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~"& JUN.r . 19ootL),
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SUSAN /:IDWARDS,
IN nU1 CO,URT OF Co'MMON Il/../:lAS o'F
CUMB/:lRLAND CO,U/'/TV,
Jl/:lNNSY/-. VANIA
1'10,.97-3)7'1 CIVIL T/:lRM
,
CIVIL ACTJo'N - LAW
JURY TJUAL D/:lMANPJ:1,D
Jllah)t1Il'
v,
CQMM/:lRCE BANl<,
HARRISBURG, N.A.,
Defe'ldant
~,
rLAJNTlff'51lB.Lt;y IN OPPQ5JIlQN TQ P"EIJMI~ARV QJUEQJQ~5
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Jllalntlff, Susan l!dwards entered a contract to purch~se a residence "t /34Q Water/ord,
(Complaint, ~ 3), Dased upon Informatio'l a'ld belief, one of the parmers In the Waterford project
, was a Ipemb~r oft~e Doard of Directors ofColl1merce Dank, (llL, ~ 4), Ms, ~dwards was refe/Ted
by Commerce Bank by Gre!l Haines, a realtor, representln!l the owners of the Waterford
, ,
property.(ld., ~ 5),
On AU!lust I, 1996, Ms. Edwards met wilh Gelly Wilson 01' Commerce aank to apply I'llr a
mort!la!le, (id., ~ 6), Ms: Edwards explained to Ms. Wilson that ,he mort!lu!le would have to be
malntainetJ In. house by Comlllerce and that it could not be sold In a secopdary market because
,
'Waterford does not have FN.MAE approval. (Ii, ~ 7), Ms, Wilson aCknowled!led that Mr, Haines
had so Informed her in an earlier conversation, (JJI., ~ 8).
aased on the need to maintain the 1l10rt!la!lo In.houso, Ms, Wilson, on behalf of Commerce,
informed Ms, Edwards that the Interest rate would be 8,25% with one (1) point" <Ill, ~ 9), This rate'
was hl!lher because it was beill!lmalnllllned In.hll~se, (JJI., ~ 10),
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MH. J:!dwardH Hubmlttcd OJ) application lor the mort!:!alte lInd HubHequently Provided the
,
/Ilaterlal, reque"ed of her by Com/ll~rce, (hL, ~ II). ,Her lIppUcatiO/1 was Iilr a loon wltllan Interest
rate oPI,2~% lInd HI~tes that the 10lln would be "IN./-IOUSJ.\".(/.IL, ~ 12),
0/1 ~u~ust 12, 199~, ~s, pdwardH received 0 Clood faith J:!stlmllte and a Truth In /..e'ldln~
qlsclosure Statement by malllrllm ~o,mllerce, cllpl,es qf whlcl, are attached III the CO/lIplalnl and
made a part thereof as Ellhlblt" ^",(/JL, ~ 13), The Clood faith J:!stlmate and th~ Truth In J.,end)n!:!
Olsclosure Staternent both rel1ected anlnlereHt rIlte Ill' 8,25%, (/.IL, ~ 14), Ms, Edwards sl!:!ned bot~ '
.
document~ and returned them to Commerce aH Hh,e had bee" Instructed. iliI., ~ 15),
On Au~ust 22, 1996, MH, Edwards was Informed by MH, Wilson on behalf qf CO/llmerce
that her loan had bcenapproved at 8,25%, (/.IL, ~ 16).BaH~d upO/llnformotlq/1 and beller, James
. " i
qlbso/l, President of Commerce, recommended approval of M~, Edwards' mort!:!age 0/1 AU!!llst
22,1996, at an Interest rate of8,2~%,(ilL, ~ J 8),
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On August 23, 1996, Ms, Wilson again called Ms. Edwards and Indicated that Mr. Gibson
, W,as requiring Ms. Edwards to transfer orher bank accounts to Commerce Bank if she wanted a loan
, at the Interest rate of 8.2S%.iliI., ~ 19), Ms. Wilson related In that phone cO/lversatlon that Mr,
Gibson would impose an interest rate would be 9,25% If Ms, Edwards relUsed to transfer ail of her
l\ulds to Commerce Bank, (IJL, ~ 20 j,
Based upon Infqrmation and belief, this was not a usual bankh,g practice Ill' Commerce
.
, Bank, (J.d., ~ 21), Further, this occurred just one day aner, Ms. Edwards was told by the loan officer
that her loan h~d heen approved for 8,25% with no mention of any conditions.
In the August 23, 1996, phone conversation, Ms, Edwards responded that she was willing to
establish a check in!:! account at Commerce Bank so that her monthly mortgage payments could be
automatically deducted by Commerce Bank, (ld., ~ 22), Ms, Wilson responded that she would so
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h)topn Mr. Olbaon 1I"d Rce ~reatllbllsh'Jl!Puch II checkinB IIccourt would RlIllsl>, his requirement,
(JJ1.,~ 23),
MR, Wilson cailed Ms, Edwllrda agahi on August 23. I 99li, and suld t'lat Mr, Olbson
corllnued to demand that Rile transfer 1111 of her mO/ley to Commerce in order to receive the 8.25%
l/lterest Jate, <!IL, ~ 24), Commerce /lll,lk the)\ forwarded blink cllrds to Ms. Edwllrds for her to
trll/lsfer all of her accounts to thllt ba/lk" (lIL. ~ 25),
,
CloslnH was sCheduled lor ThursdllY. August 29, J 99ti, lit 4:00 p.m. <!IL, ~ 17). o.n August
, ,
27. 1991i. two dllYs before the scheduled setllement, Ms. Edwards contacted Ms, Wilson liS t.o the
status, of the 101ln. <!IL. ~ 2li), Ms, Wilson responded that the rate was now 9,25% and that Mr,
Olbso,\ pad not Changed his mind.
, On AlIgust 28. 1 99li, a day prior to the scheduled settlement, II repreaentative of Ms.
, ,
Edwards cOljto.cted bot/l James Olbso/lllnd Gary NlIlbllndian. Chlllrmlln orthe Board of Commerce,
(Id,. ~ 28), Ms, Edwards' representlltlve WllS told by both thllt the Interest mte would remain 9,25%,
<!IL, ~ 29),
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Based Upon Informatlon lInd belief, Commerce Bank prepared a commitment Jetter to send'
to Ms, Edwards establishing ihe Interest rate allhe lImO,ullt of9.25% beclluse she had not cllpltulated
to the, bank's dem/lnd that she transfer her accounts to Com,merce Bank. <!IL. ~ 30), Th'S WlIs
cO/ltrary to the representlltlon of the loan officer o'n August 22. I 99li. that the loan was approved for
8,25%.
At approximately 5:00 p,m. on August 28. 19%, the dllY before the scheduled closins. Ms,
Edwards and another Individual spoke to Mr, Nal~lIndian and lIgain explained the s(tulltion, (ld..'~
31), , Mr, NlIJbandian sta~ed that he wanted to hear Commerce Bnnk1s side of the stol)', (JJ1.. ~ 32,)'
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The h)~lyldual who pa,rticipatel' '" that pho/le clIlI with Ms. /]dwJlrds subsequcntly called
Mr, Nalbandhlll, (J.d., ~ 33), Aller that hldivlduII1's call, he told Ms, Edwllrds t'lot she wOl/ld recelvq
the mortgage at the rate of 8, 25%.(/.1/..," 3 5).
Ms, Edwards was troubled by the Ilotloll that thc Interest rate of' 8,25% was belnll afford~d
, her, not because It /lad been quoted and agreed upon by CQmmerce, but because she w~ an
ell)ployee of a/I Institution witll whom company did substantial busl/1C~S. (J.d.. ~ 3ti),
Ms, Edwllfds proceeded with lhe clos"lg process tll determine whether the lrue reason lhat
she was behlg afforded the interest rate of 8,25% was her position with PI/macle Health ClIfe
Systems, (IlL. ~ 37). Shc would not Close 1m tIle )oanuntll she dctermlned the lrue reason she was
now bclng given the h)terest rote of8.25%,(iJL. ~ 38),
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, She requested to speak 10 the appropriate Commerce pank ofi}clalto get the answer to her
Inquiry, (J.d., "39), Oovld Amsde'l. Vice President of Credit Administration, spoke to Ms, EdWlIfds
, . ,
lInd stated that 'in-house mortgahles were priced on an individual basis by Mr, Gibson who set the
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, pllfarneters on a case-by.case basis with his oWn policies, <Ill" ~ 41), Mr, Amsden stated t/lat Mr,
Qlbson had set Ms, Edwllfds rote at 9,25%,(iJL, ~ 42).
Mr, Amsden stated that Mr, Nalbandian had given Mr. Gibson the option to readjust 'and
reset Ms, Edwards' rate ftom8,2S% she was qlloted and which Mr, Gibson hod approved, (lIl"
,
~ 43), Ms. Edwllfds requested Mr, Amsdcn provide her with the polley as to Mr, Gibson's
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authority, the policy o'} pricing. and Commerce's mortgage schedule, (J.sI., ~ 44), Mr. Ams~en said
that these policie~ Were not In \'irltlng, (iJL.,~ 45),
Mr, Amsden statement that these policies Were not in writing was not true I1S Commerce
Bank had, written policies for establishing interest rates for in. house 'mortgages. alL, ~ 4ti), Mr"
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Amsden said that he must then contact commerce's attorney, (J.d.. ~ 47 ),
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/ly Ci:3Q 1m AII/lust 29. ) 9'1Ci, two (2) 'murs ntler the I:oml/lencemellt of the closl,,!!. Ms,
,
Edwards still )llld nol beem provideQ wl,lh un uCcuruhl ~ost sheet or u COI/I/lI!lment)etter, Ul/.. ~ 1111),
Tho closl!)!! wus Ildjoumed becuuse of the Inubllity to resolve the Issues as to tile. pricing of tho
,
mortsaso und tho "'1I(M)t of clos!n!! costs, QIL. ~ 4')),
As thelJJeeth'l:l WllS bellI!! udjourned, Mr, Amsden provided Ms, EdWllrds for the ijrst time
wltl, a, commitment letter 'tor a /J1ortga!!e lit the rate ot'II,25%,(JIL, 11 50), Jlecllllse Ms, E~wards
beHoved Commerco /lan~ a!!reed to provide nllla'l ntll,25% becuuse of her position with phmacle
HealthClIl'e Systems, she wns ,unable to I1cceptth~ IlIan, (JIL.11 51),
As a result of being unllble tQ Ilccept the loan, Ms, Edwards has sulTered losses Inc)udh)g but
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not limited to expenses for Items t.o specl/lcaUy flt that residence, moving and stOrll!!e expense,
expenses lor comp/etlo'l qfthe Ulllt, payments to the OWner during the pendencY ofthe transactio",
and tho loan upplicatlon fee, (JIL, '~52). Ms, EdwarQs was )en without a resldencoand forced to live
with friends becauso oflhe actions of Commerce Bank. QIL, ~56),
Qefendant has flIed preHmlnilTY, objectio'ls. cllaUenglng every cause of actioll set forth by
,
Ms, Edwards, Ms, Edwards has setlbrth causes of action resulting in the Defendant Ballk being
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llablo for its actions,
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II. ,LE9AL ARGUMENt
A. BREACH OF CONTRACT
Plaintiff' has stated a cause of action for breach of contract. Ms. WIlSo,1 of Com mer co Bank
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agreed that Ms, Edwards would receive a mortgage with an 8,25% Interest rate, Ul/.. ~ 58). Mr,
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Gibson, president of Commerce Bank approved In writing the mortgage at ,lhe rate, of .8,25%
interest. (JIL, ~ 59),
5
TIle exl~lence and ler/lls qf Ihll agreemenl lire I doclmlemed by II)~ Trlllh hI Lending
/1
stalemenlllnd Oqol! Jlulth' ESllmale senl'lo Ms, Edw,ards by Ihe nor)k, (I.ll., ~13, Exhlbll "A"),
Those documents cOllllrm Ihallhe nonk agreed 10 anl/lleresl role of 8, 2S%.(~),
~omme,ce l)onk breached Its oral IIl.ld wrlUel' CQ/llruCls with Ms, Edwlll:ds by follln8 or
. 'refusllJg 10 provIde a mol1l!age Will' an 8,25% Inleresl rale, '/,he /lank Is Hable for Its breach,
In Jac<1lJ~a v,1'l)e Flrsl Nij!iol,ql Barlk QfMm:ylllnd, 3()7 Md,527, 515 A:2d 75~ 098~), Ihe
bank loo~ offlce.' contacted Ihe plainlill' bq/Tower and lold 111m thaI he, quaHtled tar a Joa>> ,Ill' a
,Cerlahl sum: Subsequently Ihe bank contacted the plalnllll' and Illtarmed him thallI elTed and he
only ~uallijed for a Jesser OmOullt.
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The defendalll ba/lk arl!ued Ihallhere Was ,~6 conlracl belween Itself a,nd Ihe loa>> appUcant,
The CoUrl reJecled Ihls argume>>t.
,
,
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JI,held Ihallhe ba,* made "al leasl 1>>'0 express promises 10 Ihe [loan apPllcantJ", 5 J5 ,A.,2d
al 7~ 1. Flrsl, Ihe bank promised 10, process Ihe Joan applicatio/l, Seco/ld, Ihe ba/lkpromlsed a
specillc l/lleresl rale, III
In Bixler v, Firsl Nallonal Bank ofOre~on, 49 Ore, App, 195,619 P,2d 895 (l98Q), plaintiff
sought a Joan 10 purchase a property, The loa>> offlcer eve/ltually lold plaintiff Ihat Ihere was "1).0
probl"m wllhlhe mO/ley, 'I 619 P,2d "1898, The bank did /l01 fulO'Ulhe promise,
6
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The, bank appealed a verdicl agai/lst lIf!!lling Ihal the promise was lOll i/ldellnlte to enforce,
"
The court reJecled Ihls lIf!!llment. II held Ihallhe bank, Ihrough Ihe loan otllcer, hlld agreed Illlhe
loan, ,
,
The court further noted Ihallhe loan was 'documellled by Ihe Trulh in Lending Disclosure
, . . , ,.. ,
Slatement, Thill documenl sel forth Ihe lerlllS of Ihe proposed loan and Ihe annual inleresl rate,
,/
,
"T/lere wns sulllc/ent evl~ence Ih1Jl) which tIle J"ry could lJave 'bund II promise sutl)clemly deOnlte
to be en~orced." W.
Jnthe case at 'land, !l,e /lank, by Its limn oll)cer, ngreed to pr()vlde the 10lijt at 8.25%, The
JJank documented this agreen,eltt htlts Good r,nlth Esthnatl.1that was sent to Ms. J!;dwllrds,
TIle aaltk breaChed Its co"traClto pre/vide P)al'llilf the mortgage ntthe agreed terms, The
temW of that ugl'eeme)1t were dOCU'llCI,tted h, the Good Faith ~stlmale. Accordingly, PJalntllf "as
,
set fQ~h a cause ~f uctlolt for brcach of colttrllct. ' "
,
Tlte JJallk lIfgues that a mo~gage must be ht wrltlltg, Abslmt a mortgage ))1 writing, the
. ,
JJunk lIfgues thllt such all agreel)tent vlo/utes thll statute ofo-auds,
. F)rst, tlte statute ()f I)-auds defense to a brellch of COntrllCt \lctloll can Itot be rai,sed h)
"
.,
preHmlltary obJectlolts, but must be raised as ,tew matter, JiQcblccltio v, Generlll~ubllc Utllitl!iJ
~,456 Pa,Super, 23,689 A.2d 305 (1997),
Second, a" oral contract within tlJe statute 01' frauds may form the bllsls for an action t!l
recover damages eve" If that contract may not be apecillcally enkbrced, _1'1,1 Properties. Jnc, v,
, ,
, '."
Equlrel\/,Inc" 449 Pa,Super. 476, 674 A.2d 297 (J996). To hold otherwise WQuld permit tbe ~tall!te
offrauds to be use4 as a sword rath~r than a shield, !d.
Third,' oral agreements may b,e taken out of the stl\tute of ,frauds If there Is evidence to
estabJislt that the agreement was mllde. Stee/wlI~on Mf~,eo, v, Tarmac Roollnll, 63 F.3d 1267,
1276 (3rd elr, 1995), Proof of the agreemellt may be established bYllCts Or declaratlolls of the
parties. Kurland v. Stolker, 5/6 pa. 587, 533 A.2d 1370(19,87),
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In the ca~e lit halld, the Go?d Faith Estimate, testimony of the witnesses and other evidence
adduced during discovery will establish the IIgreementto p'rovide tbe lo.anat a rate. 01'8.25%. The
7
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Oood fa'tlt Estimate wllh the temlS alleged by Ms, Edwllfds is Quaclled as al) ,exhibit to "er
,
Comp/al,n.
Fourth, t,he agreemc/ltlhat WIIS breacl)ed was nOlt/le mortl!ul!e, but the aj!reeme/llto provIde
,
the mortgage atlhe agr~ed lerms, Proof Qf the agree~lellt has, bee>> attached to t/l,\I Complalnland
alleged II) I/Ie ave,rmeJ)ts, ^c~ordl/lgly, the aank' II objection should b,e de,lied,
D. l}NFAll\ TIW)E PRACnCES ANI> CqNSU~ER PRQTECTIQN ACT
rhe aMk's words Bnd aclloll constituted a violation of the Unfair Trade Practices a/ld
C,orisumer Protection Law (tlUTrCI'l."), The "lJTPCPL" d~clareslu/lfalr methods of conduct of a"y
trade 'or COl)1ll)erce to be ulllawful. 73 p,S, ~~2Q 1.3,
"Unfair, or deceptive acts or practices" are de/lned to Inch/de "[e)nga8I/11! II) any Qther
thlUdulel)t conduct which creates a likelihood Of confusion or of mlsl,lnderstandlng, " 7~ p,S, ~~2Q/. ,
,
2(4)(xxl), The purpose of the law )s to protect the public from fraud and unfalr or deceptive
bu~lness practices, J.!Jhnson v, Hyundal Motor America, _ Pa,SI/per, ---' 698 A.2d 631 (1997),
, '
01;
In Sll)ith v, Commer9ial Banklnll COllJ" 866 /'.2d 576 (3d Clr, 1989), the court held that the
, , ,
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"UTPCPL" was applicable to lending transactions, The Court h~ld that :'[s)tatutes prohibiting u/lfalr
trade practices and acts have routinely bee>> interpreted to be flexible and adaptable to rc,po/ld to
human Inventlve/ICss," 8~~ f,2d at 58\.
The Court held that the lender ,vio'~ted the "UTPCPL", "A borrl)wer of money, especially
the owner of 'residential property mortgaged to a lending Institution, mllY ~easol)ablY exp,ect that he
'1 .,
or she will receive fair and above.bollfd treatment in their dealings and that no undue advantage will
be taken by the lender," 8~6 F,2d 1115,84,
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CQmmercu aank, by lla oll1cc,a, age/lIs, and employeea e'lgllged !,I Il'audulellt co/u,luCI
I 'I '
w~ie)/ crealed a likelihood of cQpl\.aI1m orllll~ullde'allllldhlll by r-v,a. ~dwurda. The Dank'a lIe,ls
irc/uded 1110 fqlloWI/lIll:
a. ^weel/ll.! 10 II /)lOr1gag~ wlt,h all 'nte,esl rale oj' 8,25%;
i .
b,Send!nl! Ma, ~d""'lIrda II Tnlth.hl-/..endlng alllleme,)llIlld Good palth aSlh/late bllso~ o/la
. ,
J)lqrt41Bge Wi't/I III) IlIteresl ,ate of 8,,25% wllhol!1 any condlt!,d/l lor Ihe Ira/ls/ilr of Ill), IIccounls 10
CQmmerr.e QlInk;
,
c, ApprQvlllg Ihe mllr1gage 10' Ms, J.ldwards with all IllIereat rille 1'11'8.25% WllhQUlany
~o/ldltlQ/l lor Ihe Irallsl'er Q/' all ~eQUlltslo CQ/llmerce Dank;
d, 'SubSeqllelllly dema'ldlllg t/lal'Ms, J.ldwarda Ir,ansfer all her aceoUnllo CQJ1)merce /lank
llr be I'Qree to pay anl'lle,est rille 01'9,25%;
,
e. Brellehl/,g of Ihe terms of Its lIgreemenl 10 provide Ms, J.ldwards Wlth a mopgagewlth
,
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. h)leresl at a 'Ille 01'8,25%;
r, ~eeki'lg 10 coerce Ms, J.ldwards inlo IrOllsferring all of her aCCQll/llsto Commerce Ba,*;
g, .Altemptlng Iq coerce r-v,s, ~dward8 10 ~eepl a higher jnlertlsl ,ale Ih~n, Ihat 10 whicI)
CQ/"/lleree Bank pad prQll)ised IInd which it had I,d,e~dy approved;
/)" Auemptlllg IQ Impose a hlllher rate Qf irlerest IhOll was app'QPriale pursuant 10
CQmmeree Bank's QW/l !nlernal procedllres; ,
" Intarming t\1s. Edwards Ihal Commerce Bank did nOI have a wrltlen policy aslQ,the
Inleresl roles of In.hQuse mQrtgages when, In facl, CQmmerce Da~ had a wr!uen PQHey for such
,.
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interest;
j, Attempting 10 unf~lrly use lIS superior position to coerce Ms, Edwards; "
(Complaint., ~ 64),
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These ucls u,~d omlssllllls 01' Co,,'j)lerce Bun~, lIs C)mCUrS, a.\lenlS, IInd employees were
"1I1,IIh'r melhods of compeliUcm" lind/or /llm'"lr or dccepllve IIcls or prncllces" us dell'Jed by 73 II,S,
secUolI201.2(4), The ucls and o)l)isslonsvlohlle Ihe "U'f'ICI1L" 73 II,S, 20101 el:seq,; 201.3,
TIle Bllr,k IIr.\!lIes I'mlll claim pllrSlllllJllo the "UTI'C/'I}' reclllire~ prool' of "alld, I')alntill;
as sel/qrtl, hllhe ar.\lUme'll below, IJIIS lIl/e.\lcd n CIIUSO of IIcllon /br )raud,
,.. 'j. .., . ..,
, ,
TIlls CCIUrt nddressed slm))nr preliminary ubJecllcms by 1/10 same UlIJlk /n Fly.)" v,
, tl.MJ.
!:.wnm~, 94.2130, (Declslu!1 ul' AI'!!Ust 27, 1996), T/Ils CUllrt he'd t1)allhe complainl in
Ihal case slaled II cause uf nCllu,1 a!!lIlnSI Cummerce >>a,)k b~sedupUII uII'"lr Irade prllcllces,
LI
,
, (Decis/oll, p, 12),
Ms, J;ldwllTds '/JIIS sel fqrt') II cause of aClioll' pursunlll lu Ihe "UTI'C/>L". Accordln.\lly,'
COlllmeTce UIIIJk'S pre'lllllll~ry obJectlQlIS shuuld be denied,
C, CLAIM FOR DRt:Aql OF COV~NANT OF GOOf) FAITff
ANf) FAIRf)~ALlNG
J;lvery conlract jlnposes upon lhe Pllrtles II dUly l)f !!ood flllt/l an4 fair dellling ill Ihe'
"
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performll,lce IInd enforceme,nl of Ihe co,llrllcl, L1azls v, KOsla, Inc" 421 Pa, Super, 502, eH8 A,2d
450 (1992), The Reslalemelll (Secolld) of Con Ira cIs provides liS follows:
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~20!, f)uly ~f Good Fullh n,ld Fill.. deallnll
Every cOlllraclimposes upon each pmy a dUly of !!ood faith alld fair
delllll/!! ill lIs performance and ils enforcemenl, ,
A Complele Cllllllo!!ue of Iypes of bad faith is impossible, bUllhe followin!! Iypes are among,
Ihose whit-II have be,en reco!!nized lnJudiclal decisions: evasion oflhe spiril oflhe bllT!!aln, lllck of
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, ,
diligence and slacklrl!! off, willful renderin!! of imperfect perfal-mance, IIbuse of power 10 specify
,
terms, and Inlerference with or, fal1ure 10 coopernle in the olher party's performance, Restatement
(Second) Conlracts, ~S205, commenl d,
10
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The I/blllilatlo/J Ill' good /ilhl, and filII dculi/Jg elltellds IQ IIle IIsscrtlo/l, scltlcmel)l al)d
,
Iltll.latlQI) QI' cQI,trnctclalms and dc/il!)ses, Hcatnlemel)t (SecQ/ld) CQ/llracts, ~~2QS, Cl/mmCnl c,
TI,e Qb/l!!atlolll~ vlol.aled by d;s/Ionesl CQ/Jduct si,cll as cO'ljur)n!! up a prete/lded dispute, a3Bertl/l!!
an Illterprelatloll COIUrary to o/le's OWII u'lderBtul)dln!!, Or lillsl/lcal/Q/l of facts,ld. It alstl extends tl1
"
"
deallll!! wplcll Is candid but u/Jflllr, such as tnklng IIdvanlage Qf tllc necessitous clrcull18tances of the
,
other party IQ elltort II modincatiQn Q/' a C011tr11ct Ii
The primary purpose Qfthe gQQd faith obllgallollls 10 ellable e/ll'orceme'lt of the cQ/ltract
terms h, a manner cOlIslstellt with the parties' r~aSl)llable ellpectalltlllS, See Steelwa~(m
Manufacturl"1I Co, v, Tarl)lac RooOnll Systc:.ms, lI)C" 862 [1,Supp, 1361 (f,P, Pu, 1991) alf'd In part
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and reversed In part, 63 [1,3d 1267, 'Whelher ,t~ls conduct was cOl)slstenl with the parties' reaso/lable'
expeclatiQns of p,erftlrmance Is an Issue for the jury tQ decide, Ii
Pennsylvania CQurts have ImPQsed .1 similar requirement of good faith under n c(ll)trllCl
I ., ,
"
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dQctrine'called the "doctrine ofnecessarylmpllcation.,II Somers v, Somers, 418 Pa, Super, PI, 61~
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A.2d 1211. (1992), That doctrine provides that In the absence ,\If an express prQvlslo/l, tl)e law will '
, , I
Imply an 'agreement by the parties to a colllracttQ do and perfQnl)thQse WI)I!S that accordln!! to
reason. al)d Justice they shOUld do II) order to cany out the purpose for which the c()J)trllct was made
, "
and to ,reltain from doln!! anything that would destroy Qr Injure the other party's rigl)t to receive the
frUits ofthe contract. !ll.
The Bank had an obligation of good faith and fair dealing purSUant to the Restatement
(SecQnd) of Contracts and an Implied obllg~tion to perform In accordance Wl,lh reason and justice
pursuant to the doctrine ot' necessary Implication, The Bank, by its 10allotl1cer, agreed to provide a
loan with an 8,25% Interest rate, It then violated this agreement by trying to elltract additional. terms
I' . ,
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from Ms,. Edwards,
II
The .nan~ ~eck~ 11/ e~capu liability by ar/,\l/Inu IIJUla Cl)/lIracl wu~ !lotIQ'JlI~~ belween Ihe
plll1lu~, f)r~I, II)!~ l~ II 'llclljall~~Il,e '()f Irilll,.
'Secon~, Ms, J:!~war~a "a~ III)el!c~ Ihat ,lhe ,oa',lk lIuree~lo Jlrovl~e Iheloll/), (C,ump,alnl,
,
~ 16). rIle luun 'erm~ Were C()I)ll'me~ by l/iu ql)O~ fallh f.51lmate, 1'he Blink th"e~ 10 aClln uoo~
'IlIllh liS 10 Ihls a/&reement. 'I allellJple~ 10 e"'rllclll~dlll(l/lal cOllsl~eratl()/lll'om Ms. adwllfds aller II
ha411greed 10 Ihu lerms, (Comp/III/11, ~~ 'l) lI!ld 20),
Thlr~, ~s stilted IIbove, eVlln If 'he ~Iatllle of 'l'au~s was IIPpllcab)e 10 thlsa/,\reemenl, It does
, /)01 bar all IICllol' for dal)1a/,\es tbr brcach ofll',e Cll/ltracl,
TI)lsCourt addresaed al/lll!ar preliminary objections by the 'some Ban~ In ElyJl.lLY.
COI\"neKO..1,lwJk, 94.2' 30, (DecIsion of August 27, '996), TIlls COUI1 "'old Ihat 'he cO/llplnlnt In '
" ,
that c~se staled a CBU~e of actio"~ IIgal/)~1 Commerce Bonk based up(m Ihe implied covenant of l;!ood
'falll, B,nd fair dealing, (Decision, p, 10),
The Bonk breached lis obligation of good tfilth and flllr dealing, Accordingly, Ihe Bnnk's
,
preJimlnary objection should be denleq,
"
J). NEG"'IG~NC~
The acls and omiSsions 101' Commerce Bank,' Its' otllcers, agenls. employees, and
,. i
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. representatl~es Were "egUgent. The four elements necessary I~ eslablish a cause of aCllon In
negUgence are: (I) a dUlY or obllgallon requiring Ihe defen~antlO conform 10 a certain slandard Ill'
' ,
conduct wllh respecllo Ihe Plalnlill; (2) Ihe failure by the defenqanllo so conform; (3) a reasonably
, -,I,
close caus~1 conne~tlon betweenlhe conducl and resulting Injury; and (4) aClualloss or damage 10
(1994),
'~,'
,r:> ~'r -
&) l,j'(~ / v- \I~
\ ' \. 'I &1 V V # '
, 1-"7' ~ -y), A ~'~
\l\l~~ JV/~"'.
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,ft
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1\ bark owes 8 dUlY tQ prOcess" ll)an !Ippllcatlo/l wIth rellsollal1111 cll/'e, .'l~b y, M~J..cllll
PII)QllcjalCoijl" tiS9 f,SU/lp, J5tiJ (D,D,C, 19117), /n Hij,lh,lhe del1mdantbank e~tended IISsurances
that 'th~re ~as "no problem" wIth thll loallllppHcatlon, /.lL ti59 P,Supp, llt 1570, This slatelPent
implied thllt the defendallt bank llctulllly e~amined the llppllcatiO/l to determl/le whether problems
ellisted, l.l1.
The Court held ~hatthe defendant bank hlld an obllgatio'l to process the application with
reaso,nable care, l.l1. It further held that the defendant bank recoglllzed 'tS duty as when it
acknowledged and gave alle/ltioll to the llppllcatlon, I.d.
The plaIntiff. ill llJib, brellched this duty of care, resulting "I their failure to secure a
mortgage loan for the same amount of money' and with the same interest rate, /.lL The Court denied
the defendant bank's mollo/I to dismiss,
Slrn"arly, in Jacljlles v, The first NatlQ/lal Balik of~, 307 M4, 527, 5}5 A,2d 75ti
" .
, (19I1ti), an officer of the defendant bank cO/ltacted the plaintiff loan applicllllt lIIld Informed him
, that he qualified for a loan, Th'l bank subsequentlY infor/ned the plaintiff that it erred and that the
plal/ltiff only qualified lbr a lesser amount. /.lL 515 1\,2d llt 757,
, '
]1
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The court held that Implicit in a bank's undertaking to process a 10,81) appJl~atlon is t/)e _
~eement to do so with reasonable care, It held that the bank was properly charged with th~t duty,
Commerce Bank owed a duty to Ms, Edwards (as It would any other customer) to e1l.erclse
reasonable care hI its trallSBctions with *e Plaintiff, The bank's duty of ordinary care Is implicit in
th'l contractual relationship, Lichtenstein v, Kidder, P~abody & Co.. ,nc" 840 F,Supp, 371 (W,D,
Pa, 1993). The contractual relationship between the lender and the borrower creates an obligation
uporl both parties to e1l.erclse reasonable care, skill 8/ld diligenc\lln their dealings with one and
other, _ The failure to do so clearly exposes the other to liability for any resultln~ harm,
,"Id
--,
14
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,
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E, 'RAlI~)
rile actio'l~ al)d represe/)lllllo/16 or t~e /lank CO/lstltl,lted Iraud agal/lst the Plai/ltiff,
I' 'Accordlngl~, tIle ~ank'B prellmhlary object)<m s~l]uld be dc/lied,
'The elements of'lraud are a.) a mlsrcpresentatio/); b,) a traudulentl)~tera/)cethereqf.' c,) Iln 'II
InteJlliQn by the ma~er tl)att~e recipient wlJlt~ercby be Induced tf> act; d,) justinable reliance by the
,
'I
reclpie"t Up9/l ,~e mlsrepre~eJltatlon; al)d e,) damage tll t~e recipient as the Proximate result.
Delahanty v. first PenQsylvunla Bunk, N,A" 318 /la. Super, 90, 464 A.2d 1243 (1983),
frlujd cllllslsts ofllnythlng culculuted to deceive, whether by sl"gl,e act or c~,nbinlltlon, oi by
, ,
SUppress/Of! of tn/th, lIf su.\!gestlon qf what is false. /.!I... T~ls may be by direct falsehoQd or by
InnuendQ, by speech lIf silence, word of mout,h, or look Or gesture. I.d. fraud may ,be by false Qr
misleading alleaatiQns Qr by concealment oflhat whleh Sllould havebeell disclosed, which deceives
,
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Qr Is Intended to deceive another tQ act UPOI) It to his detriment, I.d.
In Q.ejall8nty v. firBtl1ennsylvanla ijllQk N.A., 3J8 Po, Super. 90,464 A,2d 1243 (1983)"a
,
ban~ provided tlnanclng for ,the plahlllWs lIUtomobile leasl,,!! business. The plaintiff relied on the
bauk's repre~ertatIQ~,s of support and proceeded with t~e conduct qf his busl/less, rhe bllnk rejected
plnlntltl's requests for additional capltal and eve/)tually called the outstanding loans, It \yas later
Jearf!ed that the baul:'s actions \yere perforl)1ed for the enrichment of the bank as it had developed Its
, , ,
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oW>> leasing busluess. ,
The Superlor Court alllnned the judgment In favor of th,e plaintiff tlnding fraud by the blll)k,
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Th,e Court held that the "eeord of the bank's representations and its failure to Inform plaintiff of its
, t/lle Intentions constituted fraud,
, ,
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In Hlllh v, McLean Financial COIl4. 659 F,Supp, 1561 (D,p,C. J987), the Court held that
allegations of the plaintiff loan applicant stated a cause of actiol) for fraud, II) that ClISe, the bank
, I
16
. i'
I"'," g-
/110'1 lll)lce, lold the loonappllcoJlt that there w~s "110 pm,l)lem" wllh their oppllc,ol,/lm and ,tpat they
, '
met the loan crJterja,65? j1,Supp, at 1567,
CQJJllllerCII aaJl~ i~llsrepre~e/lled andlo, q,nitted 1I1aterinl ~ilcls In Its deallJll;Is with' P1allltllT '
,
jncllIdhlg I)ut nllt limited tll I)le following:
a, /\lwese>>tlm!l tllat the ,ate tor Ms, Eidwards IIlqrtgoge was 1l,25%;
,
I), Rilpresenting tll Ms, Edwards Ihat she was alwoved fllr the mortgag", at a,llnterest rate
',01'1l,25%;
c" Sending Ms, /Zdwards a GOQd Faith Estimate representlllg that the jl)terest r~te Qf he, ,
mortgage wpuld be 8,25%;
d, Sul)sequently represel1t1ng that Ihe rate for Ms, Edwards lQan was '},25% and seeking tQ
, ,
,",xtract tile transfer Qf all Qf her IUnds when ~r, Gibson had already approved her 'q~JI at 1l,25%
without the cO/ldltlo,1 Qfthe transfer llfthe IUnds;
e, Representl>>g that CQlllmerCe "ank did not have a written policy with regard tll 1>>-hQuse
,
mortgages,
(CQmplalnt, ~ 92),
The misrepresel1tatlons andlor' Jlondlsclosures Qf Commerce Bank wen: calculated tQ
,
deceive, mislead, and Induce Ms, Edwards to act or retrain trom acting tQ the disadvantage 91' Ms,
, '
Eidwardri, Q.d.., ~,93), Ms, Eidwards justitiably relied on the misrepresentatlQns amVQr
, nondisclosures of facts, (J.d., ~ 94)
Ms: Edwards reasonably relied on the misrepresentations and/or nondisclosures of fact. As a
direct and proximate result of Commerce Bank's misrepresentations and lor nondisclosures, Ms,
,
Edwards was severely damaged,
17
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;~;,t.n ,'I
This .CQurt addressed similar prellm)nary QbjectlQ/ls by Ihe sallIe Qank In FIYO(l v,
CQI)II>>erce lJijO~, 94-2/30, (Decision of AUBI/st 27, 191)6), TIlls Court held that the cQ/llp/allll III
that case stated a cauae of actloll Uglll/lsl CI)/lI/llerCe Qank based upon fraud, (Declshlll. p, /2),
,. . r <
F.. N~(:IMG~Nr MISREP/{I!:SEN1'A'I'ION
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Ms, I!dwords alleges that the Qal* Is liable bllSed UPOlllls negllgem lrlsrepresentatlol1s, 'rhe
,ijank Is liable lor the llllsreprese,llntlo/ls eve/l Wthey were Iml/lIentlonal, ' ,
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Negligent m,lsrepreselllatl~n shares three of the five eleJllents of frnudulel)t
mlsrepresentntlOIl. ll!lInely: I,) a mlsreprese/ltation, 2) Justlt)~ble rella/Ice by ,the rec)pl,e/lt, and 3,)
daJllages prmdmately caused by the rellal)ce, ijrowlle v, ~axl1.eJ.l1, 663 j'I,Supp, / 193, 12Q~ (B,O,
"
,
Po, 1994), It di,lfers from fraudulent mlsreprese/llatlonl,lthat ollly a prepopderance of eylden~ Is
required lIIld the alle$ed misrepresenter must be shown only to have failed to ,e"erclse reasopnble
J ' I '
clII'e Or competence In obtallllng or communicating h)fornlatlon, I.ll
As set forth ahove. Commerce l3ank misrepresented ~nd/or omllted material facts In lis
~elllll)gs ,>>,lIh 'Ms, E4wnrds, 'ttold her thai she was approved for the mortgage at al) Interest .rate qf
6,25%, It sent her a Good Faith Estimate represe/ltin~ that the Interest rate of/ler mortgage \\fould'be
6,25,
Ms, Edwards relied 011 the misrepresentations and/or nondisclosures of facts, Commerce
"
, ,
Bank brc;ached its duty of care to Ms, Edwnrds In making the misrepresentations and/or
nondisclosures ,of fact, Ms,' Edwards reasonably relied on the misrepresentatlo(ls and/or
nondisclosures of fact, '
,
16
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,
,
e. Cummerce aank se,)t Ms, J!dwllrd~ II Oood faith J!stlmllte and rllltll-/n-/..endln61
, ',~llIteme>>ls reprmnt)'I61lhatlhe Interest r~te Jf her loan would be ~. 25%;
r.Cummerce BanksubsequenllY represented tu Ms. Edwnrqs t/llltthe r~te for the IUlln was
1),25% IInd soug/Jllo'coerce the transfer ofllll ufher lU'l~S 10 Commerce Blink;
g, Cu/nmerce aank represented thalli did ,lQt/)Iwe II wr)lIe'l pullcy with regnrd I,U '/l~/lo~se
, , . I
mol1gages.
