008. Quality signed the Notice Of Default as the 11 agent for MERS as nominee for Resmae. Quality also recorded a 12 Notice of Sale (Doc. No. 2011-001426), but the parties have 13 indicated that the foreclosure sale has not yet occurred and that 14 no sale date currently is scheduled. 15 In August 2009, in response to the commencement of 16 foreclosure proceedings, Seymour filed a complaint ("District 17 Court Complaint") in the United States District Court for the 18 Eastern District of California (“District Court”). Seymour did 19 not dispute that she had borrowed $582,250 from the original 20 lender Resmae or that she had defaulted on her Loan payments. In 21 fact, the District Court Complaint acknowledged Seymour’s receipt 22 of the Loan proceeds and her execution of the Note and the Deed 23 Of Trust in exchange for the Loan. Nonetheless, Seymour alleged 24 a variety of misconduct related to the origination of the Loan, 25 its securitization, its servicing, and its enforcement.3 26 3 27 The District Court Complaint identified nine causes of action: (1) violation of the Truth in Lending Act ("TILA"), 28 (continued...)

1 Seymour named, among many other defendants, Resmae, Wilshire 2 Credit Corp. ("Wilshire") (which apparently serviced the Loan at 3 the time), MERS, Merrill Lynch Mortgage Investors, Inc., and 4 Merrill Lynch Investors Trust Series 2006 RM5 ("Trust") (which 5 apparently claimed the Loan as part of a pool of mortgage backed 6 securities) (collectively, “Lender And Servicer Defendants”). 7 While the allegations of misconduct are wide-ranging, we are 8 primarily concerned here with those against the Trust and its 9 representatives asserting that they were not persons entitled to 10 enforce the Note under California Comm’l Code § 3301.4 As stated 11 in the District Court Complaint: 12 On information and belief, Plaintiff alleges that Defendants are not “person entitled to enforce” the 13 security interest under the Note and Deed of Trust as defined in California Commercial Code § 3301. 14 Plaintiff alleges that Defendants sold their home loans to other financial entities, which “pooled” large 15 numbers of loans, put them into trusts, and sold securities based on them. Plaintiff alleges that the 16 Defendants do not own the loan that is the subject of 17 3 (...continued) 18 15 U.S.C. §§ 1601, et seq.; (2) violation of the Real Estate 19 Settlement Procedures Act ("RESPA"), 12 U.S.C. § 2605; (3) violation of California’s Unfair Competition Law, Cal. Bus. & 20 Profs. Code § 17200, et seq.; (4) fraud; (5) breach of fiduciary duty; (6) negligence; (7) violation of Cal. Civ. Code § 2923.6; 21 (8) violation of federal securities law; and (9) violation of the 22 Rosenthal Fair Debt Collection Practices Act, Cal. Civ. Code, §§ 1788, et seq. 23 4 California Comm’l Code § 3301 specifies that a “Person 24 entitled to enforce” (“PETE”) a negotiable instrument includes: “(a) the holder of the instrument, (b) a nonholder in possession 25 of the instrument who has the rights of a holder, or (c)” certain 26 persons not in possession but nonetheless entitled to enforce the instrument under other provisions of the California Comm’l Code. 27 See also Veal v. Am. Home Mortg. Serv., Inc. (In re Veal), 450 B.R. 897, 910-11 (9th Cir. BAP 2011)(discussing who generally 28 qualifies as a PETE under each of these categories).

