Justia U.S. 7th Circuit Court of Appeals Opinion Summaries

Anchor Mortgage Corporation and its CEO, Munson, were convicted under the False Claims Act, 31 U.S.C. 3729(a)(1), of making false statements when applying for federal guarantees of 11 loans. The district court imposed a penalty of $5,500 per loan, plus treble damages of about $2.7 million. The Seventh Circuit affirmed, rejecting an argument that defendants not have the necessary state of mind, either actual knowledge that material statements were false, or suspicion that they were false plus reckless disregard of their accuracy. The court noted that Anchor submitted bogus certificates that relatives had supplied the down payments that the borrowers purported to have made, when it knew that neither the borrowers nor any of their relatives had made down payments and represented that it had not paid anyone for referring clients to it, but in fact it paid at least one referrer. View "United States v. Munson" on Justia Law

The owner (an Asian Indian) of 60-room hotel in a manufacturing district near a major highway in Oak Forest, a Chicago suburb, sued the city, charging racial discrimination in zoning (42 U.S.C. 1981, 1982) and that the zoning ordinance was unconstitutionally vague, based on the city’s refusal to allow it to sell the hotel for conversion to a retirement home to be owned by a church in which most of the membership is African-American. The city claimed that a retirement home would not be “highway oriented” and, after the plan was proposed, amended its ordinance so that the hotel became nonconforming, and denied a special use permit. The owner later lost the hotel in foreclosure; it is now operating as a hotel under new ownership. The district court granted the defendants summary judgment. The Seventh Circuit affirmed, noting numerous irregularities in the zoning process, but stating that the owner presented no evidence that any comparable facility, serving a white clientele, has ever been permitted by Oak Forest in a comparable district. View "Parvati Corp. v. City of Oak Forest" on Justia Law

In 2002, U.S. Health entered into a 20-year lease for a nursing home and adjacent property owned by Lock. Before mid-2006, U.S. Health assigned the lease to Americare without obtaining Lock’s written consent, a required by the lease. Two lawsuits followed. One charged that U.S. Health had violated a provision of the lease under which it was required to fund a replacement reserve and resulted in a stipulated judgment in Lock’s favor of $679,287.96, plus prejudgment interest. The next day, U.S. Health filed a motion to set aside the judgment. Days later, the parties stipulated to a new judgment of $485,430.56 with attorneys’ fees to be agreed by June 10, and entry of a supplemental judgment. After extensions, the court entered a final judgment of $485,430.56, plus post-judgment interest at 5.13 percent. The court later granted Lock’s motion for fees of $29,238.85. Weeks later, the court granted Lock’s motion under Federal Rule of Civil Procedure 60(b)(2) and (3) to modify the judgment to include Americare as a judgment debtor because it had only then learned that U.S. Health, without the necessary authorization from Lock, had assigned its lease to Americare. The Seventh Circuit affirmed, finding that it had jurisdiction. View "Lock Realty Corp. IX v. U.S. Health, LP" on Justia Law

Plaintiffs are 250 purchasers of timeshare interests in a resort in San José del Cabo, Mexico. They bought the interests between 2004 and 2006 from a Mexican company, DTR, which no longer exists. Each contract stated that “in case of controversy … the parties hereby agree to submit themselves to the applicable laws and competent courts of the City of Mexico, Federal District, expressly waiving any other forum that may correspond to them by reason of their present or future domiciles.” Plaintiffs allege that Raintree and Starwood defrauded them by “pretend[ing] to have a Mexican subsidiary (DTR) take in money for [villas] that would never be built.” The district court dismissed for improper venue. The Seventh Circuit affirmed, noting that, even if the contracts of sale are fraudulent, it doesn’t follow that the clause is. The clause is not "unclear, in illegible print, in Sanskrit or hieroglyphics, or otherwise suggestive of fraudulent intent." There is no evidence that the defendants tried to mislead the plaintiffs concerning the meaning of the clause, or selected a foreign forum to make it difficult for the plaintiffs to enforce their rights under the contracts. Mexico was where the contracts were to be performed. View "Adams v. Raintree Vacation Exch., LLC" on Justia Law

Enviro-Chem conducted waste-handling and disposal operations at three sites north of Zionsville, Indiana, until it ceased operations in 1982, leaving considerable amounts of pollutants. The U.S. Environmental Protection Agency undertook cleanup and identified potentially responsible parties (PRPs), including former owners, their corporate entities, and their insurers. A trust was established to fund cleanup and trustees sued to recover cleanup costs under the Comprehensive Environmental Response, Compensation and Liability Act, 42 U.S.C. 9607(a) (CERCLA), the Indiana Environmental Legal Actions Statute (ELA), and more. Work continues at the site at issue. The district court dismissed, in part, on limitations grounds, construing the complaint as seeking contribution. The Seventh Circuit reversed dismissal of three counts, holding that claims to recover costs incurred pursuant to the 2002 Administrative Order by Consent between the EPA and PRPs and that related claims, including the ELA claim, were not moot. The court upheld denial of an insurer’s motion for summary judgment on preclusion grounds. View "Bernstein v. Bankert" on Justia Law