I
I
I
I (Co/l1plalnt, ~ lOp,
Commerce Bank's cOllceal/nent (If the, /IIaterlal tilcts Was Illtended to deqliye Il/ld dl,d
deceive Ms. Edwards tu actiO her detriment. Ms. Edwards relied un the concealment of facts, tu h,er
. qetrlmtl/)t, OlL, ~ 103),
Commerce Bal)k breflched its duty of care tu Ms. J:!dwards i'l concealing material facts. Ms,
J!dwnrds reasU/jably relied Ul) the available Infor/natlon without the advantage uf the CQ/lcealed
facls. As II dlrccla.nd pruxlmate result of Cun\lnerce aal)k's con~~alment, M's. Edwards was ' '
, "
severely damaged, the exte/lt of which is not yet determll)ed.
This Court addressed similar prellml/lary objections by the same ijank In Flyn!) v,
commeree Bank, 94-2130, (Decision uf August 27, 1996). This Caliri ,held that the C<lmpllloint In
I .., I " i
that ca~e slaled a cause uf IIctlonagalnst Commerce Bank based upon cQ,nsllllctlve fraud, (PeclsIon,
p,12).
'-j
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II. INTENTIONAlt REFERENCEWITII EXISTING CONTRACTS
ANp ,ROSPECTIVE BUSINESS RELATIONSIIIPS
The Bank Intentionally interfered with Plalnllll's existing contract to purchase a r\lsidenee,
The elemental of Intentional Interference with existing contractual relations are a,) the existence ofa
contract~al relatl~llship; b, )interfering with those contractual relation,S; c.) absence of privilege Qr
justification for the Interference and d,) damages, Total Care Systems, 1nc, v, Coons, 860 F.Supp.
20
" .1
"
,
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236 (E,P, Jill, 1994). Th~ Inle", mllY biJshowll whem the IIClor knQW~ ,lIn' InJllry is cel1l1in Qr
sllbslllnll~IlY cerlaln 10 o~cllr II~ II resllll or his aCllon, Resllllelllelll (Second) ofro/ls, seclioll 766,
commelu J,
, Allhe UmeqrCommerce alink's acls IInd ImJisSIc/lls, Ms. Edwllrds ha~,1I11 elljSlhl1J cOlllrllct
I rqr 1M pUrcllllllol or a reslde'lce.(CoIllPJalnl, " 108). Commerce allnk knew of t~e elllstence qr Ms,
,
, ,
EdWlll'ds' Cqlltrllctl1)r the PllrChase ql' 1\ residence lit the time of Its acts and qmlilsiqns, (Cqmplalnt,
, ,
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, ~ /09),
Commerce /lank acted with the Il)lentlqn qf hllerterln!! Wilh the elllsthllJ cOntracts Illr the
pllrc~ase ot'lt res!dence.(Co/llplalnl, ~ (10), Commerce /lank knew or was substll/ltiallY certain tbllt
, '
,
Ms. Edwards would slltlerdama!!es as reslllt qf Its actions IInd serlollsly eITect her elllstin!! cqntrllCt,
for Ihe pllrchllllo llf a re~'denco,(Cllmplalnl, ~ III),
The actiqll~ of Cll/llmerce Ila'* In il)lllrfer!nlJ with Ihe elllstin!! cqntract fllr the Pllrchase llf
the'reslde'lce was imprOpllI' and was nql Jllsllfled, As a direct and prolllmate reSlllt of Commerce
Ilank'~ jllterference with her eXlsth,!! contrllcl, Ms. Edwards WIIS severely damalJed, the elltel)t Qf
which Is nllt yel determined,
I"
I.' COUNT -BUSINESS COERCION ANJ) J)URESS
Cll/llmerce Bank threalelled 'to and did IICt ill II man/ler In which II had no le!!a' rl!!~t 10 do
so, jncllldlllg but nolUmiled 10 Ihe followln!!:
i . , ,
a. areachlng of the terms of Its agree'nent to provide Ms. Edwards with a mOJ1!!a!!e with
Interest at a rate 01'8,25%;
b. Attempllng to coerce Ms, Edwards to,lrallsfer 1111 of her accolln13lo Commerce Bank;
c. Attemptln!! to coerce Ms, Edwards to accept a hl!!her Interest rate than that to which
I . I ,
Commerce Bank hlld p/llmlsed and which It had IIlready approved:
21
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p:lrrWICA....: ()Io' 1i~:BYI(;~
"
I, Oou/:!Ja~ ij, Marcello, 1~~lJuire, 01' Ihe law Iln)J Qf Tho!lla~, ThQlllaB, & Haler, /.-I.P.
,
I ' allomeYB tor PJninlHl' SUBan ~dwarda, do hereby certify Ihnl on IhlB dnto I ~eJved tI)e foregol'lg
, "
Plnilltltl's JJr/crln QJlP()~ltl()l) 10 Prelhllh1Jlry ObJeclioJls; by plncln!l n tnlll a'ld CQrreel copy of
tho salllo 1/, 1110 Unlled Stlllos mull, poslnge prepnld, III Han'lsb1lrll, Pelmsylvul1la, addroBBed 10:
, "
I
DRvld A, fitzsimons, L~slJuire
Molle, gVlIllS & Woodside
3,4QI N, Fr(I/lI Slreet
1',Q,ijQx 5950
Hnrrisburs, JlA 171'10.0950
"
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"
;1,
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mOM AS, mO~AS & ~IAf~R, L.I..P
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"
J)y ,
OoullllI Mn cello, Ilsqulr~
AlIopley 1.0, 36510
AlIQrney for PlalntilT
305 North Fronl Slreet
P,O, Dox 999 '
Harrls~url!l !l A 17108.0999
OAT/W; ,
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u. 8TArE,"'~NT QF THE! FACTS
Tne prlnc)pal Issues raised lIV Oe'enda.nt's PrellmlJ1ary Objections ,aro Pemurrers
to tile overa)1 ac~lon and tile Indlyldual count~ brougllt lIvPlalntlff, ,..s eucn, tnle recltallon
0' 'acte )e Qerl~ed prlmarllV 'r9m PlaIntIff's Second Ame~ded Compla)ntl pe,enclant
lI~lIeyeSlhat based upon plaIntiff,S ownrelnyentlng ~, tile case, no cauee q, action arises.
"Ms. J,:dwarde lInWed a contract to purchase a res'gence at 134Q Watet1Qrd."'
[PlaIntiff's Second Amended ComplaInt, ~~J' Watet10rd Ie a Condoml,nlum complex, "On
Augullt 1, 1996, Ms, ,E~ward8 met wltll Getty Wilson 0' Oommerce Ban~ to apply 'or a
mortllllge." [Plalntlff'e Second Amended Complalnt, ~61, "Based on ttie need to maintaIn
l -, 1
the mQrtgage In-/'Iouse, Ms, ,Wilson, 0/,/ benalf 0' Commerce, Informed Ms, Edwardsll1at tile
Interest rate would be 6,250/0 with one (1) point." [PlaIntiff's Second Amended Ccmplalnt,
~91. ,
: "Ms. J,:dwardssullmJtted an application for the mortgage and lIubaequentlV prOVided
tile materials requested 0' her by Commerce. [Plaintiff's Second Amende,d ComPlelnt, ~11 I.
, ' ,
,
"On August 12,1996, Ms, Edwards receIved a Good Faith Estimate and a Truth In Lendjng
Disclosure Statement bV mall from Commerce..." [Plaintiff's Second Amended Complaint,
. , , " . . ,
~13J, "The Good Faith Estimate and the Truth In Lending Plsclosu~e Statement bqth were
,
based on or ,eneoted an Int,erest rate of 6,25%,. [Plaintiff's Second Amended Complaint,
,
~141, "Me. ,~dwards signed both documents and retumed them to Oommerce as she had
been Instructed and was willing and able to perform o,n the contract pursuant to the terms
',2 .
'i
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",'Il"
wlm w/lleh s/le /lad agrlllld,. [Plalntlft'1I GIICQndAmendlld ComplaInt, 'P6', pa~agrllph 16
/11 the only argument amendedln PI,alntlff'1I SecondAJ)'lllnded Complamt.
,
"On Augullt 22, 199E! Mil. /adwardll walllr!rormed by Ms, WI/lion on be/lal'of
Commerce t./lat ./ler loa,n had been approved at E!,26%,. [PlaintIffs SecO/lcl Amllndecl
'Complaint, ~161,"Cloll)ng wall sC/leduled for T/lurllday, August 29, 1aae at 4:QO p,m!
, [Plaintiff's Second Amended ComplaInt, ~17). "On August 23, 19,96, Mil. Wllllon again
, I) i
called Ms, Edwardll ~nd In~loated t/lat Mr, [Jamllll) Glbllon [Prellldent of Commerce Bon~) ,
wall requlnn9 Mil, /:dwarde to transfer hllr bank accounts to Commerce Bank" 8/)e wanted
,
, I a loan aO,hll 'nterellt rate of 8,25%." [P1all:'tlffll SlIcond AmendlldComp/alnt, ~ 19), "Mil.
Wilson related In t/lat p/lone co,werllatlon that Mr, GJbllon WOUld !mpolle an Intllrest rate
of 9,26% If Mil. J:dwards refulled to trans'er all of /ler funds to Cqmmerce aank.' [Plalnt1rrll
SeCQnd Amended complaInt, ~20), "Ms, Wllllonagaln called Ms, Edwards on Augullt 23,
, '
, , ,
1996 and saId t/let Mr,Glbllon CQntlnued to demand. ttlat line transfer all of /ler money to '
Commerce In Qrder to receive tile 0,25% 'ntllrellt rate,' [Plalntlff'1I SeCQnd Amllnded
ComplaInt, ~24), "On August 28, 1096, a day prior to the sc/lllduled settlemllnt, a
,
reprellentallve of M,Il, Edwards CQntacted botl1 Jamell Glbllon and Gary Nalbandian,
C/lalrman of tile Eloard of Commerce." [Plalntlft'1I Second A,mended Complaint, ~20), "Ms,
EdWards' reprellentatlve Was told by botl1 tl1at the Interest rate would remain 9.26%!
. I., ' )",
[Plalntlft'e Second Amended Complaint, 1129).
, ' , '
"At approximatelY 5:00 p,m: on Auguet 20, 1996, the day before tile scheduled
Closing. Ms. Edwards ~nd ~lnother Individual spoke to Mr, Nalbandian and again explained
. 3 .
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,
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t~e situation,' (Plaintiffs Second Amended Complaint, 1):l1). "The In,dlvldual who
participated In that phone call wIth Ms, Edwards Ilubsequently called Mr, Nalbandian....
,
, (Plaintiff's Second Amended Comp,alnt, 1)33), "After thatlndMdua"s cflll,he told Ms.
,
Edwards that she would receIve t~e mortgage at the rate of 6,26%.' (Plaintiff's Second
Amended Complaint, 1134),
"Ms. Edwards refused to CIOSB on the loan until she determined the true reason s~e
,
,
was now being given the Interest rate of 6,26%,' (Plaintiffs Second Amended Complaint,
,
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~36), "Ms, Edwards was troubled by the notion that the Interest rat~ of 6,25% was beIng
afforchld her, not because It had been quotqd and agreed upon by Commerce, but because
she was an employee of an Institution with whom the President of the Board's company did
substantial business," (Plaintiffs Second Amended Complalnt~ 1)36), "Ms. Edwards
,
proceeded with the closing procass to determine w~ether the true reason that she was
being afforded t~e Interest rate of 0,26% was her position wIth PInnacle Health Gare
Systems.~ (Plaintiffs SSCQnd Amended Complaint, 1)37), "As the meeting was beIng'
, I ,
adjourned, Mr. (Davlel) A"1sden (Vice PresldElnt of Credit Administration) provided Ms.
, Edwards for the first time With a [August 29, 1996) commitment letter for a mortgage at the
rate of 6,26%." [Plaintiffs Second AmQnded ComplEllnt, m141, 60), "Because Commerc;e
Ban~ agreed to prOVide 8 loan at 0,26% because of Ms, Edwards' position with Pinnacle
, Health Care Systems, Ms. Edwards was unable to accept the loan." [Plaintiffs Second
Amendsd Complaint, 1161), "As,a result of being unable to accept the loan, Ms, Edwards
has suffered losses Including but not limited to e)(p~nses for Items to speclflcally "t that
. 4
rellldeJlCtl, moving and IItor~ge expenfle, expenflell for completion 0' the unit, paymentlltQ .
the owner during the pendency Q' the tranllactlcm, and the loan appll~tlon 'ee," [Plaintiff's
. Sacond Amanded Complaint W52J,
In lIU,mmary, PlaIntiff alleges that the 8.25% rate, her origInal expectallon, was
rendered ,unaCt;flpta~Ie by her perception It)at she somehOW was ~elng ,avored through her
,
employmllnt position.
III. STATEMENT OF THE QU~ST'O"'S PR~SENTED
~, MUST TH~ PLAINTiff'S ACTION Bl: DISMISSEP. WHEN SHE FAILS TO
PLl:AD COGNIZABLE CAUSES OF ACTION BASED UPON THE FACllJAL
ALLEGATIONS OF HER oWN SEcoND AMENDED COMpLAINT? .
Suggested anllwer In the afflrmallve,
. .
IV. tJUMMARY OF ARGUMENT
Plalntl"'lIacllon states, In lIummary, that ehe negotiated WIth Defendant an 8,25% '
:financlng arrangement for a mortg~ge to purchalle a condominium, but that prior to
, ' "
s~"'ement the Defendant attempted to Impose additional condltlonll. Before lIettleme"t,
, ,
at,th$ PIl!lntl"'lIlnllllltenco, Defendant withdrew the conditions to which plaintiff objected
and was prepared to provide an 8,25% mortgage. Plaintiff at that time refulled to accepl
tho (original) arrangement oJ) the grounds that Defendant's deCision was based upon .
Plalnll"'s pOSItIon of employment.
"
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~ae~d upon ~er own factual scenario Plaintiff cannot establls~ any breac~ of duty,
,contrllctual or qth~rwlse, by Defendant wh'c~ reeulted In ~arm, Any alleged harm to
Plaintiff resulted solelY from ner refusal to aCCl'lpt the arranOemert that ehe heree'f p1ea9s
,
eh,e nad originally negotiated wIth t.he Defendant ~an~. .
V. AROl,lMllNT
, ,
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plaintiff's Second Amended Complaint presents nUmerous counts" all of which are
property dIsposed of by Defendant's demurrers. AdditionallY, Plalntl" hae arter tnree
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attempts, failed to produce wr)tlngs or effective allegations of or~' agreemants establishing.
a "gnt to recover. '
I ';.'. . 'I ',';
, "A demurrer can b') auatalnedwhere the complaint la clearly 'naumc/ent to estab"s,h
, , ,
\98 pleader's rluht to re!lef. AlJJu,heny ,County v. Commonwflattn Q',Pennsylvanla, !l()7 fa,
38(), ~ A,2d ~a UfJ86); loiemallQna' Masters, ete, y, International OrQenl~lltlon Masters,
,
J1g., 414 pa, 'Jon 199 A.2d 432 (1964). For the purpose of testing the lega/ sufficiency ,Of
Ihe cnallenged pleading, preliminary objecllons In the nlitvre 0' a demurrer admit as ~rue
all well pleaded material, relevant facts, and every reasol)ablelnference deducible .from
,
those facts, Allml~eny COU'1Ill, 507 Pa, at 372, 490 A,2d at 408i Conrad v, PIf.sbul'Qb, 421
Pa, 492, 218 A.2d 906 (1966); Bruhln v, Commonweallli, 14 CmW/th. Ct, 300, 320 A,2d 907
, ,
(1974)., However,' a demurrer admits that only facts are well-pleaded, material, and
", I 'I "
relevant, and onlysych facts as are reasonably deducible from such facls, Elrlnq V.
Kmmid, 466 Pe, 580, 353 A.2d 833 (1976)" Ademurrer admits neither concluslo,ns of law
. 6 .
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ror unwarranted Inferences not arQumentatlve alleoatlo,ns nor expresrJlons qf opInion. j.Q,
at 634.
COLJ~r'
~RE~CH OF CO~TRACT
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,
Annul.les I,/'polley, 64 pa, 260, 14 P.F. Smith 260 (1670); EastQate Entelllrlses, 100, \(,
Bf,lnk & TrIl~,t Co, ~f Ql~ Yor~ ROEjQ, 345 A,2d 279, 236 Pa,Sup~r. 503 (Pa, Super. 197~),
,
"', W~lIe t~e Statute of FraUds Is not properly r~lsed In Prel/mlna,ry ObJections, and IS
, ,. I
not raised ~ere, PlaintIffs Inability to ,attao~ a wrltlno upon w~lch she alleges breaoh, or
"
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In the Instant oase, t~ere Is no vall~ mortoage between Commerce l3ank and
Plaintiff. l3,ecause s~e never sloned a mort9a08, there Is no writing upon whlc~ Plaintiff can
base rier breaon of contraot olal,m, TIlQrerore, tne Claim s/'lould be dls/111ssed,
!n PennsYlvanIa, ':' mortgaOl/IS not Valid l,In1ess It Is In wrl~ng, Is signed by tile owner I
of the prop~rtY being mortQagQd, and speclnes tile debt for w~)on It IS seourlty. ' Kepler v,
/<llplgr, 330 fa, 441,199 A. 196 (1936), There Is nO suoh thIns as va)Id "parol moflgaoe",
,
, ' '. 'I
as tnat would violate tne Statute of Fraudll, Penn Gq, for Ins, on Livas and Gr~ntl,og
,
plead an oral agreement, IS fatal.
, IWllere I c1llm Is blsed upcm a writing, the writing I, required to be 8Ullched to the
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complllnt, JOlt II.Phoenlxyllle Are8 School D'ltrt<lt. 267 P8,Super. 461, 406 A.ad 1133,
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1137. tn, 3 (1979). Further:mQre, the Pennsylvania courts have held thet >e complaint
, "
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Ihol.lJd be strtcken for failure to attach an esssntlal documllnt,' ADAMO II, Olnl, 668 A,ad
7
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~r6i 519 (pa, Cmw,tn, 1(95), citing 4 Standard pa. PractiCe' 2d ,CQmpJlllnt, "en.rllly
I ., ..,
021 :66.
I
COUNT " I
UNF"IR TRAD!: AND CONSUM!:R PROT~CT'ON ,,"CT
Plaintiff aUegestnat OefElnqant violated 73 p,S, e 2QH (4), HQWeVer, the Plaintiff ,
,
hss not plead any facts tnat WO,uld PEl actlonaple under tn/,s statute, ~ecause /)0 specm~
statutoI)' prQvllllol) addresses the clroumstance~ alleged py Pla)ntlff, It Is presumed tnat
PlaIntIff wIsres to place ner complal"t wIthin thEl ~tatute section (xxi), tnEl .catcn-al'," ,tnat,
, ,
prQvldes tnat It Is an unfaIr practice to Elngage "In any other fraudulent or deceptive conduct
, "
whIch creat~s a U~ell,hood of confU~lon or misunderstanding", PlaIntiff does not Plead any
facts that give nse to the I~ference of fraud, and this cose, according to the Ser;:onq
Amended ComPlaInt, Is not a,bout confusion or mIsunderstanding,
, '
COUNT III ,
~REACH OF, DUTY OF 0000 FAITH AND FAIR DeALING
, ,
T~~ Re..tatem~nt (Seqoncl) of Contrao~s provides, at s8ctlon2Q5, that "Eyel)'
contract Imposes on ~aCh partY a duty of good faith and fair dealing In Its perfOrmance .rId:,
'n~ment', By ltIe Restetement's 'QWIl terme, the duty Is limited to the ~rformllnce end
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."rarnementof contrects; It does not relete to formatlo~. In Pennsylvania, the duty of good
faith and fair dealing a,rlses under the law of contract, and therefore cannot arise until the
"
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contrao,l~ae ~l'Ien forml'ld. F~lbQ y. SI,Q\~ farm lltg J{1~lIr"'l.Joe QQ" 1997 W/.. 116988
(E,O,pa,).
, .
,
, In thE! Inetant case, according to PllIlntlffe own Words, a CQnlract was nl'lyer fOmJl'Id,
, 1- , I ... I
eo thl'l dllt)' 0' good faith and fair dealing, even !lIving Plaintiff thl'l benl'lnt of t,he dqubt,
, ,
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,
rl'lqu~sted, and she deolded not to accept It for her own reason", If the "lnJury~' was not
. 9
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/leVer arose, Thereforl'l, the claIm ShoUld blJ dismIssed,
"
,
CQUNT IV
HEGLlGl:HCE
. '
'n Penney/vania, thl'l eleml'lnts that must ~lJ prov~n to esta~l)s/:l nagllgence are,:
1, exlstl'ln'oe of .0 duty Clr ob/loatlon rl'lpognlzed by law;
2, faljure to oon'orm to t,hat dutYi
3, causal CQnneollon I;letween defen,dant's brlJaOh Of d~ty and th~ rl'lll~'tlng InJu~;
and
., ,
4, actl/al lOllS Or da!)'1aglJ su"er~d by the cQmpllllnant.
Orl.Jery, ~QjJjJs,515 pa,132, 527 A,2d 521 (1967)-
Defendant found no case directly supporting PlalOllffs thlJory In 90l/\')t IV, In ~ses
,
'InVqlvlng allegations of olender's duty to disclose property/title defeots to a ~orrower, the '
courts nnd, that a fender owes no duty of care to his borrower. Rousseu II, City of
, ,
,Ii
~,100 Po. CmWlth, 173, 177, 514 A.2d 649, 662 (Pa,Cmwlth. 1986).
I ' In any ~vent, the Plaintiff has not plead any facts that evidence any breach of duty,
as the Dl'Ifendant was willing to provide ttle Plaintiff with a' mortg~ge at the Intl'lrest rate she
,I
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,
,
pQlng ablQ to PlIrCnasEl the home, there Is no "n~ between tl)at Injllr}' and the Defenda/We
actions,
COU~r V
~l!Qa.IQJ!~r ""SJtEPJtESJ!~rA'TlO~
Pla'ntl,ffs Counts V and VI poth relY upon oauses Of aotlon wnleh requIre matQr,lal
,
misrepresentations ~'(mg with other elements. "Negligent mIsrepresentation" Is similar to
,
, the tort Of "fraudulent misrepresentation", with the difference being tnat 'reud requires a
"
, ~nowlngfrec~less aot, While neg"gent,mlsrepresentatlon reqUires only a ''want of reasonable
, ,
oare", Woodward v, D1llldqb, G78 Pa.S,uper. 11 L 548 A,2d 301 (Pa,Super., 1Q,88), for
reasons whlcn relate dlreotlY to whY Count VI, cjlscussed below, shoulcj also be d/smlssecj,
PlaIntiff's Count V oannot be sustaIned.
COUNT VI
FRAUDULENT MISREPRESE,NTATIO~
The elemente that must be proven In order to eatabllsh abrlma f.llml CBse of
, fraudu'entmlsrepresentatlon are:
1. . that a misrepresentation ocourred;
2. there waB a fraudulent utterance thereof;
, 3. Intention by the ma~er that the recipient will thereby be Induced to act;
4, ' Justifiable reliance py the recipient upon the misrepresentation, and
6, damage to the recipient aB the proximate result of the misrepresentation,
,
Clament Martin, Ine, y. Qussey, 191 Pe. Super, 464, 167A.2d 412 (Pe. Super. 1959),
. 10 .
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In Ih~ Inslanl case, Ihe Pla!nllff has not laId oula prima faclEl case, simply because
Ihere y.'as no mlsreprusenlat'on made to Ms, I:dwarde. Commerce Ban~ offered tq give
her a mo,rtgag,e fqr 8,25%, as slaled In Ihe Good fallh I:stlmale and the Truth In ~endlnll
StlJlemenl, Ms, I:dwards chose nol to accept Ihat offer, for her own reasons. Because
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there was never a mlsrElpresentallon made to Ms, Edwards, alld this claim should b~
dismissed. ,
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cou,.r VIJJ
. ,,.r~NTlO"A'- '''T~RF-=~ENCE WITH
EXI8T'''~ CO,NT~CTUAj.. ~El.ATlO"8H'P8
In Qrder to succeed wltn thIs cause of acllon, the Plaintiff must demonstrate the
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. following fQlIr elements:
1. !he ~x'stence of a contractual relationship;
2. an Intent 01') the part of the defendant to harm the plaintiff PY Interferjng with tha~
l',ontractual relf,ltlonshlp;
3. the abseJ1ce of a privilege of JUlltlncetlon for Quch Interference, and .
4, damages resulllng form the defendant's conduct.
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ISmail v, Jl,jhl~tB ColI\lge. 452 Pa. Super. 410, ~82 A,2d 350, (pa. Super, 1996).
,
In the InstBllt case, the Plalnllff nas failed to ma~e a prima facie case. AssumIng
that th\3re even was a CQntractual relationship between Ms, Edwarde and the p~rso" from
whom sne was going to purchase the home, Plaintiff has not plead facts that evidence an
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Intent or the Banl<'s part to harm that relationship;. furthermore, Plaintiff nas alleged no
damages that relate to this claim. No contracts were attached, and no oral agreements
alleged. Defendant was ready alld Willing to provide Ms. Edwards with a loan at 8.26%,
as ehe l'tad wanted; defendant cannot be held liable for Ms, Edward's Choice not to accept
that loan,
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COlmr IX
COERCIONfDl,IRE8S
Cotlrclcm and dUrlllJ1J arEl dElfllnSllS to t~El llnforcEl/1l11nt or a con~ract, '3 pa OS
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Sllctlon 3305(a). Herll, the Plaintiff SEleks to brlnQ a caUSll Of action for "collrclon".
pllnnsylvanla cese law has foun,d no such cause or acllon ul)dllr the circumstances aHeglld
In Plaintiffs Second Amended Comp'alnt. In any llvllnt, the Defendant could nol ,have
coerced Ms. ~dwl\lrds Into doing anythIng agalrst hllr will, as the Ban~ was Willing to
provide her witt) the m'o/1galle at 6.25% as S,hll rElqullsted, PlaIntiff makes no allegations
, t~at there WElre unacceptable conditions Imposed or ImpUed when she walked out or
seltlllment, In raot, the "cqndlllons" to whlct) She ~bJllllted according to h,llr CQmplalnt Yfllre
dropped, prior to her rerusal to consummate the transaction.
BecaUM P,aln"ffs Second Amended Complaint represents her third opportunity to
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plead I oognlzabluau8e of action, and 8hEl has raHed, I. 18 appropriate that her lull be
dleml8sed'at thIs time,
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, Plalntlffl Second Amended Complaint Ihould be 8trlcken~ Where a ,~,1tY f,"e .0
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.I.n lufllc:MInt facts and/or provide sufficlent documentation 'to support Its clalml, a court
1'Ieec1 not alloW 8uch party to amend Its ('.amplelnt further,
[T)he right to amell(,lls not absolute. The In,ltlal pleadln~s ~v,,1 thet
thecomplalnt'8 defect" are 80subetantlsl anat the amendment Is ,not
Ukely to cure them, and that, the prima raclEl elements Q'I/)e claIm or
claim. asse~ed wm not bEl eS-'bUshed, I/lerlgt)t to ."..nd I. pro~'rly
withheld. .su, Spal" v. V1.,nij, 315 Pa. Super. 136, 461 ~.a~ e~3.
837 (1983): 'QI IIA.ll .441 Pa. 106, 271
A.2d 241. 243 (1970). ,llrt~erm9re, he decision, to grant or c1eny,
leave to amend 18 Within the sound discretion of thetrtal court, .nd Will "
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P~PJPJil f'QlJ, J<Je'J'm~A~~ ,JI'QJJ ~GmJl'1m
(Ml/'t ~o typowrluon on 'I/~mlttod In dl/p}lcotol .
'l'q 'l'"~ PRQTH()NQTAJ\Y ()F Ol1MPIii~~OQl1N'l'Y,
Plou,',o lI~t t~o wlt~ln mottor for tllo 'lOKt ArllUJ)lOnt Oourt,
....................................................................................................................
(lAP'J,'I()N ()F ()A.E!~
(olltlrocopUQ/I mu,t bo,totod In I~m
SUSAN EPWARPS,
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(Plolntlm.
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GOMMERGE PANI{
Hi\RIUSpI.)RG, N,A"
([)ofondontl
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. No, ,!l7
111.JlL
Clvl' ~ ~377
1, ,Stuto /Iluttor to ~e urgued (I,e" pJulntllfs motion fqr new'trluJ, defendupt'.s
deJ)lurrer, tQ cqmp'ulnt, ete,): .
Defenl/unts' Prellml,nar)' Objoctlons
2,
IdentitY coun~oJ who will argue cuse:
(II) for Plaintiff: DQugJas n, Mllrcellq, Esquire
Addre~s: TJlOMAS, THOMAS & HAfER
3()fi North Front Street
p,O, >>ox 91111
Harrisburg, PA ,171()8 .
for Defendant: David A, Fltz~lmons, E,qulre
Addre,a: METrE, EN ANS & WOODSIPE
3401 North Front Stroet
Harrisburg, PA 17110
(b)
3, I wUl notifY all pnrtlos In writing within tWQ days that this case has been llstodror "
orgument. '
4, Argument Court Dato:
Juno 24, 1998
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~~G\.~~L"\\'\'>S{;'
Attclmoy for Defendant
Dated: JUN 0 2 1998
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!/~~'J'IFJCj\'J'E Qf' .,JilJlYJOE
I corWy t~/It 1/ll)lt~ls <lilY sorvlng /l copy of t')O foro going documsnt upon ~~o porso/l(s)
Ilnd In t~e I))unner Indlc/ltod bolow, w)llch servlco sutlsllos tho requlrol)lonts Qf the J1ellneylvllnlll
/tulos Qf ClvU J1roceduro, by rloPQslllng Il CQPY of SIlI))O In t~o United Stlltes MlIlI lit ijllrrl'b~rg,
l'o/lnsYlvlIlllll, wltll Orst.clllss PQstolle, prepllld, IlS follows: ' '
I)QUlllus a, MllrcollQl_Eslj,
ThQI)lIlS, T/!Ql))oS & tlllfer
301S !'fort/! Ji'rollt Stroot
J1,Q, aox Ql/l/
ijllrrlsburll Jlll 17108
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ME'M'E. EVANS & WOQI)S/PE
aYI'~'~~\~~\~:';\\"~~"~
puvld A, Flhslmons, Esq,
Sup, Qt, 1,1), NQ, 41722
3401 N, Front Street '
Jl, 0, aox Ill/50
Hllrrlsburg, l'A 17110,01151)
(717)232.5000
At~ornoys for 1)0f~ndllJ)t
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SlJElTlbl lil,PW1IRPS,
lllaintiff
v.
I IN THlil COt1RT OF COMMON P~1il1\S
I CUM~IilR~TIbIP COUNTY, P1I
1
1 NO. 97-3377
I. CIVI~ 1ICTION - ~1IW
1 ~t1RY TRI1I~ P~~PIilP
1
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OO/'IMIilRClil ~TIbIK,'
ij1lRRISBURQ, N. fl.. ,
pefendant
~SWBR TO D~'~~~IS PRB~IM~~ARY QP~BCTIO~~
1. Mmitt;e9.
2. penied aa etated. Thia ia Plaintiff'a thi~d effo~t to
, ~eaolve any potentially legitimate objectiqna of Pef~ndant. . Apy
and all othe~ ave~mente a~e denied.
3, 'Admit;ted.
4, :1\dmit;t,ed.
5. 'Admitted.
6. fl,dmitted.
7. Admitted.
9. Mmitted.
9, Mmitted.
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l,O. Penied ae atated. The avermente of pa~ag~aph 10 fail to
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aocurately ~eflect the ave~menta of pa~ag~aph 15 of Plaintiff'a
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Complaint ae full and complete, hence they a~e denied and P~oof ia
demanded at time of t~ial,
11., Admitted.
12, Admitted.
13. Admitted.
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14. Admitted,in part. It ia fu~ther aver~ed that, aa alleged
in pa~agraph 19 of Plaintiff'e Complaint, Jam~a Qibaon, P~eaident
of Commeroe Bank ~ecommended approval of Ma. Edwarda' mo~tgage on
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AU~Uijt '22, 199~ with an intere~t ratelo~ 6,26', but toen attempted
to extract toe additional oondderation ~rom Ml'l, J;ldwardl'l al'l averred
il) paragraph 19 ot th~ Complaint.
15. ~l'lwer+ng Defendant inoorporate~ toe avermentij ot
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paragrapo 14 a~ if l'let forth in full.
16. Denied al'l l'ltated. rhe avermentl'l in paragraph 1~ quote'
the avermentl'l of para~raph 24 o~ Plaintiff'l'l Com~laint, but fail to
incl~de toe avermentl'l of paragraph 21, 22, and 23 of that complaint
to toe extent that it wa~ not a ul'lual banking praotioe of Commeroe
Bank to attempt to extraot additional oonl'lideration atter having
approved the loan, toat Plaintiff wal'l willin~ to' e~tablil'lh a
checking account at Commerce Bank so her month~y mortga~e paymentl'l
could automatically be deducted, and that Ml'l. Will'lon l'ltated that
l'lhe Would l'lO inform Mr. Gibson and'see if thi~ would satis~y his
attempt to extract additional oonsideration ~rom her.
17, ,~dmitted in part and denied in part, The averments of
paragraph 17 correctly quote the averments o~ paragr,aph 26 of
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Plaintiff's Complaint, but fail to further aSl'lert the averments of
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paragraph 26, 2~ and 27 to the extent that Commerce Bank forwarded
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bank cards to Ms, ,Edwards / tha,t two days before the scheduled
l'lettlement, Ms. ~dwards contacted Ms. Wilson as to tpe status of
the loan and was told t'hat the rate was now 9.26" and that Mr,
Gibson had not changed his mind despite Ms. J;ldwards/ offer of
additional consideration, even though President Gibson had approved
the loan at the lower rate without such consideration,
16. Admitted.
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29. Denied. Any lIummariz.tion ot Plalritift'lIoomplaint iij
denied. Tne averment~ ot ijaid Complaint are incorporated h~rein
and made a part nereof aij if lIet forth in full. ~urthe~, it i~
denied that Oommerce BanklQ proV~lIion ot the 8.25~ wall under lIuch
'ter.m~ and conditionQ and with re!1ard'to QUCn circum~tancell HII.
~dwaFd~ could acoept ijuch termll, contrary, to the initial agreed to
rate Which 'Plaintiff had bee,n offered and had accepted.
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30. Denied, Tpe aver.mentil of paragrapp 30 IItate a cOl'/cludon
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ot law to which no rellponQive pleading ,ill required,
3:1., Admitted in part, Plaintiff furtherinco;rporatell the
avermentp of ~aragrapq~ :1. through 56 in Oount I all if lIet forth in
full,
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32. Denied.' The averp\ent~ of paragraph 32 IItate a cOnclullion
of law to whioh no rellponllive pleading ill required. II'),' the
alterl'),ative, the averments are denied as stated and proof ill
'dem~l'),ded at time of trial.
33. D'enied. The' aVerments of parag;raph 33 IItate a conclullion
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ot law t.o whioh no ):e 1110'01'),11 i ve pleadil'),g ,is rl!lquired,' In the
alternative, the averments are denied all Iltated and proof iij
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demandl!ld at t;iml!l of trial.
34. Dl!lnied. It ill denil!ld that the p~ragraphs quoted above
and/or that, Plaintiff's Second Amended Complaint, inoluding tHe
averments inoorporated by refl!lrence thereto fail to allege facts
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that would create the, oral contract that Defendant is alleged to
have breached. Any and all averments of paragraph ,34 ,are denied,
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,36. Oenied. It b dllnied that Plaintiff in hel:' Second
'Amended Complaint hae failed to alle~e facte that she was willin~
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and able to pel:'fol:'m the alle~ed breach had the alleged bl:'each of
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oontl:'aot occul:'red. Thll in~ccuracy of thia averment ie demonetl:'ated
by pal:'agl:'aphs 11 and 3Q of Oefendants' Preliminary Objectiona.
36. Oenied. The avermente of pal:'a~l:'aph 36 are denied to the
extept, that Plaintiff allege injuries etem from her l:'efusal and
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unWillingnea/l to aettle at 8.25% becauee of her poeition at
Pennacle Health Care not Defendant's action, To the contra~y,
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Plaintiff wae unable to eettle becauae she had been,provided and
a/i1pl:'oved with a mOl:'tgage at 8,25% without any conditi~n, rad been
, attempted to ):le' coerced t'o provide additionlll consideration, for
such loan after it ha,d been aPl'roved, and l:'ec;:eived the !:'ate to
which ahe was appl:'oved and entitled eolely based u/i1on her poeition,
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said ~onditione was such that ehe could not accept said loan.
3~. Denied. It ie denied that Plaintiff has failed to state
in her Second Amended Complaint a claim upon which relief can be
granted.
WHEREFORE, Plaintiff requept thie Honorable COUl:'t to dismiss
Plaintiff's Second Amendlld Complaint.
38. Admitted in part. Defendants fail to,also l:'efer to the
avel:'ments of the balance of the Complaint which are incorporated by
reference thereto.
39. Denied to the extent it paraphrases the averments of the
Complaint which are incorporated herein,
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40, Penied aij ~tated. ,Plaintiff haij attaQhedcopieij of an
agX'eement.
41. PCllnied. The averments of paragX'al'lh 41. ijtate a concludon
o~ law to Which no reijpondve pleading b required.
\'IJ-/IilRlllFORliJ Plaintif f requellt thill J-/onorable CouX't to dismiijij
Defendant's preliminaX'y Objeot'ionij.
42. penied all ijtatlld. ' Plaintiff incorporatell the avermentij
of paragl:ap,h~ 64 through 69 herein as if set fort,h in fuJ.1 and made
a part 'hereof.
43, ,Penied. The avermentll ,of paragraph 43 are denied. It
iij denied that Plaintiff' Il Count II cause of. action cannot' be
ijustained f.or lack of sufficient factij in the Compla~nt.