1 this action and are not entitled to enforce the security interest. 2 3 District Court Complaint (Aug. 17, 2002) at ¶ 27. The District 4 Court Complaint further alleged that the defendants attempted to 5 enforce the Note and Deed Of Trust by commencing foreclosure 6 proceedings against the Property, even though none of them 7 qualified as a PETE. As Seymour put it: 8 On information and belief, Plaintiff alleges that Defendants, in committing the acts alleged in this 9 Complaint and in other cases, are engaging in a pattern of unlawful and illegal activity. In pursuing the 10 non-judicial foreclosure, Defendants represented that they have the right to payment under the note, payment 11 of which was secured by the deed of trust. Whereas, in fact, the Defendants were not in possession of the note 12 and they were neither holders of the note nor non-holders of the note entitled to payment, as those 13 terms are used in California commercial code section 3301 and 3309, and therefore they were proceeding to 14 foreclose without rights under the law. Further, Defendants added costs and charges to the payoff amount 15 of the note that were not justified or proper under the terms of the note or law. 16 17 Id. at ¶ 36; see also id. at ¶ 29. 18 The Lender And Servicer Defendants moved to dismiss the 19 District Court Complaint. Their motions were heard by a 20 magistrate, who issued Findings and Recommendations that 21 determined among other things: (1) that all of Seymour’s federal 22 claims against the Lender And Servicer Defendants should be 23 dismissed with prejudice,5 and (2) that the District Court should 24 25 5 The District Court summarized the magistrate’s grounds for 26 dismissal as follows:

27 1) Plaintiff’s service on all Defendants was defective, thus Defendants were entitled to dismissal; 2) the 28 (continued...)

1 decline to exercise supplemental jurisdiction over Seymour’s 2 state law claims. On June 23, 2010, the District Court issued an 3 order (“District Court Dismissal Order”) adopting the 4 magistrate’s Findings and Recommendations, granting the Lender 5 And Servicer Defendants’ dismissal motions, and dismissing these 6 defendants with prejudice. On December 20, 2010, Seymour 7 stipulated to dismissal of the remaining defendants (“Dismissal 8 Stipulation”), which the District Court treated as a stipulation 9 to dismiss with prejudice the entire remaining action and which 10 it granted on that basis. 11 Seymour thereafter moved for relief from the dismissal of 12 her District Court lawsuit under Civil Rule 60(b), which motion 13 the District Court denied by order entered June 21, 2011 (“Order 14 Denying Motion For Relief”).6 15 5 16 (...continued) district court had no authority to issue an order 17 addressing any claims against Defendant ResMAE due to a permanent injunction imposed by a Delaware Bankruptcy 18 Court prohibiting any claims against this Defendant 19 after June 15, 2007; 3) Plaintiff’s original complaint alleges RESPA violations against seven of the twelve 20 Defendants; however, she provided no facts other than the conclusory allegation that Defendant Wilshire 21 “acknowledged TILA and RESPA violations;” 4) Plaintiff 22 alleged no facts related to any specific SEC violations; and 5) Plaintiff’s TILA claims were not 23 only filed beyond the TILA statute of limitations but Plaintiff also did not tender repayment of the amount 24 advanced by the lender as required by TILA. 25 Order Denying Motion For Relief (Jun. 21, 2011) at 3:2-15. 26 6 Seymour appealed the Order Denying Motion For Relief to the 27 Ninth Circuit Court of Appeals. While not part of the bankruptcy court record, we note for background purposes only that the Court 28 (continued...)

1 On June 24, 2011, Seymour commenced her chapter 7 bankruptcy 2 case.7 Shortly thereafter, she filed her adversary complaint 3 against Bank of America. Seymour also filed a motion seeking a 4 temporary restraining order to prevent foreclosure of the 5 Property. Unlike her District Court Complaint, Seymour’s 6 adversary complaint lacked detail. On its face, it requested no 7 damages and only sought to enjoin the foreclosure. It contained 8 no distinct claims for relief, but instead contained only a 9 handful of conclusory allegations referring to fraud, conspiracy 10 and criminal negligence. But it also asserted that the Deed Of 11 Trust was void based on the allegations set forth in the District 12 Court Complaint. 13 In October 2011, Bank of America moved to dismiss the 14 adversary complaint under Civil Rule l2(b)(6) (made applicable in 15 adversary proceedings by Rule 7012). In its motion to dismiss, 16 Bank of America in essence asserted that the Trust was the party 17 entitled to enforce the Note and to foreclose on the Property 18 under the Deed of Trust and that it was the successor servicing 19 agent for U.S. Bank, the current trustee under the Trust. 20 21 6 (...continued) 22 of Appeals summarily affirmed the District Court on November 14, 2011, holding that “the questions raised in this appeal are so 23 insubstantial as not to require further argument.” See Ninth Circuit Court of Appeals Dkt. No. 11-16770, Doc. No. 8. 24 7 As her chapter 7 petition indicates, Seymour had filed a 25 prior chapter 13 bankruptcy case on October 20, 2009 (E.D. Cal. 26 Case No. 09-42699), and a prior chapter 11 bankruptcy case on January 25, 2011 (E.D. Cal. Case No. 11-21854). The dockets from 27 these two prior cases indicate that the chapter 13 case was dismissed on March 4, 2010, and that the chapter 11 case was 28 dismissed on June 1, 2011.

