Guerrero v. Bank, No. 22-3078 (7th Cir. 2023)
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On O’Sucha’s death, the property, in a land trust, was to be divided equally among her four children, including Lesko. In 2009, Lesko caused her mother to make her the sole beneficiary upon O’Sucha’s 2010 death and to grant her sole power of direction over the trust. Her siblings sued Lesko in state court for undue influence. While an appeal was pending, Lesko sought a loan from Howard Bank, using the property as collateral. Because of Lesko’s poor credit and the state court decision, Howard approved a loan only when Lesko transferred ownership of the property to her daughter, Amorous. Amorous later conveyed a mortgage to Howard, securing a $130,000 loan, which Howard recorded.
On remand, the Illinois court entered a money judgment against Lesko and declared a constructive trust; it later conveyed all interests of Amorous and Lesko to the plaintiffs, who unsuccessfully demanded that Howard release the mortgage.
Plaintiffs sued Howard in federal court, then sold the property for $700,000, and paid the mortgage balance. Howard unsuccessfully sought to dismiss the case. In an amended complaint, the plaintiffs asserted slander of title and unjust enrichment. The Seventh Circuit affirmed the dismissal of the case. Howard held a valid mortgage and did not publish a falsity by recording it. Howard was not required to release the mortgage and did not continue to publish a falsity, nor did it unjustly retain a benefit by not releasing the mortgage.
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