Franklin American Mortgage Co. v. The University National Bank of Lawrence, No. 18-5035 (6th Cir. 2018)Annotate this Case
FAMC and UNB entered into a 2005 Correspondent Loan Purchase Agreement: FAMC would purchase mortgage loans from UNB; UNB made representations and warranties, including that there would be no fact or circumstance that would entitle a subsequent purchaser to demand repurchase of a loan. UNB agreed to repurchase any loans if a representation or warranty turned out to be false or if a subsequent buyer required that FAMC repurchase the loan. UNB promised to indemnify FAMC for losses due to any misrepresentation or breach of the Agreement. UNB later agreed to perform underwriting for loans it sold to FAMC. The 2006 “Salvino Loan” and the 2007 “Turner Loan” were underwritten by UNB. FAMC resold both to Wells Fargo. In 2010, Wells Fargo notified FAMC that it had identified defects in the underwriting for both loans and demanded that FAMC repurchase the Salvino Loan and indemnify with respect to the Turner Loan. FAMC paid Wells Fargo $231,225.33. UNB refused to repurchase or indemnify. To cut its losses, FAMC resold the Salvino Loan. In 2013, FAMC sued. The district court granted FAMC summary judgment, awarding $188,858.71 in damages. The Sixth Circuit affirmed. The repurchase and indemnification provisions created independent contractual obligations, so the claims did not accrue until 2010 and 2011, when FAMC incurred its losses; the 2013 complaint was timely. FAMC produced sufficient evidence of breach and causation and its mitigation efforts were reasonable.