1 Bank of America further asserted that dismissal with 2 prejudice was appropriate on the following grounds, among others: 3 • Based on principles of comity and finality of judgments, this Court should dismiss the current action 4 because a previously-filed civil foreclosure action and 9th Circuit appeal are already pending, both of which 5 seek to litigate the same issues against substantially the same defendants as are at issue in this action; 6 • Debtor seeks to challenge the foreclosure without 7 alleging tender of the unpaid debt; 8 • Debtor’s claim for fraud fails because it is time barred, it fails to allege a special or fiduciary 9 relationship between Debtor and Defendants, and Debtor fails to allege the circumstances of the supposed fraud 10 with the requisite particularity under FRCP 9(b); 11 • Debtor's claim for "conspiracy" fails because the allegations of conspiracy lack specificity and fail to 12 allege any acts against [Bank of America]; 13 • Debtor's Adversary Complaint otherwise fails to allege facts upon which relief can be granted. 14 15 Mem. Of Points & Authorities (Oct. 3, 2011) at 2:9-20. 16 In support of its dismissal motion, Bank of America filed a 17 request for judicial notice, which included the following 18 documents: 19 1. A copy of the Note, showing on its face an indorsement 20 of the Note by Resmae and made payable to “U.S. Bank National 21 Association, as Successor Trustee to Bank of America, National 22 Association, as successor by merger to LaSalle Bank, N.A. as 23 Trustee for the MLMI Trust Series 2006-RM5”; 24 2. A copy of the Deed Of Trust; 25 3. A copy of an assignment of the Deed Of Trust from MERS 26 as nominee for Resmae to “U.S. Bank National Association, as 27 Successor Trustee to Bank of America, National Association, as 28 successor by merger to LaSalle Bank, N.A. as Trustee for the MLMI

1 Trust Series 2006-RM5”; 2 4. A copy of the Notice Of Default; 3 5. A copy of the Notice Of Sale; 4 6. A copy of the bankruptcy court’s minute entry explaining 5 its reasoning for denying Seymour’s motion to extend the 6 automatic stay pursuant to § 362(c)(3)(B) and (C);8 7 7. A copy of the District Court Dismissal Order; 8 8. A copy of the Order Denying Motion For Relief; and 9 9. A copy of the District Court Complaint. 10 Seymour filed a late response to the dismissal motion. In 11 it, she did not do much to oppose Bank of America’s asserted 12 grounds for dismissal. Seymour merely reiterated her belief that 13 the Note and Deed of Trust were void based on fraud, violations 14 of TILA “and by operation of law.” But she did indicate a desire 15 to file an amended adversary complaint in order to address the 16 alleged effect of her chapter 7 bankruptcy case on the Deed Of 17 Trust. Citing § 506(d), Seymour suggested that her discharge, 18 her scheduling Bank of America as an unsecured creditor and her 19 exemption claim relating to the Property all worked in concert to 20 invalidate the lien arising from the Deed Of Trust. 21 Without holding a hearing, the bankruptcy court granted Bank 22 of America’s dismissal motion without leave to amend. The court 23 issued a minute entry on November 9, 2011, setting forth its 24 reasoning. The bankruptcy court held that Seymour lacked 25 26 8 Debtor filed a motion to extend the automatic stay under 27 § 362(c)(3)(B) and (C) because the automatic stay in her chapter 7 case automatically terminated pursuant to 28 § 362(c)(3)(A) as a result of her prior chapter 11 case.

