REDMOND (DARRELL G.) VS. ARH FEDERAL CREDIT UNION
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RENDERED: MAY 13, 2011; 10:00 A.M.
NOT TO BE PUBLISHED
Commonwealth of Kentucky
Court of Appeals
NO. 2010-CA-000351-MR
DARRELL G. REDMOND
v.
APPELLANT
APPEAL FROM BELL CIRCUIT COURT
HONORABLE ROBERT COSTANZO, JUDGE
ACTION NO. 09-CI-00191
ARH FEDERAL CREDIT UNION
AND
APPELLEE
NO. 2010-CA-000528-MR
ARH FEDERAL CREDIT UNION
CROSS-APPELLANT
CROSS-APPEAL FROM BELL CIRCUIT COURT
HONORABLE ROBERT COSTANZO, JUDGE
ACTION NO. 09-CI-00191
DARRELL G. REDMOND AND
RALPH W. HOSKINS
CROSS-APPELLEES
OPINION
AFFIRMING
** ** ** ** **
BEFORE: ACREE AND STUMBO, JUDGES; LAMBERT,1 CHIEF SENIOR
JUDGE.
STUMBO, JUDGE: This appeal and cross-appeal concern the application of KRS
382.365. Darrell Redmond argues that he was erroneously denied statutory
damages. ARH Federal Credit Union argues that the trial court correctly denied
the damages, but erroneously awarded Redmond attorney fees. We find the trial
court made no error and affirm.
KRS 382.365 states in pertinent part:
(1) A holder of a lien on real property, including a lien
provided for in KRS 376.010, shall release the lien in the
county clerk’s office where the lien is recorded within
thirty (30) days from the date of satisfaction.
....
(3) A proceeding may be filed by any owner of real
property or any party acquiring an interest in the real
property in District Court or Circuit Court against a
lienholder that violates subsection (1) or (2) of this
section. A proceeding filed under this section shall be
given precedence over other matters pending before the
court.
(4) Upon proof to the court of the lien being satisfied by
payment in full to the final lienholder or final assignee,
the court shall enter a judgment noting the identity of the
final lienholder or final assignee and authorizing and
directing the master commissioner of the court to execute
1
Chief Senior Judge Joseph E. Lambert, sitting as Special Judge by assignment of the Chief
Justice pursuant to Section 110(5)(b) of the Kentucky Constitution and Kentucky Revised
Statutes (KRS) 21.580.
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and file with the county clerk the requisite release or
assignments or both, as appropriate. The judgment shall
be with costs including a reasonable attorney’s fee. If the
court finds that the lienholder received written notice of
its failure to release and lacked good cause for not
releasing the lien, the lienholder shall be liable to the
owner of the real property or to a party with an interest in
the real property in the amount of one hundred dollars
($100) per day for each day, beginning on the fifteenth
day after receipt of the written notice, of the violation for
which good cause did not exist. This written notice shall
be properly addressed and sent by certified mail or
delivered in person to the final lienholder or final
assignee as follows:
(a) For a corporation, to an officer at the
lienholder’s principal address or to an agent for
process located in Kentucky; however, if the
corporation is a foreign corporation and has not
appointed an agent for process in Kentucky, then
to the agent for process in the state of domicile of
the corporation;
(b) For an individual, to the individual at the
address shown on the mortgage, at the lienholder’s
residence or place of business, or at an address to
which the lienholder has directed that
correspondence or payoff be sent;
(c) For a trust or an estate, to a fiduciary at the
address shown on the mortgage or at an address to
which the lienholder has directed that
correspondence or payoff be sent; and
(d) For any other entity, including but not limited
to limited liability companies, partnerships, limited
partnerships, limited liability partnerships, and
associations, to an officer, partner, or member at
the entity’s principal place of business or to an
agent for process.
(5) A lienholder that continues to fail to release a
satisfied real estate lien, without good cause, within
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forty-five (45) days from the date of written notice shall
be liable to the owner of the real property or to a party
with an interest in the real property for an additional four
hundred dollars ($400) per day for each day for which
good cause did not exist after the forty-fifth day from the
date of written notice, for a total of five hundred dollars
($500) per day for each day for which good cause did not
exist after the forty-fifth day from the date of written
notice. The lienholder shall also be liable for any actual
expense including a reasonable attorney’s fee incurred by
the owner or a party with an interest in the real property
in securing the release of real property by such violation
and in securing an award of damages. Damages under
this subsection for failure to record an assignment
pursuant to KRS 382.360(3) shall not exceed three (3)
times the actual damages, plus attorney’s fees and court
costs, but in no event less than five hundred dollars
($500).
In the case at hand, Redmond is the owner of real property located in
Pineville, Kentucky. On November 3, 2005, he obtained a mortgage on said
property in favor of ARH. This mortgage was duly recorded in the Bell County
Clerk’s Office. On January 30, 2006, Redmond obtained a second mortgage on the
property from ARH. That mortgage was also recorded.