44. Penied, It~s denied that the allflged f.actl!l upon whioh
Plaintiff reliell in her Second Amended Complaint on their f.ace do
not support a conclusion of the violation of the stated statute or
ijupport tlJ,e relief for damages, costs,: attorney fees, punitive
damagee, and treble dama~es as set forth in the Complaint.
, \'IHIilRlllFORlll, Plaintiff request this J-/onorable Court to dismise
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and deny Defendant's Preliminary Objections,
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45 ,Penied as stated, The averments of paragraph 7Q -77 of'
Plaintiff's Complaint are incorporated herein and made a part
hereof in f.ull.
46. penied.' The averments of paragraph 46 are denied as
conclusions of law to which no responsive pleading is required. In
the alternative, they are denied and proof is demanded at time of
trial .
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47. Denied. It ill denied t:bat Plaint,~U'1l Seco/ld Amended
'complaint failll to aQequately plflad or eljtablillb cQntraotUal,
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relatiollllbip all to w~ior the requiremellta o~ ~ood faith and fair
dealing attach.
Plaintiff hall attached a, wdtt:en
48. Denied all Ilta,t:ed,
a~ree",e/lt,
4 fl. De/lied. Plai/lt:iff baa not failed to llhow how Defendant' II
aotion~ ,fall under ~ood f';lith provil3iqna of Re,atatemlmt (Seoo/ld) of
t~e Contraot.
~O. Denied, It is denied that Plaintiff 'a Second Amended
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COll)plainteatablillhea tbat it waa Plaintiff's /lole, decillion and not
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th,e actiona of Defendant whiCh presented a llpecific mort9age of
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8.25'. Plaintiff's alleged dama~ell do not flow frOll) herself, but
'flow frOm Defendant I,a actiona.
~H)'iJRElP'OR,E/ Plaintiff reque/lt this Honorable' Court to ,deny
Pefendant/a preliminary' objectiona.
51, D~nied, It ia denied that the Seoond Amended Complaint
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failll, ,to Iltate any hcts Ilupporting le9al conclullions of the,
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ne~ligence enacted on the part,of the bank,
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52,. Ft-dmitted ill part and denied in part. It is admitted that
Plain!:iff, wanted a mortgage of 8,25', ne90tiated a mort~age fo'r
, 8.25', and was offered a mort9age at 8. ~5'.' It is further averred
that the bank then breached itll agreement to provide a mortgage at
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8.25' except upon the addition of other terms and conditions which
ultimately pl:'oved alld totally resulted in the breach of' ,the 'terms
and ,agreements between the parties.
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!i3.
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'rhe avermenta of paragraph !i3 atate a concludon of law
to IYhich no rellp(maive pleadin!:j ia required. ,In the alternative,
it ia denied and pX'oof' ill demanded at time of tX'iai.
!i4. Denied. It ia denie,d that Plaintiff / II SeQond ~mended
,
Complaint doell not contain any factll lIuggeating Defendant I a actiona
cauaed, her alleged damage and/or were the reault of negligence.
The X'emaining averment II of paragraph 54 are denied all l:ld,og
incomplete and taken out of context.
!i!i. penied., It ia denied that Plaintiff's inability ia baaed
aolely based 011 heX' inferred rationale that her own employment
poaition impX'operly influenqed the deciaion and/or that Plaintiff
haa failed to atate a claim upon which relief can be granted.
!ili. ,Denied. It ia dellied that 1?lain,tiff 'a prayer for relief
under Count IV ia unaupported on the ballia of pleadioga arid/or that
such a req\leat for damages/ coats, attorney feea', il}terest and
punitivedamagea mUat fail.
WHE:REFORE, Plaintiff requeat thia Honorable court to deny
Defe~d~nt/s Preliminary Objeotions,
57. Denied. It is denied that Plaintiff'a Second Amended
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Complaint as phrased fails to state any facts aupporting the le~al
conclusion of a negligent rniarepresentation on the part of the bank
or' that the Count ahould be dillmissed, hence it is denied and proof
ia,demarded at time of trial.
!i8, Denied, It ia ,denied that Plaintiff has failed to atate
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in Count V of heX' Second Amended Compll;llnt a claim upon which
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relief can be granted.
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l'/IJlilRlilFQR/i';, ~hlint;i~f requellt thill Honoraple Court to GlhJmhll
and deny Pefendant'll Preliminary QPjeot;iqne.
!?9. Penhd. It J.Il denied that Plaintiff' Il .!leoond f!.menclecl
Com~laint all ~hraeed, failll to Iltate any f~otll Ilu~~orting tpe legal
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oonolue,ionll of a frauclulently mill~epresentation' on the ~art of the
bank o!:' fails to Ilu~port hel;' ~rayer fo!:' damages', oostll, attorney ,
feee, interest and punithe damages, It ia further clenied that the
Count IIhoulcl pe clillllJieaed.
6Q. Peniecl. It ia denied that
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Plaintiff has failed to state
in Count VI of her Second Amencled complaint a claim ,upon whioh
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relief can PEl granted.
WHlilRlilFORE, 'Plaintiff reque~t thia Honor~ble Court to deny and
dismillll pefendant/s Preliminary Opjectionll.
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61. Peniecl. It is denied that Plaintiff's Second Amendecl
Complaint aa phraeed failll to atate any factu Ijupporting a legal
concluaion of conatruqtive fraud on the part ,of the bank, ',or her
pra'yer, for clamagea,' costs, attorneya fe~,s, ~ntereat and/or punitive
clamages'and/or should Pe die~iased.
62. Penied, It' ia denied that Plaintiff has failed to etate'
in dount VII of her, Seccmd Amended Complaint a cl,aim upop, which
relief can pe granted.
, WHJl:REFORJl:,Plaintiff 1:'equeat this lionoraple Court dismiss ,or
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deny pefendant'a Preliminary objectiop,a.
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63. penied. The averl)1ont~ o~ paraaraph 63 J:ltate a cqno~ullion
o~ law to which no reJ:lponJ:live pleadina iJ:l r.equired, Xn the
alternative, they are denied and pr,oof ill demanded at. time o~
trial.
64, penied, It iJ:l dellied' that. PlairltiH' J:l Second Amended
complaint failll to eJ:ltablillh the MCellJ:lary elements to J:luJ:ltain, a
claim of potential interference' with an exiJ:ltina contractua1
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relatienJ:lhip in any rellpectll,
65, penied. It iJ:l denied thRt Plaintiff",' Second Amen<:led
complaint failJ:l te effectively alleae her ,ongoing mertgage
negetiatienJ:l with Defendant actually interfered with the third
party J:l~lell centract. It ~~ denied that Plaintiff IItated that ~he
and net' Defendant decided not to enter inte the 8.25% m,ortgage.
PlaintiH' J:l failure ,or refullal' te enter inte such mortgage ill the.
reJ:lult 'of Defendant'J:l Failure t,o fulfill itJ:l agreement t,o previde
lIaid mertga~e' witheut any conditi~nJ:l, requirement II ,or ether
cenJ:lideration "
66: tJenied, It iJ:l denied that plaintiff'J:l Secend Mended
'Cemplaint failf'l to allege Defendant'J:l motivation for the alleged
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interference with her J:lales contract.
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67. Denied, Xt is denied that Plaintiff 's Secend Amended
Complaint fails to allege how Defendant's c,ontractactually and
directly aaused Plaintiff's alleged damage. It is specifioally
, denied that it was PlaintiFf's decisien t,o refUse the 8,25%,
mortgage.
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liS. penillc1, It ill c1eniec1 that PlaintiH failec1 to IOItate in
Count VI IX of hill:' SeGonc1 I\merc111c1 ~omplaint II olaim upon wllicn
relief can be Qrantec1,
w~mRmFORE/ Plaintiff requellt thill Honorable Court to c1illmillll
Pefenc1antll' Preliminary Objeotions.
69. Mmittec1,
70, Penillc1. The I,\vermentll of paragraph 70 Iltate II oOI}clullion
~f lllw to whioh no' rellponllive pleac1ing ill rllquirec1, In the
alternative, Plaintiff plec1llufUoiellt fMtll to warrant j1ill' Iltatute
of the caulle of action.
n. Peniec1, It ill c1enied that IIvermentll of paragraph 71
state a ce;'llclullion of la~ to which no rellponllive pleading is
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required, In the alternative, it ill deniec1 and'proof ill demanded
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at time of trial.
72. Penied. It ill denied that Count IX'of Plaintiff's Second
Amended Complaint failll to contain factual specificity required
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under Pennsylvania law to apprise Defendant of the count and claims
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againllt it.
73. Denied. It is denied that, Defe,ndant was unaplll' to
prepare a defense to the allegatiQnll or is prejudiced therepy.
74. Denied, It is denied that Plaintiff' refused to enter
into financing arrangements with Defendant under the tll~ms and
Gonditions aQreed upon by Defendant and subsequently breached and
revoked by Pefendant. It is denied that Plainti~f cannot establish
she was coerced, into executing the Agreement 'which resulted in the
economic harm or was under duress to perform some action to her
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aetriment. It i~ aenied tnat aha fail~ to ~tate a claim u~on wniah
.relief aan be ~ranted.
WijmREFO~m, Plaintiff requeet that thie Honorable Court diamiBa
anc;l deny Defendant' a Preliminary Objectiona.
75. Denied. It; ia p'mied that Plaintift;/a Com~laint ia
c;lefeative for failure to attach dooumentation. In the alternative,
it ia averred that that i~ the purpoae anc;l reaaona for diacovery
anc;l aucn oan be ~roduoed at the appropriate time,
WHEREFORE, Plaintiff requeat ~nia Honorable Court to c;liamiaa
, or aeny Defendant'a preliminary Objectiona.
Reap~ctfully aUbmitted,
THOMAS / THOMAS & HAFER
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Doug re
1.0. 0.1 36510
'305 North Front Street
'P.O. Box 999
Harrispurg, PA 1710a-0999
(717) 255-723a
Attorney for Plaintiff
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l!or4lQoinQ l\Qt;!.on lu,d ~bc.t ':hQ D':~l;\qhed dO,'UIMll'It ill b,llll0d I.lpol'l th.
.J.n~ol;'mation which haf;l bl!lL'ln fla.~h"-'~'lld ~Jl' me! my counQI!Il al'ld/or othn'lII
on my l:lohall: .J.n Sll.'~P^l,'l.\t~on oF. ';hil3 lav,,,'u~t. Tho fanl1uBlfe of the
d.ooument: :I.. that of 00u:'lN1 l\n'~ ia nor. \1\1no. I have read the
QOCUmlilP.t, and to thll l!Ixt/lnt thf,t i~ io blilll\d upon informatiQ/1 ,whic:h
:r have \7ivef'l to my 00ul\/ie1, it ill t~.u-: ann OOl:':t'tlct; to the pel'll;. of
III)' Ji:now1edll'o, l.nformAti~~I'\, und ba:!.id. '1:0 the Qxtent thae tl'le
contento of the dooum~nt ~r~ thut; of oounl3.1, I have ~elied upon
oo~\n,tIl'l ~.l' ma'.<ing thiEl V~rHi~:i.lt::O:l.
:t undufltanc\ tout illt"'nti~l'<ll f.Ulll13 I3t"tementa' here;l,n are made
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eubject to the penaltiee of lap~. C.O. &4904 relAtin9 to unsWorn
fal.oifiQ~tion8 \1\ao~ to author~~ie~.
Date, .3-1/)" q8
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ANO NOW,
I I C)'nthia O.
C.~TJ'Iq~. Q, DlRYIQI
thb !.fi,/h day of 'fYt.{).-Jutlr j
Byrd, Qecretary in the law firm of Tl'lomaij,
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, 1!/98,
Thoma/! ~
. ijafer, hereby cert ify that I sent a true and c01."l;'ec.t copy of the
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fore~Qin~ document to tile foUowin~coun~el of. r.ecord py placil'l~ a'
copy of fJame in the Vnited States, first class mail, addre/l/led afJ
f()llow",'~
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Oavid A. FitzsimopfJ, 6equire
Mette, EvanfJ & Woodoide
~401 fforth. Fl;'ont Street
POfJt Office Box 5~50
UarrifJPur~, PA l7110-0950
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SUSAN ).i)OWAllPS
Plalntill'
I Il'f'VHm COUllT OJi'COMMON PLJilAS
~ CUMIl/!JllLAND COUNTY, P/!JNNSYJN ANJA
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I NO. 97;a:'l77 CIVIL T/!JllM
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~ QIVIL ACTION. LAW
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I JURY TmAL P/!JMANOED
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COMMmRC).j) lJANK,
ijAllmSlJUnq, N.A.
Oefendanbl
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OEFENDAm'8 PRELIMINARY QJJoJE~TIONS
TO PLAIN'J'JJi'J"'~ SIi)CQlS}> AMENDED C9MJ,J~Im:
AND N'OW come/! the Oefendant Cqmmerce Bank py Its attorney", Mette,
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Evans and Woodsicl.e IInd avers the followIng preliminary o~jectloJ)s~
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1. Plnlntitl's Second Amended Complaint ,contains 123 averment"
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al'le~ing nIne counts agall'lst Defendant llrising from a t1'ansactlon for II rellldol)~h\1
mor~gage. PI,all'ltltl's ComplaInt In sum, IIJJe~ell the followIng:
, 2.' Plaintill's SeCond Amencl.ed ,ComplaInt represel'lts her third eO'orttl) ,
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plead a viaple cpuse of al!tl<m.
3. "Ms. Edward" entered a contract to purchase a resldonc!lut U}40
W/lterford." [Plalntitl's Second Amended ComplaInt, ~3)
4" "Ms. Edwards was referred ~o Commerce Bank lly Grol( Hulnell, u
realtor representing the owners of the Waterford property. [Il1al/ltifl's Second
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~ended Complaint, ~5)
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6. "On AUlfUst 1, U11I6, Ms. Edwlowds met with Getty WIlsQ/) Qf
OQmme~ce l3ank tQ apply fllr a mllrtgage!' [PlaintlWs SecQnd Amel)ded Cllmplal>>t/
~61
6. "nils~d Qn the need tQ mahltall) the /llQrt/loge In.hlluse, Ms. WlIsQ/),
lln /:lehalf ofOllmmerce, Infllrmed Ms. Edwards that the lnte~est rate WQuld be
8.26% wltp (me (1) PQlnt!' [PlalntlWa Secll~d Amlmded Oll/llplalnt, 'Il9)
7. "Ms. Edwords su/:lmltted nnappllcatllln for ti)e /llllrtgage and
su/:lsequent\y PrQVlded tpe mate~lala ,'"quested llf /leI' b.y Cll/llmerce. lPlall'ltltl'1l
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. SecQl)d Amended Complaint, 'IIll)
8. "On Au,gust 12, 111116, Ms. Edwards received a Glllld Faith E)stlmate,
and a Truth In Lending Olsclllsure StatelUent /:ly moll from CO/llmerce..."
[PlalntUl's Secllnd Amended Complaint, '1113, cllples Qf ~hlch Plaintiff attaches. to .
her Second Ame/lded Cllmplillnt as Exhibit "A".)
9. "Tqe GQlld Faith E)stlmate and the Truti) In Lending D1sclllllure
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Statement /:lQth were /:lased 01). or reflected an Interest ~at.e Qf 8.25%," [PlalntlWs
second Amended Complaint, '1114)
10. "Ms. Edwards signed bQth dllcuments and returned them tll
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Commerce as ~he had been Instructed!' [PlalntlWs Amended Complaint, '1115)
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PlalntlWs Second Amended Complaint's single change to the
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averments adds to paragraph 16 the words ". . . nnd was willing and able to
perform on the contract pursuant to the terms with which she had agreed".
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24. "Ma. /ildwllrd~ rrocllllded wit/lthll cloaing rroceaa to determine
w~ether the truq reaaon t/lat ahe waa /leing afforded the Interllat rote of 8.26%
wlla /ler poaltlon wit/l Pinnacle Health Core Syatems." [PlaintUra Second 'Amended
Complaint, 'lI37/
26. . "Aa the melltlng wlla /leing lIdjQurne~, Mr. [paYi.d/ Amaden JVlce
Prealdent of Credit Adminlatratlon) provided Ma. E~warda for tile Orat time with a
[Auguat 29, 1996) commitment lette.. fo.. 0 mol'tlolJe at the rote of8.21S%."
[Plalntlll'a Second ~me.nded CQmplalnt, 'lI'l141, 60) (emphaalaadded). .
26, "Jlecouse Commerce Bonk olJ1'eed to prl)vlde Ii II)0n at 8.230/0
because of Ms. Edwards' position with Pl,.nocle Health Care Systems, !'fIs.
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Edwards was unable to accept the loan." [Plalntlll'a Second Amended
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Complaint, 'lI61/ (emphaaiallddod).
27. "As a ..esult of being unable to accept the loan, Ma. Edwarda
haa suffered IQaaoa Including but not limited tQ oxpenaea for Items to al1eciflcally
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fit that reaidence, moving and storage expense, expensea for cQmpletlon Qfthe
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unit, paymenta to the owner during the pendency of the tranaactlon, and the IQan
. application fee." [Plalntlll'a Second Amended Complaint 'lI52) (emphaala added). '.
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28. In /lummnry, Plaln~lcr/l J2':l /laragraph Secqnd A/Ue/lded COp1Jllalnt
~ver/l that Plal.ntiff wa/l originally olTered n mort~age of 8.2ij%; which offer was In
/'lervIllw Im/lro/lerly modified to be 1).25% Unlll/lS s/'le t~'a'18ferred "'er ot/')er bank
~ccounts to Oommerce.
29. However, at the time of settlement. Commerce cQnllrmed tile 8.25%
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'rate without requiring the /lrovlso of the transfer of /leI.' reinall'llng accounts aud
Plaintiff refused to 81g1' thO Agreement at 8.25%.
:30. Plnlntlffs amendmllnt to Paragraph 16 of tile Amended Com/llnlnt
'fnll/l to addrllss the fatal naws In hqr pleading, wlllch cOl'ltlnue II) the Second
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Ame/lded Complaint.
PR};L1MINMtY OB.JECTIONS IN THE NATURE OF
A DEMUltREn FOR LEGAL INSUFFICIENCY OF A
PLEADING rl]RSU~ TO Pa.6.C.P~ No..
lQ2IM)(4)
COUNT I . BRJ.1ACH OF CONTMCT
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31. In the Second Amended Complnlnt, Plaintiff pleads 08 foJ\ows:
Commerce Bank, by Its agent and employee, Mr. Wilson oraJly
agreed that Ms. Edwards would receive a mortgage with an
8.25% Interest rate. (Second Amended Complaint '1158) . .
Commerce Bank, by Its agent and employee, Mr. Gibson
approved In writing tile mortgllge at the rate of 8.25% Interest.
(Sl.cond Amended Complaint '1159)
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Neltber ~s. Wl/slln'/lllralagrecment MI' Mr. OI~/llln'S wrItten
~pprllyal required Ms. \lldwlll'da tll tl'lll)/lfer allllf bel' aCCllunts
tllCllmmerce Jlank. (Secllnd Amended CllmpJnlnt 'lI00)
. Ollmmerce aank ~re/ic/1ed Its.llraland written cllntracta wlt/1
Ms. Edwards ~y falling llr rei using tll prllvlde a mllrtgllge wlt/1
/in 8.25% Interest rute andlllr ~y requiring Iler tll tranafer her
aCCQunts tll ClllJ1mercO Bark aftl1r silo bad already ~eer
apprllved fllr tile lllan at 8.25%, (Secllnd Amendl1d CQmplalnt
'lI61)
32. Undor pennsylvania law, an ogl'een,ent tll lend mOl'ley tll 11 ~QrrllWer
in cllnslderatllln fllr a mllrtgage must be In writing pursuont'tll the Statute llf
Frauds.
33, 'Under Pl1nnaylvanla law, it remains a cllndltilln precedent tll a Pllrty's
righttll reCllver damages under Ii cllntract flll' the porty te prllve thllt it wlluld
. have had the willingness and Ilbllity to perform if there had been nll breach.
34. In the Paragraphs q)Jllt/ld above Ilnd thrllughout t\)e Secllnd Amended
Cllmplaint the Plaintiff has flliJed tll allege facts that would create the Qrlll
'cQnt~act!thllt tile Defendant is alleged to have brellched, pursuant tll Plalntill'/i1
CQmplaint Paragraph 61.
35. .. A,dditillnally, In the Paragraphs quoted above and throughout the
Secllnd Amended' Cllmplaint the Plaintiff has failed to allege facts supporting that
she was willing and able to perform had the alleged breach Mt occurred.
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'1'ne PlalnUll'ij alleged loJllrloa lItem l'rllmher rofualll IInd
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'unwllllngneas to aott/e lit 8.2&%, III h"r words "/)eclluae Ill'Ms. F)dwl1rds' pllaltlo/)
wlt/1 Phmacle Health Core Systema . . ." Ilot the Pofendant'a actIon, and l1allu~/)
no cOIll'llza/)lq actio/) for /)reach eldats.
87. Accordingly, PlalntllT hilS foiled to state In her S,econd Amended
Complaint 0 claim upon which the rellof requested con pe granted.
WHERE;FORE;, Pefel'ldant respectfully requeats that this Honorl1ple Court
8uataln Ita demurl',er alld eliteI' on Order dlsmlsshl/:J PlalpUfl'a Second Amendlld
Complaint, with prejudice.
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PRELIMINARY OBJECTIONS IN THE NATURE OF
A MO'flON TO STRIKE PURSUANT
TQ Po.R.C.P. No. l028(A)(2)
CQJ,1NT I . BREACH OF CJ9NTRACT
38. I' PhUntitT alleges that:
Commerce Bonk preached its oral and written contracts with
Ms. Edwards by failing or refusil)g to provide a mortgage with
an 8.2&% interest rate and/or by requiring her to trallafer her
accounta to Cllmmerce Bank after 81)e had iiI ready been
, approved for the loan at 8.25%. (Second Amended Complaint
'1161) ,
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39. Paragrllph 61llf Plalntiffa Cllmplaint, Amended Complal~t /I/)d
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.aecol)d Amended Cllmplalnt refera tl), In addltilln to the alleged orlll cQntract
dlapoaed llf by the preceding demurrQr, "wrlttQO cQntl'ucta" bet wee I) Plaintiff and
Qeflmdant.
4Q. lIllwever, a copy llf the "wr'tten cllotracta"waa nllt Ilttached tQ
Plaintiffs Complall'lt, Amended Compl/llnt llr SecQl)d Amended Complaint.
41. Pa.R.C.P. Nil. IQI9(h) prllvldes:
A pleading shal) atate apecifically whether any claim Qr
qefense Bet fOrth therein ia based uplln a writing. If Sll,
the pleader ahall attach a CllPY Qf the writing, llr the
material part thereof. . . .
WHERlilIi'ORE, Oefendant respectfully.requests that this lIonQrable CQurt
<lnter an Order striking the SecQnd Amended Cllmplalnt fQr failure tll comply with
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PA. R.C.P. Nll. IQI9(h).
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PRELIMINARY OBJECTIONS IN THE NATURE OF
. A DEMURRER FOR LEGAL INSUFFICIENCY OF A
PLJ!lAPJNJ} PJffl.S(}AN'J' TO Pa,R,C.~, ~o.
l028(A)(4) ,
COvNT II . UNFAIR TRADE PRACTICJi,JS AND
CONSUMER PROTECTIOX"l ACT "13 P,f!, 201 ct. al.
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Plaintitra Second Amended Complaint at paragraph 65 deflnelj her
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Count II. cauae llf action under 73 P.B. Section 201.2(4).
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tl. ~,aintiO's CllUnt ~I clluse llf uctilln cunnqt be sustained under the
af9resaid statute because the Second Amended Cqmpl.nint qn its fuce fails to set
forth Ilufflcient grounds for the uctiqn.
'44. The ulleged fllcts upqn which Pluintill'reUes i':1 he~' Secqnd Amended
Oomplaint on their face do ~IQt support uconl1lusion qf vio'atiqn qf the ,cited
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statute, und Plai,ntiO'a pruyed fql' relief of dumages with costs, attorney fees,
intereflt, punitive dumages and treble dumuges is unsupported and CqUnt II
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Ilt)ollld be accql'dingly dismissed.
WlIEREFORE, ~)ofendant rellpectfully re~uests t/la~ this Honorable Cqurt
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sustain its demUrrer and ente,', I,ll) Order dillmissing Gqul)t II qf J?luintill's Secqnd , '
Amepded Co~plaint, with prejudice, for fallure to state u claim upon wlllct) l'ell~f
cal) be granted.
PRELIlV.lINARY OBJECTIONS IN THE NATURE OF
A DEMURRER FOR LEGAL INSllFFIOIENCY OF A
PLEAI)JNQ.fl.raSU~ TO PIl,a.o.p. ~
J028(A)(4)
COUNT III. GOOD FAITH AND FAIR DEALING
18 Pa.C.S.A. 112"3 Restatement (2nd of Contra,cts, Section 203)
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45. PI~int,lffhas alleged violation of good faith and fair dealing under
bqth,Section 205 of thll RllstatElment (Second) or Contracts and the Uniform
Commercial Code (UCC) 13 Pa.C.S.A. sectiqn 1203,
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46. . lJl'lder Pennsylvania low, good faith /Ind full' dealing at'!,) not
Indepen4ent cauae/! of aclhm. They ore ba~lcnlly Implied contraclual covenant/!. ,
47.. plaln~IIl'a Sccond Amended Compl/llnt ralla to adequately ple/ld or
~atap"al} ~hq contractual relat'on/!hlp ~o which the reql*ements of good fulth !ll)d
fall' dealings allegedly attach.
48. l"urthermol'c, the Plaintiff alleges tqe existence of 0 wrlttel'l contract
petween heraelf and the Defendant, but ahe foiled to attached the Instrument to
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her complaint. The only additional attachment to the Second Amended
Complaint, Exhibit "A"; on Its face 'a Jlll.t 0 cop tract, and contains dlsclalmera, aa
do all such eatlmatea.
49. Accordingly, t/le Plaintiff has failed to show /low the Defendant'a
.act~onB fall under the Jood faith provisions of the Restatement (Second) of .
Contracts.
50. Finally, plalntlfl's Second Amended Complaint clearly eatapl\shes on
Its face that It was Plalntlll's sole decision, and not the actions of the Defendant,
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which prevented her from accepting the mortgage at 8.25%. PJalntlll's alleged
damages, If any, flow not from Defendant's actions, Put from the Plalntiffherself.
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55. Plall'ltUl'1l Inapllit~ III balled slllely lln /ler Inferred rationale that hor
llW/1 emplll~mont posltilln Imprllporly Intluollcod t/lo doclslon, a Cll/1copt ,that dqoll
nqt appoar In cithercqntract llr tqrt law. accllrdlngly, Plalntlll' hus fallod to Iltato
1/1 Count lV Ill' hor Secqnd Amended CO/llplal/lt a claim upon w/llcn rolloI' can po
~'l1ntod'
56. PlalntUfs prl1yor fqr re'lof undor Cllunt IV Is unsuppqrted on tho ~ace
qf hor ploadlJ)g and os Iluch hor roquest fllr damagos, cllsts, attl1rneYIl felllllntorollt
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and punitivE! dl1mages must fall.
WHE~EFORE, Qefendant respectfully requests that this Hllnllrl1blo Cllurt
, Ilustain It II qemurrer and enter an Or,der dismissing Cllunt IV Ill' Plalntlfl's SecQnd
AmondodCllmplalnt, with prejudice, for fnnure tll Iltate a claim upon which relief
, can be granted.
PRELIMINARY OBJECTIONS IN THE NATUR,E OF
A DEMURRER FOR LEGAL INSUFFlCIENCY OJ!' A
,P~F;ADING PI1RSUANT TO Pa.Jl.C.P. No.
, U,I28CA)C'll
COUNT V . Nlj)GLJGEl'ff MJSRF;PRJ:l6f;NTATIOl'{
57. Pl~intlffll Second Amended Cllmplalnt as phrased falls tll state any
facts supporting the legal ,cllncluslon of negligent mlsrepresentatllln on part of the
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Bank and this Cqunt should, therefore, be dismillsed.
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68. Accqrdlnsly, Phd/ltltr ~as failed tQ llta,te II) CQUl)t V Qf ~er ~IlCllnd
Amended CQI>>Plalnt a chllm UPQP w~lc~ relief can be sr,al)ted.
WH~REFORE, Defendant respectfully requelltll tllat this HQnQrable Cllurt
s\/stall) Its deml,lrrer Ill)d enter nn Order dlllmlslllns CQUl)t V lIf PJall)Ulrs Secllnd
Amended Cllmplalnt, with preJudice, fill' failure tll lltate a claim uPQn which relief .
can be sra,-.ted.
PRELIMmARY OaJECTION~ IN THE NATUR~ OF A
DEMURRER FOR LEGAL INSUFFICIENCY OF A
ELJ!l@IJliQ PUJtSUW TQ pa.R"Q,p. No,. 102tjCAl(4)
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COUN1 VI- FRAUPULJilN'l' MISRFfPWlSFfNTATJON
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69. Plall'ltUl's Second Amel)ded Complaint as pllrased falls to state any
facts BUPPIll-tlnS the legal conclusion of fraudulent mlsrepreseotathm on part of
th!l Bank and falls to support bel' prayer fill' damages, costs, attorl)ey feell, Interest
and punitive damages and this Count should, tberefore, be dismissed.
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60. Accordingly, Plalntltr has failed tll state In Count VI of her Second .
Amended Cllmplalnt a claim upon which relief clm be granted.
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WH~REFORE, Defendant respectfully requests that this HIlJ)l)rable Court
sustain Its demurrer and enter an Order dlllmlsslng Count VI of Plalntlfl's Secon~
'Amended Co~plalnt, with prejudlc~, for failure to state a claim upon which relief
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can be granted.
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PRELIMINARY OIJJIilCTIONS IN 'fUE NATURE OF
A DEMURRER FOR LEGAL INSUFFICIENOY OF A
fUll'\I)JNQ PJJneJlM'J' ')'0 Pa.Jl,Q.P. No. ,.
J.Q~8(~)(4}
QQV~ VJI . CQNS'J'R110')'~ J!'R.MlD
61, ~Ialntlll'/J Seclmd Amended Complaint as plll'ased falls to state any
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, facts ,supporting the legal conclusion of constructive fraud on part of the Bank or
, her prayer for damages, costs, attorney fees, Interest and punltlv,e damages and
this Count shQuld, therefore, be dismissed.
62. Accordingly, Plaintiff has failed to state In (,lount VlI of /l,er Secoijd
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Amended Complaint n claim upon which l'ellef can be granted.
WHEREFORE, Defendant respectfully requests that this Honorable Court
sustain Its demurrer and enter an Order dismissing Count VlI of Plalntlll's
Secol'ld Amended Complaint, with prejudice, for failure to state a claim upon
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which reller cnn be grnl},ted.
.,
, ,
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.15. .
"
II'
I'
PRflLlMINARY OB.lflCTIONS IN THfl NATURfl OF
A DJifMURRER FOR.LflGAL INSUFFJClflNCY OF A
P~fJl).J)J~G PVmiVMfr TQ p,..R,C.p. N$).
. JQ28(",)(.)
COUNT VlU . INTflNTJONAL INTflRFflRflNCfl
WJTIl.EXJ8'J.'ING CQN1R.1\CTVAI/ ijJiiLATJQN~JlJPS
63,' Under Pennsylvania law, to succassfully advar)ce a cause of action for
,
i/ltentlona' interference witt, contractual relations, Plah~tiff must liemonl!trate the
followingl (1) the existence of a contractual ralationshipi (2) an intent on the pllrt
of the defendant to harm the plaintiff py interfering with that contractual
relatiOl)ship~ (3) the apsence of a privilege or justification for Buch il}terferlll)ce;
,
Iln4 (4) damages resulting from the defendant's conduct. Trim" v. Janssen, 426
,
. Pa.~uper. 57,62.64,626 A.2d 571, 574 (1993), "lloc. denied, 636 Pa. 646, 639 A.2d
32 (1994). .
,.
64.
Plain till's Second Amended Complaint falls tq establish necel!sary
elements to sustain a clairp for intentional interference with e",istlng contractual
, '
relationship in several respects.
66. First, Plaintill's Second Amended Complaint falls to effectively allege
how her ongoing mortgage negotintions with the Defendant actually interfered
I
I
with the third party sales contract. Plaintiff admits that it was she, and not the
,
, Defendant, who lleclded not to enter into the 8.26% mortgage.
. 16.
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66. SfJcQn~, PlaintllJ's SeCQ/ld Amended CQmpJaint falls tQ allegp t~q
, ,
,
. Defel)dallt'll motlva,tlQ/l1l fl)r t~.e allfJgfJd intorferoncfJ w,tr tllo PI,ai/ltlffll solo
cQntr~ct.
67. F'/lally, Plaintiffs SecQ/ld AmfJndfJd CQmplaint falls tQ allege ~ow tile
Defendant'.B CQ/lduct llctuallY and directly caUSfJd tllfJ PJllh.tiffll aJlfJ/Jed domagell, .
, . .
, roven that it was the PJaintlfl'a dec,aiQI) to rfJfuae thfJ 8.25% mQrtgagfJ, Qffered ~t
aettlfJmfJl)t, which actually causfJd PJIl'ntiffa allegfJd damages, Mt thfJ acti~ms Qf
tile DfJffJndant.
68. AccQrdingly, Plaintiff llaB fallfJd tq atatfJ il) CQUnt Vm Qf her SfJCQnd
Ame~dfJd CQmpJaint a clahp uPQn which tllfJ rfJlIfJf rfJqufJatfJd can be lP'antad.
WHEREFORE, DeffJndant rfJBpfJctfully rfJqueatB that thia HQMrapJe CQurt
BUBtain its demurrllr and fJl)tfJr an OrdfJr diamlaa,ng CQunt VIII of pJaintifl'a
SecQnd AmendfJd CQmplaint, with prfJjudice, fQr faihJrfJ tQ atatfJ u claim uPQ>> .
,
whioh rfJJief can be granted.
~RELI~INARY OBJECTION~ IN THE NATURE OF
, A D~MUR~ER FOR .LEGAL INSUFFICIENOY OF A
PiJEADI~G PURSU~ TO Pu.R,C,P. Nq.
.IQ28(a)(4) .
OOUN'J.' IX ~ BUSINESS COERCION ~ J)URJllSS .
,
,
69. In her Second AmendfJd Compluint, Plaintiff label Count IX oa
"Buaineaa COfJrcion and Dureaa."
. 17 .
ri
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"
7Q. "13l1slnoss Coercjl)J\ and purells" Is nllt U l'ecognlzed couse of aotlon
uqder tlennsylvl1l'lla low, nor docs Vloh)tUr plead ,!Iufflclent facts to warrant the
, ,.
,
cstapJlspment of such a cl1use of actllln.
'11. . lll'lder Pennsylvania la'lY, "ltlhe motorial facts Un whlcP 0 couse ,of
actllln or defense Is posed shun be stated In concise and Ilummary form." Pa.
, I. . ,
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;/
R.C.P. Nil. 1019(0).
;,j'
72. Cllunt IX Qf Plalntltl's Second Amended Cllffiplalnt does /lQt cOntl1.n
the factual /lpecU'lcity required under Pennsylvania law In that It does not apprllle
the Defel'ldant of the claims agaInst It.
73. Defel)dant Is therefQre unable to prepare a defense to the l111egatIQl'ls
'al'ld Is prejudiced thereby.
74. Plaintiff refused tQ enter Into the flnanclpg arrangemel)t With
Defendant. She therefQre can/lQt establish that she was coerced Into executing an
agrl\emel)t wPlch re,sulted In economic harm or was under duress to perform some
, action to her detriment, and therefore falls to state a claim upon whl,chreJlef may
be granted.
WHEREFORE, Defendant respectfully requests that this Honorable CQurt .
,
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enter' an Order striking County IX Qf Plalntlfl's Second Amendlld Complaint for
failure to state a claim upon which relief may be granted.
,
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75.
PJaintlfl'sSllcqnd Amended PQmrlairlt iSI'llpJetll with refllrllncoliI to
doculpol'ltat'Qn which she claim's are writings uron which her cause of act/Qn is
~ased. NQn~ Qf tlds documentathm wall uttached to Plaintlfl'IlCQmplaint,
, Amol}ded Complall'ltor Second Amended CQmplaint which therefQre are defective
as a, matter ,Qf law and shQI,i1d he dismissed.
WHEREF.QRE, fQr the reasQns apove stated Dl!fendant prllYs that this
CQurt will dismiss Plal'ltlfl'1l Secon~ Amended Complaint with prejudice.
Respectfully suhmltted,
METTE, EVANS & WOODSIDE
.,
By!
/'";) ..
CL-::~-~' -
, DAVID A. FITZSl~ONS, ~SQUlRE
Supreme Qourt 1.0. H41722
, '
ANTHONY T. LUCIDO, E~QUlRE
Supreme Court 1.0. H76683 .
, ~4Ql NQrth Front Street
P.O. Box 591$0
Harrisburg, PA ~71l(),.0950 .
<7l7) 232.5QOO
Attorneys fQr' Defendant
CQmmerce Bank
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DA'fED: '
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'I'
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~JQ^,'J'~ OJ' 8li/JlVJCE
I ~llr~lty that I am thia day aorving n CllPY Jlf tijo fllro/lolpg dO~IJ'Ilent upqo
the poraon(a) nnd In t/lo 'llllO/lor indi.cnlcd llClow, which servlco aatisfies the
requlrementa of tile Pennsylvnola R~les llf Civil Procedure, /Jy deposltin" n copy qf
Il.ome In the United St.otcs Mullnt Hnrrishurg, Pennsylv.onl.o, wit/ll1r/:lt.clns~
postnge, Pl'epnld, .oa flllloWS:
DAT~:
.,.
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Dougl.oa a. Marcello, Esqulro
ThO)Jlna, 1'hOl)1na & ijnfer
305 Nllrth rront Street .
P.O. Box 999
ijnrrla/Jurg, PA 17108
I, .
METTE, EVANS & WOODSIDE'
By:
,
O~-'
Anthony T. Lucldll, Esquire
Sup. Ct. J.D. No. 76583
3401 N. Front Street
P. 0, Box 595Q
Hnrrishurg, PA 17110.0950
(717) 232.5000
1 '
Attorneya for Defendant
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SOSAN Ji)DWAAOS,
PlaintH~
.v.
COM/olSRCJi: J3MK, ,
>>~~RISJ3URq, N.~.!