1 standing to prosecute the adversary complaint. As the bankruptcy 2 court explained it, the adversary complaint concerned claims that 3 arose prior to the filing of her bankruptcy case. Consequently, 4 those claims were property of her bankruptcy estate, and hence 5 they only could be pursued by her chapter 7 trustee. 6 The bankruptcy court further opined that it lacked subject 7 matter jurisdiction over the adversary complaint. According to 8 the court, the resolution of the claims stated in the adversary 9 complaint “could not conceivably have any effect” on the 10 administration of the bankruptcy estate because Seymour already 11 had received her discharge and the chapter 7 trustee already had 12 issued a report of no distribution.9 13 The bankruptcy court alternately held on the merits that, in 14 light of the District Court’s disposition of the District Court 15 action, Seymour was barred by claim preclusion from prosecuting 16 her adversary complaint, which was based on alleged infringement 17 of the same rights as the District Court action, arose from the 18 19 9 We are perplexed by the bankruptcy court’s ruling on 20 subject matter jurisdiction. The record reflects that Seymour never scheduled the claims asserted in her adversary complaint as 21 assets of the bankruptcy estate, so these assets never were administered. As such, and regardless of their value, they 22 remained property of the bankruptcy estate even after the 23 chapter 7 trustee issued his report of no distribution. See Cusano v. Klein, 264 F.3d 936, 945-48 (9th Cir. 2001). 24 Additionally, there is nothing in the record indicating that the chapter 7 trustee ever considered whether Seymour’s claims had 25 any value to the estate. Thus, we have trouble discerning how 26 and why the bankruptcy court concluded that the claims were of no consequence to Seymour’s bankruptcy case. In any event, because 27 we are affirming the bankruptcy court’s ruling based on Seymour’s lack of standing, we have no need to further discuss the issue of 28 subject matter jurisdiction.

1 same transaction or series of transactions concerning the Note 2 and the Deed Of Trust, and relied upon essentially the same 3 allegations of misconduct. The bankruptcy court further ruled 4 that the dismissal of the District Court action was a final 5 ruling on the merits and that the party against whom claim 6 preclusion was invoked – Seymour – was the same in both lawsuits, 7 and consequently all of the factors for application of claim 8 preclusion had been met. 9 Finally, the bankruptcy court concluded it should deny 10 Seymour leave to amend because any attempt at amendment would 11 have been futile. As the bankruptcy court put it: 12 Amendment of the complaint would be futile. The principle of claim preclusion will apply regardless of 13 what other facts the plaintiff might allege with regard to the circumstances of the making and servicing of the 14 loan. There is no set of circumstances the plaintiff might allege that would support a claim that any of the 15 events in her underlying bankruptcy case affects the validity or extent of the defendant's lien. Finally, 16 this court simply has no jurisdiction to consider the plaintiff's claims against the defendant, and the 17 plaintiff has no standing to pursue them. Thus, any amendment of the complaint would be futile, and the 18 court will grant the defendant's motion without leave to amend. 19 20 Minute Entry (Nov. 9, 2011) at p. 3. 21 On November 14, 2011, the bankruptcy court entered its 22 minute order dismissing the adversary complaint without leave to 23 amend, and Seymour timely filed a notice of appeal on 24 November 28, 2011. 25 JURISDICTION 26 Subject to the standing discussion set forth below, the 27 bankruptcy court had jurisdiction pursuant to 28 U.S.C. §§ 1334 28 and 157(b)(2)(A) and (K). We have jurisdiction under 28 U.S.C.