Plaintiff owns three tracts, zoned agricultural, and challenged a 2009 amendment to the Winnebago County zoning ordinance that makes it easier to obtain permission to build a wind farm. She claimed that a wind farm on adjacent land would deprive the property “of the full extent of the kinetic energy of the wind and air as it enters the property, subjecting it to shadow flicker and reduction of light, severe noise, possible ice throw and blade throws, interference with radar, cell phone, GPS, television, and other wireless communications, increased likelihood of lightening damage and stray voltage. increased electromagnetic radiation, prevention of crop dusting, drying out her land, and killing raptors. The district court dismissed. The Seventh Circuit affirmed, characterizing the claim as simply that a wind farm adjacent to plaintiff’s property would be a nuisance. There is no merit to the claim that the amendment violates plaintiff’s constitutional rights. It is a “modest legislative encouragement of wind farming,” within the constitutional authority, state as well as federal, of a local government.View "Muscarello v. Winnebago Cnty. Bd." on Justia Law

Plaintiff owns properties in a mixed rural/suburban area in central Illinois and lives in a house on one parcel. The other parcels, about 190 acres and near the house, were zoned agricultural and very close to a hog farm. The owners of two other properties in proximity to the hog farm obtained rezoning to the “rural residential” classification, but the county declined plaintiff’s applications for rezoning. Plaintiff sued in state court; the court entered an “Agreed Order” that stated that the parcels should be rezoned, but did not order that they be rezoned. One year later, the zoning board held the required hearing and recommended approval. The County Board voted 11 to 10 in favor of the applications, less than a three-fourths majority, which functioned as a denial. In 2008, the Board granted the applications, but the real estate market had collapsed, and the parcels were no longer worth more zoned residential than they had been when zoned agricultural. Plaintiff sought damages under 42 U.S.C. 1983. The district court entered summary judgment for the defendants. The Seventh Circuit affirmed, noting that protection of agriculture was a rational, nonretaliatory motive for voting against the applications. View "Guth v. Tazewell County" on Justia Law

Robers pleaded guilty to conspiracy to commit wire fraud, 18 U.S.C. 371, based on his role in a mortgage fraud scheme; Robers signed mortgage documents seeking loans based on inflated income and assets and on his claim that he would reside in the houses and pay the mortgages. The loans went into default. The district court sentenced Robers to three years’ probation and ordered him to pay $218,952 in restitution to a lender and a mortgage insurance company. The Seventh Circuit affirmed the restitution order. The Mandatory Victims Restitution Act, 18 U.S.C. 3663A, requires restitution in the case of a crime resulting in damage to or loss or destruction of property. The court rejected Robers’s argument that the MVRA requires the court to determine the offset value based on the fair market value the collateral had on the date the lenders obtained title to the houses following foreclosure as the “date the property is returned.” Money was the property stolen and foreclosure is not a return of that property; only when the real estate is resold do the victims receive money. Victims are also entitled to expenses, other than attorney’s fees and unspecified fees, related to foreclosure and sale. View "United States v. Robers" on Justia Law

Home Federal agreed to lend up to $95.5 million to finance construction of a new ethanol production plant. When the developer of the plant ran into serious trouble finishing the project, the bank did not disburse the final $8 million. The developer defaulted on the debt and fired its general contractor, which then filed a mechanic’s lien on the property to recover $6 million allegedly owed it. When the bank sought to foreclose on its mortgage, the general contractor counterclaimed, asserting that its lien had priority over, or at least parity with, the bank’s mortgage. The bank tendered its defense to the title insurer under a policy that required the insurer to defend the bank against a “claim . . . alleging a defect, lien or encumbrance or other matter insured against by this policy.” The policy contained an exclusion from coverage for claims “created, suffered, assumed, or agreed to” by the insured. The district court ruled in favor of the title insurer. The Seventh Circuit reversed. The undisputed facts show that the title insurer breached its duty to defend the bank on the contractor’s claim that its mechanic’s lien had priority over or parity with the mortgage. View "Home Fed. Savings Bank v. Ticor Title Ins. Co." on Justia Law

Javell, the owner of a mortgage brokerage, and Arroyo, Javell’s employee and loan processor, were convicted of two counts of mortgage-based wire fraud (18 U.S.C. 1343) based on their actions in procuring a fraudulent mortgage during an FBI sting operation. Javell was sentenced to 12 months and one day in prison. The Seventh Circuit affirmed. Javell argued the district court violated Bruton, and Javell’s Sixth Amendment rights by admitting the post-arrest statements made by Arroyo and by failing to properly instruct the jury about the rules of non-imputation. According to Javell, Arroyo’s post-arrest statements directly implicated Javell and had the jury not heard those statements, Javell would not have been convicted. Noting a “plethora” of other evidence, including recordings, the court rejected the argument. View "United States v. Javell" on Justia Law