: Defendante
.11
IN THJi: COORT OF COMMON P~Ji)AS
C{}MaJi)R~AND COllNTY, FA
NO. 97-~377
CIVIL ACTION - LAW
~ORY TRIA~ DJ.;:MANOED
~O'J'JC'
YOU HAV~ aSJi:N SOJi:D IN COURT. If you wi en to defend. again~t
the claime eet fOJ:th in the follo~irg pagee, you mUet take action
lYittfin t~enty (20) dayeafter thie Amended Complaint and Notice are
eerved, by entering a wdtten appearanoe perllonally 01: by"atto1:nl,y
and fi~ing in writing with tqe Court your defeneell pr objectione to
the claime set f01:th against you. YoU are ~a1:ned that, If.you ,f~il
to do eo, t/'le case may proceed without you and a judgl)leflt m,~)' be
efltered against you by the Court without furthe1: notice for any
mqney olaimed J.n the Complaint or for any otheJ:. claim oJ: relief
requeeted by' the Plflintiff. You may 10/3lil money 01: prope1:ty Or
'other 1:ight/3 impo1:tapt to you. '
YOU SHOULD TAKJi: THIS PAPSR TO YOOR LAWYSR AT ONCS, IF '100 DO
NOT H1W/ll A IiAWYSR OR CANNOT AFFORD' OW;:, GO TO OR TSL~PHOt-/S THE
O~FICS 'SET FORTH J3ELOW TO FIND OUT WHERE '100 CAN GET LEGAL HSLP.
CUMJ3ERIiANP COUNTY ):3AR A~BOCIATION
2 LIaJi)~TY AVENUS
CARLISLE PA, 17013
(717) 2493166
II
"
NOTICIA
LS IplliDSMANDADO A USTSD SN LA COURTpJ. si usted quiete
defende1:ee 'de elltas demandas expuestas en las paginas siquientee,
Usted tiene viente '(20) diae de plazo al partir de l.an feo,ha de h
. demanda y la notificacion. tJsted depf,lpreeentar una apariencia
esc'rita 0 en pereona 0 por abogado y archival en la corte en forma
escrita SUe defenflas ,0 BUS objeciones a law demandas en contra de
,su persona. Sea avisado que si ueted no ee defiende, la corte
tomara medidas y puede entrar una orden contra usted f11n previo
aviso 0 notificacaion y por cualguier queja 0 alivio que ee pedido
en la peticion de demanda. Usted puede perder dinero o. sue
propiedadee 6 otroe dereohoe' impo1:tantee' pa1:a ulllted.
. I .
LLEVS ESTA DEMANDA A 'UN ABODAGO INMEDIATAMENTE. SI NO TIENE'
. MOGADO 0, SI NO TIJ.;:NCE EL DINSRO SUFICIENTS DE I?AGAR TAL SERVICIO,
. VAYA SN I?SRSONA 0 LLAME POll. TSLEFONO A LA OFICINA CUYA DIRECCION SS
ENCUSNTRA /ilSCRITA ABAJO PARA AVSRIGUAR DONDE SE PUEDE CONSEGtJIR
ASISTSNCIA LEGAL.
'/
~e~peotfuJ.l)' ~upmitl:ed,
, ,
THO"",,S, THOMAS "- HAFIllR, x,x,p
~Y' \~~~~
I ", poug . aroel 0, IlllJqui~tl
I ,Po ~o. J 3tiEilO
, ,306 ~ol;'th Front Street
, "
H ~,O. /301' 999
.' a~ri~purg, pA 1710a-q999
" (717) 2EiEi-723a .,
I' Attol;'ney fol;' Plaintiff
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SPSl\N IllPWf\RPS,
I Pldntiff
v.
IN THIllCOQRT OF COMMON P~Ill~S
, CQMBIil~HIWD COQli/TY, PA
NO,' ~7-'3'377
CIVI~ ACTION -, ~~W
4QRY TRI~~ D~MIWPED
"
COMMIilRCE I3l\NK,
UARRISBt1RCl, IILA.,
oefendanta
. BECOijD ~E~D/ilD c01YlP~IAnIT
, "
I,
1, Plair-tiff I Susan Edwards, is an adult individual rellicUr-g
, .
at 2311 North Front Street, Harrioburg, PennsYl.vania.
2. Defendant, Commerce Bank/Harriaburg, N .A. (JICommeroe
l3ank") is a bank with an offioe at 100 Senate Avenue, cam/il,Uill,
Penqsylvan~a.
3. MS, Edwarda entered a oont,raot to purohase a re/3idenoe at
1340 Watel:'ford.
4. BaQed upon information and belief I olle of the partners in
,
the .Waterford projeot wall at all timell in questioll a member of the
BoaJ:d of Dil:'eotora of Commerce Bank,
5. Ma. Edward/3 was l:"eferrecl. by Commeroe Bank by Greg Haines,
, ,
a realtor representing the ownera ,of the Watel:"ford ,/ilro/ilflrty.
6. On August 1, 1996, 'Ms. Edwarda,met with Getty' Wilson of
Commel:"oe Bank
7, Ms,
to applY.for a mortgage.
Edwarda explained to Ms.' Wilson that the mOl:"tgage
would have to be m~intained irt-houae by Commeroe and that it oould
not be sold in a secondary lIIarket because Watel:"ford 'does' not have
, ,
FN-MAE approval.
8. Ms. Wilson acknowledged that Mr. Haines had so informed
her in an earlier conversation.
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9. J3alled on the need to maintain the mort~a!1e in-/'loulle,' Mil.
WHllon, on pehalf of Commeroe, intor/lled. Mil. Edwardll that the
interellt rate would be ~.25~ with ol'le (1) point.
1Q. Thill rate wall hi!1h~r peoauae it waa peing maintained in-
houae.
11.. Mil. Edwarda aubmitted an applioation for the mortga!1e and
subaequently provided the materiala requeated of her bycommeroe.
,
12. Ma. ~dwardll' applioation wall for a loan wit/'l an interellt
rate of 6. 25~ and Iltates that the loan would be ",IJ.'HIOt1SIil".
13. On Auguat 12, 1996, Ms. Edwarda reoeived a Good Faith
Iilatimate and a Truth in Lendin!1 Diocloaure,Statement P)' mall from
Commeroe, oopiea of whioh are attaohed hereto and made a part,
hereof Bll,Exhibit "A".
" ,
14. . Tire Good Faith Iilatimate and the Truth in I.,ending
Oiaolooure Statement both were based on or refleoted an interest,
rate of 6.25%'.
15. Ma. Edwards si!1ned both dooumento and returlled them to
commeroe aa she had been in~truoted and waa willins'and able to
perform on the contraot pursuant to the termo with which ahe /'lad
agreed.
16. On AUgu~t 22, 1996 Ma. Edwardo was informed by Ms. Wilson
on behalf of Comm~rce that her loan had been approved at 8.25~.
1'1. Clolling was scheduled for Thursday, August 29, 1996 at
, ,
4100 p.m.
4
18. llaQed upon intormation and /;leUet, ..:rame~' Qibllon,
Ji!l;"ellidenl; 'of com~erae I recommel}ded, approval' of Mil. Iildwarda'
morl;gag~ on ~ugullt 22, 1~~6 at an intereat rate ot 8,25~.
1~. On ~ugullt 23, 19~QI Ms. Wilsol'l again cal~ed Mil. Iildwardll
and indicated tpat Mr. Qib~on ~~s requiring Ms. ~dwarda to transfer
, "
/'lel;" ban)t aCOoullts to Comme):'ce aafl)t it ahe wanted a loan at the
interellt rate ot 8.25%.
20. Ms. Willlon related in tpat phone conver~ation that Mr,
Qibllon would impose an interest rate of ~. 25% if Ms. Iildwai:q.s
, ,
refused to transfer all of her funds to Commeroe aan)t.
21. Bosed upon information and belief, this was not a usual
ban)ting practice of Comme~ce BanJi:.
22. MS.lildwa,rda, in tpe same phonE! conversation, reapc;mded
that she was Willing to elltablieha chec)ting ~ccount at COmme):'ce
,
Bank so that he):' monthly mortgage payments could be automatically
deducted by Commerce Bank.
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23. Ms. wilson responded that she would So inform Mr. Gibsof'l
and see if' establishing such a checking aocount would satiefy his
requj,):'ement. I
24. Ms.' Wilson again called Ma. Edwards on August: 23, 1996
and f1aid that M):', Gibson continued to demand that: she transfer all
of her monel' to Commerce in order to receive the 8.25% interest
rate.
25. Commerce Bank then forwarded bank cards to' Ms. Edwards
for her to transfer all of her accounts to that bank.
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2ij, On Au~u$t 27, 1~9~, two days before the ~cheduled
~ettlement, Me. Sdwarde oontaoted Me. Wileon ao to 'the otatu~ of
the loan.
27. M$, Wileon reeponded that the rate wae nOW ~,25' and that
Mr. Gib,/iIon had not chan~ed hie mind.
28. On Auguet 28, 1996, a day prior to the eoheduled
'eettlement, a repreeentative of Me. Sdward~ contacted both Jamee
.
Gipeonand Gar)' Nalband.ian, Chairman o~ the Board of Commerce,
29. Me. Sdwarde' repreeentati~e wae told Py poth that the
intereet rate would remain 9,25%.
30. Balled upon information a,nd belief I Commerce Ban)( prepared
a cOmmitment letter to eel')d to M~. Sdwardll eetapli~hing the
intereet rate at the amoUnt of 9.25% becaulle' lloe had not,
capitulated' to the bank'll demand that ehe tranllfer her aocountll to
Commeroe Bank.
31. At approximately 5100 p.m. on August 28, 1996, the day,
before the ocheduled closif'lg, Mil. Sdwardll and another individual
,
llPoke to Mr. '~al~andian and again explained the llitu~tion.
32. Mr. Nalbandian lltated that he W;l.nted to he,ar Commeroe
Bank's side 'of the lltory.
, ,
33. ~he individual who participated in that phone call with
Mil'., Edwards llubllequently c;:alled Mr. Nalbandian t,o oomment on his
demeanor during the oall.
34. After that individual's oall, he told MfI. Sdwards that
ehe woUld reoeive the mortgage at the rate of 8.25%.
I'
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.,
,to,
3S. On AU!1ullt 29, 1996, the day of the Ilcheduledclolli~!1, Mil.
~d\'lardll wall infoX'med Py the individual that Mr. ~alpandi~n a!1X'eed
to the loweX' inteX'eot: rate pecausEl ohe worked foX' Pinnacle Health
, SYlltem and Nalbandian'll company, CommeX'cial Induotrial Realty did
a aX'eat deal of \'Iork foX' Pinnacle.
36. Ms. ~dwaX'd/il waa tX'qubled by the notion that the inteX'ollt
I
ute of 6. 26~ wall beina affoX'ded heX', not becau",e it had been
,
quoted and aaX'e,Eld upon p)' CommeX'ce, but becaulle Il,he wa", ran emploYEle
of an inlltitution with whom the Prellidel}t of the lloard's company
did sub",tantial bUlline",,,,.
37. Mil. EdwaX'ds pX'oceeded with the clo",in!1 pX'oce",,,, to
deteX'mine whether the true reason that she wa", beina afforded the
inteX'e",t rate of 8.26~ was her position with pinnacle Health Care
/. Systems.
38. Mil. EdwaX'ds X'efused to close on the loan until she
. . ,
determined the true reason ",he was now beina aiven the interest
X'ate of ~.26~.
39. She reque/ilt~d to speak to the appropriate Commerce Bank
I
official to aet the answer to her inquiry.
40. Based on: information andbElUef, Mr. Nalbandian, who was
present at the bank, refused to speak to Ms. Edwards.
41. David Amsden, Vice PreaidElnt of Credit AdminiatX'ation,
,
spoke to Mo. Edwards and IJtated that in-house mortaaaes were prj.ced
.on an individual basis by Mr. Gibson who set the parameters on a
oase-b)'-caee basis with his own policies.
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42. M~. ~m~de~ ~t~ted that Mr. Q~p~o~ had eet M~. Edward~
rate at !I.2!)~.
43. Mr. Am",de~' ~tated that Mr. Nalbandiall llad !1i ven Mr.
, , ,
Gibeoll the option to read.jullt and re~et Mil. l!ldward~' rate, from
a.25~ Ilhe wa~ quoted and w/'licq Mr. Gip~on had approved,
I ' , ,
44, M~. Edwardll reque/lted MI='. Amllden provide /'ler with the
,
pol~oy ae to Mr. Qipllon'~ authority, the polioy On prioin!1, and
Commerce'~ mort!1a!1e lIohedule.
4!). Mr. ~meden lIaid that the~e policies were not in writing.
4Ei. Mr. Amsdenl'~ statement that the~e polioies were' not in
writing \ya~ not true as Commeroe Ban}t, had written poliqies" for
eeta~lishing illtereot rates fOr in-houee mortgages.
47. Mr. 1\.meden /laid that he must the~ contact COmmeroEIIS
attorney.
48. By 6130 on Auguot 29, 199Ei, tw,o (2) hours, aft.er the
" ,
commencement of the closing, Ms. EdYtards still had not been
provided with an acourat~ ~ost sheet or a oommitment letter.
,.'"
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49. The clooing was adjourned beoause of the inability to
resolve the issues as to the prioing of the mqrtgage and the amount
of closin!1 costs.
50. As the meeting was being adjourned, Mr. Amsden pr~vide~
Ms. Edwards ,for the firettime with a commitment letter, for a
1II0rtgage at the rate of 8.25%.
,
51. Beoause Commerce Bank a!1reed to provide a loan at 8.25%
, '
beoauee of Ms. Eldwards' position with Pinnacle Health Care Syete~s,
,
Ms. Edwards was unable to aooept the loan.
8
52. f\fI a reflult ot bein~ unable to acce/ilt the loan, MfI.
Ji)dward/$ ha~ flutfered 10/illleo inoludin~ lout not limited 1:0 expenllefJ
for items 'to Ilpecitical.l.y tit that rellidence, movin~ and fJtora~e
expenlle, eXpenllell for completion ot the unit, payment/il to the owner
,
dudn~ the pendency of the tra,nflaction, and the loan appl.ioaticm
tee.
63. Mil. Edwards requestlld the owner rent .her tne unit pendin~
the reflolution of the loan.dispute.
54. The owner fltated that he would J:equire $2,600 per month
rept on the uni~ and that it wafl in her befit intere/ilt to proceed.
with Ilettlement.
55'. Balled on inlJormal;.ion and belililf, thi/il wa/il an effort by
the owner to coerce MfI,' Jildwardfl to accf,lpt the terms of the Bank.
I
66. Mil. ~dwards was left without a residenoe and forced to
live with friend/il because of the actionfl of Commerce Bank.
COUNT I . BRBACH 0' CONTRACT
57. The averments of para~raPhs 1 throu~h 56 "re incorporated
herein and made a pa~t heJ:Elof as if oet forth in full.
68. Commerce ~allk, bl' its agent and emplol'ee, MfI. Wilson
orally a~reed that Mo. Edwards would receive a mortgage with an
8.~5% interest rate.
,
I
59. Commerce Bank I by its agent and employee, Mr. Gibscm
approved in writing the mort~age at the rate of 8.25% interest.
60r Neither MfI,. Wilson'S oral agreement nor Mr. Gibson'S'
written approval required Ms. Edwards to transfer aU of her
accounts to Commerce Bank. '
,
9
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, ,
lil. COl)ln\'erce afln~ bX"eac/'led itll oralard written ~ontraot:1l
with Mil. ~dwaX"dll by failing or refulling to provide a mortgage witp
,
an 8. 2S~ interellt rate and/or by requiring her to tran",fer /ler
,aocountll to Commeroe aank after IIhe had alreadl' been approved for
the loan at a.25%.
62. Ao a direct and proximate relilult of Commeroe aan~/ iii
preach of its contX"aot and agreement to prov~de i "'11. Jildwardll a
mortgage with an 8.26% interest X"ate, Mll. Jildwardll has been ~everely
damaged, hhe, full exte/'lt of which has yet to be determined .
~HJilRJilFOR~, Plaintiff requestll this Honorable 'Court ,enter
,
judgment foX" damagell 011 pehalf 'If Ms, Jildwardll with costs', attorney
feell, and inteX"est againllt CommeX"ce Bank.
COUNT II - QNrAIR ~RAP. PRAC~ICIS ~ COHSQKIR PRO~.C~IOH ~C~
,
63; The averments of paragX"aphll 1 through 62 are incoX"/ilorated
hereill and made a part hereof all if llet forth in full.
64.
CommeX"oe Bank, by itll
in fX"audulent conduct
officers, agents, andemployeell
which oreated a likelihood of
engaged
,
oonfudon
or m~llunderlltanding by Ms. Jildwards as s~t forth above,
inoluding but not limited ~o the following I
(a)
Agreeing to a mortgage with an ,interest rate
of e .26%;
Sending M~. Edwards a Truth-In-Lending
statement and Good Faith Estimate based on a
mortgage with an ihterellt rate of 8.25%
without any condition foX" the tranllfer of all
accountll to Commeroe Bank;
(b)
(c)
,
Approving the mortgage for Mll. Edwards with an
interest rate of 8.25% without any oondition
for the transfer of all aocounts to Commerce
,Bank,
10
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(i)
(j)
(k)
, ,
I' j
(d)
sURlleqllOl)tlr demaqdin"1 tlJat Mil, ,Ed\yard.1l
cranllfer al her acoouptll to Commeroe ~ank or
pe foroed to ~ay an interellt rade of 9,2St,
Breaohin"1 of t/'le termll of itll a"1roement to
~I:'ovide Mil, Ed\yardll' with a mortga"1e, with
il'lterellt at ,a ~ate o~ B. 2St, " ,
I
(f) 'See)tins to ooel:'oe Mil, li)dwardll i/)to
tranllfe):'rln"1 all of her aooounto to Co'mme):'oe
~a\*, ' '
Attem~tin"1 to coeroe Mil. Edwardll to aooept a
hi"1her interellt rate than that to whioh
Commerce Bank had ~romilled and which it had
all:'eady approved, "
Attemptin"1 to impolle a'hi"1her rate, of interellt
than wao appropriate purlluant to Commerce
, Bank'll ol'fn internal procedurell' '
Informin"1 M~. Rnwarde that Commerce Bank did
not have a written ~olicy all. to the il)teJ:ellt
):'atell of in-houlle mortga"1el3 when, in fact I
COJ1),merce Bank had a I'fritten policy for suoh
interellt I
(e)
(\1)
I.
(h)
Attel/lptin"1 to unfairly ulle its l3u~erior
position to coerce Ms. Edwards,
" " ,
Establiehing an intereet rate for Ms. Edwardll'
mortgage at the rate of 9.2St \yithout ,having
given her a Truth-ill-Lending statement or a
Good raith Estimate for a loan with that
interest rate, "
,
6S. The aforesaid apts and omissions of Commerce Baqk, its
officerll, agents, and employees ,were "unfair methods of
competition'i, and/or "unfair or deceptive act,e OX" p'raotices'i 'all
defined by 73 P.~. Section 201-2(4).
66. The aforesaid acts and omissions of Commerce Dank, its
Offioers, agents, and employees were violative of the Unfair, T):'ade
praotices'and Conaumer Proteotion Aot 73 P.S. 201-1 at. aeq., 201-
3 .
, I
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67. I\Q a direot and pJ:'oximllte reQul.t qf Coml)leroe 13a,nk/ Q
v~olation of the Unfair Trade ~raotiQeQ and ConQumer Jilx'oteotiol'l
~aw, ~laintiff waQ Qeverely damaged., the extent of Which iQ not yet
I
determined.
68. The aotQ and omiQQiopQ of Commeroe 13ap~, itQ off~oerQ,
agell~Q,emplo)'eeQ, and repreQeptativeQ were malioiouQ, outrageouQ/
willful, groQQly negligent and/or wRnton.
69. Plaintiff iQ entitled to treble damageQ purQuant to 73
P.S. 2Ql-9.2.
WH~~~FOR~, Plaintiff requeatQthiQ Honorable Court, enter
judgment in favor of Ms. ~dW~J:'dQ, dama~ea, with OOQtQ/ attorney
feeQ, intereQt, punitive damageQ and treble damageQ aSQessed,
againQt Commeroe Sank.
COUNT III . 0000 FAITH AND 'AIR OBALING
70. The avermentQ of paragraphs 1 through 69 are incorporated
herein and mad.e a part hereof ao if, set forth in full.
. 71. Commerce Sank owed Ms. Edwards a duty of good faith and
I
fair dealing in its dealings with her.
72. The I Commercial code at 13 Pa. C.S.~; 1203 imposeQ ,~n
obligation of good faith in the performance or enforcement of every
oontract or dut)"within that title.
73. The Restatement (Second) of Contracts Section 205,
, ,
provides that every contraot imposes upon each party a duty of good
faith and fair dealing in its performanoe and its enforoement.
74. The "doctrine of necesQary implication" impoQed a duty of
good faith and required Commerce Bank to do and perform those
"
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~hing~ tP/it aCQordirg to l:'ea~on a~d ju~ti,ce they ~hould .do J.n opder
to carl:'Y out thQ purpose ~or w/'lich the contnat was 'made and to
l:'efl:'dn ~l:'om doJ.ng anything ~hat would destroy,ol:' injure tne otneX'
pal:'ty1e righ~ to receive the fruits of tne contl:'act. '
75. CClnllnel:'ce aank matel:'ially Preached it~ duty of good bitn
'al'ld fair dealing towBJ:d Ms. Sdwal:'ds a~ followal
(a) I\gl:'eeing to a mortgage witn an intel:'e~t rate
of 8.:J5t,
(10) sendJ.~g MS. Sdwal:'ds a Tl:'utp-In-Lending'
statement and Good Faith Estimate pased on a
mOl:'tgage with an intel:'est l:'ate of a,25t
without any cOl'ldition fol:' the tl:'snofer of all'
acooullts to Commel:'os aank, ,
Appl:'oving tpe mqrtgage fol:' Ms. Sdwards with an
intel:'eat l:'ste of 8.26% 'without any oonditiol/-
'fol:' tne transfer'of all ' accounto to Commerce
aank, .",
, (h)
,
','
,I
(c)
(d)
Subeequently demanding that' t1e. Sdward,e
tl:'ansfep all of her accounts to Commerce aank
Ol:' be forced to pay an intel:'est l:'ate of 9.25%,
, . ,
(e)
al:'eaclling .of the term/3 of J.t/3 agreement .to
pro~ide Ms. Sdward/3 with a mOl:'tgage with
intel:'est at a rate of 8.25%,
SeekJ.ng to have M/3. Sdwal:'d/3 tt'an/3fer ,dl of
her accounts to Commerce aank,
Attempting to coerQe Ms. Sdwards to accept,a
higher interest rate than that to wqich
Commerce aank had promised and which it had
already approve~,
Attempting to'impo~e a higher rate of intere/3t
than was appropriate purQuant to Commerce
aank/e own ,internal procedurea,
Informing M/3. Sdward/3 that Commerce aank did
not have 'a written polio)' as to the interest
rates of in-house, mortgages when, in fact,
Commerce Bank had a written policy for such
interest"
(f)
(g)
(i)
13
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(j). Attempting t.o unfai~ly Ulile itlil Iiluperi.or
pOliliti.on t.o o.oeroe MIil. Edwa~dlill
(It)
Eliltaplililhing an interelilt rate f.or MIil. Edwardlil
mortgage at the rate .of 9,25\ without having
given he~ a T~uth.in"Lending Iiltatement. .or a
G.o.od. Faith Estimate for a loan with that
inte~elilt ~ate.
76. As a di~eot and p~.oxi/Tlate ~elilult .of Ccmmerce Qank' Iil
preaohel!.l .of the o.ovenantlil .of g.o.od faith and. fair dealing, Me.
llldw~rds was severely damaged, the extent .of whioh is n.ot yet
, :
detoJ:mined.
77. The acts and cmiodcns .of C.ommeroe Qallk, . its '.officers,
agents, empl.oyeelil, and representativelil were malioi.oulil, .outrage.oulil,
Willful, g~.olilsly negligent and./.or want.on.
WHlllRlllFORlll, Plaintifl; requests thh' H.on.orable C.ourt enter
j ~d.gm~nt f.or, damages wi th ocsts, at t.ol;'ney fees, int,erellt and
punitive damages assesoed against Ccmmerce Qank..
,
COUNT tV - NBGLtGBNC~
78. - The averments .of paragraphs 1 thrcugh 77 are inccrporated
herein and made a part hereof as if set f.orth in full.
.1 '
79. Ccmmeroe Bank had a duty t.o exeroise reas.onable care
towards Ms. Edwards.
80. C.omlllerce BanJi: breached its duty t.o exercise reasonaple
care t.o Ms. Edwards.
81. Ccmmeroe Bank was negligent, inoludit:\g but nct limited t:.o,
the fcll.owing r
(a) Agreeing t.o a m.ortgage with an interest rate
.of 8.25\,
14
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,
(p) Sending Mo. Ed\/ar;dlil a Tr;uth-In-lIE1nding
Iilt~tement and Qood Faith Eliltimate paliled On a
mortgage with an intepelilt rate of a.26t
without any oondition for the tranefer of all
aooounts to Commeroe Ba~k,
(0) Appr;oving the mortgage for MIil. Edwarde with an
intereet rate of a.26% without any oondition
for the tranefer of all, aooounts to commepoe
Bank, . '
supeequElptly demanding that "'e. Edwarde
tranofer all her aooount ~o Commerce Bank or
be foroed to pa)' an intere~t rate of 9.:il6t/
Breaching of the terme of itlil agreement 1:0
provid.e Me. Edwarde with a mortgage with
interest at a rate of 8.26%,
(d)
(e)
(f)
(g).
(h)
(i)
(j)
Seeking to nave Me. Edwarde transfer all 01:
her aooounts to Commerce Bank, ,.
Attempting to coeroe MIil\ Edwardlil 'to aocept a
higher intereet rate than fhat to which'
COlllmeroe Bank had promioed and which it had
alread.y approved,
Attempting to imposf,l a higner rate of interest
than wae appropriate pureuant to Commerce
Bank'e own illteJ:nal prooeduree,
Informing MIil. EdwBrde that Commerce Bank d.id
not nave a written policy ae to the interest
ratee of in-houlile mortgagee when, in fact,
Commeroe Bank had a written policy for euch
inter~etl
Attempting to unfairly uee ite. euperior
poeition to coerce Me. Edwardol
,
(k) Eetabliehing an intereet rate for. Ms. Edwarde'
mortgage at the rate of 9.25% without having
given her a Truth-in-Lending etatement or a
Good Faith Eetimate for a loan with ,that
interest rate.
82. Ae a direct and proximate reeult of ~ommeroe Bank's
negligenoe, Plaintiff wae eeverely damaged, the extent of whioh is
not yet determined.
"
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, 1
83. The aot/:! al'ld omi/~/:I,io~e of Commeroe /lank/ it/il ofrioen/
agent/:!, employee/:! , and repre/:!entativee were malioioue, outrageou/:!,
~lllful/ gro/ilelynegligent ar~/or wanton.
W,HIilRJilFORJil, ~laintiff requeote thio llonol:a/:lle Court enter
judgmel'lt, damagee with OO/:lt/:!, attorney fee/:l, intere/:lt and punitive
damage/:! a/:!/:!e~/:!ed again/:!t Commerpe /lank.
ao~ V . N~O~~O~NT N~~R.PRISINTAT~O~
84. Tl;le avermente of paragrap~e 1 tnrougn 83 are inoC?rpol:',ated
,
herein and made a part hereof ae if eel: forth in fUll.
,
, 85. Commerce J3ank mierepreeented .and/or omitted material
,facte in i~e dealing/:l with Me. Jildward/:l, inclUding but no~ limit~d
to, the following I
J'I
"
il
,Ie)
86.
;,
.,
la)
Repre/:lenting that the rate for Mil. Jildward/:l
mortgage w~/:!,8.25~1
Repreoent ing to M/:I. Edwards that /:!he wao
apprq,ved for the mortgage ,at an interest rate
of 8.25~1
Sending M/:I. Edwards a Good Faith Elltimate and
Truth~in.I.,ending I3tatementrepl:'esenting that
the intereet rate of ,her mortgage would be
,8.25~1
Subsequently ~'epreeenting that the rate for
M/:I. Jildwarde' loan Wa/:l 9.25% and oeeking to
extract the transfer of all of her funds when
Mr, Gibeon had already appJ:oved her loan at
8,25% without the condition of,the tran/:!fer of
the funds I
Repreeenting that Commerce J3ank did not have a
written polic)' ~ith regard to in-houee
mortgages.
Ms. Jildwarde relied on the misrepresentation/:! and/or
, ,
;11
(b)
I
(c)
,
(d)
16
nondisolosures of facts.
I'
a7. Commeroe Bank breao/'led it~ duty of care to M~, ~dwardQ i~
makin~ the miarepre~entation~ and/or nondi~clo~ure~ of faot.
,
alJ, Ms. 2r.lWard~ rea~onaply relied on thll miBrepre~entation~
and/or nondisclo~ures of faot.
a!l, As a direct and proximate result of Commerce Bank's
misrepre~entations and/or nondisclosure~1 M~. 2dwards was ~overelY
dama~ed, the extent of which is not yet determined.
9Q, The m~srepresentations and/or no~dioclosur~s of Commerce
Bank, its officers, agents, employees, and rej;lreoentatives were
"malioious, outl:Bgeou~, Willful, grossly negligent a,nd/ol'" wanton.
~H2Rli:FORE, Plaintiff l"'equfilst~. thio Honorahle Court enter
judgment for damages, with costs, attorney fees, in'tereot and
punitive damage~ assessed against Commeroe Bank.
COQNT VI - rRAUDULI,NT MI~~IPRISINTATIO~
91. The aVerments of paragrapho 1 through 90 are incox-porated
, . hex-dn and made a part hereof as if set forth in full.
92. Commerce Bank mi~represented and/oX" omitted material
,
facts in its dealin~s with Plaintiff including but.not limi~ed to
. the following I
(a) Representin~that the rate for Ms. li:dwards
mortgage was 8.25%,
(b)
Representing to Mo. Edwards that she was
approved for the mor~gage at an interest rate
of 8.25'1'/
Sending Ms.li:dwards a Good Faith li:stimate and
Truth-in-Lending statement representing that
the 'interest ute of her mortgage would be
a.25%,
(0)
\
\
17
(d) SUI:l"'llquently ~eprellenting that thl! rate ~o~
M"'. Edwa~dll' loan wa", !1.26\' and /ileeldng to
extraot the tran",fe~ of all of he~ fund/il when
M~. Qil:lQQn had already approved her loan at
8.25\' without the condition of. t/'le tranllfer of
the fund/iJ/
(e) ~ep~e/ilentirig thatCommeroe aank did not have a
writtell policy with regard to in.houfje
mortgageQ. I
93. The mi/ilreprellentation~ and/qr nondi/ilolollure/il of Commerce
~ank were calculated to deceive, mi/illqad, and induce M~. Edwa~dll to
act or refrain fro~ acting to the disadvantage of Ms. Edwards.
94. M~. Edwards jUQtifiably reliljd on the mi/ilrepreQentation",
, '" .,
and/or nondisclosurell of facts. ,
95. Commerce Bank preached ita duty of ca~e to Mo. Edwards by
, .
making the misrepJ:esentations and lor nondi/ilclo/ilures of fact.
96. MQ, Edwards reaQon~bly relied on the misrepresentationQ
and/or nondisclQsure/iJ of fact.
97. As a direct and proximate result of Commerce BalIk' /il'
mi/ilrep~e/ilentationQ and/or nondisclo/ilure/il, ~/il. Edwards was severely
damaged, the. extent of which ill not yet determilled.
98. The ~isrepreoentations and/or nondisclosures of Commerce
aank, it/iloffiolllrs, agents, employees, and representatives were
malicious, outrageou/il, willful, grossly negligent andlor wanton.
99. WHEREFORE, Plaintiff requests this Honorable Court enter
judgment for damages, with costs, attorney fees, interest and
punitive damages assessed against Commerce Bank.
COUNT VXX - CONSTRt1CTXVB FRAUD
100. The averments of paragraphs 1 through 99 are incorporated
herein and made a part hereof as if set forth in full.
18
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1.01.. Gommerce Bank ooncealed mateX'ial fact/! that /ilnould have
peen ~i/!clo/!ed in itll dealingo with Mil. md~arda, ~ncluding put not
l~mited to t/'le fOllowingl
(a) Commerce Bank ~lad a written policy f01:
determ.ininS the ratea of in.houae m01:tsages,
(p) Ms .Sdwardll met the policy requi1:ementa for a
mortgage at 6.25',
,
(c) Ma. mdwa1:da waa' informed that ahe would
receive a mortgage at the rate of 6.25\,
(d) Mr. Gip/!on approved a loan for Ma. Sdwards at
e.25' without an)' requi1:ement that !lhe
tranafe~ her funds to Commerce Bank, .
1 (e)
Commerce Bank aent Mo. Sdwarda a Good Faith
Eatil1'ate and Truth. In-Lendins atatement!l
repreaentins that the inte1:eat rate of her
, loan would. be e ~ 25',
Commerce Bank aupaequently repre!lented to Ma.
mdwarda that the rate for the loan was 9.25~
and sought to coerce the transfer of all of
t).er funds to Commerce. Bank,
Commerce Bank represented tt).at it did not have
a W1:itten policy with regard to in. house
mortsases.
102. Commerce Bank's concealment of the matllrial facts was
.\
intended to deceive and d.id deceive Ms. Sdwardo to act to her
(f)
(g)
det1:iment.
1.03. Ms. Sdwards relied on the concealment 'of facts to her
detriment. Commerce Bank breached its duty of care to MS. Sdward.s
in concealing material facts.
104. ' Ms. Sdwards reasonably relied on the available
, ,
information wi'thout the advantase 'of the concealed facts.
,
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105. 1\1'J a direot and proxtmat:e rel'Jult of GommeJ;'oe aan~' Il
oonQealment, Mil. ~dward.1'J \>fa/3 l'Jeverell' dama!jed, toe extent of! \>filial)
ill not yet determined.
106. The oonQealment: by Commeroe Bank, itl'J offiperll, aQentl'J,
employeell, and reprellentativ~1l \'Iere mal,ioioull, outraQeouor, willful
and/or, Qrollely neQli!jent and wanton.
WH~R~FOR~, ~laintiff requellta thia Honoraple Court epter
jlldQment for damagell with aOllta, attornel' feell, interellt' and
punitive d.ama!jell allaelllled againllt Commerce Bank.
, '
COUNT VI;:E
INTBNTIONALINT.R'IRB~CB ~ITH IXISTING
CONTRACTUAL RBLATIONSHIPS
107. The avermenta, of ~nrag,rapna 1 l:hrouQh l06 are
inoorporated herein and made a part hereof aa if aet 'foJ:th in ';ull.
108. At the time qf Commerce Bank'a aota and omlalliona, Ma.
, '
Edl'/arda had an existin!j oontract for the purchaae of a r.eaidenoe.
1 109. Commerce Bank knew of the ex.i.atence' of Ma. ~dward/3'
contract for the purchase of a residenoe ;:It the time of its, acts
al)d omissionll.
110. Commeroe Bank acted with 'the intention of interfering,
with the exiatinQ oontracta for the purchase of a residenoe.
111. Commeroe Bank knew or waa subatalltially certain'that Ms.
~dwards would ~uffer damagellas result ~f its aotions and seriously
effect her ,existing oontract for the purchase of a residenoe.
112. The actions of, Commerce Bank in interfering with the
exis'ting contraot for the purcrase of the rElsidence was improper
and was not justified.
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113. /1.$ a" direct and proximate reJlult of Commerce Bank' Q
interference with her exiJlting contract, MJI. ~dwardJl Wafi fieverely
damaged., the extent of which ie not yet determined,
114. The aqte and qmieeione of Commerce Bank, ite officerJl,
agentJl, llmployeee, and ,repreeentativee were malicioue, Qutrage~ull,
willful, grQJlely negligent and/or wanton.
, ,
WH~REFORE, Me. Edwarde requeete thi~ Honorable Court enter
judgment for damagee with coete, attorney feefi, intere~t and
punitive damagee Beeeeoed againet Commeroe Bank.
COUNT IX - BQSINlSS COIRCION AN>> PURISS
115. The avermento of paragraphe 1 thJ:ough 114 are
incorporated herein and made a part hereof ae if eet forth in full.
" ,'"
llG. Commerce Bank threatened to and did act' in a manner in
which it had no legal right to do eo, including but not limited t~
the' following I
(a)
Breaching of the terme of ite agreemellt to
provide Me. EdwardJl' with a mortgage with,
intereet at a rate of 8.25%, '
Attempting to cQerce Me. EdwarpJl to tranefer
all Of her accounto to Commerce Bank,
(b)
(c)
,
Attempting to coerce Me. Edwarde to accept a
higher intereet rat~ than' that to whiCh
Commerce Bank had promieed and which it had
~lready approved 1 '
Attempting to extract a higher rate of
intereet than waJl appropriate pureuant to
Commerce Bank's own internal proceduresl
Informing Ms. Edwards that Commerce Bank did
not have a written policy as to the interest
rates of in-house mortgages when, in fact,
'commerce Bank had' a writte,n policy for I such
interllst,
(d)
. (e)
21
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(f) Attemptin!1 \:0 unfail:'ly u",e ita aupex'iol:' ./
poaition to ooeroe M"'. Edward",.
117. Commeroe aank'", threat", and aotion", oau",ed an imminent
proplem for MU. Edward", and foroed her to aot in u manner in whioh
",he Waa no\: legally pound to do and a!1ain",t her will.
. ,
118. Commeroe aank had. the power to and did irj ure Ms. Edwardo
without the ri!1ht to do "'0.
11~. The aot", and omi",,,,ions of Commeroe aank, oaused seriouo
eoonomio injury to be imminent.
120. There exhted ",uch presaure that M"'. Edward", was foroed.
to take involuntaJ:Y aotions leading to her economic 10",s.
J.21. There was no immediate legal remedy available as an '
alternative to '",uoh aotions Pl' Ms. Edwards.
l22. A'" a direct and, proximate re",u1t of Commeroe Bank's
coeroion and duress, Ms. Edward", wao severely damaged/ th~ extent
of whioh i", not yet determined.
12~. The acts. and omj,s",ions of Commerce Bank, . its .officers,
agents/ emplo)'ees, and representatives w~re malicious, outrageous,
willful, grossly negligent andlor wanton.
WHE~EFORE, Ms. Edwards requests this Honorable Court enter
judgment for damageo with ccsts, attorney fees / interestal'ld
punitive damages assessed agains~ Commeroe Bank.