1 § 158. 2 ISSUES 3 1. Did the bankruptcy court err in concluding that Seymour 4 lacked standing to prosecute the adversary complaint? 5 2. Did the bankruptcy court err in denying Seymour leave to 6 amend? 7 STANDARDS OF REVIEW 8 The standing issue is subject to de novo review. See 9 Palmdale Hills Prop., LLC v. Lehman Commercial Paper, Inc. 10 (In re Palmdale Hills Prop., LLC), 654 F.3d 868, 873 (9th Cir. 11 2011); Veal v. Am. Home Mortg. Servicing, Inc. (In re Veal), 12 450 B.R. 897, 906 (9th Cir. BAP 2011). 13 The bankruptcy court’s dismissal without leave to amend also 14 is subject to de novo review. See Intri-Plex Techs., Inc. v. 15 Crest Group, Inc., 499 F.3d 1048, 1056 (9th Cir. 2007) 16 (“Dismissal without leave to amend is improper unless it is 17 clear, upon de novo review, that the complaint could not be saved 18 by any amendment.”). 19 DISCUSSION 20 A. Seymour’s standing 21 “Standing is a ‘threshold question in every federal case, 22 determining the power of the court to entertain the suit.’” 23 In re Veal, 450 B.R. at 906 (quoting Warth v. Seldin, 422 U.S. 24 490, 498 (1975)). Constitutional standing requires injury in 25 fact, causation, and redressability. Doubtlessly, Seymour met 26 the minimal standards for constitutional standing. Seymour 27 alleged that she was being injured by the foreclosure proceedings 28 and related conduct. In addition, the relief Seymour sought in

1 her adversary complaint – an injunction of the foreclosure 2 proceedings – would have remedied her alleged injuries. Cf. 3 In re Veal, 450 B.R. at 906. 4 However, the existence of constitutional standing does not 5 end our standing analysis. Seymour also needed to demonstrate 6 that she was asserting her own legal rights and not those 7 belonging to others. Id. at 907 (citing Sprint Commc'ns Co., LP 8 v. APCC Servs., Inc., 554 U.S. 269, 289 (2008)). This aspect of 9 standing is known as the doctrine of third party standing. 10 Strictly speaking, it is not jurisdictional but rather is a 11 judicially self-imposed prudential limitation on federal courts’ 12 exercise of jurisdiction. See Los Angeles v. County of Kern, 13 581 F.3d 841, 845 (9th Cir. 2009).10 14 Here, Seymour’s adversary complaint sought to assert claims 15 that arose before her chapter 7 bankruptcy filing. Even though 16 Seymour did not schedule her claims as assets of the bankruptcy 17 estate, her claims nonetheless became estate property. See 18 § 541(a); McGuire v. United States, 550 F.3d 903, 914 (9th Cir. 19 20 10 Another aspect of prudential standing doctrine is 21 bankruptcy appellate standing, which requires an appellant to show that he or she has been “directly and adversely affected 22 pecuniarily” by the bankruptcy court's decision. See 23 In re Palmdale Hills Prop., LLC, 654 F.3d at 874. To satisfy bankruptcy appellate standing, an appellant typically must show 24 that the order on appeal diminished its property, increased its burdens, or detrimentally affected its rights. See Fondiller v. 25 Robertson (In re Fondiller), 707 F.2d 441, 442 (9th Cir. 1983). 26 On this record, Seymour’s potential residual interest in the estate's assets appears sufficient to establish that she was a 27 “person aggrieved” by the bankruptcy court's dismissal order. Accordingly, we will not dispose of this appeal on bankruptcy 28 appellate standing grounds.

1 2008); Rosner v. Worcester (In re Worcester), 811 F.2d 1224, 1228 2 (9th Cir. 1987); see also Goodwin v. Mickey Thompson Entm't Grp., 3 Inc. (In re Mickey Thompson Entm't Grp., Inc.), 292 B.R. 415, 421 4 (9th Cir. BAP 2003) (identifying trustee's settlement of debtor's 5 prepetition causes of action against third party as a sale of 6 estate property). 7 The Bankruptcy Code requires a chapter 7 trustee to “collect 8 and reduce to money” all property of the estate. § 704(a)(1). 9 Absent abandonment, this duty extends to pre-petition claims 10 against third parties. See id.; § 554(a). Furthermore, unless 11 and until a chapter 7 trustee abandons them, a debtor’s 12 unscheduled claims continue to be property of the estate. See 13 § 554(c), (d); Cusano, 264 F.3d at 945–46. The Bankruptcy Code 14 designates the trustee as the estate's representative and 15 authorizes the trustee to sue and be sued in that capacity. 16 § 323; Spirtos v. One San Bernardino County Super. Ct. Case 17 (In re Spirtos), 443 F.3d 1172, 1175 (9th Cir. 2006). Thus, 18 generally speaking, only the trustee has standing to prosecute 19 claims for relief that are estate property. McGuire, 550 F.3d at 20 914; In re Spirtos, 443 F.3d at 1175–76; see also Commodity 21 Futures Trading Comm'n v. Weintraub, 471 U.S. 343, 352–53 (1985). 22 Here, Seymour has not disputed that her claims arising from 23 the Loan are estate property. Instead, she attempts to 24 characterize her lack of standing as a “ministerial issue,” and 25 she argues that she can “cure” her failure to schedule her claims 26 and seek chapter 7 trustee abandonment thereof at any time, so 27 her adversary complaint should not have been dismissed on 28 standing grounds. See Aplt. Opn. Brf. (Mar. 22, 2012) at