On January 30, 2006, and December 19, 2008, respectively, the
obligations secured by the mortgages were paid and satisfied in full. ARH,
however, failed to release the mortgages within thirty days as prescribed by KRS
382.365(1). On March 13, 2009, Redmond, via counsel, addressed a letter to ARH
to inform it that the mortgages had not been released. The letter was sent to Shelly
Michael at a P.O. Box address found on the company’s website. Ms. Michael was
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a loan officer at the company. After receipt of the letter, the mortgages were still
not released.
On June 8, 2009, Redmond filed suit against ARH seeking the
statutory damages set forth in KRS 382.365. Specifically, he was seeking $52,000
plus attorney fees and costs. The lawsuit was served upon Kim Helton, the acting
CEO of ARH. Immediately upon receiving notice of the suit, ARH released the
two mortgages at issue. The case proceeded in order to determine if statutory
damages were available to Redmond.
The trial court found that Redmond had not strictly complied with the
provisions of KRS 382.365 in that he did not send written notice to an appropriate
officer of ARH. The court found that Ms. Michael was a loan officer, but not an
officer, partner, or member for purposes of the statute. The court found that Ms.
Helton, who was served with the underlying complaint, was an officer for purposes
of the statute and should have been the one to receive the written notice. The court
also found that the written notice was not sent to the correct address. The statute
requires that it be sent to the lienholder’s principal place of business, which in this
case was an actual street address. The court found that the P.O. Box was not the
principal address. The trial court then dismissed Redmond’s claims. The trial
court later amended its order dismissing the claims. It allowed Redmond to collect
$1,151 for attorney fees and court costs. This appeal and cross-appeal followed.
Redmond argues that his written demand for release of the mortgages
was sent to an address given to the public on the company’s website. He also
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argues that addressing it to loan officer Ms. Michael was sufficient for purposes of
the statute because she had authority to release mortgages. In essence, he argues
that he substantially complied with the statute and should be awarded the statutory
damages. We disagree.
KRS 382.365(4)(d) states that the written notice “shall be properly
addressed . . . to an officer, partner, or member at the entity’s principal place of
business or to an agent for process.” As the trial court correctly found, an officer is
“a person elected or appointed by the board of directors, such as a CEO, president,
secretary, or treasurer.” Black’s Law Dictionary, 1117 (8th ed. 2004). Contained in
the record is an exhibit from the National Credit Union Administration, which is
the independent federal agency that charters and supervises federal credit unions.
That exhibit lists all the officers and members of ARH. Ms. Michael is not on that
list. Ms. Helton, however, is. Additionally, a P.O. Box is not ARH’s principal
place of business.
“When the words of the statute are clear and unambiguous and
express the legislative intent, there is no room for construction or interpretation and
the statute must be given its effect as written.” McCracken County Fiscal Court v.
Graves, 885 S.W.2d 307, 309 (Ky. 1994) (citation omitted). The statute states that
the notice “shall” be sent to an officer at the principal place of business. The use
of the word “shall” makes the provisions mandatory. KRS 446.010(30). Redmond
did not adhere to the statutory requirements and the trial court correctly denied his
request for statutory damages.
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ARH argues that because Redmond was denied statutory damages, he
should also have been denied attorney fees and costs. We disagree. The statute
makes the award of attorney fees and costs separate and distinct from the award of
damages. Let’s assume that Redmond had properly sent written notice to ARH,
but ARH still did not release the mortgages. Redmond then could bring suit
against ARH. If ARH were able to prove that it had good cause not to release the
mortgages, then Redmond would not be entitled to damages. He would, however,
be entitled to reasonable attorney fees and costs.
Proper written notice is not a requirement to a suit being brought
against a lienholder for failure to release the lien. When reading KRS 382.365(3)
and (4) together, a person can bring suit and recover attorney fees and costs
without ever providing written notice to the lienholder. It is only after providing
proper written notice to the lienholder that the statutory damages come into play.
Here, Redmond brought suit against ARH for not releasing the liens on his
property. By doing so, he was entitled to attorney fees and costs. By not giving
proper written notice to ARH before bringing suit, he was not entitled to damages.
Had ARH released the liens within thirty days after their satisfaction as required by
KRS 382.365, then Redmond would never have brought suit nor incurred attorney
fees.
Based on the above, we affirm the trial court’s judgment.
ALL CONCUR.
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BRIEFS FOR APPELLANT/
CROSS-APPELLEE,
DARRELL G. REDMOND:
BRIEFS FOR APPELLEE/
CROSS-APPELLANT,
ARH FEDERAL CREDIT UNION:
Ralph W. Hoskins
Corbin, Kentucky
Bart L. Greenwald
Griffin Terry Summer
Louisville, Kentucky
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