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~e~FeQttully ~u~mitted,
THOMAS, THOMAS & HAFmR,
r'.~S~ ~
~y , pou~'jl{: aJ1,::ce~- m/;lquire
X, .,:r, No., 365:1.Q',
~Q5 Nort~ Front Street
~.O. /lox ~99
>>arriQ~urg, ~A 171Qe~Q999
(717)' 255.7238
,
~ttor~ey tor Plaintitt
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!\NO /jOW, thill 23rd day of .:ranuary, 1!1!1l1! I I Cynthia /:). Byrd,
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eearetary in'the ~aw fir~ of Thomae, Tho~ae & Hafer, her~by certify
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that r'eept a true and correct copy of the fore~oin~ document to
~he foUoWing coun~el of record bl' plaG~ng a cop)' of Ilame in the
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United atatee, firllt clallll mai~, addrelllle~all ~Q~loWel
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I.,
"
pavid A. Fitzeimonll, Sllquire
Mette, m~anll & Woodllide
3401 North Front Street
POllt' Office BOX 5pSO
Harrieburg, PA 17110-0960
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, ~, IiilJun Jl;c1warclfl, vedfy that: I 11m t:ho 1"l.llint:iU in tne
fo~o9oing action ancl I;.hat tho attaohocl d.ooument 18 ~aoed upon tho
1n~o~mat:1Qn whic:h nae peen aatherftd bl' me, my Qounsel and/Q~ other.
on'my behalf 1n preparation o~ toie law~uit. Tho lan~uase of tho
dC/culllont 10 the.t of c:ouneel ancl h not: mine. I havQ uad tho
cloQument:, Ilncl to t:hlil extlilnt thet it b pued uporl information whioh
I have 'liven to 1lI1' oOlmed / it ie tl:ue and correot to the ~ollt of
my "now1edge I intC/rmatio~, And. be lid . To the extent that: t;.he
I Qonte~t:. of the dOQument are t;hat: Q~ c:ounleJ,. / ,I have X'eliedu~Qn
QOlJl\ool in making tpill Vo~Hiolltion.
t undel:~t:and that intentional fal.e IJtatement:1I h"rein ne /lIllde
subJeot to the penalties of 18 ~ij, c.a. '~~04 relatins to un,woJ:f'l
f.l.:I.~iQation. made to alJthorit1ell'
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I IN 1'HF. COURT OF GOMMON P~EAS
I CUMBERLAND COUNTY, PENNSYJ.NANlA
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I NO. 97.3377 ClVIL TERM
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.
: OIVIL ACTION. LAW
:
: ,JURY TRlAL DEMANDED
SUSAN EDWARDS
Plaintiff
COMMERCE BANK,
HARRISBURG, N.A.
Defendants
PEFE~ANT'~ PRE;LIMINARY OQJECTIONS
TQ P~Jl'ITJFF'~ ~ND~P CO/wPLAlNI
AND NOW CQmeS the Defendant CQmmerce Bank by Ita attQmo~s, Mette,
J!:yanll and WQQdslde and averS the fQllQwlng preliminary l?bJectiQns:
,
1.. PlalntUl'll CQmplalnt cQntalns 123 averments alleging nine cQunts
,
against Defendant arising frQm a tr~psactlQn for a residential mQrtgage.
Plalntlt1's CQmplalnt In sum, allegell the fQllowlng:
2. "Ms. Edwards entered a CQntract to purchase a reslden!)e at 1340
"
WaterfQrd.n lPlalntltl's Amended CQmplalnt, 'H31
. 3. "Mil. Edwards was referred tQ Commerce Bank by Greg Haines, a
realtQr representing the Qwners of the WaterfQrd prQperty. lPlalntltl's Amended' .,
, Complaint, 'H61
,
4. ,"On August 1, 1996, Ms. Edwards met with Getty Wilson of
CQmmerce Bank to apply for a mQrtgage." lPlalntlt1's Amended Complaint, '1161
,
G. . "l)ased lln the 'leed tll maintain the Illllrtlllllle In-PQuse, Ms. WlIsQn,
lln ~ehalf Qf CQmmerce, InfQrmed Ms. Edwards that the Interest rote WQl)ld be
,
8.2G% with One (1) PQlnt." IPlnlntlfrs Amen~ed Complaint, '119]
i
6. "Ms. Edwards submitted an appllcatlon fQr tpe mQrtgage and
subsequentJ.y provided th\l materials requested of her ~y CQmmerce. WlalntltJ's
Amended Complaint, '1111)
7. "On August 12, 1996, Me. Edwards received a Good Faith Est~mate
and a Truth In ~endlng Disclosure Statement py mall frQm Commerce..." .
Wlall'ltll1's Amended CQmplalnt, '1113, cQples of which Plalntlff attaches tQ her
Amended Complaint as Exhibit "A".) .
8. "The OQod Faith Estlmate and the Truth In Lending DlsclQsure
Ejtatement bQth were based 0'1 Qr reflected Ilnlnterest rate of 8.2G%."[Plalntltl's
Am~nded Complaint, '1114)
9. "Ms. Edwards signed both documents and returned them to
CQmmerce as she had bellI) Instructed." IPlalntll1's Amendlld Compl/lint, '1115)
10. "On August 22, 1996 Ms. .Edwards was informed by Ms. Wilson on
behalf Qf Commerce that her loan had been approved at 8.25%." IPlalntltl'1I
AmendedCQmplalnt, '1116)
11. "Closing was scheduled for Thursday, August 29, 1996 at 4:00 p.m."
IPlalntil1's Amended Complaint, 'll17)
2
, 12. "On August 2~, 10911, Ms. Wllsen ogaln called Ms. Edwards ond
Indlcoted tt)at M:r. [.James) Glbsen [Prcsldent ef CQmmerce nonk) was requlrl/)g
Ms. Edwards .te trllnsfer l)er bank acceunts te Cemroerce nonk " Bl)e wanted a
lea/) ot tl)e Intercst, rate ef 8.2&%." [Plolntlffs Amended Cemplalnt, ~ 19)
13. "M:s. Wllsen r,elated In thot pheno CQlworsatlen that Mr. Glbsc)/l
weuld Impese an Interest rate ef 9.2&% If Ms. Edwards rejUsod tQ tranllfer all or
l)er jUndll te CQ/pmerce Bank." [Plalntltrs Amended Cemplalnt, ~20)
14. "MB. Wllso~ again coiled Me. Edwards eln August 23, 1096 and said
,
that Mr. Glbsen centlnued to demand that sJl~ tr~nsfer all Qf her meney te
CQmmerce.11). Qr(j,er to receive tl)e 8.25% interest rate." [J;llalntltre AmendJd
Complolnt, ~24)
15.' "On August 28, 1996, a day prier to the scheduled settlement, a
representative Qf Me. Edwardll centacted bQth James Glbsel). and (tory
Nalbandian, Chairman el'the Beard of Cemmerce." [Plointlff's Amended
CQmplalnt, ~28)
. 16. "Ms. Edwords' representative was teld by beth that the, Interest rate
WQuld remain 9.25%." [Plalntitrs Amen,ded Cern plaint, ~29J
"
17. "At appreximately &:00 p.m. 01). August 28, 1996, the day befere tile
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scheduled clesing, Ms. Edwards and anether Indlvldualspeke to Mr. Nalbandian
and again explained the situation." [Plalntltrs Amended Cemplalnt, ~31]
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18. . ''T~o IndIvidual wllQ par~lclpated III t~at pllQnll call witll Ma.
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Edwarde eu~aequontly called Mr. Nal~undlan"." (Plalntlwe Amendod CQmplalnt,
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19, "Alter tllat Indlvldual'a call, ))0 told Ma. Edwurda that IIhe would
reclllve the mortlJalJe at tho rllte 0'8.25%." IPlalntltl'a Anwnded Complnlnt,
~a4) (llmphaala added).
2Q. "Mil. Edwardll refulled to clOlle on tho loan untllahe determined
tllo true reason ~ho waa now being, ~vel) tlle intereat rate Qf 8.25'iP." (Plallltlll'~
Amended CQmplalnt, ~38) (emphaail~ ndded).
21. "Mil. Edwardll wall troul)led by the notion that tlle In~ereat rate qf
8.25% wall beln~ affQrded her, not because It hnd been quotlld and agreed upon by
CQmmerce, but because alle was an emplQyeo of an Inetltutlon with wllom the
Pr~aldentor tllll aQard'a CQmpany did sublltantlal busineBa." (Plall'ltitl's Amended
CQ/llplalnt, ~3~) (e/llpllaslll added).
22. ~Ms. Edwards proc,eeded with the clqlling procesa to determll)o
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wlletller tlle truo reason that IIhe was holng 'afforded the Interest rate of 8.25%.
, wallller position with Pinnacle Health Care Systeme." (Plaintltrs Amended
CQmplalnt, 'IIs7)
23. ~As tlle meeting was being adjo~rnerj, Mr. [David) Amsden (Vice.
President Qf Credit AdmlnlstratlQn) provided Me. Edwards fQr the first time with a
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IAugullt 29, 19961 cl)mmltment letter 11)1' 11 ml)rtll1le at the rate 1)18.211%."
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[Plalntlfl'" A/l)ended CQ/npllllnt, '11'1141, 501 (omrh/luIB udde~).
24. "Becl1use Ol)mmerce Bonk oJll'eed ~I) prl)vlde 11 Il)an at 8.211%
'}Jecause 1)1 Mil. Edwards' PQsI~ll)n with Pinnacle Health Oare Systems, Mil,.
Edwarda woa unable tl) accept the II)0n." [PlulntilTB Amended Complaint, '1151)
,
(emphaulB added).
25. "Ail a resul~ 1)1 belnl unable tQ accept the IQan, 1\4B. Edwl1rdB
~aB Bul)'ered IOBBeB Including put not limited tQ expenBeB for Items to spec'tlcally
fit that rellldence, moving and storuge expenso, expenBeB for cQmpletlon of the
unit, paymllnts to the owner during the pendency of the transuction, and the loan
appHcatlon fee." [Plalntllfs Amended CQmplaint '11521 (emphaBiB added),
26. In summary, Plaintilfll 123 paragraph Amended CQmp1lllnt Ilvers
that Plaintiff was originally offered a mQrtgage of 8.25%; which offer waB In her
view Improperly modilled tQ pe 9.25% unless Bhe tranBferred her, other ponk
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accountB tq Commercll. l1owever, at the time Qf Bettlemept, CQmmerce cQ,nfirmed
the 8.25% r.ate wltnout requiring the provlBo of the tranBfer of her remaining
accountB and Plaintiff refuBed to Blgn the Agreement at 8.25%,
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PRr,UMJNAIW OBo1ECTlqNS IN 'I'lIE NATllIlE OJ!'
A DEMllIlRPlR J!'OR LEGAL INSUFFI<;JIENCY OF A
rli~APJ~Q rV'AI$1JAm' 1Q Fa.R.C.F. NQ~
, J9~t1(~)(") . I
POVm.' J . QJlJ!;MJU Qf' CONTMP'J'
, ,27. ~n *e cQmplaint, Plaintiff plead as fQl1QWSi
CQmmerce Q,ank, ~y Its agent and emplQyee, Mr. WHsqn QrallY
aID'eed that Ms. Edwards WQuld receive a mQrtgage with an .
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8,2~% Interest rate. (Amended CQmplall'lt 'D58)
CQmmerce ;Bank, ~y Its agent l1l'ld emPIQyee, Mr. GlllsQn
apPrQved In 'Yrltlng tl)e mQrtgage at the ra~e Qf 8.25% Interest.
. (Amended CQmplalnt'l159) . .
N~lther Ms. WIlsQn's Pralagreement nQr Mr. GlpsQn's written '
apprQv/l1 required Ms. Edwards tQ transfer all Qf heraccQunts
tQ CQmmerC'e Bank. (Amended CQ~plalnt ~6Q) ,
"
, '
, .
CQmmerce Bank breached its Qraland w,rltten cQntracts with
Ms. Edwards by failing Qr refusing tQ prQvlde a mQrtgage witJ1
an 8.25% Interest rat,> and/Qr ~y requirlng her tQ transfer her
accQunts to CQm/Jlerce Bank after she had already beel'l
apprQved fQr the IQon at. 8.25%. (Amended CQmplalnt '1161)
28. Under Pennsylvania law, an agreement tQ lend mQney to a bQrrQwer
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I In cQnslderatiQn for a mortgage ,must be in writing pursuant tQ the Statute of
,
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Frauds.
29, Under Pennsylvania law, It remains a cQnditiQnprecedent to a party's "
right to recover damages under a contract for the party to prove that It would
have had thewllllngness nnd ability to perform If there had been no breach.' , '
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3Q. In the Parl1graphs quoted lI~ove and throug40ut the Amended
,
Compll/.l'?t t4e Plal'?tlft' 4ns failed to allege facts thllt would create tl:l,e o/,al
cO/ltract t))at the Defendant Is alleged to have ~rellc4e,d, pursuant to Plalntlrrll
. CpmplalntParagraph 61.
31. Addltlo/lally"ln the Pnragr~p))s quoted apove al'ld throughout the j
An)ended Complaint tpe Plalntlll' hall fnlled to allege facts Ilupportln/f tJtat spe Was
wllll,?g a,?d aple ~ll perfllrm had the alleged preach not occurred.
32. The Plall'ltlrrs alleged IpJurles litem from her refusal and
ullwllUmmess tll settle at 8.26%, In perwllrds II~ecause of Mil. Edwardll' pOllltllln
wlti) pinnacle' Healti) Care SYlltems . . .'1 nllt the Oefelld~nt'll actloll, and all Iluch
no c()gnlzaple action fill' ,breach elllstll.
33. Accordll'lgIY, Plalntlll'i)as failed tll stllte In i)er Complaint a clahn
j
upon whicll relief can 1,e granted.
WHERE;FORE;, Defendant respectfullY requests .that this flonll'J:'able Cllurt
,
llustatJl its demurrer and enter an Order dismissing Plalntitrll Amended
Complaint, with prejudlc~.
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PRELIMINARY OBJECTION~ IN THE NATURE OF
A MO'J.'ION TO STRIU PURSUANT
m&.Jl,Q.P, N~. lQ28CA)(2)
COJJN1 .
"
34. Plaintiff allelles that:
CQlPmerce Bank ~reachQd its Qral alld written CQ/ltracts with
Ms. Edwards by falHng Qr rel)Jslng tQ prQvlde a mQrtgage with
an 8.26% Intere.st rate andlQr ~y requirll'lg her tQ transfer her
aCCQunts tQ CQmmerce Bank aner she had already been
apprQved fQr t/1e l<lan at 8.26%. (Amended OQmplaint ~61)
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35. Parijg1'aph 61 Qf Plalntll1's Cllmplaint and Amended Complaint r\lfers
. tQ, In additllln t.o t)1\lalleged Qral cllntract disposed of ~y t)1e preceding demurrer, '
"written cQntracts" between Plaintiff and Defendant.
36r However, a CQPy of the "written contracts" was not attac)1ed to
Plaintil1's Complaint or tQ the Amtlnded Cllmplaint.
37. P/l.R.C.P, No. 1019(h) provides;
A pleading shall state specifically whether any claim or
defense'set forth therein Is bal\led upon a writing. Ifso,
. the pleader shall attach a copy of t)1e wrltipg, or the
material part thereof. . , .
. , .
WH})REFOQE, Defendant respectfully requests that this HQ/lOrable Court'
. enter an Order, striking the CQmplnint for failure to comply with PA, R.O.P. No.
l019(h).
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, PRELIMINARY OJJe1ECTIONij IN THJi) NA'I'IJRE OF
A DEMURRER FO~ J.EGAL INSIJFFICIJilNCY OF A
,
P~J'lADI~Q PJJB~JJMT ')'0 Pa,ll,O,p, No,
J,Q2"(~~(") !
OOUN'I' II . IJNFAlR TMDE PRACTIOES AND
cONeUWJB ~ijQ'J'~c'J'JQ~ AC1' 73 p.a, 2QJ et. ~l,. , .
, '
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"
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:la, Plaintiffs Amendlld G()Ji)plaint at paragraph 115 del1nlls her CQUnt II
c.ause~f actll)p under 73 P.B, Bectll)n 201.2(4',
. ,
:l9. Jllalntjtr/:l CQUl)t JI caUee I)f /lctiqn cannqt be sustained under the
a~qre~ald statute b~cause the Amel'lded Cq/llplail1t ql'l its face falls tl) set fl)rt~
sufficlel'lt grl),unds for the action.
40. The alleged facts upl)n which Plalntill'relles In her Amended '
Complaint Qntpeir face dl) not support a copclushm I)f vlolatll)n I)f the cited statute,
and CO\l.nt II should be accl)rdingly dismissed.
, 11
WHERI')EORE, Oefendapt respectfully rllquests that this Honorable Oourt
, , ,
,
sustalp its demurrer l,lnd enter.an Order dismls!llng CQUnt II I)f Plalntitrs
Amenderl vomplaint, with prejudice, for failure to state a claim upon which relief
' ,. ., I I,
can be /iranted.
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.9.
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PRELIMINARY OBJEC'l'IONS IN TIJE NATURE ()F
A llJiiMllRRli;R F()R LE':tAL INSUFFICIENCY OF A.
l!~f;AJ)ING l!I.!'Ml.lAm' 'J'Q Pa.R.Q,J.>>~
I02e(,\)(4)
COUN'l' III. GOOD FAI'l'1I ANI) FAIR DEALING
1;1 pa.C.S.A/ . 121)11 JJlllllta~emeQt (2nJl or pqnh~.ctll, SecUqJ) ~J1,G).
41. Plalntill' /)aa alleged violation of good faith and fair dealing under
, ~oth Sectlol) 205 of the Relltatement (Second) of Contractll and the Uniform
,
CQmmerclal Code (UCC) 13 PIJ..C.S.A. section 1203.
42. Under PennsylY/lnla law, good faIth and fall' dealing are not
Independel'lt caUlles of act,lon. They are ~aslcaUy Implied contractual cove/)an,ts.
, .
. 43. Plalntllfs Amended Complaint fanll to adequately plea~ Or esta~Hllh
"
the contractual relationllhlp to which the requlrementll of good faith and fall'
deallngll allegedly attac/).
,
44. FUrthermore, the Plaintiff alleges the existence of a written contract
~etween h,erself and the Oefendnnt, but she faned to attached the I/)strument tQ
her complaInt. The only additional attachment to the Amended Complaint,
, ,
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Exhl~lt "AIt, on Its face Is J1!l.t a contract, and contains dlacJalmers, as do all such
estimates.
45. Accordingly, the Plaintiff has faned to ahow how the Defendant's
I
nctions fan under the good faith provisions of the Restatement. (Second) of
"
Contracts.
. 10.
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46. Flnal~y~ PlalntUl'1l Amoollell Cllmplalnt cloarly elltl1~lIllhell QI) itll face
that it wall Plalntljfllllole decillion, and nQ~ the actlonll of the Defendant, wplch .
prevented her from accepting the rollrtgago at 8,25%. Plaintlfl'1l aUeged 4amage,e,
If llnY, I1llw nllt frllijl Defondant'llactlonll, ~ut from the Plaintiff herllelf.
WHEREFORE, Defendant rellpoctfully requolltll t~l1t thl.1l Honllra~Ie Court
llulltaln their demurrer and ,enter an Order dlllmlll13lng Count III of Plalntltl'l3
Amllnded COmplaint, with prejudice, for failure to Iltate a claim upon which relief.
can ~e granted,.
,
PRELI~INARY OBJECTIONS IN THE NATURE OF
A DE~URRER FOJl, LEGAL INSUFFICIENCY OF A
rLli;AI)ING PJJR"U~ 'J'O Pa.IJ.Q,r. NQ. ' '
lOa~(~)(4) ,
. COJJNT JV . NJJG~IGt:&1E
47. Plalntlll's Amended Complaint 013 phral3ed fails to Iltate allY faetll
I
Ilupportil)g the legal cOl)clulllon of a negligent act on part of the Bank.
48. Plaintiff wanted a mortgage at 8.25%, Ilhe negotiated for a mortgage
. at 8.21$% and Ilhe was offered a mortgage at 8.25%,
49. Under Pennsylvania law, a caulle of action based hI negligence
req~lre8 that (1) Plaintiff Is owed a duty of carelh)ln the Defendant, (2) Defendant
, I
. breaches .that duty, (3) .the breach Is the cllU'latlon of the harm, and the Defendant'
sufferll harm.
.11.
.,
&0. PlalntUl's Amended Complnlpt contains po facts even remotelY
suggesting that Pefe/}llant'/l action, If characterl~od as neglige/lce, caU/loq her
ollegell damage. J;l)alnt,1l' freely admits In plalntlWs Amendell Oomplal/}~
Pnralll'app 51, t'lat spe was. , . "unable to accept the f8.25%) 101m." .
, . , '
5J. plalntlWs Inability Is bnsed solely on her Inferred rntll/nale .that her
oWn employment pOllltlo/llmproperly Int1uenced the.declsIO/l, a concept that doell
,
not appear In either contract or tort low; accordingly, Plalntlll' hall foiled to /ltate
In OOUl'lt IV of her Amended Complaint 0 clnim upon which rellet' can be granted.
,
WHEREFORE, Defenllant respectful,ly requests that this Honorable Court
sustab) tpelr demurrer and enter an Order dismissing Count IV of Plalnt/WII
Cwnplalnt, with prejudice, for failure to state 0 claim upon which relief can be
granted.
, ,
PRELIMINARY OIJJECTIONS IN THE NATURE OF
A PEMUJlRER FOR LEGAL INSUFFICIENCY OF A
Pt.E~.~G PURSllJ\NT TO P~.R.C.P. NQ.
,1028CA)(4) .
COUNT V . NEGLIGENT MISRErRE,SENTATION
"
52. Plalntltl's Amended Complaint os phrased falls to IItate any facts
supporting the legal conclusion of negligent misrepresentation on part of the Bank
and thl/l Count IIhould, therefore, be dismlllsed.
.12.
'h\i;.1i\:
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53. Accordlng'y, Plnintlll' ~IlS fulled to s~ute In Coullt V of ~er Amellded
Complaint a claim upon w~ich relief can pe granted.
WHEREFORE, O~fendant respectfully requests that t~is HOllorable Court
Bustaln their demurrer and enter an Ol'der dismls/:llng Coullt V of Plulntlll's
Amended Complaint, wlt~ prejudice, for failure to state a claim upon which relief
can be grallted.
,'I
PRELIMINARY OB,JECTIONS IN THEi NATURE OF A
DEMURRER FOR LEGAL INSUFFICIENCY OF A ,
PLE~n'iG P~UAN'J' 10 Pa.Jl.O,p. No. J02"CA)C'H
CQUNT VI . FRAUPVJ.~NT MISJJ~PRESE~4TIQl'i
54. Plain till's Amended Complaint as phrased falls to state any facts
supporting the legal conclusion of fraudulent mlsrepreRentatlon on part of the
Bank.and this Count should, therefore, be dismissed.
.1 .
55. ' Accordingly, PlalntUl' has failed to state In Count VIol' hel;' Amended
Complaint 1'1 claim upon which relief can be granted.
I
,
WHEREFORE, Oefendant respectfully requests that this Honorable Court
sustain Its demurrer and enter an Order dismissing Count VIol' Plalntlll's
Amended Complaint,' with prejudice, for failure to state n claim upon which relief' "
I .
can be granted.
. 13.(
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PlJJilLlMIl\l'ARY OJlJJilC'l'IQNS IN TilE NA'J'l1RE OF
A DJilMURRER FOR ~EGAL INSUFFJOIENCY OF A
pr;1ljI\J)Jl"ro r~~f~r, NsI.
I I,
, QQUN'l' VII . CQN~'J'Bl1CTIW f'MJJD
60. JllaintllTs Amended Oomplalnt as phrased foilS to state any facts '
supportll'lll the legal conclusion of constructive fraud on port ofthe llan~/lndt/l/lI
Cou,l)t lIhould, therefore, pe dismislled.
67. Accordingly, Plaintiff has foiled to lIt,ate in Count VII of her Amended
ClImplaint a claim upon which relief con pe granted.
WHEREFOR~, Qefendant respectfullY requellts that this HonoraPle Court
sustain their demurrer and enter on Order dismissing Count VII of Plaibtlfl'lI
Amended Complaint, with prejudice, for failure to ~tate a clilim upon which relief
con be granted.
PRELIMINARY OBJECTIONS IN 'l'HE NATURE OF
A DEMURRER FOR LEGAL INSUFFICIENCY OF A
P~Ji)ADINQ PURSUANT TO Pa,R,O,P, No.
, l028CA)(4) ,
COUN'l' VIII . INTENTIONAL IN'l'ERFERENCE
WITH EJgSTINq CONTRACTUAL RELATIONSlIlfB
I , . , ,
68. Under Pennsylvania law, to succossfully advance a caUSll of action for
intentional interference with contractual relations,Plaintlff must demonstrate the
. 14 .
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followIng: (l) the existence of n cqntrnctul11 relntio/lshlPi (2) nn l/lt\lnt On thepnrt
of the dllfend/)nt to hnrm thll plain tilT py Intel'ferlnll wlt/l thnt cOl)trnctual
relatio/lshlpi (3) the npse/lce of a privilege or Justlllcntion for suc~ Interference,
n/ld (4) dnmages resulting from the defel'ldnnt'll conduct. Trimn v. .JonssllJ), 426
PI1.Super. 57,62-64,626 A.2d ~71,574 (993), IillJl.&. dEln1ed, 636 Pn. 646, 639 A.2d
32(994).
'59. Plaintiffs Amended Compln,il'lt faUs to estaplish /lecessary elllments
to susta~n a claim for IntElntlonnl interferopce with exlsti/lg contrnctunl
relatlqnshlp In sElvElral respElcts.
,
60. First, Plaintiffs Amended Complai/lt fnUs to ElffElctively nllllge how
hElr ongoing mortgagEl nElgotlntions wlth,thEl [)efendant nctunllY Interfered with the
third pnrty sales Ilontrnct. .Plnlntifl' admltll that It was she, and not the
. . ,
,
Pefendant, who decided l'lQt to entElr Into the 8.26% mortgage.
61. Second, Plaintiffs Amended Complaint falls t~ allege .the [)ElfElndant's
motivations for the allElgEld IntElrfElrElncEl with thEl plalntiffll sale contract.
62.. , Finally, Plaintiffs Amended Complaint falls to allege how the
[)Elfendant's actions actunlly ond directly cnused the Plnlntiffs nlleged damages,
given thnt It was the Plaintiffs decision to refuse the 8.26% mortgage, offered at
settlement, which actunlly caused PlalnUlPs nlleged damnges, not the actions of
the Defendant.
- 15 -
'I"
63. AccordhllJJY, Plal/ltlll' /lue fulled to etate In COIl'lt vm of her
Amended COplplalnt a ,claim UPOJ) wnich relief can be graJ)ted.
WHERli:1!'ORJi1, PefendaJ)t reepectfully requeete thut thJe HO/lQrable Court
, ~usta,n their demurrer Bnd ~/lter aJ) Order dlsmlselnlJ Count VIII of Plalntlfl's
CqmpJalnt, wJtn prejudice, for fpllure to state a claim upon which relief can be
. granted.
,
. PRELIMINARY OBJECTIONS'IN THE NATURE OF
A DEMURRIilR FOR LEGAL INSUFFICIENCY OF A
PU;AJ)J~Q PWeUAN'J'TO PIl.R.C.P. ~9,
1028(a)(4)
POlJN'J' IX . Bt]Sll.'lI!:~S OQEBCION' ~ Vt]JJJi;sS
6". In her Amended Complaint, Plaintiff label Count IX all "Business .
,
Coercion and Puress.~
65. "Buelneee Coercion and Dureee~ Ie not a recognized cauee Qf action
II. I
under Pennsylvania law, l'lor dOlls Plplntlff plepd sufficient facte to warrant the
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.,
,
establishment of such a cause of action.
66. Under Penneylvanla law, "[t)h~ material facts on which a cause of
action or defene,e Is baeed shall be etated in conclee and eummary form." Pa,
R.C.P. No. lQ~9(a).
" .
.16.
"
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~7. Cou/lt IX of PI~I/lt'O'~ i\mopdedCompJal/lt does /lot coptl1l/l tho
, "
. factual spec'~cl~y requlrod under Pe/l/lsylvanla law'ln that It dOll/! not apprise the
Pefe~4apt of the claims agal/lst It.
I'
68. . Defendant Is therof9re unaple ~o prepare a dof?/lsO to the allogatl1ms
, ,I
and Is prejudiced therepy.
69. PlallJtill' refu~ed to o/)ter Into the tlnancl/lg arra/lgement with
,
, I '
Defendant. She therefore cannot e~tapl\sh tl)at she WIlS l)oerced Into executing 11/J
I1greemel'lt ;.vhlc,h re~ulted Il'l eC9/lomlc harm or was u/lder duress to perform some
,
Ilctlon to her detriment, a/ld therefore fal)~ to state a claim upon which relief may
,
pe grl1pted.
, '
WHEREJrORE, Defe'ndapt respectfully requests that this Honorable Court
el'lter an Ord~r strlldng County IX of Plalntifl's .t\men,ded Complaint for failure to
". .,
IItate a Claim upon which relief play pe granted.
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M9'rJON 'fQ meMJaB FOij EAJliJJM
'fo AT'J'~OJJ l'iJlPJl)flSAIJY J)QP~l'ffS
"
70. Plalllt/Wll Amended Complaint III replete wlU~ referellcell to
<locllmelltatlQIl w~lch llhe claimllare wrltingll Uplln which her caUlle of actill/l ill
~alled. NOlle of thill documentation wall attached tll PlainWl'1l Complall'lt llr
i "
Amended Complaint which t/lerefllre are defective 1111 a motteI' of law alld llhllUld
, ,
.,
be'dillmllllled.
WHEIlJJJfOIlJi), for the reaSllnll abllve lltated Defendant praYll that tnls
,
Court wllJ dlllmlllll PJaintitl'1l Amended Complaint with prejudice.
Rellpectfully submitted,
ME'fTE, EVANS" WOODSIDE
" '
BYI . /'JL:~:.(t3~..._..,...,
DA VlD A. FITZSIMONS, Ji)SQUIRE
Supreme CQUrt 1.0. 1141722
ANtHONY T. LUCIDO, ESQUIRE ,
Supreme CQurt 1.0. 11711583
I '
8401 North Jo'ront Street
P.O. Box 5950
Harrillburg, PA 17110-0950
(717,> 232.5000
Attorneys for Defendant
, Commerce Bank
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DATED: January 5, 11198
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lcertlf,y t~at lam ~hls day serving a CQPY Qf the fQregQlng Ql/cuJ)len~ upQn
t~e per~Qn(lIi and II) the ma>>nor Indlc~tcd nelQw, which serylee satlsnes the
requirements Qf the Pennsylvania Jtules Qf Civil PrQeedure, py ,depQsltlng a eQpy Qf
/lame In t~e UnltllQ ~tatcs Mall ~tHarrlspurg, Pe,nl)sylval'lla, wltn nrst,c)ass
pQ$toge, prepaid, as fQ))QWs: .
, .1
pQug)as B. MarcellQ) Esquire
'J')lQm~S, 'l'hQmos & liafer
3Q5 NQrth J!'1'Qnt Street
. P.O. "ox 999
Harrlspurg, PA ~n08
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M)))T'l'E, EVANS & W09DSlPE
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al,.A~ ~-Ko'\.__.._
AnthoJlY '1'. Lucido, Esql,lIre
Sup. Ct. I.D. NQ. 76583
3401 N,I"rQl'lt Street
P. O. Box 1$950 .
Harrisburg, PA 17110,0950
. (717) 232,5000 .
. Attorl'lCYs for DllfendaQt.
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DA'l'ElI January 5, 19Q8
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SUflAN SPWARRS,
Plaintiff
v.
XN ~HIi: ~OURT OF ~OMMO~ p~mAS
~UMBIi:R~ANR COUNTY, PA ,
NO. 97-Un
CXVI~ ACTION - ~AW
4URY TRIA~ PIi:MANPIi:P
COMM/ilRCIi: BANI<,
HARRIfl8URG, N.A.,
Pefendant/l
,
~OTICII
YOU HAVIi: BIi:Ii:N SUIi:P IN COURT. If you wiah to defend again~t
the clai~s set forth in the following pages, you must take action
within twenty (20) days afte~ thie A~ended complaint and Notice a~e
served, ,by entering a written appearance personally or by attorney
and filing in writing with the, Court your defen~es or obleotions to
the claims set forth against you. You are warned that, f you fail
to do so, the ca~e may proceed without you and 'a' judgment may be
elltered against you by the Court without further notice for any
money claimed in the ~omplaint or for any other claim or relief
requested' by the Plaintiff. You may lose mone)' or J;lroperty or
other rightij important to you,
YOU SHOU~P TAI<Ii: THI~ fAPIi:R '1'0 YOUR ~AWYIi:R AT ONCE. IF YOU PO
NOT HAVE A ~AWYER OR CI\NNOT P.FFORD ONE, GO TO OR TE~EPHONIi: TijE
OFFIce SET FORTH ~E~OW TO FIND OUT WHERIi: YOU CAN OIi:T ~Ii:OAL HELP.
~awyer Referral Service
Court Adminietrator
Cun\berland County CQurthou~e
carlisle, P,.. 17013
, (717) 240-6200
NOTICIA .
LEl HAN PEMANDADO A USTED EN LA COURTIi:. Si ueted quiere
defender~e de estas demandae expuestas en las paginaa eiquientes,
ust;ed tiene viente (20) dias de plazo al partir de lan fecha de la
demanda y lp notificacion, Ueted,debe presentar una apariencia
e~crita 0 en per~ona 0 por abogado y archival en la, corte en forma
e~crita ~uo defensae 0 sus objeciones a law demandao en contra de
lIu persona. Sea avieado que si usted no se defiende, la corte
tomara medidas y puede entrar una orden contra usted sin previo
aviso 0 not;ificacaion y por cualguier queja 0 alivio que es pedido
en la peticion de demanda. Usted puede perderdinero 0 sUS'
. propiedades o,otros derechos im~ortantes para usted.
LLEVE ESTA DEMANDA A UN ABODAGO INMEDIATAMENTIi:. SI NO TIENE
AOOGADO 0 S1 NO T1ENCE EL DINERO SUFICIENTE DEPAOAR TA~ SERVICIO,
VAYA EN PERSONA 0 LLAME POR TELElFONQ A LA OFICINA CUYA DIRECCION,SE
ENCUENTRA ESCRITA ABAJO PARA AVIi:RIGUAR DONDE SE PUEDE CONSEOUIR
AS1STENC1A LEGAL,
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" ~eAlJleotfully A1upmitted,
, THOMAS, 'rHOMAS & HI\FJi:R
"
" /lYI ._IMr~
Maroe re
No.1 ~li610
~06 North Front Street
'I' ~,O, . /lox 999
" ~arriQpurg, ~I\ :).710,6-0999
" II; 7171 266.'72~6
,\ I\ttprne)' for ~laint;iff lIt
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StJSAN JilPW,..RPS,
Plaintiff
v.
IN '1.'HJil COtJR'I' OF COMMON PllEAS
CQM!lJilRllAND COUNTY, WI.
NO. 97~'J377
CIVX4 ACTION . 4AW
~tJRY TRI,..L DJilMANDJilD
COMMJilRCJil !lANK,
HARRIsatJRQ, N.,...,
Defendantll
AMENDIi)D COMPtIAI~~
,
1.. 1?laintiff, Susan F.dwardll, is an adult individual residin~
at 101 South Second Street, Harriebu~~, Pennsylvania.
2. Defendant, ~ommerce !lank/Hardllpurg, N.A. ("commerce
Ballk") is a 'bank with an office at 1.00 Senate Avenue, Camp Hill,
,
Pennsylvania.
3. Ms . Edwarde entered a contract to purchase a res.idence at
l340 Waterfard.
4. Based uJ;)on infarmatian and belief, qne 'If the partners in
the Waterford ~roject was at all times in question a member 'If the
,
Board 'If Direct9rs of ,Camme.rce Bank.
. ,I
5. Ms. Edwarde was referred b)' Cqmmel."oe !lank: bl' Qre~ Hainee,
a realtor reprellentin~ the ownerll of the Waterford praperty.
6 . On Au~ust 1, 1996, Ms. SdwaJ:dll met with Getty W.i~eon of
Cammerce Bank: to appl)' for a mortgage.
.1
7. Ms. Sdwardll explained to Ms. Wileon th~t the lIIortgage
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would have to oe maintained in-houee by Commerce and that it oould
not b~ sold in a s~condary market becauee Waterford does not have
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FN-MAE approval.
8. Ms. Wilson acknowledged that Mr~ Haines had.so informed
her in an earlier conversation.
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!l. BalJed on the need to maintain the mort!:1a!:1e in-hqulJe I Mil.
WillJon, qn behalf of Commerce, informed Mrl. Illldwardll that the
intererlt rate would be 8.2Qt with one (1) point.
10. Thill rate wall higher becaulle it waij bein!:1 maintained l.l'l-
, 'houlle.
I
11. Mil. Eldwardo Ilupmitted an application 'fqr the ,mortgll!:1e and
Ilubllequently provided the materialll requellted of he!; by Commerce'.
,
l2. 1'111. llldwardrl' application wall for a loan with an interellt
rate of 8. 25t and ijtatell that thEl l,oan would be "IN-HOtlSEl".
1~. On Augullt 12, 1996, Mo. Eldwardo received a Gqod Faith
Ellltimate and a Trutry,in LElnding Disclosure Statement by mail from
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Commerce, copiell qf which are attaohed herElto and made a part'
h~reof arl Elxhibit "A".
114. The Good Faith Eotimate and the Truth in Lending
Oillclollure Statement both were based on or reflected an interest
rate of 8,25\.
15. Mil. Eldwardo aigned both documentrl and returned the~ to
Commerce alJ Ilhe had been inotJ:ucted.
16. On AUgust 22, 1996 Mrl. Edwardll was informed by Mrl. Wilson
on behalf of Commerce that her loan had been approved at 8.25\.
17. Clolling warl scheduled for Thursday, August 29, 1996 at
4100 p.m.
l8. Based upon information and belief" James Gibson,.
prellident of Commerce, recommended approval of Ms. Edwardrl"
mortgage on A\,Igullt 22, 1996 at an interellt rate of 8.25\.
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~9. On Au~u~t 23, ~996, Me. Wilaon a~ain callad Me. Sd.wa~d~
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and indicated tnat Mr. Gip~on wae requiring Ms. E~wa~d~ to trans~er
he~ Ioank accounts to Commerce Sank if she wanted a' loan at the
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inte~est rate of 8.25t.