1 17:6-10. We disagree. Based on the analysis set forth above, we 2 hold that Seymour’s standing was a foundational requirement she 3 failed to meet and that the bankruptcy court properly dismissed 4 Seymour’s adversary complaint for lack of standing. See Hansen 5 v. Finn (In re Curry & Sorensen, Inc.), 57 B.R. 824, 828–29 & n.4 6 (9th Cir. BAP 1986) (dismissing complaint without prejudice based 7 on plaintiff's lack of standing). 8 B. Leave to amend 9 When reviewing the dismissal of a complaint like Seymour’s – 10 a complaint based on unscheduled pre-petition claims – we often 11 limit our decision to an analysis of the standing issue. See, 12 e.g., Lopez v. JPMorgan Chase Bank, N.A (In re Lopez), 2012 WL 13 603675 (9th Cir. BAP 2012); Diaz v. Washington Mutual Bank 14 (In re Diaz), 2011 WL 5838568 (9th Cir. BAP 2011); Edwards v. 15 Wells Fargo Bank (In re Edwards), 2011 WL 4485560 (9th Cir. BAP 16 2011). 17 Here, however, Seymour in essence has argued that the 18 bankruptcy court should have allowed her to amend her complaint 19 to state a claim based on post-petition events. Seymour argues 20 that certain post-petition events rendered the Deed Of Trust 21 void. Seymour points to the fact that she scheduled the Loan as 22 an unsecured debt, the fact that no one filed a proof of secured 23 claim based on the Loan, and the fact that she has received a 24 chapter 7 discharge of her personal liability. According to 25 Seymour, these facts when considered together establish the 26 voidness of the Deed Of Trust. Citing § 506(d), Seymour 27 essentially contends that the claim secured by the Deed Of Trust 28 was disallowed (and hence the lien voided) because the claim was

1 administered in her bankruptcy case as an unsecured claim and 2 discharged. 3 Seymour misconstrues the applicability of § 506(d). She 4 conflates the effect of a discharge, which is governed by 5 § 727(b), with the effect of disallowance, which is governed by 6 § 506(d). Seymour also relies upon Dewsnup v. Timm, 502 U.S. 410 7 (1992), but Seymour’s reliance on Dewsnup is misplaced. Dewsnup 8 actually discredits Seymour’s argument. Dewsnup makes clear 9 that, unless grounds for disallowance of the secured creditor’s 10 claim are established pursuant to § 502(b), a secured creditor’s 11 lien generally passes through a chapter 7 debtor’s bankruptcy 12 unaffected. See id. at 415-18. Other cases have confirmed this 13 point and have emphasized that secured creditors generally are 14 not required to assert their secured claim in the debtor’s 15 bankruptcy case in order for their lien to ride through the 16 bankruptcy case unaffected. See, e.g., Brawders v. County of 17 Ventura (In re Brawders), 503 F.3d 856, 867-68 (9th Cir. 2007) 18 (“Absent some action by the representative of the bankruptcy 19 estate, liens ordinarily pass through bankruptcy unaffected, 20 regardless whether the creditor holding that lien ignores the 21 bankruptcy case, or files an unsecured claim when it meant to 22 file a secured claim, or files an untimely claim after the bar 23 date has passed.”); Bisch v. United States (In re Bisch), 24 159 B.R. 546, 549-50 (9th Cir. BAP 1993). 25 Accordingly, we reject Seymour’s argument that the 26 bankruptcy court should have granted her leave to amend her 27 adversary complaint so that she could allege that the Deed Of 28 Trust was rendered void based on post-petition events. The