,
2Q. Ms. Wiloon related in t/'lat ~rone convereation that Mr.
,
Clipllol'l ' would impose an intf.lreat rate of 9. 28t, if Me. lildwardll
,
~efueed to t~ansfe~ all of her fundll to Comm~rce ~ank.
2~. Saeed upon info~lTIation and loel.'lef, this wall nO,ta, usual
Ioanking practice of Co~merCQ sank.
22. Ms. Sdwards, in tne same phone conve~eation, responded
that she wao' Willing to eotalolieha checking account at Com~e~ce
~ank so that her monthly mortgage paym~ntil,could Ioe automatically
4educted Joy Co~merce Bank.
23. Ms. Wilson responded that she would so ~nform,M~. Giloson
"II
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, and Ilea if e,stalol.iahing such a checking account Ijould ~atisfy his
'requirement.
24. Ms. Wilson again called Ms. Sdwards on August 23, 1996
and said that Mr. Gibs9n continued to demand that ehe traneff,lr all
of her money to' .co,l1)\llerce in order to receive the 6. 25t, interest
'rate.
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25. Commerce Bank then forwarded bank carde to Me. Sdwards
far her to tranefer all of her accounts to that bank.
26. On August 27,' 1996, two da)'s before the echeduled
,
settlement, Ma. Edwards cOlltacted Ms . Wilson as to the sta,tus of
the loan.
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~7. M~. Wil~oll rQ~pond~d that thQ rata wa~ now ~.2G~ a~d t~at
Mr. aip~on had not changQd hie mind.
28. On ~ugu~t 26, 1996, a day prior to the ~chedu~~d
QettlQment, a repre~entative of M~. ~dward~ contaot~d poth ~ame~
Oipllon and Gary Nalbandian, Chairman of the Board of Commerce.
29. M~. Edwards' representative wa~ told py both that the
interellt ratQ would remain 9.26%.
30. Ba~ed upon informat;l,on and belief, Commepce Ballk prepared
. ,
a qommitment letter to send to Ms. /!)dwards eetabli~hing the
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intQrest ,rate at the amount of 9.26% because she, had not
'capitulated to the banJi:'s demand that she transfer her acCounts to
,
Commerce Bank.
31. At, approximately 6 I 00 p. m. on August ;28, 1996, the del'
pefore the ~cheduled clo~ing, Ms. EdwardQ and another individual
spoke to Mr. Nalbandian a,nd again explained the situation.
3~. Mr. Nalpandian stated that he wanted to hear Commerce
Bankl 0 ~ide of the ~tory. "\
33. The illdividual who participated in that phone call with
MQ. EdWards ~ubsequently ,called Mr. Nalbandian to comment on hill
dlilmea~Qr during the call.
34. Aft;er that individual's call, he told Ms. Edwards that
she would receivlil the mortgage at the rate of 8.25%.
35. On August 29, 19~6, the da)' of the ~cheduled closing, Ms.
Edwards was informed by the individual that Mr. Nalbandian agreed
to the lower inte'rest rate because she worked for Pimiacie Health
6
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aY/!Item and Nalpandian'/!I oompan)', Commercial Indu/!ll:rial Reali:)' did
,
a great deal of. wor/< f.or Pinnaole. I ,
36, M/!I,' Jildward/!l \Va/!l troubled by the notion that the intere/!lt
I rate of. 8. 2fj~ wall being af.f.orded her, not becaU/!Ie it had been
quoted liInd liI':lI;eed I,lpon by Commerce I );Jut pecau/!Ie she was an employee
of. an in/!ltitution with whom the President of the aoard'lI compa~y
did sUb/!itantial business.
37.. Ms. Jildwar.d/!l proceeded with the c1.osing proceso to
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determine whether t/'le true reaoon that she was being afforded the
,
intere/!lt rate of 8.25% was her pooition with Pinnacle Health Care
SY/!ltem/!l.
38. Ms. Edwards refused to close on the. loan until she
deteJ:mined the true J:eason she was n~w being given the interellt
rate of 8.2fj~.
39. She requested to speak to the appropriate Comm~rce aank
official to get the.anower to her 'inquiry.
40. Baoed on information and belief, Mr. Nalbandian, who was
I,
, present at the ban/<, refused' to speak to Ms. Edwardll.
41. pavid Amsden, Vice Preoident of Credit Administration,
spoke to Ms. Ji)dwards and stated that in-house mortgages were priqed
,
On an individual basis by Mr. Gibson who set the parameters on a'
case-by-case baeia with his own polioies.
42 . Mr. Am/!lden stated that Mr. Gibson had' set Me. ,Edwards
rate at 9.25~.
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I qf closing costs.. i
~O. As the meeting was being adjourned, Mr. Amsden provi~ed
Ms. Edwards for the first time with a commitment letter for a
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mortgage at the rate of 8.25%.
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51.
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BecaUse Commerce Bank agreed to provide a'loan at 8.2p%
because of MS . Edwards ' position with Pinnacle Health Carel3ystems,
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MS '. Edwards I waflunable to aC<;lept the loan.
8
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S2. ^J3 a re/ilult of peing unap~Q tq aocept tIle loan, MI5I.
~dwardll hall 15I1,Iffered. lOlllle/il including put not' limited to expenl5lee
for iteml5l to epecifioally fit that reJ3idenoe, moving and etorage
exp,en/ile, expeneell for c?mpletion of the unit, payment/il to the owner
during the pendency of the transaction, and the loan applioation
~ee.
S3. Ms. Sdward/il requeoted the owner rent her the unit pe/'lcUng
thf,l resolution of the loan dispute.
S4. ~he owner /iltated that he would require $2,500 per Month
rent on the unit and tl'lat it was in her pellt intere/ilt to proceed
with Qettlement.
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5S. JlaJ3ed on information and pelief, thi13 wa13 an effort by
I
the owner to coerc~ Me. Sdwards to accept the term13 of the Sank\
66. M/il. Sdwards wa13 left without a reBidence and forced. to
live with friends becaullB of the aqtions of Commerce Sank.
COUNT I - B~BACH or CONTRACT
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57. The avermente of paragrapns 1 through 56 are incorporated
/lereill and made a part hereofa13 if oet forth in full.
58. Commerce Bank, by it/il agent and emplol'ee, Ms. Wilson
orall)'agreed that M/il. Sdward13 would receive a mortgage with an
8.25% interest rate.
59. Commerce Bank, by its agent and employee, Mr. Gibs.on
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approved in writing the mortgage at the rate of 8.25% intere/ilt.
60. Neither, Ms.' WilSOIl'13 oral agreement nor Mr'. Gibson's
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written approval required MfI. Eldwards to transfer all of her
aooounts 'to Commero,e Bank.
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n. CommercEl llank bX'el'lcred i.te or.al and \'fX'itten oontnctll
with Mil. IiJdwarctll py failing or refulling to pX'ovide a moX'tga!fll with
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an 6.25' inteX'ellt . X'ate and lor by req1liring ~er' to tranllf~r her
accounte to Commeroe llank after she had alX'eady been appX'oved foX'
the loan at 6.25'.
lj2. Ae a diX'eot and pro1j:imate reoult of CommoX'ce llank' 0
pX'eaoh of its contraot and agreement to provide Mo. ,Edwardo a
mortg~ge with an 6.25' inteX'ellt rate, Me. EdwaJ:de has been lleveX'ely
damaged, the full extent of which has yet to be determined.
IjHIiJRIiJFORE, Plaintiff requests this Honorable court enter'
judgment for damages on b~ralf of Ms. IiJdwardll with oOetll, attorney
.fees, and interest against Commerce Bank.
COl1NT XI - UNI1AIR TRADIB PRACTIClBS Am> CONSUHIBR PROTIBCTION ACT
63, The averments of paragraphs 1 through 62 are incorpol;'ated
herein and made a part nereof as if set forth in full'.
64. Commerce llank, by its officers, agente, and employees
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engaged in fl:'audulent conduct whioh oreated a' likelihood of
confusion or millundel:'standing by Ms. Edwards ae eet forth above,
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inoluding but not limited to the following I
(a) Agreeing to a mortgage with an intereet rate
of 6.25',
(b)
Sendillg ,Ms. Edwards a Truth- In-Lending
etatement and Good Faith Estimate based on a
mortgage with an intereet ra~e of 6.25'
without an)' condition for the transfer of all
accoul)ts to Commerce llank,'
, Approving the mortgage for'Ms. Edwards with,an
inteX'est l:'ate of 6.25% without any condition
for the transfer of all acoounts to Commeroe
Bank,
(c)
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(d)
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,SuPllequently demallding t~,at Mo. Edwardll
tranllfer all ner accountll to Commerce Bank or
pe ~orced to pay an interellt rate o~ 9,25%,
Breaching of the te~1ll1l Qf ito agreement to
provide Ms. Edwardll with a mortgaaa with
interellt at a rate of 8.25%,
Seekina to coerce Mill Edwardll into
tranllferring all of her accounts to Commerce
~ank,
Attempting to coerce Mil. Edwardll to aocept a
higher interellt rate' than that to which
ComJ)lerce Bank qad promi13ed and which it had
already approved, ,
Attempting to impo1l6 a higher rate ofintere13t
than wall appro/ilriate purlluant to Commerce
Bank'll own internal procedure13,
(e)
(f)
(g)
(h)
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Informing Mil. Edwardll that Commerce
not have a written policy all to the
rates of in-house mortgages when,
Commeroe Bank had a written J;lolic)'
interest, ,
AttemJ;lting to unfairly U1l6 itll
position to coerce Mil. ,Edwardll'
,
sUJ;lerior
(i)
Bank did
intere13t
in faot,
for such
(j)
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(k) Elltaplishing an interest rate for Ms. Edwards"
mottgage at the rate of 9.25% without havina
given her a Truth-in-Lending lltatemept or a
apod' Faith Estimate for a loan, with' that
interest rate.
65. The aforesai.d aots and omissions of Commer.ce Bank, its
offioero I agentfl/ and emplol'ees were II unfair ' methods of
competition" and/or "unfair or deoeptive aots 01' practices II a~
defined QY, 73, P.S. Seotion ~01-2 (4) .
66. The aforesaid aots and omissions of Commerce ~ank, its
Officers, aaents/ and employees were violative of the Unfair Trade
Practices 'and Consumer Protection Act 73 P.S. 201-1 et. seq./ 2Ql-
3.
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67. AEI a r,u'l:eot ard proxlrmatel:ellult of C;Ol)1mElt.'oe aank'll
violation of the Qrif~ir Trade Pt.'aoticeEl ~nd ConE/umer Pl:otection
~aw, Plaintiff wae eeVElrel)' dama~ed, the exte~t of whicp ionot yet I
determined.
66. rhe aot~ and omiE/Elione of Commerce Sank, ita offioerEl,
a~Elnte, Elmployeee I and repl:eeentativea WlilJ:'e ma'lioi,oue I outX'ageo\la,
willfUt, ~t.'oE/aly ne~ligent and/oX' wantop,
,
69. plaintiff iEl entitled to tX'eplEl dama~eEl pUX'lluant to 73
.P.S. 201-9.2.
WHEREFORE, Pla1ntiff requElElta thia Honouble Court entElX'
judgment in favor of MEI, Ed~aX'dEl, dama~ElEl, with COE/tll, attoX'nElY
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fEles, intElt.'e~t, pUnitivEl dama~eo and tX'eble dama~ea aoseeEled
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againet CommeX'cElBank.
cqijNT XXX . aoop PAXTH AND PAXR DmA~XNG
70. The aveX'mentEl of paragX'aphEl 1 thX'ough 69 aX'e 1nCOX'porated
,
herein and madEl a paX't hel:eof aEl if set foX'th in full.
71. Commerce Sank owed MEI. Edwal:de a duty of good faith and
fail: ~~aling in itEl dealings with her.
72. The Commercial Code at 13 pa. C.S.A. 1203 impoEles an
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obligation of good faith in the peX'formance ot.' enfot.'oement of,eveX'y
oontX'act ot.' duty within that title.
,
73. The Reetatement (Seoond) of Contt.'act~ S~ction 205,
provides that eveX'y contract impoees upo~ eaor party a duty of good
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faith and fair dealing in itEl performance and its enforcem~nt.
74. The "doctrine of ne,c,esaary implication" imp?sed a, duty of
good faith and required Commerce Bank to do' and perform thoEle
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t~in~/iI tl'lat accordin!1 to reallon,and jUlltice tl'ley IlhoU,id do in order
to carry out tl'le purpolle' fo); wl'lich thE! qontract wall made and to
ref);'aJ.n from doin!1 anytl'ling thilt would delltroy or inj ure the otl1er
paptY'1l ri!1ht to receive the fruitll of the cOl'ltract.
Commoroe Ban~ materially preaohed it/il duty of good faith
,
dealing toward M/iI. ~dwardll all follows I
Agreeing to a mortgage with an interest rate
of 6.25%,
Sendillg Mil. Sdwards a Truth-In-~ending
/iltatement alld Good ~aith Slltimate baoed on a
mortgage , with, ;;In interellt rate of 6.25%'1
without ;;Iny condition for the tran/ilfer of all
accounts to Cqmn\erce Bank,
,
Approying the mortgage for Mfl. Sdward/ij with an
intereflt ;rate of 6.25% without any, cQj)dition
for the transfer of all aocountll to Commeroe
B~n~, ' .
,(d) SUblleqUentlr demanding that Ms. ~dwards
tranflfer al of her acoountfl to Commerce Bank
or )Je foroed to pay an i'nterellt rat,e of 9.25%"
(e) Breaclling of tl).e terms of itll agreement to
pr9viq,e Ms. Edwards with a mortgage with
interellt at ~ rate of 6.25%, ,
(f) Seeking to have Ms. Sdwa);'ds transfer all of
I " her aooounts to COl)lmerce Bank,
75.
and fair
(a)
(b)
(0)
(g)
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Attempting to coeroe Ms. Edwarde to accept a
higher interest'rate than that' to which
Commeroe Bank had promiaed and which it had
already approved, '
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(h) Attempting to impose a higher rate of interest
than was apprOPriate pursuant to Commeroe
, Bank10 OWn internal prooedures,
(i) Informing Ms. Edwards that Commerce Bank did
not have a written policy as to the interest
rates of in-house mortgages when, in faot I
Commeroe Bank had a written policy for such
intereflt,
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(j)
Attemptin~ to unfair~y Uije itij ~uperior
po~itiQn tQ OQerce Mij. mdwa~d~1
(k)
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~~tapli~hin~ an intere~t r~te for M~. mdward~
mortgage at the J:ate of 9.2~~ without paving
given h~r a Truth-in-lierding ~tatement or a
Qood Faith E~timate for a loan with that
intere~t rate,
A~ a direot and proximate reoult of Commerce ~ank' ~
76.
prea?hee of tne covenant~ of, goqd fai.tn an4 fair dealing, M~.
,
Edward~ wa~ ~evElrely dama51ed, the extent 'If which b not yet
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determined.
77. The act~ and omission~ of CO)llmerce 2an)t" it~officersl
agent~, emplQyee~, and repre~entativflij were malicious, outrageou~,
willful, gro~~~y negligent and/or wanton.
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WHPlRElFORE, Plaintiff reque~t~ thi~ HO,noraple Court enter
jUd.gment fordamageo with OO/3t/3, attorney fee/3, intere/3t and
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'.punitive damage~ a/3se/3eed. again/3t co~merce 2ank.
COYNT IV - N.G~IG.NC.
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7e. The avermante of paragraphs 1 t~rough 77 are incclt'porated
, , herein ~nd made a part, hereof a/3 if /3et forth in fUll.
79, Commerce 2ank had a ,duty to exercise ;rea/3onaple care
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toward~ Me. Edward/3.
eo. Commerce 2an)t preached its duty to exerci~e reasQnaple
care to Ms. Edward~.
81. CommQrce 2an~ was negli~ent, including put not limited to
the following I
(a) Agreeing to a mortgage with anintere~t rate
of 8.25%,
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(h)
(i)
(j \
(k)
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(p) SEln4in~ M~. Edward~ a Truth- In.IJendin~
statement and Good Faith EEltimate pa~Eld on a
mort~a~e with an intereot rate of 6.25\
without any ooppition for the tran~fer of ~ll
aooount~ to Conlmeroe 2ank,
(0) ~pprovin~ the mort~a~e for Me. Edwarde with an
intereet rate of 8.25' without any o~ndition
for the tranefer of all aooounte to Co~meroe
Bank,
.
(d)
Supeequently
tranllfer all
PEl foroed to
demanding that M~. Edwarde
her aocount to Commeroe 2ank 01'
pa)' an intereet rate of 9.25',
(e)
Breaohing of the termll of ite agrElement to
provide Mil. Edwarde with a mortgage with
interest at a rate"of 8.25', .
Seeking to have Me. Edward~ tranllfer all of
her accounte to Commeroe 2ank, ,
Attempting to coerce M~. E;dwarde to accept a
higher intere~t rate than that to which
Commeroe 2ank had. promilled and which it had
already approved,
Attempting to impooe a higher rate of intereet
than wae appropriate purlluant to Commeroe
~ank'e own internal proceduree,
Informi~g'M~, Edwarde that Commeroe Bank did
not have a written policy ae to the interest
, ratee of in-houlle mortgagell when, in fact,
Commeroe 2ank had a written policy for Iluch
intereet,
,!
(f)
(9)
Attem~ting to unfairly ufle ite ,euper~or
poeition to ooerce Me. E;dwarde,
Eetabliehing an,intereet rate for Me. Edwarde'
mortgage at the rate pf 9.25\ without having
given her a Truth~in-Lending etatement or' a
Good Faith Eetimate for a loan with that
interest rate.
82. Ae a direct and proxi~~te reeult of Commerce 2ankr~
negligence, Plaintiff Wae eeverely damaged, the extent of which is
not yet determined.
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a3. The aotQ and omiQaionQ of Commerce ~ank, itQ offio~ra,
~~enta, employeea, and repreaentativea were maliciou~1 outra~eoua,
willful, ~roaaly ne~li~ent and/or wanton.
WHSRSFORS, Plaintiff requeQta thiQ Honoraple Court enter
jUd~ment, da~a~ea with oOQta, attorne)' feea, intereQt and punitive
dama~eQ aQaesaed a~ainQt Co~merce Bank.
ao~, V . U1a~Ia.NT ~ISR'PR.S.~AT~O~
a4" The avermentQ of );lara~ra);lhQ :1. through 83 are incorporated.
herein and made a );lart hereof ae H eet forth in 'full,
85. Commeroe aank miarepreoented and/or omitted material
facta in ita dealinga with Ma. EdwardQ, including put not limited
to the following I
(a) Re);lreQenting that the rate for Me. mdwarde
mortgage waa 8.25%,
(p) Re);lreeenting to MQ. Edward~ that Qhe wae
a~proved for the mortgage at an intereat rate
of 8.25%,
(c) Sending'Mo. Sdwarde a Good Faith Setimate alld
Truth.in-Lendingotatement repreaenting that
I' the intereat l;"ate of her mortgage would be
8.25%,
(d) Sub~equently representing that the rate , for
Ma. Sdwardo' loan wao 9. 25% and aeeking to
extract the tranefer of all of her fundQ when
Mr. Gibaon had already approved heX' loan at,
, 8.25% without the condition of the transfeX' of
the funda,
(e) Re);lresenting that Commerce ~ank did not have a
written policy with regard to in-house
moX'tgages.
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86. MQ. SdwaX'ds relied on the misrepresentations and/~r
nondiaclosures of facts.
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137, COfllmerce Bank preached its duty of qare tq Ms. ~d\'l,ards in .
makinQ the misrepresentations andlor nondiaclosures of fact~
ee; 1'Is. Edwards reaoonably relied on the misrepresentations
and/or nondisclosures of fact.
119. 1\11 a direct and proximate J:eS\llt of Commerce Sank's
misrepresentations and/ornondisclooures, ~s. Edwards was severely
damafj'ed, the extent ot: whicl} is not yet determ,ined.
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90. The misrepresentations and/or nondillclosures of Commeroe
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Bank, its oft:icers, afj'ento, employees, and representatives wore
,
malicious, outraQeous, willful, Qrossly nefj'ligent and/or wanton.
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WHEREFORE, JJla1ntiff requests this Honoraple' Court enter
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judfj'mElnt for damaQes, with ~osts! attornel' f,eell, interest and
,
, P~H').itive damages asse,SSEld aQainst coml)le~ce Bank.
COUNT V~ - P~UPU~.NT "~SR.PR.S.NTAT~ON
91 i, The ~verments of. paragraphll 1 through 90 are inoorpot:ated
herein and'made a part hereof all if set t:orth'in full.
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9~. Commerce Bank misrepresented and/or omitted mat,e:dal
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factll in its dealinQs with Plaintiff including put not limited 1:,0
the following r
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(a)
Representing that the rate for Me. li1dwards
mortgage wall 8. 25~ 1 '
Reprellenting, to Mil. Edwardo that Ilhe w,as
apP+oved for the mortgage at an interellt rate '
of 8.25~1
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Sending MfI. Edwards a' Good Faith EetJ.mat:e ill1d
Truth- in-Lending statemElnt l'epresenting that:.
the interest rate, of her mortgage would be
8.25\',
(b)
(c)
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(d) Subllequently reprellentin~ that the rate fer
Milo lildwardll' lean Wi;lll !1.2Ei\' and Ileekin~ to.
extract the transfe~ ef all ef her fundll when
loll:'. Qipllon hi;ld already approved her lean at
a.2!j\' without the cenditienof the tranllfer of
the fundll,
(e) ~epresenting that Cemmerce 2ank did rot haVEl i;l
writtEln policy with regard to. in-heulle
",ort~a~ell,
93. The l)liarePre~entatienll and/er nondillclesurell of Cemmerce
!lank werE) calculated to. deceive, mieleacl., 'and induce MI!!. /ildwardo to.
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act er refrain from actin~ to. the disadvantage of Ms. lildwards.
94. Mil. Edwards jUlltifiably relied en the millreprellentations
and/er nendillclesures ef facts.
!15. Commerce /'lank breached its duty ef care to. Mo. Edwards by
makin~ the miorepreoentations and/or noncl.isclooures ef fi;lct.
96. Ms. Edwards reasonably relied en the misrepl:'eselltations
and/or nondillolosurell of fact.
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97. 'All a direct and proximate result of Commeroe Bank'lI
mill representations and/or nondisclooures, Ms. Edwards wall Ileverely
"
damaged, the extent of which is not yet determined.
9S. The misrepresentations and/or nondisclosures of Cel)lmerce
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Bank, its officers, agento, employeeo, and representativell were
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maliciouo, outrageouo, willful, grossly negligent and/or wanton.
99. WHEREFORE, Plaintiff requests this'Honorable Court. enter
judgment for damages, with costs, attorney fees, interest' and
punitive damag~sasseosed against Commerce Bank.
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COUNT VII . CONSTRUCTIVI FRAUD
100. The averments of paragraph~ 1 through 99 are incorporated
'herein and made a part hereof ~s if lIet forth in full.
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1Q1 ~ Commerr.le ll~nk qonoe<lled matQrinl 'fnotl~' tllllt IlhoUld have
peen d~l'lrlo~ed in' itl'l dealinQa wit;h Ma. liJdwnrdlJ /inClludi'19 hut not
lim~ted to the fallowing,
(~) Commeroe llank had a Written lloUcy for
determining the ratea of in.houQQ mortgAge",
I (b) Ma. mdWardll met the llQUoy requirllmenta for a
mortgage at 8. 25\', . "
(0) 1'I1iI. lildwarda walil informed that ahe would
receive iii mortgage at the. rate of O. 25\', ,
(d) Mr. Giheol'l allllroved a loan for Me. liJd.wardo at
8. 25\' witho~\; any require/llel1t that ahe
tranefer her funda to Commeroe Bank,
(e)
comreroe Bank oenG Mo. liJdwarda a Good Faith .
mat mate and 'l'ruth-In-LQnding etatements
repl;'Elaenting that thE! il)tereat rate of I?,er
loan would be 8.2'1\', " ' "
Commerce ijank aubl'le<;luently repreaented to Ms.
lildwarda that the rate for tl'le loan was 9.25\'
and aought to !Joerce. the tran/ilfer of aU of,"
her fUnds to Commerce Bank, , ,
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Commerce Bank rellrepented that; it did not have
a written polioy with regard \;0 in-houee
mortgagee. '
102 . commerCE! Bank' a concealmE!nt 'o,f thE! mate~ial facte wae
intend~d to deceive and did deQe,l.ve Me.. JiJdwardo to aot \;0 her
(f)
(9)
detriment "
:),03. Mil. lildwards' relied on the ooncealment o~ facts to her
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,detriment. COmn\eroe Bank breached its duty of care to Ms. lildwards
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'in donoealing material facte.
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104. Me. Ji)dwards reaQonably relied on the available
information without ,the advantage of the ooncealed facte.
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105. Aij a direct al)d ~roximate re/iJult
copoeal~ent, Mij. ~dwardij wa~ ijeverely dama~ed.,
iij not yet determi~ed.
106. T4e' cOl)cealment by Commeroe Bap~, itij officerij, agent~,
employeeij I and repreijentativeij l1eremaliciouij, outrageouij, wi~lful
, .
apd/or, groijijly l'legligent and wanton.
of COl)lmerce aank' ij
,
tne extent of which
1'/l"/ilR~Ji'ORE,' J?lailltiff requeijtij, tnh Jlol'lorable Court enter
judgme~t for dal1)ageij wit!). cootij, attorney feeij, in~ereijt apd
~unitive damageij aijijeijQed aga1nQt Commerce ):lank.
, aot1N'l' vnx
'XNT.NTIQ~A~' INT.RrIR~~a. ijIWn Ixxawxna
aONTRAaWUA~ Rm~ATXONanXPS
,
I"
,
107. The avermentij of J;laJ:'agra~hij 1 throu!j'h 106 I are
incor~oJ:'ated herein and l)Iade a part neJ:'eof as if Qet forth in full.
108. At the tiJ)le of Commerce ):lank'ij actij and omissions, Mij.
, ,
Edwards !).ad an exioting contract for the purcha~e of a re'sidence'.
10~, Commerce J3ank knew of tne exiQtence of Ms. ~dwardij'
contraat,foJ:' the purchaije of a reijidence at the time of its actij
and omiijsions.
,
1,,1l0. Coml1)erc~ aall~ acted with the intention of il'lterfering
, ,
,
with the existin!j' contracts for the pUJ:'chaije of a residence,
I . ,
ll1. Commerce J3ank knew OJ:' was ~ubstantially certain that Me.
, ' ,
Edwardij would sUffer damages as result of its aotio~s and seriously
effect her existing contract for the pUrchase of a J:'esidence.
'.1
,
112, The actions of Commerce Bank in interfering with the
existing contraot for the'purchase of the residepce was improper
,
and was not justified.
20
"
, I,
~ i...
. ,
:).13, Aa a dirQot and proximatEl rell\,l:).t, of commElroe ~al'l/t'l'l
il'l~QrFQrQndEl with h~r exietin~ oont'raot,' Me. Sdwarde wae eeverel)'
dama~ed, the extent of whioh i~ not yet determined.
,i'
:).14. ?,'he aote and om1eeione of CommeroEl aal'l)t" ,itl'! oFeicElre,
a~Elnte, emp:).QYflQII; and reprQeentatiyes were ma~ic;ous, outra~eoul'l,
Willful, ~rQeel)' ne~li~ent 'and/or wanton.
WHSRlilFOR}iJ, Me, Sdwarde requeQtl'! thie Honorable Court el'lter
i ! I
judgment for. dama~ell with ooets, attorney fee"i, inte~est al).d I
~unitive d~ma~es aeeesoed against cOmmerce Bank.
CO~ XX " BUSXNESS CO.ROION AHP OUR_SS
U5. 'rhe avermente of J;lGlrag;t:aphs :). t:.hrou~h :).14 Glre
incorporated herein Glnd made Gl ~art hereof as if set forth in full.
116. Commeroe Ban/t t~reatenedto ~nd did act in a manner in
, ,
, . I '
whioh it had no legal right to do so, including but not limited to
the fOllowing I
(c)
(d)
(e)
(a)
Breachin~ of tpe terms of ,its agreement to
provide . Ms. Edwards with a mortgi;l"l'e with
interest at a rate of 8.25%,
Atterr,pting to cOerce Mo. 'Edwards to transfer
all of her acoounts to Commeroe Bank,
, "
,
"
(b)
AttemJ;lting to coerce Ms. Edwi;lrds to acceJ;lt a
higher, intereet rate than that to which
Commerce Bank had J;lromieed and which it had
already aJ;lJ;lroved, ,
I
AttemJ;lting to extract a higher rate" of
intereet than was 'aJ;lproJ;lriate J;lursuant to
Commerce Bank's own internal procedureo,
Informing Ms, Edwards that Commerce Bank did
not have a written policy as to the J.ntel:'est:
rates of in-house mortgagee when, in, fact,
Commeroe Bank' had a Written policy for such,
interest,
II'
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(t)
Attempt~ng to unta~rl)' U~e
po~ition to ooe~oe Me, ~dwa~de.
,
ite
~upedor
" I
~l? Comme~oe~ank'e threate and aotione, oaueed an imm~nent
proplem to~ Me, mdwarde andtoroed her to aot in a manner in whioh
,el).e wa/3 .not legally bound to cio and againet her will.
118. qommeroe aan)< had tpe power to and did inju~e Me. ~dwarde
without the right to do ea.
, ' . .1 1
119,'I'he aotl'l aJ:ld om~eeione ot Comme~oe aank, caueed eerioul'l
t'loonomic injury to pe ~mminent.,.
120. The~e exil'ltEld .euch preoeure that Me. ~dwarcie wae toroed
.to take involuntary action~ leading to her economic loeo.
121: '):'here wae no immediate lesal r~medy avai:l.aplEl ae an
alt~rnative tOl'luoh actione by Me. Edwarde.
,
'WHER~FOR~,. Me, Edwardo
judgment' for damagee with
"
punitive
coeto,
attorney feeo,
I
interElet and.
damagee aeeeeeed againet Commeroe aank.
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'1'~OMAS , ').'JiOHAS
~upmit:ceQ,
&. UM'/ilR
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Po 9 re
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3Q& Norcn
~.o, Box !l99
Harri~purg, p~ 17lQS-Q!I!I!I
(7171 2&&~723a
~t~orney for Plaintiff
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I I SUllAn mqWA~d/l, verity tllM l Am ehe Plil.intU~ ill the
foreioing aqtion Rn~ that the nt;tar;hec.'l c\ocumOllot ill blUiIld upon the
, ,
information which hau peen saehorod ~y ml, my eounlllel and/or oth'~1
on my behal~ in preparation of thilll lAw.ui~. Thill langua~. of the
do<:umllnt ill that Qf COUn/l101l1 And loll not mine. J: have ~nd thll
document:, and to tho extent that l.t it baoed upon info~mation ~hich
X have givon to my <:ounlle1, it il t~ue And oO~~.Ct to thll bo.e o~
,
IIW knowli1lclge, infOl."nlaeioll" And belief. To ehe u;t;,mt tl')at the
contento of the document a~. ehae ~f ooun,ol, I have ~elied upon
<:oun.o1 in making ~hi., VerifioAtion.
X und8ntalld that intentional fallllil Ilt~teinentl heroin ar~ mad.
eubjeot ~o the pena1ei.. of ~e ~a. C.$. S4904 rolating t;o unoworn
~aloifi<:aeion. made to autho~1tiofl.
Oltol Ick Ia.. Cj 'r
J~ &i.~o.vJAJ
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~I~TI'JCA~ Q, SBRVICB
,!\NO ~OW, tl'lb lEith day of O~Cllrlb~r, 1997, I, cynt:nia O. lll'~d,
secretary in tpe law firm of Thomae, Thomae & Haf~r, l'ler~pyoert:1fy
,
that I Bent a t,~e and corr~ct:oopy of th~ foregoing document to
t~~ followi~~ ooune~l of r~co~d py plaoing a copy of eame in the
Unite~ States, first,clase mail, addreoeed ae followol'
iI
.,
,
pavid ~. ~it~eimone, Esquire
Mett~1 ~vana & Woodeide
34Q1 ~orth ~ront Str~et
~oet Offic~ Box Q95Q
>>arrisburg, ~~ 17110-0950
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CORRECTION.
--,." '. . ,. ._, .
;;-......1.....:, "' _....~_ '
Previous Image
Refilmed' to Correct
Po'ssible Error
.,. "
~WilK~~q~) F~Jh~,.JTNS.IJM~Toi{~ !i1m lm
,ClmrnIl'Cf'" .". lire, .. p/ ~: I I .
"qq ,,,,... Ave'l, P.q.E1C1l1 ell . al"I,..QII/IAmC~nI: m"oo.qO
c."'" Hili, p,. 17001-0IlU' TQtaILoanAmo~nI: ":),800;Oq
Appllcln'(o): 1111"/1 A edw.rd. /I1'"ell/1aIOl ullq %
Type 0' Loan: CCl/lve"lIcl/l"
P/openyMd"UI '~40 W..e"ord p/erl/allon Palel AUpu.. I, "ee
Worm/ev.burg, P' 1704:) Lo~n N~m"'ell
JUo In'4nn.1I4n p1'WI4.., ""lIW ,.11..11 o.lIm.'.. 411111 ,n.rv.. IIInl,n~OQ .,. II~.,V '4 In'QI "'ne ""I.m.n' 01 VOQI lOin, In' IH' II.'.., .,.
Hllm.'.. . "'Q~ ,n'I1I" m.v '" mp/w lit I..., Vo I '"n"'llon ilV no! Inv ~. If/!! IlIt lV'rv lI.m 1'.1.." '
1n' n~m"'''.' I'OQ ~.llcfllh"ol'mltll n I y.;q,,.lpQ/1 0 'h. nU 1l11"'Q /In.. con,.lnld n!hl HUD.l 01 fIUD.1A ,,"llmlnt Itlllmlnt
which ~ Will I cllv at ,,". I I, I 0.1 0 IlID. lihl.mlnl llltemlnt WllllhOW au Ihl .Cl~11 COlt '01 "oml .,d at I I nl,
100 ITIM" AlLlI 110 NIOJ.OH WITH LO I liDO JlTLI CIlMOIII
~,A QIIglnIl14n'" 4HOOOlI l-1ia~lI.qq "'" CIOIlngor...r<lW'"
100 IlIlOCl11ntr.. . q,qq 111)2 Molract 01 TlII'lIIlI<n
~ ~...,.." 2&111>>/'114/ . o,qq lit>> TIII,a'tm'nlllon
1IQ4 Cr1411 /III'OI! " ~,OO /'114) I q.,99 I '''0 OOc:Qm'nl rr.".,lIlon F..
100 L'n4lr. In'ptc:liQn FII . O.go II OIl //OI''Y'"
IIOIl "'""g.g"n'~ron~'I1>p1I'IIIO~'oe . O.OQ ""7 Nlom.y',,,
1Il7 mQmpllon,.. I q.oq 1104 TIII,'n,QronCl
'lilt "'''''gog. B'....' F" I 0.00
olq T'" /1111114 ~IVI.. Foe I q.99
III N>p1Ic11lon F.. I 0.09
m commlll)1.nl roc . _ ,0.00
m L,n4.f. /III. Lock.ln ,.. . 0.00
114 rr.....lng F.. . O.oq
,..' A ~,).,'lWIltIng ,F" . 200.00
"0 v.1,",,",,,,,,, I 0.09
II llOCum.nl PI. Ion Foe 111 00
i IQO TJMUIOU ~Ill' LlHQI/l TO II '~Q IH olOVAACI.
IlClI A Inl.,..1 illlU7,BI/4'y'orI41V' .
tm ,",Ollglg.ln,QI,".' rr'mlQm lor 12 montlll .
BQil 11111/4 In.Qlonc, ""mlum .
BQ4 CoQnly Pl'4ptl1Y T...OI ,
Bol8 /100<1 In.Q,on" .
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1001
1002
'004
1000
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HlIl/4ln.. illl B2ll.oo/m4. lor '4 monm.
,",Ollg'g' In.,
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/101l4'n,Qrtll"
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350.00
O.g,q
3 ,278.00
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""''''IIt1lgnal..lho.. colli to be paid BeU., Llnd.r,
TO ~ II MolTJO MONTHLVP" INTI
I PtlI1CII"" Inl,"11 .
/1111 EIIIIH.... .
HlIl/4ln.,j,onco I
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MolIglg"n'~,.".. .
01111' A..oel.llo" I... . 214.24
OTAl. MO TlILV PAVMENT . 8 1.38
THill lIEOTION III 00 PLETED ONLY II' A PARTlOULAR p/lOVIDeR Of SERVICE II) REQUIRED. Ljoted below are prOVide" III "rvl~
Wh ch WfI "qulled you 10 u... The charoeo Indicated In the Good fallh Eotlmale above are based upon tM correapondlng chllTgI,
or Ihl "'IIow dlolgrlated provlderl, " '
ITIM HO. HolMI . ,\1)0"111 0' '"OVIDI~ TlUI'HllNI NO, HolT~'" 0' "ILATlIIHIHIP
804 CREDIT BUREAU OF ~R. HB~ (7171 138-8001 CHECKING ACCTB
1,'08.12
234.00
211.00
1110O
lQQI
1002
01.
.,B
,\I)QITIOHolL IITTLlMINT C ""0111
SIIMV ,
Pw","'"..lIon
COQllor F.. T4 comm.n:o 1lAn~
/100<1 Clllln.IUOn
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2 , 2110.00
q.qq
0.99
0.00
0.00
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8.8t3.01
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I 8 , 240.00
: 3.::::U
.
, 108.1103.01
Tb... HUm.'oe I.. 1'""'4'" pQroQlnl '0 In' ftOlI .""1. 81l1l.mlnl ''''''''U'" olcI 01 "14, I' .m.nd'" ("'''ol), oldnll'.~.1 'nlo,,".lIon 0'" ," 'OUr,4
In tbo HUQ Ip,,'.,lnlo,mIUon IIOoklol, 1II1110n ,. 10 be proVl4.., ,~ vou bV VOQ, mlll1g.g. orok" lit '.ndor. II VOQ, .ppJlo.llon .. III PUNb'" mld.III..
proptrlV .n4 11II Lind" Will '..1 . nflt lion on Ino property,
~tu IJ-a~ [d-itXucjj
Applicant Su.." A EdWlrd.
Appllclnt
OENIIIS IlQl)Q, IHO. . VUt . ~..) 1123-3:lOll
TorolL IBTllIolTlQ UJJLlMINT Cllol"OIl.
'At d.llgnalttlh'o" cotl. affectlng,yf\
TOJolL IITllIAJlQ 'VHOI HI.OIO TO OLO"1
Oovm Plym.n'
"lIn'lI14 CIOIlng Co"1
, "lImll14 ""pAI4 lI.m./ ,RlHN"
Talll PAId 111m. (Subl""l)
OIn"
TOTAl. ESTIMATED FUNOS /laRDED TO CLOSE
<i? "/J.=.9&>
DatI Applicant
Date Applicant
Pag.t 011
il
011.
Oat. ,
Form OFI2 (llIf'G)
...
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~'llI
C"d~Q'
OClm","o. ".n~IH"Q, H.I/CI/1" A"oo.
'00 lIe/1'" Ave"",e
P.Q. Ill. illite
o"",p Hili, PA '70"
Malllng Add/...
SU"", A edwlrd.
'~40 W.le"ord
Worml.v.burg, P' '704~
p,QP~1IY AcId,...
'~40 w.llr/ord
Wor",',v,~urg, fl. 1704~
ANHUAL p-I!ROI!HrAO~
/fATE
me '.'1 0/ yoQI 11141I11 .
ytll1Vrll.,. !
I!
211 eel.18 ,
"'HANCE CHARGE
TIl. <loll" omqQlI1 tn.
"1411 1'111I c.., YOQ. '
A/Ilounl FI/1'/1oed
TnllmOllnl 0/ C,..,II Prqvl414
Iq VOI/ ql on YUQr ~"O",
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'~v"~/m
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M10VIIJ II'
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t34.40
~~1I1111 0' , ~O~NT 0,
'~v"'I"'1 '~Y",1ll1~
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,r '.IQIN/lI/I' ' .,
'~YII'''JI M. ,,~.
a'OI~"''''
,
VARIAILI! RAr,:! FEATIJRE:
I' 0 TIll. ~ nil. V.,1I1l1' flaI. F.IIQII. VirlAilI. 1loI, OIICIOIQ'II ~.v, ,,"n providl4lo YUQ "'11',.
'SECURITV: VOll".gMnq....Qnl'/lnll'..IIn: ,
1~40 W.I.rford, Worml,ya"'u," P. 17043
ASSUM~TION: aom_. buylnq Inll P/CjlIrIy 00 ConnO! IIIQm.'~' "m~nlng bIlonCl qQ. QM.,dflglnll mong.g"',,"I,
o m.v IIIQm', 'QlljlCllq "",,'~I Cllfldlllon., 'n' rom"n'nQ bIIonc. <lu, un<l., ollglnll mong.g, ",,"I.
FILING I RECORDINO FEES:
PROPERTV INSURANCE:
,
411,00
IX! P\'llj>Iny I nllll4 'n..,on"'11 roqul,l4 condlllon 0/ 1""'01/1, BomlW., mAV plJ~h",'n'"ln'QrtnCI
rrom onv ,nIQ,,,,,,. company ...."'IIlI.,o tn.,.nel."
/ilI1I4 'nM..... 0 II 00,. nOt O\'lllllll.,hrough Ih".ncl",1I on ..lImlll4 c.., 0/
,.,.
monlh "nn,
/.ATE CHARGES: "VOU'plym.nlllmoromon 111 dlVOlol., VOQWIl,I>I'hft'O....,.,.'hftIQ.?/ 8,000 "'o/lhIOVlldulptj1l\,nl.'
PREPAYMENT: , "VOO/P"l"'vtnlliQanlnllJllorlnpllt.YOQ
o m.v IX] WIll nol havolo plV' ",ntll'/.
o may 00 WIll nol be .nlllll4lo. rollJnel 0/ pIIt olin. "nonc. Chtrgl.
I.. VOO/' _'rloI dclcum.nla'or .nv Iddllldnllln'onnollon "glrd'n, non'p'vm.~', d.,o,,", rlqQ';'" "p'vm,n' In luil be,... ""'"''',lad 41". end
p'vm,n' ,,'Qnd' end ...nOIlIIl.
. ..n...lIm....
I/W, ne"by ICIcnoWII<Ig. rea4lnq on4 ....Mnq ICom",.', copv 0I1h1. <l1..klIQro.
'" t/AA~7:d~h&.1 t-Ja-9v
BUlin A EdMrde D.le ' 0.1.
-
0.1.
0.1.
GENI". 2OllO,' INC. . VU' · (811) 223.32IlO
Form IIIGZ (llt/OQ)
5.". . . Ma. WllaQn, Qn peplllf Qf Cqmmerce, Jllformed 1\1s. Edwarda that
I
the Illterest rll~e would pe 8.25% wlt~ Qnll 0) point." .IPlalntill'a .CQmplalnt, ~9)
6. "Ms. Edwards au/lmlt,ted IlnappJicaUon for t4e mQrtgoge alld
subflequelltJy prQvldedthe materlllla requested of her by Cqmmerce. WlainUll'a
Complalllt, '11)
7.
"On Auguat 12, 1996, Ma. Edwarda received a Good li'ait4 Estimate
I . . i , . '. , .
,
a>>d a Truth In Lending D1scloaure Statement /ly mail from Commerce..."
[Plal,nUft'/iI Complaint, ~13)
, I
8., "The Good Faith EaUmate and the Trutp in Lending OlsclQaure
I . ,
Statement /loth reflected ulllnterest rate Qf 8.21$%." [PlalnUll's Complal,nt,~14)
9.' "1\1s. Jl)d"Yards algned bQth documents and retur,ned them to
,
Commerce aa she had been Instructed." [PlalhUrrs, Complaint, ~15)
'10. "On Auguat 22, 1996 Ma.. Edwllrda waa informed by Ma. Wile on on
, I' " _,
lle,half of Commerce that her IOlln had been approved at 8.25%." [PllllnUll's
,
Complaint, ~11})
11. , "Closing Wf;\S scheduled for TllUrsday, August 29, 1996 at 4:00 p.m,!'
[PlalnUll's Complaint, ~17)
12. "On August 23, 1996, Ms. Wilson again called Ms. Edwards IUld'
indlcatsd that Mr. [James) Gibson [President of Commerce Pank) was requiring
,
Mil. Edwarda to transfer hill' bank accounta to Commerce Pllnk If ahe wanted a
, '
, loan at'the Intereat rate of 8,25%." [Plaintiffs Complaint, '0'018,19)
. 2 .
13. "Mil. Willi on relatoclln that phoije ccmverllatlQn that Mr. Olbllon
wOl,llcl 'mpolile al) Interelilt rate of 9.21i% If Mil. Edwar~lil retulilecl tQ tranll,fer all of
hI/I' ~ncls to Commerce lJllnk." [Plal/ltift'1I COfflp11l1':lt, '1120)
14. "lIrflil. Wlleo/l ... called lIrflil. Edwarde Q/l f\lIgulilt 23, 1996 and saldthllt
,
Mr. G'beon continued to dema/l~ that she tra/llilfer all of per money' tQ OQmmllrCe
,
'in order tQ recllive the 8.25% Interest rate." [Plfllntltl'e CQmplalnt, '1124) ,
,
Iii. "On August 28, 1996, a day prior tQ tpe scheduled lIettlemel)t, /,l
, repreeentatlve of Me. Edwarde cQntacted both Jnmelil OlpeQn and Gary
Nalbandian, C~alrman of the Board of CQmmerce," [Plain titre CQmplalnt, '1128)
16. ~"lIrfll, Edwarde' reprllllentatlve wae tQld by bQth that the l/ltereet r~te .
WQuld remain 9.25%." [Plalntltl'lil Complaint, '1129)
l7. "At approximately 5:qO p.m. on Auguet 28, 1996, the day before the
lilcheduled cloliling, Mlil.. 'Edwarde and another IndlvlduallilPQke to Mr. Nalbandian
, '
and again explained the Ilituatlon." [Plalntltl'eCQmplalnt, '1131)
18. ''The Individual who participated In that phone call withMlil.
Eldwardll eubllequently called Mr. Nalbandian..." [Plaintlfl'e CQml?laint, '1133)
19. "After that indlvldual'lil call, he told Me. Edwarde that she would
receive the mortgalle at the rate of 8.23%." [Plalntltl'eComplaint, '1134)
(emphalilllil ad~od).
.3.
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20. "M.. Edward. retu.ed to clOlle on the loan until she cletermilled
the tr~e r.easonshe waSIlOW ~Ilins givell tbe intllrlll/t rate of 8,25%." [PJaintlfl's
,
Oom/llaillt, ~a8' (Ilmppasis addllcl).
2l. "Mil. Edw~r411 wall trouJJled I>y tbe nQtion that th~ interest r/ite 'qf
8.2,5% was ~eing affQrded her, nqt ~ecause it ~ad ~elln qUQted and agrlled I,\pon ~y
Oommerce, ~ut ~Ilcnuse she was all employee Qf an institutiQn with whom the
Preaidllnt of the' Bonrd'a company did aubatantial ~uainess." [Plaintlfl'a Complaint,
~361 (emphasiaadded).
22, ").I4t'. Edwards proceeded with t/1e clqaing process to deterlPlne
\'fpether the true reaSQn that "he was being affOI'dlld the interest r/ite of 8.25%
was her positiqn with Pinnacle Health Care Systems." [Plaintlfl'a CQmplaint, ~37)
23. "As the meeting was hEling ~djourned, Mr. [Ollvid) Amsden [Vice
Preaide.nt qf Credit Administration) prqyided l',fs. liJdwards eQr the first time with a
, ,
, [August 29, 1996) commJtment letter for a mortgage at' the rate 01 8.215%."
[P'aintlfl's qQmplaint, ~~41, 48, 50) (emphasis added).
"
24. "Becaulle Commerce Bank alll'eed to provide a loan at 8.21J%
becaulle 01 Mil. Edwards' pOllltlon with Pinnacle Health Care SYlltemll, Mil,
Edwardll wall unable to accept the loan." [Plaintlfl'o Complaint, 'lI51)
(emphaijis added).
I
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.4:"
',_\1-.;.)
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PRELI~.NARY OBJECTIONS IN 'rUE NATURE OF
A DEMURRER FOR LEGAL INSUFFIOIENCY OF A
PI,oEADJNG PllBBUANT 10 PB,R.O,P. No,
1028(A)(4)
'cPUNT I - BIJ.~ACH OF CQNTRACT
25. U Aa B result c), ~elnll unl11~le tc) aocept the IQan, Me. Ji)dwards
Ilas eufl'ered lossel3 including put not liml.ted to expenl3es for itemlJ to specUlcally
fit that residence, moving and storage expeneo, eXpllnSes for completlol) of the
unit, p~Yments to the ownor durlmf the pendency of tho tranl3actlcm, and the loan
application fee." Wlaintlll's Oomplaint ~52J (emphal3il3 added).
26. In summary, Plaintiff's 123 para/frap/1 Complaint averll ~hat Plalntlfl' .
was originally ofl'ere~ a mortgage of 8.25%; which offer wae In her vi ow Improperly
modUied to ~~ 9.211% unlol3l3 I3ho transferred her oth,er pal)k Ilccounts to Comm~rce.
Howoyer, at the time of eettJemont, Commerce COnfirmed the 8.25% rate without
, requiring the proviso of the transfer of her remal?lng accounts and Plaintiff
r,efused to I3lgn the AlP'eem~nt at 8.25%.
27. In the complaint, Plaintiff plead as followe:
Commerce Bank, by Its agent and employee, Mr. Wilson orally
agreed that Ms. Edwards would receive a mortgage with an
8.25% Interest rate. (Complaint '1158) ,
.5.
",I
,Cllmmerco ~ank, /.>y It II agent and emplQyee, Mr. Ol/.>son '
approved In writing tile mQrtgnge At the rAte of 8.25% intore8t.
<Complaint ~5l!)
~oither Ms. W1J8Qn'a orala/ll'eoment nor Mr. 01/.>80n'lI written
approvAl required Ms. Jl)dwArds to tranllfer All of hor aCC?Unt8
tQ Oommerce Bank. (Complaint 'IIQO)
,
Commorce Bank lIreached Its orlll and wrltton contractll with
M,8. Edwards /.>y failing or rerulllng to prQvlde a mortgage \ylth
an 8,25% interellt rato andlor py requiring hor tQ tranllfer her
aCCQunts tQ Gommol'ce Banlt after IIhe hod alreAdy /.>een
approvod fQr tho lQanat 8.25%. (CQmplalnt 'Il61)
~8. Undor Penn8y'vanialaw, an Agreemont tq lond mQnoy to a lIQrrQwor
. In con81doratlon fQr a mQrtgage mUlIt /.>e In writing pur8uant tQ the stlltut08 Qf
, frauds.
29. Under PenJ!sylvanla low, it romalns a cQndltlQn precodel)~, tQ a party'a
right tQ rocover damage undor a cQntract fQr the pllrty tQprl/ve that it wQuld hayo
had the wi\lingnoss and a/'>lllty tQ perform If there had boen nl/ /.>reallh.
30. In the Paragraphs quotod abovo and throughout the Complaint tile
Plaintur has failed to alloge facts the would create the Ilral contract that the .
Defendant Is alleged to have breached, pursuant to Plaintiff's Complaint
Paragraph 61.
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,31. Addltlcmally, In t/)e Porngf/lp/)Il qUQted abQVO "l.d thrQug/)Q~t t/)e
OQmpJol/lt the PlolntUf /)os folled to pllelfe facts that Ilho WIlS wllUng and able tQ
perform had t/)e alleged brellcll nQt Qccurred.
/)2, . 'f/)e Plaintlll'a alleged in.jurioa litem frQm /lor J'ofulloland
,
u/lwllllnsnellll tQ Ilettlo Ilt 8.250/0, nQt the Defendant'll aotlQn.
33. J\ccQrdlngly, Plaintiff hall foiled to 8tOto In /lor Complaint a claim
upo,. whloh relief opn be granted.
WUIllREFORE, Defopdllnt rellpeotl'ully requellts that this :HQnorable Oo~rt ' '
.au~toln their deml,rrel' and enter on Q,rder dismissing ~IBlntUl'll Oi)mploln~, with
,
I' prejudice.
"
, PRIllLlMJNARY OQJECTIONS IN THE NATURIll OF
A MOTION TO STRIKE PURSUANT
TO Pa.R,(J.P, lS'0. l028CA)C2l
CQum' J - JlREAOlJ OF pON')'RACT
'. 1l4.' Plaintiff alleges t)1ot: .'
Oommerce Bank breached its Qrlll and written contraots with.
Mil. Edwards by failing or rofuslng to prQvlde a mQrtgage with
an 8.25% Interest rate ancl/Qr by' requiring her to transftw her
OCCQunta tQ CQmmoroo Bank after ahe had alroady heon
apprQved fQr the ,loan at 8,25%. (Oomplalnt ~61)
1l5. Paragraph 61 of Plaintlfl's OQmplalnt refers to a written contract
blltweon Plaintiff and Defendant.
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40. ,Tne netloll wnlen Plaintiff desc~Ullls In ner CClmplalnt on Its face does
not faU wltnl!) tne scope !)f the cited statute and Count llsnould ~e n~co~dln/lly
dismissed.
WHEREFORJii, Oefendl1/lt respectfullY requests tnat this HO/lorable Oourt
,
sustain their demurre~ a!)d ellte~ an Orde~ dismissing Count XI of Plall\tUl's
Complaint, With prejudice, for failure to stllt~ a claim upon wnlch relief can ~e
jP'anted,
PRELIMINARY OBJECTIONS IN THE NATURE OF ' ,
, A DEMURRER FOR LEGAL INSUFFICIENCY OF A
rLE~ING PURSJJJ\lIIT TO Pa,R.C.P~ ~q_
, l028(A)(4)
COUNT III . GOOD FAITH AND FAIR DEALING
.3 Pa.C,I$.A. . .203 Restatement (2nd 01 COl)tract,. ~ectlon 20lJ)
41. Plaintiff has alleged violation of good faith and fair dealing un,der
I
~oth Section 205 of the Restatement (Sel1ond) of Contracts and the Uniform
CommerQlal Oode (UOC) by 13 Pa.C.S,A. flection 1203.
42. Under Pennsylvania law, Good faith and fair dealing are not
,
independent 'causes of action. They are basically implied contrac,tual covenants.
43. Plalntifl's COll}plalnt ,falls to elltablish the contractual relationship in
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which the requirements of good faith and fab:' dealings attach.
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44.' FurthermClre, the Plaintiff allege/,! exl/ltqnce Qf a written CQntract
I I I .
~etween herselrand thll Defendant, put /lhe faUs tQ attacnod thlllnstrument t,Q her
, cC))1lPlalnt.
4/), AccQrdlngly, the Plaintiff hus faUed to show hQW the Oefendant'lI
actlQns fall.under the goqd faith prQvllllonll Qf the Restatement (SecQnd) ,Qf
CQntractll.
46. " Finally, Plalntlll's. Complaint clllarly establishes thl1t It was Plalntltl's
,
lIole 4ocllliQ/l, I1nd not the actlQns Qf the Defendapt, which prevented ner from
Ilccoptlng t/leJpQrtgage at 8.2/)%. Plalntlll's alleged damages, If IIny, flow not frClm
Defendant's actlonll, put from the Plaintiff herself: '
. WHI!)RE;FORE, Defendant I'espectfuJly requests that this HQnQraple CQU,rt
, sU/,ltaln their demurrer. and enter an ()rde.. dlsmlsslnEf Count IIJ of Plaintlll's
Complaint, With prejudice, fQr.faUure to state a claim UPQ/l which relief can be
granted.
,
PRELIMINARY OBJECTIONS IN THE NATURE OF
A DEMURRER FOR LEGAL INSUFFIClENOY OF A
PLEADING PURSUAN'l\ TO Pa.R,(J,P. Nq.
l028CA)(4)
~ IV. NEGLlGF;NOIl;
47. 'Plalntlll's Oomplalnt ~s phrased falls tQ atate any facts aupportlng
the legal conclualon Clf a negligent act on part of the Bank.
. 10.
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PIUlLIMIN,\RY OBoJECTlOlIj'S IN THE NATURE OF
A PEMURRER FOR J.EGAL INSuFFIClENOY OF A
fJ.JilAD~rJ1lJEJJJ~ fO r~
.. )Q28C~).w.
fJQJJNJ' V - !lj'J:GlIJQJilm' MleJlJiJfBIilEJENlWrlQN
62. Plaintltl's Complaint "s phrnsed fails ~o state any facts supporting
the legal coqclusion of nElgllge'nt misrepresentation on part ,of the Hank and this
COl1nt should, therefore, be dismissed.
, ,
,
6~. Accordingly, Plaintiff hos failed to state in her Complaint a claim
upqn ~hich relief can be grnnted.
WHEREFORE, Defendant respectfully requests that this Honorable Court
I ,
, sustain their demurrer and enter an Order dismissing Count V of Plaintltl's
Complaint, With prejudice, for failure to state ~ claim upon which relief can be
granted.
PRELIMINARY OB.JECTIONSIN THE NATURE OF A
DEMURRER FOR LEGAL INSUFFICIENCY OF A
I!UiADINQ P1JllS:V~ TO Pa.IJ.C,p. No. 1028CA)(4)
COl]NT VI - fJ;JAUDVIIEJ'l/T MlSJJ,Ji;PRESENTATION
,
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54. Plain till's Complaint as phrased fails to state any facts supporting
the leglll conclusion of fraudulent misrepresentation on port of the Bonk and this
I, ,', ,
Count should, therefore, be dismissed.
.12.
55. Accordllllrly, ~'alntlff haij failed to ijtate In her Complaint a claim
upon w/llch re~lef can be SI'anted.
W~ERFJFORE, Oefendant reijpectfully requeijlij that this HOT'orable qourt
sustain their demurrer and enter an Order dlsmlijslng Count Vl of ~lalntlll's
Complaint, With prejudice, for failure to state a claim upon which relief call be
granted.
,PRELIMINARY OBJECTIONS IN THE NATURE OF
A DEMURRER FOR LEGAL INSUFFICIENCY OF A
P~EADING PlfflSUA,NT TQ Pa~R.C.JJ. No.
I028(A)(4)
COUNT VlJ . OON'$TRUCTIVJ'J Ji'Jl.AUD
56. Plalntlil's Complaint a~ phrased falls to alate any facta ijupp~rtlns
the legal conclusion of cOl1structlve fraud on part of the Bank and thlij Count
shou~d, therefore, be dlijmlijijed,
57. Accordingly, Plaintiff haij failed to state In her Complaint a claim
upon which relief can be granted. ,
"
, WHEREFORE, Oefendant reapectfully requeijla that this Honorable Court
, ' , I J
, ,
sUijtaln their demurrer al)d enter an Order dlijmlsslng Count VII of Plalntlil's
Complaint, With prejudice, for failure to state a claim upon which relief can be
granted.
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Ill. Seco/ld, PlalntU1's Complaint falls tQ allege the DefeJ')dant's
/Jlotivatlons fQr tl)c alleged Inter(erence with the ~lalntlO's sale CQntract.
62. FinallY, Pia/nUll's Complaint falls tQ allege bow the Defendant's
acUQns actually and directly caused tile PlainUll'1l alleged damages, it was tbe
Plaintilfs decision to refuse the 8.25% mQI.tgoge, Ql'fered at settlem~nt, wllicr
,
actually caused PlalnUO'sal'eged damages, not the actions of the Defe"dant.
1l3. Accordingly, PlalnUfI' has failed to state In her Compl/llnt a claim
, ,
UpOI) which relief cB,n be lP'anted.
WHEREFORE, Defendants respectfully requests that this HQnQrable CQurt
"
sustain thclr demurrer and enter 1,\0, Order dismissing Count VIII Qf Plaintiffs
Complaint, With prejudice, for failure to Iltate a claim upon whIch relief can be
granted.
, PRELIMINARY OBJECTIONS IN THE NATURE OF
A DE~URRER FOR LEGAL INSUFFICIENCY OF,A
PLE.-\DING PUIWVAlW TO Pa.R.O.p. ~O,
, 1028(a)(4)
,
OOU~ IX . BU13INE13S OOEltQJON AND DttBJiJeft
64. In her Complaint, Plaintiff lobel Oount IX liS "Buslnellll Coercion and
Duross." 6Jl.Q Count IX of PlalntUl's Complaint attached hereto liS Exhibit "A"
. 15.
"
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6G. "Bu~lne~1I Coercion and Durells" Is not a recolJlllzed cau~e of ac:Uon
under Pennllylvanlalaw, nor does Plaintiff plead sufficient fBcts to wllrrant the
recolPlitlon of lIuch a cau~e of action.
66. Un de\' Pennsylvl1nialaw, "[tJhe mBterlal facts on wllich a cause of
actlO/1 or defense i~ based shall be stated in concise and summary form!' Pa.
, , ,
R.C,P. No. lQ19(a).
67. Oount IX of Plaintlll's Complaint does not contain the factual
specificity required under ,Pennsylvania law ill that it does not apprise tJ}C
Defendant of the claims against them.
68. Defendants are th~refore unable to prepare a d~fense to the
allegations and are prejudiced thel'eby.
69. Plaintiff refused to enter into the financing arrangement with
Defend"nt. I'he therefore c~mnot,establlsh that she was pressured into executing
, ,
an agreement which resulted in economic harm.
, ,
WHEREFORE, Defendantll respectfully requests that this Honorable Court,
. enter an Order striking County IX of Plaintlll's Complaint for insufficient
specificity, or, in the alternative, that Plaintiff be directed to file a more specUlc
pleading.
"
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MOTJOli..'J'Q DJij~J"S J"QIJ fMJJ~
' mATJ'A()JJ NJi)Qlliel$~Y J)Q()JJMJiJ
"
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'7Q. Plalntlll's CQmplull}t III replete wit}) refl)rencell to dQcumentatloij
w})lch s})eclahns are wrltl/1/ls upol} which her CUUlJe of action Is 'base.d. !'Tone of
, ,
thlll documentation Is attached to Plaintiffs Complaint w})ICh therefore Is defectIve
,
,I
I '
as a mptter Qf law and should be dlsmlllsed or In the alternative amended to
Include lIuch documentothm.
WHEREFOR).';, for t})e rellllonllabove IJtated Defendant proys thot, this
?ourt wilJ dlllmlsll P'olntlffscBae with prejudice.
,
Respectfully submitted,
, METTE, EVANS, &.. WOODS~DE
~, \'.~,." ". ~'Y-~) , ,,'
\"-- ." ~ \ . ,~-~~ ,
ijy; , _ ~-- , \~_. t --..::p -
OA YID A, FITZSI~ONS, )!JSQUIRE
Supreme'CQurt I.P. ~41122 I'
, I,
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3401 North Front Strel)t
P.O. Box 5950 ,
,"Brr~sburg, PA 17110-0950
(717) 232.5000
Attorneya fQr Defendant
Comml)rce Bank
,,'
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DATED~ '11/:~l/q7
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CBR'l'lFIOA!l'B OF SBRVlCB
I
I bereby certify that I llm tbia day a.rvin, a copy Qt the toreaoimr doqument
, ' , f .
upon the perecm(lI) and in the m/lMer indicated ~'Jow, which ,a.mc. aaUafl.a the'
requ!femlln" Clf the PlInnaylvania Rule. Qf Ohil Procedp.re, ~y 4epoaitln, a cqpy Qf
~ame m the tlnitecl State. Mail, Harri'~lU'i,Penna)'Jvania, ~.t OJ a.,. Mail,
POltes, prepaid, a. follow.:
DClUilal B. Marcellel, !laquire
TBOJWAS. THOMAS .. HAFER
, 301l Nortb Frclnt Street
P.O. Box 999 '
Hanilburr, PA 171Q8
"
JllIlpectfulJ)' lubmitted,
ME'rI'E, EVAfll'S" WOlln~mE
\:,
'. \"~~'~~~~,', .'..., '
\ " . ~~-_._). "'---
By: .~~--' _' ' . i" ..., .........." ~ -. . -'" '. --.,
QA A.F~S~ONS,!lSQutRE
Supl'IllJle Court J.D. .41722' ,
, ,
",
3401 North Front Street
P.O. BOI159150
Harrisburg, PA 17110-09110
(717) 232-11000
,I
Attorne)'s for Defendant
Oommerce Bank
DATED~ "In 19')"
. 1
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uprmG1lNNlm% llANI< HM1)lUmUliIl, Nt,
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SUS~N ~DW~~DS
Plell)I'"
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COMM~~o~ ~M~K,
HA~RtS.U"O~ ~.~.
P'f.ndente
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,t~ rHEOOURT Of COMMO~ PL~AS
fqR Ct,lM~.ERL~~.DCOU~TV 1
~O. '1 '/- :U 7 '1 (it'u:..l '"(:t,......
CIVI.L ~OTION -LAW
.,IURY TRIA~ D.EMAND~D
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, NQTICE
, ,YOU HAVE a,:EN SUED IN COU~T. It you wIsh to dl1fl1nd sgalnsl thl1 olalms
set fo,th In the tollowlng pagl1s, you must la~e action w)Ihll) twenty (2C)I days after
thIs. camp. la)nl and Noulce arl1 servad, by l1/'1tl1')l)g a wrltte, n ,apPQaran.ce pl1rsonally. or
bY. attorney and tmng n wrIting wIth tne Court your dl1tel)~es or objections to the
clslms settorth against 'loll. You are Warned that It 'lOll tall to do sO the case may
I prOQlle~ without yol)' and a JUdO. m. I1n. t~ay be elJt.ilred egQll)st you by thll Court WJthollt
tUrthllr notice tqr any mOl)l1V clalme In the Comp)alnt or tor any othllr clQlm or rsllef
rscjuelited by the PIII/ntltt. You may OSIl money or property or other rights Impqrtal)t
to yqu. , '
,
.you SHOULD TAKE THIS PAPER TO VOUR LAWVl!R AT ONCE. tFYOU DO
NOT HAVE A LAWVER OR CANNOT AFFORD ONE 00 TO OR TELEPHONE THE
OFFIC~ SET FORTH. BELOW TO FI~D OUT WHERE YOU CA~ O~T L~OA"I HELp. ' '
LewYllr ReferrelSe,vlclI
Court Adml"letretor
Cumberll!l1d Oounty Courthous.
Oe,lIel., PA H013
(71 n 240-6200 I'
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Il~BAN ~PI'/"RPIl,
Plaintiff
I I~ '1'1113 COURT Oli' COHHON J.lJi/!AB Oli'
I CUM8BRLANP COUNTY, P~NNIl~JiV"NIA
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I NO. 97-3377 C~VIJi '1'~JlH
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V.
COHHERC~ 8AN~, IIARRIIlBURG,
N.A.,
Defendant
I., RII OI,IHDINI'l" 8 ,,,IJ/INIIIARY OB,J,Q'J'JO,
II ql ..Qlr...~lI or ~ D.IiURRI~
~IPORI HOPPIR, '.J.. QLIR. GUIpO, J,/,
ORDIR or COURT '
ANp ~OW, thie 1~, day of NOVEMBER, 1~98, Defendant'.
P~eliminary Objeotion in the nature of a demurre~ ie IlUIlTAIN~P
" ,
and this aotion ie DISMISSEP with prejudioe. ~
8y th6~/':
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Douglae 8. Maroello, Ilsquire 1//1418.
For tile Plaintiff ('...o1....utQ, ,"';\(Wt,l
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David A. Fit~eimone, /3equire
For t~e Defendant
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OpINIOlj AN~ O/lDI3R OF CQI,lR~
On ~une 24, 1997, tbe Plai~tiff filed a nine (9) count, one
bundred twepty tbree (123) ~ara9ra~b complaint to Oommence tbis
action a9ainst Defendant. Defendant filed preliminary
Objectiqns, Over, tbe course of the next nine montbs two amended
cqmplaints were filed Py Plaintiff along withcorrespondin9
preli~inary Objections by Defendant. CU~rently pefore us is
Defendant's Preli~inary Objection in the Nature of a Demurrer to
Plaintiff's second amended complaint. The issues ha~e been,
briefed and ar9ued by the parties. This matter is nOW ready for
dlllpositlon.
"
SIJ/lAN 2DW~RDS,
Phintiff
v.
I nl TIlIl OOIJRT OF COMHQN PJ.BAS OF,
I ClJHQ~R~AND CQIJNTY, PBNNSY~VANIA
,
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I NO. 97-a371 CIVn TBRM
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COMHERCB QANK, IlARRISQURG,
, N.A.,
DlIfendant
IN RBI pBFB~PA~T'S P~I3LIMI~ARY OB~I3CTION
, J~ Tijl3 ~~~UR~ O~ ~ DI3~VR8I3R
lJEFORE HOFF~Jt, P.J.r QLBR. GI1IDOr J.J~
FINDINGS OF FACT '
~he ,Second Amerd~d complaint avers ,the followin9 relevant
,factSI
"
1) On August 1, 1996, Plaintiff applied for a mort9age with
Pefendant to finance the purchase of a residence. She was orally
adviled that the interest rate would be 8.25',. (para. 6, 9.)
i'l
NO. !n~337.7 CJVII. 'l'Bll/ol ' :1
2) On AUl,Just 12,1996, Plaintiff reoeived A Good Faith 11Iitilllate
And 'l'ruth in Jiel1dinl,J Pbolosure statement refleotinl,J the e. 26'
rate. (~ara. 13~14.~
3) On August 22, 1996, the Plail1tiff was orally advised that
the lOAn was approved at 8.25'. (para. 16.)
4) 'l'he olosi~g wal ~oheduled for August 29, 1996. (pAra. 17.)
,5) On August 23, 1996, Plaintiff WAS advis~d ~y Pefendant that
she would ~e requ~red to llIAil1tain all of her AOOountl with
pefepdalJ,t in o~der to 9~tAin the 8.25' rate. 'Otherwise, the rAte
would have to ~e 9.25%. (para. 19~20.) ,
6) On AUl,Just 28, 1~96, Plaintiff wae orally Advised that the,
rAte would ~e 9.25' beoause she had not agreed to keep h~r
,
aqoounts ~ith pefendant. (para. 27~29.)
7) Pefendant pr.epa~e4 a oommitment letter with the proposed
9.25' rate on August 2B, 1996. Plaintiff never SAW this
commitlllent letter. (para. 30.)
,I
8) On August 28, 1996, Plaintiff had someone oontaot
Defendant's ohairman on her behalf. After several phQne oalls,
Plainti~f :was advised that the rate would be B.25' and that she
would not be required to transfer her aocounts. (para. 31-34.)
I , . ,
9) On August 29, 1996, ~laintiff was advised by the unnamed
per.on who had oontaoted Defendant's ohairman on her behalf that
the bank had agreed to the 8.25' rate beoause its chairman did a
, greAt deal of busine88 with plaintiff's employer. (paral 35.)
10) Plaintiff was troubled by the notion that the 8.25' rate wae
2
I'
NO. 97~3317 CIVI~T~RH
bein9 offe~ed becauee he~ e~ploye~ did b~ei~eee with,Pe~epdant'e
chai,,-man rathe~ than be':'lIuee it had been a9reed upon. (pa~a.
36. )
11) flaintiff p~oceeded with the cloein9 p~oceee to dete~mine
the t~ue ~eaeon ehe wae bein9 offe~ed the loan at the 8.25\ ~ate.
(parll. 37.)
12) flaintiff refueed to cloee on the loan uritil ehe wae given
the true reuon. (para. 38.,)
13) Pefendant ,,-efueed to give flllintiff the rea eon behind ite
decieiqn to offe~ the 8.25' rate. It aleo failed to giVe her
adequate information Ae to how it determined intereet ~atee in
generAl. (pa~A. 39-47.)
14) flaintiff elected to adjoll~n the cloein9 becauee of the
,
inability to reeolve the aforementioned iesues, (parA. 49.)
,
15) As the closin9 "WAS being adjou~n~d" Pefendant provided
Plaintiff with a commitment letter fo~ a mQrtgage at the rate of
~.25" (para. 50.)
'16) Since Plaintiff perceived that the loan wae bein9 p~ovided
at the 8.25' rate as a result of who he~ employe~ wae and not
pecAuse itwu ori9inaUy agreed upon, flaintiff "was unable to
accept the loan." (para. 51.)
17) S!nce Plaintiff "wae unable to accept the loan," 'she could
not pu~chaee the home and was, therefore, forced to live with
I
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DIl}GJ1~I;lJOtj
At th~ o~t~~t, w~ note that th~ atandard to b~ appli~d to
preliminary objeotions in the nature 'of a demurrer was .uooinotly I
I
st~te,d by o~r Supr~me Court in ,l\llegb,py. Cqunty y. Com., 5Q7 fa.
3~0, 490 A.2p'402 (19B5l as follows I
A demurrer oan only be sustained where the oomplaint is
olearly insuUioient to establish the pleader's right
to relief. FOr the purpose of testing the ,legal
uuffioienoy of the ohallenged pleading a PrQliminary
objeotion in the natur~ of a demurrer admits as tru~
all well-pleaded, material, ~elevant faots, apd,every
inference fairly deduoiple from those faots. 'TIlII '
pleader's oonolusions or averments of law are not
oonsiderlld to be admitted as true by a de~urrer.
,
I .
~Q. 97-3377 CIVI~ T"RM
friends. (para. 56.)'
Sinoe the sustaining of a demurrer reDults in a denial
of the pleader's olaim or a dismissal Of /lis suit, a
preliminary objllotion in the nature of a demUrrer
sbould be sustained only in oases that olearly and
witbqut a doubt fail to state a claim for whioh relief
may be granted. If the faots as pleaded state a olaim
for whioh relief may be granted under any theory of law
tllen there ie suffioient doubt to require the
preliminary objeotion in thll nature of a demurrer to hll
,I rejeoted. (oitations omittlld). 507 Pat 360, 372.,
We will attempt to summarize the eesllntial faots of this
oue in the lil,Jht mOtit favorable to the Plaintiff.. IIhe and
Pefendant made a deal. Pefendant tried to altllr thll terms of thll
deal. Plaintiff objeoted. Defendant agreed to go along with the
"Plaintiff alloges that the seller of the home wanted tq
oharge an outrageous amount of rent to allow her to live in the ,
home. She further allllges that this was an attempt to ooeroe her
to aoollpt the terms of the bank. However, there is no allegation
that the seller was in any way oonneoted with the Defendant or
working on its behalf. The reasonable inferenoe i. that he
wanted,m,rely,to sell hi" home then and there, not to rent it.
4
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~Q. 97-3377 p~VIL T2RM
,
original deal. for per own ~erQonal re~QOne, Plaintiff could no
,
longer go along witp tpa original'deal. Ae a reeult of ~er
iJ)llpility to acce~t tpe original deal, PlailltUf eUfl~ained
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" "aaed u~on tPfl foregoing factual flce~arlo, we oannot imagine
Ilny'c~ufle of. ~ction t~at aould pe maintained. ~o matter ~ow you
aut it, the Defendant fltood ready, willing ~nd aple to loal) t~~
,
~oney to Plaintiff at the agreed u~on rate And at t~e agreed u~on
"time. Any dam~gefl flhe flufltained were t~e reflult of per choiae
not to aacept the money for ~erflonal reasons. W~ile her'
flensipilitiefl'may pave peen 'offended py tpe realitiefl, of the
pusineafl w,orld, tp~t doee not give rise to a aause of ~ation',
for the r~aeonfl set fort~ apove, we mUflt grant Defendant'fI
Preliminary Opjeation in the nature of a demurrer and dism!fls
,this aause of action.' ,
I,
ORDER
AN~ ~OW, this ~ day of ~OVE~ER, 1998"pefendalltls
Preliminary Opjeation ill the nature of a demurrer ifl SUSTAI~ED
,
And tpis aotion is DISMISSED with ~rejudiae.
By th,e Court I
, /s/ Edward Et Guido
Edward E. Gu do, ,J.