1 bankruptcy court did not err in denying leave to amend for this 2 purpose because any such amendment would have been futile. See 3 Gardner v. Martino, 563 F.3d 981, 990 (9th Cir. 2009). Any claim 4 for relief based on such allegations would have been meritless. 5 In her opening appeal brief, Seymour further argues that the 6 bankruptcy court also should have granted her leave to amend so 7 that she could attempt to state a claim based on the alleged fact 8 that neither Bank of America nor the Trust were PETEs. Citing 9 In re Veal, she essentially contends that only PETEs are entitled 10 to enforce a Deed Of Trust securing a promissory note. We 11 generally note that Seymour’s contention is not supported either 12 by In re Veal or by California law, which governs the enforcement 13 of the Deed Of Trust.11 See In re Veal, 450 B.R. at 917 n.34; 14 Cal. Civ. Code § 2924(a)(1) (authorizing “[t]he trustee, 15 mortgagee, or beneficiary, or any of their authorized agents” to 16 commence foreclosure proceedings); § 2924b(b)(4) (stating that a 17 “‘person authorized to record the notice of default or the notice 18 of sale’ shall include an agent for the mortgagee or beneficiary, 19 an agent of the named trustee, any person designated in an 20 executed substitution of trustee, or an agent of that substituted 21 trustee.”). 22 We decline to further discuss the PETE issue for two 23 reasons. First, it is unnecessary for us to reach the PETE issue 24 in light of our disposition of this appeal based on Seymour’s 25 26 11 The Deed Of Trust states that it is to be governed by 27 “federal law and the law of the jurisdiction in which the Property is located.” In this instance, the Property is located 28 in California.

1 lack of standing. And second, Seymour did not raise the PETE 2 issue either in her adversary complaint or in her opposition to 3 Bank of America’s dismissal motion. Generally, we will not 4 consider issues raised for the first time on appeal. See Padgett 5 v. Wright, 587 F.3d 983, 986 n.2 (9th Cir. 2009); Scovis v. 6 Henrichsen (In re Scovis), 249 F.3d 975, 984 (9th Cir. 2001); 7 Golden v. Chicago Title Ins. Co. (In re Choo), 273 B.R. 608, 613 8 (9th Cir. BAP 2002).12 9 CONCLUSION 10 Based on the foregoing analysis, we hereby MODIFY the 11 bankruptcy court’s dismissal order to clarify that the adversary 12 proceeding is dismissed based on Seymour’s lack of standing, and 13 we AFFIRM the dismissal order, as MODIFIED.13 14 12 15 In her opening appeal brief, Seymour repeatedly refers to the PETE issue as a challenge to Bank of America’s standing. We 16 disagree. Seymour commenced an adversary proceeding in the bankruptcy court seeking to prevent Bank of America from 17 enforcing the Deed Of Trust. As Seymour directly sought relief against Bank of America, it had standing to defend against 18 Seymour’s adversary complaint. Put another way, Bank of 19 America’s standing was not called into question by Seymour’s filing of her adversary complaint; the standing inquiry 20 ordinarily focuses on the plaintiff’s standing to seek relief from the court and not on the defendant’s standing to oppose such 21 relief. See generally de la Salle v. U.S. Bank, N.A. (In re 22 de la Salle), 461 B.R. 593, 604 (9th Cir. BAP 2011) (holding that debtors’ filing of claim objection and adversary proceeding 23 against bank challenging bank’s entitlement to enforce deed of trust did not undermine the bank’s standing to oppose debtors’ 24 requested relief or to be heard on other issues in the debtors’ bankruptcy case). 25 13 26 At various times during the course of this appeal, both parties have requested that we consider additional authorities, 27 additional documents and additional issues they had not formerly raised either in the bankruptcy court or on appeal. We hereby 28 (continued...)

1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 13 27 (...continued) DENY all such requests, both as untimely and as irrelevant to our 28 disposition of this appeal.