, '
Douglas B. Maroello, Esquire
For the Plaintiff
DAVid A. Fitzflimons, Esquire
'For the Defendant
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AVI~Q
, UST,EP .HA SIDE DEMANDADO/A EN CORTE. 61 ustllddllSlla dll'llndllnll~ dll JIlS '
dllmunduoque Oil prllSIl/ltan m4s udu'onte un laf$ sIgl,llsnte$ p4glnas, dll~ll tomar
00016n demtro du ,Ios pr~)(lmos vulntll (2Q) dras desPll60 de hJ notl1loao)6n dUlls~a
Dllmllndu Y AVIso' radlo.ando ptirsonslmllntll 0 pcir mlldlo dll Un upoglldo uno
oomporeoenolo eeQrlto Y rodloando, en 10 Corte por esorlto 'lIlj~ dufeneaa de,' y
ClblllooJonl1s a 'as dllmU.rldlls presentodlls Il~Ur en OO/ltrll sUY,II. Se )I1odvlurtll dllque
sl ustlld fo)la de tomar aool6/l oomose desor)l1ll a/ltllrjorml1nte/ III ooso puede prClollder
en ustlld y l,I/l fal/o por ollolqulllr sumo de dlnero reolamodalln la dllmanda ci oualqulllr
otro rllCllomaOl6. n Cl rllme. dlo SOllolt.lIdO por. III demonda/lte pUllde sll.r dlotado II". oontro
suva por )a Cortll em m4s avIso odlolonol. Ustlld pUllde pllrdllr dlnllro 0 propllldod II
otros dllreo,hos Importantfjs para usted. " ,
USiD DEBE LLEVAR" ESTE DOCUMENTO A SU ASOOADO
INMEDIAT ANENTE. SI USTED NO TIENE UN AQOOADO O.NO PUEDE MOMLE' A
UNOJ.LLA EO VAVA A LA SIGUIENTEOFIClNA PARA AVERIGUAR DONPE PUEPE
E.NCuNTRAR ASS'STENClA LEGAL. , ... .. . " ' "
l.awYllr ~llferrol SIlTv)oe
COljft Administrator
curo.berland County CoU,thOUSll
Caf slei, fA 1701 ~ '
I7l ) 240-6200 ' ,
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St1SM1 EPWARDS,
, . Plaintiff
v.
IN THE COURT OF COMMON P~EAS
CQMB/i:RlJANP COUNTY, fA ,
1'10. 'I 7 -33 '11 (l(v.;J T1,,, ~
~t1RYTRI^~ DEMAnDED
COMM/i:RCE JlANI<,
HMRISBt1RG, N.A.,
, DefendantQ
CQMPI,AINr
,
the
Board of D.ir~ctorQ of Commerce Bank.
i,
5. , Ms. Edwards was r,eferred by Commerce Bank by Greg Haines,
a realtor representing the owners of the Waterford property.
6. On August 1, 1996, Ms. Edwards met with Getty Wilson of ,
Commerce Bank to apply for a mortgage.
,. '
7. Ms. Edwards expla~ned to Ms. Wilson that the mortgage
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would h~ve to be maintained in-house by Commerce and that it could,
not be sold in a secondary market because :Waterford does not have
FN-MAE approval.
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Il. MI'I. WilfJon acknowled~ed' that ,.,r:. ijainel'l nad l'I~i infor:lJIe~,
her: in an earlier: converl'lation.
9. .aaQed on the need to maintai~ the mort~age in-houl'le, MI'I.
WilfJ':m, on pehalf of Commer:oe, informed MIS. J;Jd\1fax:dl'l tpatthe
inter:ellt rate \1fould be 9,25~ 'Hith olle (3.l point.
,3.0. '/.'hi/'l ute wall hi~her: peoaulle it \'fall pein~ maintained in-,
. "
houlle.
U; MfJ. SdwardfJ llup~litted ar application for: the mor.tgage a1:)od
, .
fJubllequently pr:ovided the mater:ialll requellted of ~er Py Commerce.
, ,
:j.2. MfJ.' Sdwar:dfJ! a/ilplioation wafJ for: a loar \1fitll an. interefJt
rate o~ 9. 25lr ar)d fJtatel'l that the loan would pe II I~H{Ot1SJ;J" .
3.3. On Augul'lt 3.2r 1996, ,.,e. Sdwar:dll r:ecei~ed a Good ~aitll
, ,
,
/i1~timate and a Tr:utll in ~ending Pillcloeur:e statement py mail from
'co,mmerce, COpie/l ot which ar:e attached hE!r:et:o and madE! a papt
hereot a/iJ Sxhipit "A".
3.4. The, Qood ~aith Setimate and the Tr:uth in' ~~nding
Pi/'Iclollure Statement both refleoted aninter:eet r:ate ot a .'26lr.
,
, ,
'.
3.6. Me.' Edwarde /ligned pot;h document~
,
'I Cqmmer:ce ae /iJhe had peen inlltr:Ucted.
16. O,nAuguet 22, 1996 Mil. Edwardll \1fae infor:mel! by Me. Wilflon
, " on b.ehalt ot Commerce that her: loan had been appr:oved at a. 2!llr.
:).7. ClofJing wafJF.lcheduled for: Thur:/3day,' Au~ullt 29, 1996 at
and r:eturned them to
, ,
4100 p.m.
18.. BafJed upon intor:mation and belief,' Jamee GibeoJl,
Preddent of
commero.l! /
recommended appr:oval
of Mil.
. ,
SdwardfJ'
mortgage on'August 22/ 1996 at an.intereot r:ate of a.26~.
I'
, ,
"
.,
"
~9. On Auguat 23, 199G, MQ. Wilaon agai~ oalled MQ. ~dwa~dQ
and indiQated Ithat Ml:. Clipaon waQ l:equil:ing Ma. ~dwal:d", to tltana~el:
he~ pank aooountQ to Commel:oe Bank if Qhe wanted a loan at the
, ,
"
intel:e/ilt l:ate of ij,25%.
20. MQ. WilQon l:elated in that phone COnvel:Qati.on that Ml:.
, ,
Gi~aon would impOije an intel:ut' l:ate of 9, 2/Hr i~ Me., /ildwal:de
l:efu~ed to t~anefel: all of hel: funde to C.ommel:oe Ban~.
2~. ~aQed upon infol:m~tion and belief, thiQ was not a usual
panking pl:actice .of C.ommel:ce Bank.
"
,'I'
22. MS. Edwal:ds, in the same ph.one convel:Qation, ~eaponded
that ,she waQ willing' to establish a checking acoount at ComJllel:ce
Bank so that her monthly mortgage payments could pe automatically
deduoted Py Commerce Bank,
23. Ms. Wilson responded that she would so inform Mr. Gibson
and see if establishing such a checking account would satisfy his
requir~ment.
24 'I Ms. WilQon again called MS. Edwards on August 23, 199'G'
a~d said that Mr. GibSOn continued to demand that she transfer all
.of her m.oney to ComJllerce in order to, rllceive the e. 25% interest
,
rate.
, ,
25. Commerce Bank then forwarded bank cards to Ms. Edwards
for her to transfer all of her aocounts t.o that bank.
26. On' Auguet 27, 1996, two days before the scheduled
settlement, MS. Edwards contacted Ms. Wilson as'to the statua of
the l'oan.
3
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27. 1>1~. Wil.~on re~PQpded t,hat t,he rate wa,ll now 9. 26tand that
1>Ir. G~~~on had not chan~ed ~ill mind.
21l, On Au~.u"'t 21l, 1996, a day PX'iol:' to' the llQl1eduled
llettlement, a reprellentative ot 1>1,11. mdwardll contacted both qamell'
, ,
Gipeon and Gary ~alpanf1ian/ Cl'lairman ot the /'loud .of Commer'ce. '
~9. MIL md...,aX'de' repre~entative ...,as told by potl; that the.
intereet rate ...,ould I:'emain 9.26%.
39.. ,a"",ed upon i,ntormatiol} and belief, Commeroeaank pX'e~areljl
a oClmlllitmep.t letteX' to sel'1d to M/iI. F1dwarde e/iltablbpin~ the
., intereet X'ate at the, amount of. 9.26% beoal\se ~he had 'not
capitulated to the bank's demand that ehe transter her aooount~ to.
Commeroe Bank.
.,
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31. At approximately '6100 p.m. on August 21l, :).996, the day
, ,
pefore the /ilcheduled closing, Ms. Edwards and. another individual
\
'BPoke to Mr. ijalbandian and again explained the situation.
32. Mr. ijalpandian stated that he wanted to hear Commeroe
'aank'B eide of'~he /iltory.
33. The individual wl}o participat:ed in that phone oall wi,th
M~. mdwarde llu~sequently oalled Mr. ijalbandian to oomment on his
demeanoX' during the oall.
34. After that individual's call, he told M/iI. EdYlards that
,she would receive the mortgage at the rate of 8.26%.'
,
~6. On August 29, 1996, the day of the echeduled closing, 'MS.
, "
mdwards was ,informed by tile individual that Mr; ~albandian agreed
\ ,
to the lower interest rate because she worked for Pinnacle Health
4
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.
,
,
System and Nalbandian/s company, Commercial Industrial Realty did
a Qreat deal of woJk for Pinnacle. '
36. 'Ms. ~dwards was troubled by the notion tpat the interest
,
rate of 8.28\ was being afforded her, not because it ~ad peen
quoted and agreed upon by Commerce, but beca~se she ~as an employee
of an institution with whom the President of the Board'~ compapy
I
did substantial business.
37. Ms. ~dwards proceeded with the closing process' to
determine whether the true reason that sqe was being afforded the
interest rate of 8.25\ was her position with Pinnacle ~ealth Care
Systema.
38. Me. ~dWards refused to close on tpe loan until flhe
I, I
determined the true ,reason she was now being given the inter~st,
rate of e. 25ft.
3~. She requested to speak to the appropriate Commerce Bank,
,
,of.ficial to get the answer to her inquiry.
40. Based on information and belief, Mr. ~alnandian, who was
present at the bank, refused to speak to Ms. ~dwards.
41. Oavid Msden, Vice President of Credit Admin.j.stration,
spoke to Ms. ~dwards and stated'that in-house mortgages were priced
, '
on an individual basis by Mr. Gibson who set the parameters on a
'case-by-case basis with his own policies.
42. Mr. Amsden stated that Mr. Gibson had set Ms. ~dwards
rate 'at ~.25ft.
5
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t.I'
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il
43, Mr. Amlilden /lt~ted that Mr. Nalbandian oad given MX',
,Oil:l/l90 the opt/ion to X'eadj ullt and rellet MIil I Iild...,aX'dlil' nte fX'om
8.25' 1l0e ...,a/l quoted apd which Mr. Oib/lon had approved.
44, ~Iil. IildwaX'dlil X'equelilted Mr, Am$den providehep...,it~ toe
" . .
'policy all to Mr. aiblilon'll authoX'ity, toe policy on pX'icipg, and
CqmmeX'celll moX'tgage ",opedule.
I
45. Mr, Am/lden ",aid that the",e polioiell weX'e not in ...,X'itin9.
,46. . ,.,r, Amlldenl", "'tatemellt that tl)elle poUoiell we~'e pot in
,
wX'itillg ...,a", not tX'ue alil 'CommeX'oe13an)< had wX'itten polioielil fo);'
e/ltablililhing inteX'ellt ratea for in-houae mortgage",.
'47. Mr. Am/lden Iilaid that he mUllt then oontaot Commerce I II , ,
attoiney.
,48.ay 6130 on AugU/lt 29, 199.6, t...,o (2) /lours after the
oommenoement of the ololling, Ms. Iildwar.ds Iltill h,ad not been
pX'ovided with an acc;uX'ate cost sheet oX' a commitment letter.
49, The ololling walil adjourned beoause of the inability to
resolve the issuell as to the pX'icing of the mortga~e and the amount
of ololling oOllts,
50. All the meeting was being adjouX'ned, Mr. Amlilden provided
, 'I
, ,
Ms. Edwards for the first time with a commitment letter for a
mortgage at the rate of 8.26%.
Sl.
,
aecaUse Commeroe Bank agreed to 'provide a lqan at 8.26%
, ' '
position with Pinnacle Health Care sy~tems,
b~cause of M~, EdwaX'ds'
, Ms. Edwardfil was unable
to accept the loan.
6
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62. Alii 11 l:'elilult of bein9 unable to accept I:ne loa", Mil.
Fi:dwal:'dll nail /iluftered lOlllilell includin9 but .not limited to expen,llell
for itemll to Ilpeoifioally fit I:hat relilidenoe, movin9 and Iltorage
expen~e, expeneell for completion of tne unit, paymente to tne OWner
d\~rin9 tne pendency of the tnneaotion, and the loan applioation
fee.
53. Me. Fi:dw~rde l:'equeeted tl)e ownel:' l:'enl: ner the unil: pendin!1
, I, I,
I:he l:'eeolution of the loan diepute,
64. ~he owne~ ~tated that he would require $2,500 pel:' montn
rent on I:he unit and that it was in her best intereel: to procee~
with settlement.
55. Based on information and belief, this wae an effort by
the owner to coerce Ms. Edwards to accept the terms of,' the Bank.
56. Ms. Edwards was left without a residence and forced to
,
live with fl:'iende becauee ~f the actions of Commel:'ce Bank.
I
COUNT I . 'BRllCR or CONTRACT
57.. ~he avermente of paragraphs 1 throu!1h 56 al:'e incorporated
,
herein and made a part hereof as if set forth in full.
,58. Commerce Bank, by its agent and, employee, Ms. Wilson
,
orally a!1reed that Ms. Edwards would receive a mort9a!1e w~th an
8.25' interest rate.
59. Commerce Bank, ~y its agent and employee, Mr. Gibson
approved in writing the mortgage at the rate of 8.25' interest.
60. Neither Ms. Wilson'S oral ~greement nor 'Mr. Gibson'S
written approval required Ms. Edwards to transfer' all of her
, aocounts to Commeroe Bank.
7
, "
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,
, I
.
6~. Comme~ae aank lmllilohe'd itll o~al and 'written oont;~a"tll
wit.:h Mil. /ildwardi!l py failing or refu/!ing to provide a mortgage with
anl3/2!Hr intere/ilt rate and/ot' Py requirin'i1 her to t~an/ilfe~ her "
,
aooount/il to Commeroe Bank after /ilhe nad already peen apP~oVed for
the loallat 6;26'.
62. All a direot, and proximate x'e/ilult of Commet'oe ~ank' /II
preaoh of he oOllt~aot and agreement to proyide Mil., /ildward/il a
mortga'i1e with an 6. 2!i' int.:ere/ilt rate.. Mil. n:,dward$ hall peen lie, ~rely
dama'i1ed, the full extent of whioh haa yet to p~ dete~mined.
I . , ,
,
WHSRJilI10RJil/ ~ldntiff requelilte, thie Hono~able Court ent;er
, I
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I
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I
,
, jud'i1ment fo~ damagelil on behal~ of Me. Edwarde with oOlite, attorney
" I
fee/il / and interellt againllt Commerce Bank. ,
, ,
I.. . .
aotrn'l' x:r r' tffl'~IR TRAIlIl Jil~aTIaIS Am> COlf~tlNlR PROTIOTION ~CT
,
63. The averment/! of paragraphe 1 through 62 a,re ipoo~porated
hetein a,nd ma~e a part, het'eof ae Heet forth in full.
64. Commet'oe aank'l by ite offioere/ agent/il/ and employeell
engaged' in fraudu,lent c.onduot ,which created a likelihood of
" ,
, oonfullion or misunde):'ataoding by Me. Edwards as set forth above;
inoludi~19 but not limited to the following I
,(a) ,Agreeing to a mortgage' wit\1 an interellt rate
of 6.25'1'
(b)
I Sending Ms. Jildwa'rde a Truth- In-r..ending
statement and Good Faith Estimate pased on a
mort'i1age with' an interest rate of 6.25'
without any oondition for the transfer of all
aooounts t9 Commerce aankl ,
"
(c)
'I
Approving the mortgage for Ms. Iildwards with ~n
interest ):'ate of 6.~5' without any condition
for the tran/ilfet' of all acoounts to commerce
Bank,
6
, (1<:)
" '
"
(d)
SUPfleqUentlr demanc;ling tnat MfI. /ildwa):'dll
t~anflt~r al ner aOOountfl to Commeroe ~ank or
pe foroed to pay an interellt rate of 9.25'1
/3reaoning of tne terma of ite agreement to
provic;le 'MfI. lildWardll with a m9rtgage witt}
interellt at a rate of e.2a'l '
,
Seeking to Ooel:'oe M.II. lildwardfl into
traneterring all of her aooounte to CommerOe
llank, , ,
f\ttempting to Ooel:'oe M,e. Sdwarelll to aOr;lept 'a
higner intereflt rate than that to whioh
Commeroe aan)\: had promi/led and whioh it had
already approved 1
Attempting to impose a higher rate of interellt
tha,\ wa$ appropriate pureuant' to Commeroe
Bank'e own internal prooedurelll
,Xnforming Mil. lilQ.wardll tnat Commeroe aank did
not have a written polioy afl to tne intereet
ratee of in-houee mortgagee when, in' faot, ,
Commeroe aank nad a written polioy for euon
in~erefltl
Attempting to unfairly Uee itfj euperior
I poei t.ion to ooerce Me. Sd~al:'de,
Setabliehing a~ intel:'eet t'ate fol:' Mflr J!)dwal:'ds',
mort;gage at the rate of ~. 25' without having
given ner a ,Truth-in-Lending statement or a
Good Faith liletimate' for a loari with that
int'reet rate. '
ii
(e)
(f)
, ,
(!f)
,'I
(/1)
(i)
(j)
,65. ' Tne aforeeaid aots and omilleions of Commeroe aank, its
,
,;I offioers, , "unfair methodfl
age~tfl, ane! emploYlles were o~
,oompetition" and/or "untair or q.eo.aptive aots or praotioee." as
defined by 73 ~..8 . Seotion 201-2 (4) (xvii) .
66. The aforesaid aots and omiseions of Commeroe I:\ank, itq "
offioerfl, agents, anel employees were violative of the Unfair Trade
,Pl:'aotices and Consumer proteotionAct,73 P.S. 2Q1-1 et. fleq'l 2Q1~
3.
"
9
,',
fl7. ft,s a diJ:'eqt and lJJ:'oximate :pe/ilult' of CommeJ:'OEl Sank' iii
violation of the t1nfa'ir 'rrade ~raotioes and consumer protlection
,. ,
,I ,
J,.aw, Plaintiff wa,s severely dama~ed, the extent of whiqh ilil not yet
deteJ:'mined.
fie. ''rhe aots and omislilions of Commeroe sank, its offic~rs,
, ' I' ,
a~entlil, employees, and J:'epresentativelil Wer~ malioious, outr~geous,
willful, ~roslilly ne~ligent and/or wanton.
fl9. Plaintiff is entitlbd to,treble damages pursuant to 73
Jil.S, 2Ql-9.2.
"
',)
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~1IJ!lRlilJi'OR.E, 'I Plaintiff requests this Honorable Court llnt~r'
,
jud~ment in favor of Ms. Edwardlil, damages, 'with oosts, attorney
fees, intsrest, punit~ve damages and treble damagelil assessed
I
a~ainst Commeroe Sank.
CO~ ttt - GOOP rAtT~ AND FAIR PIALt~G
, I
70. The averments 0; paragraphs 1th~ou~h ~9 are inoorporated
qerein and made a part hereof alii if set forth in full.
71. Commeroe ,~fnk owedMs, Edwards a ,duty of ~ood faith and
fair dealing in its dllalings with her:
72. The, Commeroial Code at 13 Pa. C.S,A. 1203 impoliles Iln
obli~atiqn of gQod faith in the performanoe or enforoement of every
opntraot or duty within that title.
73, The Restatement (Seoond) of Contraots Seotion 205,
provides that every oontraot impol/as upon eaoh party a duty of good
, . ,
faith and fair dealing in its performa~oe and its enforoement.
74. The "dootrine of neoessary implication" impolled, a duty of
,
good faith and required Commerce Bank to do and perform tholile
, 1Q
, ,
I,
IfPing/3 tl)6t aCQo!:'ding to na/3on and jU/3tioe they ~hould do ,in ol:'der
to ca!:'!:'y out; tpe pur~o~e fa!:' which tpe oontraot wa~ ~ade a~d to
!:'ef!:'ain from doing anything that would de/3tpoy 01:' inju!:'e the othe!:'
party'e right to !:'eoeive the fruit/3 of the oontraot.
75. Gom~eroe l3anl< materially p!:'eached ite dl,lty of aoo~ fdth
,
and hir dealing towa!:'d M~. Illdwa!:'d/3 a'l follow/3 I
(a) Agreeing to a mortgage with an intere/3t !:'a~e
I of 6,2~t,
(p)
(0)
(d)
(e)
(f)
(g) ,
(h)
(i)
, I
! ,
I
I
Sending M/3. ,lildwaJ:'d~ a Truth- In-r,endil1g
/3tatement and Good ~aith Illetimate paeed on a
mo!:'tgage with an inte!:'eet rate of 6.25%
without any condition for the tranefe!:' o~ all
accounte to Comme!:'oe aanl<,
Approving the mo!:'tgage for Me. Iildwa!:'de with an
intereet rate of 6.25% without any condition
fol:' the tranefe!:' of all accounte to Commerce
, l3anlq
SUPeequently demanding that; Me. lildwa!:'de
t!:'anefer all of he!:' acoount/3 to Commerce ~anl<
or pe fo!:'ced to pay,an inte!:'eet rate qf 9.2q%,
areacijing of the! termll of its ag!:'eement to
p!:'ovide Me. Illdwarde with a mO/:'tgage with
inte!:'eet at a rate of e. 25%, ' ,
seel<ing to have Me. Iildwa!:'d/3 tran/3fer all of
her aocount/3 to Comme!:'ae aanl<, '
Attempting to coerce Me. Illdwarde to acoept a
~igher intereet !:'ate than that to Which
Gomme!:'ce l3ank had promielld and which it ijad
al!:'eadyapp!:'oved,' ,
AttemPting to impoee a higher rate of interest
than wae apprci~!:'iate 'pursuant to Commeroe
Bank//3 own internal procedura/3' ,
Informing M/3. Edwa!:'ds ,that Commeroe l3ank did
not have a written policy as to the interest
rate/3 of in-house mortgages wnen, in faat,
Commerce Bank had a written polioy f,or suoh
interest,
11
,
, ,
(j)
Attempting to unfaiply use its superior
pOeition to ooeroe Ms. Sdwarde/
(j( )
2stablishing an interest rate for Ms. Sdwards
mortgage at the rat~ of,9.26t without having
given he~' a Tl:uth-in.Lending statement or a
Good Faith Sstimate for a loan with that
interest l:'ate.
76. As a direot and proximate result of Coml)1eroe aanj(' e
/;n:'eaohes of the oovenants of good faith and fail:' dealing, MS.
,
2dwards was severely damaged, the, extent of whio~ is, not yet
ii
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I
determined.
1
,
77. The aote and omissions of Commeroe aank, its offioers,'
agen~s, employees, and l:'epresentatives Y1ere malioious, outl:'ageous,
I
willful, grossly negligent ,1lnd/or wanton.
,
" WHSREFORE, Plaintiff requests this Honol:'able Court entel:'
judgment fOl:'damages with oosts" attol:'ney fees, interest and
,
punitive damages asseseedagainet Commeroe eank.
,
OOUNT xv - NBGLXGINOB
,/
78. The averments of paragraphs 1 through 77 are inool:'pol:'ated
herein and made a part hereof as if set forth in full.
79. Commeroe Banj( had a duty to exeroise l:'eaQonable oare
towardd Ms. Edwards.
80. Commel:'oe Bank breaohed its duty to exeroise l:'easonable
oal:'e to Me. Sdwards.
81. Commeroe Bank was negligent, inoluding but not limited to
the following I
(a) Agl:'Seing toa mOl:'tgage with an interest; rate
of 8.25t,
12
Sfill1din!:1 Mf.J. lil~wardf.J a Truth'ln-I1endin!:1
f.Jtatem<<mt and Good Faith Jilf.Jtimatel:1all,ed on a
mortQa!:1e with an il1tere~t rate of B.2~~
I wit/1out allY condition for the tran~fer of all
acoountll to Commerce ~an~,
Approvin!:1 the mort!:1age for Mil. Jildwardllwith an
interest rate ofIB.2~% without any condition
for, the transfer of all accounts to Commerce
aank,
Sul:1f,Jequently dema/ldin!:1 that Ms. Jildwardll
ttanf,jfer all her account to Commerce aal1k or
l:1e forced 'to, pay an interellt rate of 9.2~",
Breaching of the terms of its agreement to
proVide Ms. Jildwards with a mort!:1a!:1e with
interef.Jt Ilt a rate of ,6.25%,
seekd.n!:1 to have Ms. ,Jildwards transfer all of
her accounts to Commerce ~ank,
Attemptin!:1 to coerce Ma. ~dwards to accept a
hi!:1her intereet rate than that to which
Commer,ce Bank, had promised and Which it had
already approved, "
Attempting to impoae a higher rate of interest
than wae appropriate 'pureuant to Commerce
Bank's own internal procedure~,
Informin!:1 M$. Jildwarde that Commerce Bank did , I
/lot have a written policy a$ to the intereat
'rate$ of in-house mortgages when, in fact,
Commerce Bank had a written policy for auch
interest,
Attempting to u/lfairly uae itp auperior
position to coerce Ma, Jildwarda,
Iilatabliahing an intereat rate for Ma. Epwarpp'
mortgage at the rate of 9. 2!l~ without having
given her a Truth- in-Lellding atatement, or . a
Qood Faith Jilatimate, for a loan with that
intereat rate.
B:L ' As a direct' and proximate result of Commerce Bank' $
, "
, i
"
(h)
(i)
"
(j)
(It)
"
(p)
,
(c)
(!=l)
(e)
(f)
(g)
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"
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,
Lf
,
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, I',
negligen~e, Plaintiff waa severely damaged, the extent of which is
not yet determined.
13
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,
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1l:J. The aotll and omilldonll of Commerce, llank, itl\! offi'cerll/
, ,
agent!!, employee!l, and repreeentative/l were malicio1,le, outragl;loull/
, \'fiUful / l1rolJllly negligent and/or wanton.
l'/ijJi)~lilJi'O~j;J, Plaintiffreq1.leete thill Honorable Court enter
j1.ldqment/ d~mag~e \'fith CO!ltll, attorl1ey feee/ intereet and' punitive
damagell ae'llelllled againet Commerce llank.
"
,
CO~ V . NJG~XG~~ ~XSR.fR.S.~ATXON
94. The avermentll of paragra/ilhe l. tl}rougn 83 are il).oorpo~ated
herein and made a part l1ereof a.1l if, Ilet forth in full"
95. Commerce llank miereprellented and/or .omitted material'
f,t;lct!l in' itll dealinge witn He. Eldwardll, including put not limit,ed
to tl}e fOl.lowingl
,
, "
(a)
~epreeenting that the rate fot' foIll. Edwarde
mortgage wae 8.25\/ "
Repreeenting to Me. Edwards that ehe wae
ap~roved for the mortgage at an intereet rate
of 9.25\,
aending foIll. Ji)dwarde a Good Ji'aith lillltimate and
Truth-in-Leqding etat:ement repreeent~ng that
the' intereet rate of her mortgage woul.d, be
1l.?5\/
(h)
(c)
,
(d)
,
aubsequently repreeenting tha,t the r,ate for
Mil. Edwarde' loan wal3 9.25\ and l3eeking to
extraot the tranefer of all of her funde \'fllen
Mr, Gibllonhad already approved her loan at
9.25% \'fithout the oondit~on of the tranefer of
the fundll/
, '
(e)
Repreeenting that Commeroe Bank did not have a
,written policy with regard to in-houee
, mortgages. '
96.
,
I
Ms. Edwards relied on the misrepresentations and/or
nondi~cloeures of facte.
14
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e7. Commeroe 1i!iilnk preaohed ita duty of oa!:'e to He '. Eldwarde in
making the mie!:'ep!:'eeentatione and/o!:' nondieoloeu!:'ee of fact.
ea. Me. Eldwarde reaeonaply relied on the mierepreeentatio~e
and/o!:' nondiecloeuree of fact.
89. Ae a, direot and proximate reeult' of Commeroe J3an)<' Jl
miJlrepr~eentationJl a~d/or nondieoloeuree, Me. Eldwarde wae eeverely.
damaged, the extent of which ie not yet de~e!:'mined.
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9Q. 'lihe mierepreeentatione an,d/or nondieclqau!:'ee of COmmerce,
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aank, i~e officere, agente, employeee, and repreeentativee were
malicioue, outrageoue, willful, g!:'o~ely negligent and/or wanton.
WHElRElFOREl, Plaintiff requeete thie Hono!:'able Court enter
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'judgment for damagee, with coete, attorney feee, intereet and
punitiv~ da~agee aeeeseed against Commerce J3ank.
CO~ VX - 'RAUPU~BNT HXSRIPRISB~A~XON
91. The averments of paragraphe 1 through 9Q are incorporated
herein and made a part hereof i;lS if eet forth in full.
92. Commerce J3ank mierepresented and/or omitted material.
facts in ite qealinge with Plaintiff including but not limited to
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(a) Repreeenting that the /;'ate for Ms. Edwards
mortgage wae 8.25',
(b)
Representing to Ms. Edwards that ehe was
approved for the mortgage at an interest rate
'If 8.26',
Sending Ms. Edwards a Good Faith Estimate and
Truth-in-Lending statement representing that
the intereet rate of h!'lr mO,rtgage would be
8.25', ,
(c)
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(d)Su!:l/aeql,le/ltly' l'eprelle/lti/lg that tile rate' tor
MIiI. li:dwapelll' loan wall fL 26~ a/ld /'Ieeking to
extraot the tranlilfer of all of oer fund/'l When
'Mr. Q:l.p/'lo/l pael already approvlId her loan at
8,26~ W:l.thout the condition of the trapafllr of
thll fulldlil I ,
(e) ~eprelilellting that;., Commerce Sank did /lot have a '
wr.l.tt;en 'policy wit!) regard. to :l./l-hol,l/3e
mortgagelil.
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93/ ~he m.l./3rllpPllsentat.l.ons andlor nond.l.sclo/3ures of commerce
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aank were aalculat;ed to deOe.l.ve, mililleadr and induoe Ms. 2dwards to
aot pr refrain fro~ acting to the d.l./3advantage of Ms. Edward/3.
9~. Ms. Edwards justit.l.ably r~lilld on the misreprelilentationl3
andlor nond.l.sclol3urelil of facts.
96. Commerce aan)t breached it/3 duty of care to Mil. Edwards by
making the ~isrepresentations andlor nondi/3clo/3ures of faat.
96. Mil. Edwards reallonably relied on the m.l.~representationll
andlor' /loodiaclolilures of fact.
97. As a direct and proximate result' of Com~erce 13ank'rj,
, , misrepresentations alldlor nondil3clol'!urel3, M,s. Edwards wal'! 13everllly
,damaged, the extent of which is ~ot yet determined.
98. The miarepresentationl3 andlor nondil3closurel3 of Commerce
):lank, its Officers, agents, employeell, and reprel3ent!\t:l,vea were
malicious, outrageous, WillfUl, grossly negligent andlor wanton.
99. WH2REFORE, l'laintiff requeats thia Honorable Courtent,er
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.judgment for damages, 'with costl3, attorney fees, intereat and
punitive damages assessed againl3t' Commerce aank.
COUNT VII - CONSTRUCTIVI rRAUD
100. The averments of pflragrapha 1 through 99 are incorporated
herein and made a part hereof as if aet forth in full.
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101. Oomme,);'olj !lank oonollaled matlldal faotfl that flhould have
bllQn diflolofled in il;lI dllalin~1I with MfI. J;:dwardll, inoludi/l!1 put not
limited 1;0 the following,
(a)
Commeroe !lank had a wdtt,en polioy for
determinin~ tbe ratell of in-houlle mo~t~a~efll
MfI. J:jdward/3 met thll j;lolioy rllquirementll for a
mortgage at 6.26',
Mil. Jl:dWlilrdll wall informed that flhe would
reoeive a mortgage at the rate of 6.26'1 '
Mr. Gibllon approved a loan for Mil. J:jdwardfl at
6.26' without any requirement that flhe
tranllfer her fundll to Commeroe Bank,
(b)
(0)
(d)
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Commerce Bank pent Ma. Jl:dwardll a Good Faith
Jl:fltimate and Truth-tn-Lending IItatementfl
repreElll~l:ing that the i,ntereElt rate of her
loan would be 6.26'1
Commeroe Bank lIubllequently reprellented to Mil. '
EdwardliJ that the rate for the loan waf! 9.26'
and 1I0ught to coeroe the traqllfer of all of.
her fundll to Commeroe Bank,
Oommeroe Bank reprellented that it did not have
a wdtten policy with regard to in-houlle
mOrtgagell.
102. Commeroe Bank/a conoealment of the material faotElwafl
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intended to deoeive and did deoeive Ms. Edwards to aot to her
(e)
(f)
(g)
detriment.
103. Ms. Jl:dwards relied on the ooncealment of faots to her
detriment. Commerce Bank,breaohed its duty of oare to Ms. Jl:dwardEl
in ~onoealing material ~acts.
104. MB. Edwardll reallonably relied, on the' available
information without the advantage of the oonoealed facts.
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105. "'Q a 4ireot and proximate relll\l~ of COJl1meX'oe Bank' II
oonoealment, MQ. ~dward/l waQ Qeverely dama~ed, the extent of wrioh'
iQ not yet determined.
106. The oonoealment by Commeroe ~ank, itQ offioerQ, a~entQ,
employeeQI and repreQentatives were mal.ioiQl,Is, outra~eou,e, wHlful
and/or, ~rollllly ne~li~ent and wanton.
~H~~EFOR~, Plaintiff requeQts this HonoX'able Court enter
judgment for dama!1es with oOllts, attorney te,es/ inter,ellt and
punitive dama!1es assessed a~ainst Commerce Bank.
COtm'l' V:U J:
J:NTJNTJ:OHAL J:NTJR'~RaHCJ WJ:TH aXJ:STJ:HG
CQNTRACTijAL RaLATJ:O~~HJ:PS
107. ThEl 'avermelltf,l of par/l!1raphll 1 throu~h 106 are
incorporated herein and made a part hereof all if Qet forth in full.
lOB, A~ the time of Commerce Bank/Q actQ and omiQ/liop/l1 Ms.
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Edwards had an ex~stin!1 contract for the purchaQe ofaX'eQidenoe.
1Q!1. CommeX'ce Bank knew of the exi/ltenoe of MQ. EdwardQ /
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oontract for the purchase ofaX'eQidenoe at the time of i~Q aotl!
and omi/lsions.
110. Commerce Bank acted with the intention of interfering
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with the exiQting contracts for the purchaQe of a reQidence.
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111. Commerce aank knew or was sUbstantially certain that MQ.
Edwards would suffer damages ao result of ito actions and seriouQly
effElct her exiating contract for the purchase ot a residence.
112. The aotions of Commerce Bank in 'interfElring with the
existing contract for the purchase of the residence was improper
and was not jU/ltified.
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113, 1\fiI a dir~ct a,nd proximate reQult ot Commerce Jjank'liI
intert~rence witn nqr exillting contract, Ms. ~dward/il wae /ileverely
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damageo, ,tpe extent ot wnioh ill not: yet c;letermined.
114. Tne acts and optilid Orlll ot Commerce Jjank, ite otUcer/il,
agento, employees; and r~pre/ilentatives were maliciou/il, outrageous,
willtul, groslilly negligent and/oj:' w~nton.
WHEREFOR~, Hs. ~dwardll requests tllis Honoraple Court enter
judgment for damages with costlil, attorney fee/ill interelilt, and
punitive damages assessed a!)'ainst Commerce Bank.
COYNT IX . BQSINBSS CO_RClON ANP D~_SS
116. The averments of paragraphs 1 through 114 are
incor/ilorat~dhe,rein al1d made a part hereof as if ",et fortllin tull.
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lJ,lj., COl1'l))erce llank tlireatene,d to and did act in I;'l m,anner in
\'Inioll'it had no'le!:j'al right to do so, including put not limited to '.
tile tOllowing I
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(a)
~reacning of the terms of its a'greem~nt to
/ilrovid~ Ms. Sdward/il, with a ,mortgage with
intere",t at a rate of 8.25% I ,
Attempting to coerce Ms. Edwards to tran/ilfer
all o'f n,er accounts to Commerce aanJt/
1\t temptin!)' to" coerce Ms. EdwardS to accept a
'hi'ghe;J:' inter.est rate than that to' whioh
Commeroe Bank had promised and wllich it !lad,
already approved,
Attempting to extract a higher l;'ate of
interest than was appropriate purlluant to
Commerce llank's own internal procedureQ/
Informing ,Ms. Edwards that Commerce Bank did
not have a written policy as to the interest
rates of in-house mortgages when, in fact,
Commerce llank had, a written policy for such
. interest / '
(b)
(c)
(d)
(e)
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(f)
Attemptir~ to unfai~ly uee ite, eupe~io~
poeition t~ coe~ce M~. ~dwa~de. '
Comme~oe BanJ<' e threatll and actione calleed an imminent
117.
proplemfor Me. mdwa~d~ and forced her to act in a mannep inwhioh
ehe wall not le~ally pound to do and a~ain/Jt her will.
118. Commerce 13anJ< had the power to and did injure Me. Sdwardll
withQutthe ri~ht to do eo.
119. The aqte and omieeione of Commerce Bank/ caueed eerious
economic injury to pe imminent.
120. Thete existed, euch pressure that Me. mdwards w~e foroed,
to take involuntary actione leadin~ to her economic loss.
121. There wae no im1"ediate le~al remedy availaple as all
alternative to suoh actions by Me. mdwarde.
122. Ae a direct and p~oximate reeult of Commerce /lanJ</ s
coercion and dure~e/ Ms. mdwarde wae eeve~ely damaged, the extent
of which,ie not yet d~termined.
123. The acte and omissione of Commerce /lank, ite officere,
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a~ente, employeee, and repreeentativee were malicious, outrageous,
willful, groeslynegligent and/or wanton.
WHmREFORm, Me. mdwards, requeets thie Honorable Court enter
~udgment for damagee with coete, attorney feee, intereet and
pun~tivedamages aeeeaeed againet Commerce Bank.
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R~QPQQtfullr qUbmittQd,
TH9MAS, THOMAS & HAFE~
;~-....-'
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oU9 ii
I.P o. I
306 North Front
P.O, J!ox ~99
HarriQbur9, ~A 17108-09~9
(717) 265-7238
,
Attorney fo~ Plaintiff
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I, SUllan J;1dwarclll, verify that I am the plaintiff in the
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foregoing Mtion and that tne attached document ill balled upon ,the
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information which hall been gathered by me, my counllel and/9r otherll
on my behalf in preparation of thill laWlluit. The language of the
doaumentill that of counael and ill not mine. I have l:'ead the
document, and to the extent tnat it ill ba~ed upon inform~tion which
I have given to my counllel, it ill, tt'ue and correct to the best of
my' knowledge, information, and belief. To the extl'lnt that the
contentll of the document are that of counsel, I have relied upon
counllel in making thill Verification.
I underlltand that intentional false Iltatements herein are made
subject to tne penaltiea of ,18 Pa. C.S. ~4904 relating to unllworn
falsifications made to authoritiea.
pate I ty-!'i - '1'7
,JLM~ ~ )(il(1A J
Susan )i1dw~rds
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