Servedio v Us Bank

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DISTFICT COUFT OF APPEAL OF THE STATE OF FLOFIDA
FOUFTH DISTFICT
Juíu Tc)m 2UlU
GUISEPPE SERVEDIO
a1l1a JoscpI Scrvcdio,
Appcllani,
v.
US BANK NATIONAL ASSOCIATION, as Indcniurc Trusicc, on lcIalf of
iIc Ioldcrs of Tcrwin Morigagc Trusi 2007-AHL1, Assci-Daclcd
Sccuriiics Scrics 2007-AHL1,
Appcllcc.
No. 4D10-1898
íOciolcr 27, 2010|
PEF CUFIAM.
TIc issuc prcscnicd in iIis appcal is wIciIcr iIc irial couri crrcd in
graniing a final sunnary judgncni of forcclosurc wIcrc appcllcc failcd
io filc wiiI iIc couri a copy of iIc original noic and norigagc prior io iIc
cniry of judgncni. Dccausc iIc alscncc of iIc original noic crcaicd a
gcnuinc issuc of naicrial faci rcgarding appcllcc's sianding io forcclosc
on iIc norigagc, sunnary judgncni was noi propcr. Wc rcvcrsc.
In Novcnlcr 2008, appcllcc filcd an unvcrificd conplaini againsi
appcllani, sccling loiI forcclosurc of iIc norigagc and rccsiallisIncni
of iIc losi pronissory noic. Appcllani aiiacIcd io iIc conplaini a copy
of iIc norigagc ii sougIi io forcclosc, lui iIis docuncni idcniificd
Danlcrs E×prcss Morigagc, Inc. as iIc lcndcr and norigagcc. An
adjusiallc raic ridcr and prcpayncni pcnaliy ridcr also idcniificd
Danlcrs E×prcss as iIc lcndcr and norigagcc.
Appcllani answcrcd and dcnicd all of iIc allcgaiions in appcllcc's
conplaini. In addiiion, appcllani asscricd affirnaiivc dcfcnscs iIai
appcllcc was noi ºin priviiy" wiiI iIc lcndcr and norigagcc and iIai
appcllcc laclcd sianding io sccl forcclosurc.
Appcllcc filcd for sunnary judgncni on iIc forcclosurc couni alonc.
In suppori of iis noiion, appcllcc filcd an affidavii fron a rcprcscniaiivc
of iIc loan scrvicing conpany wIo siaicd iIc ioial anouni duc on iIc




























2
norigagc. TIc affidavii did noi indicaic iIai appcllcc was an owncr or
Ioldcr of iIc norigagc and noic, and no docuncniary cvidcncc was
appcndcd io iIc affidavii. TIc irial couri granicd appcllcc's noiion for
sunnary judgncni. TIc rccord on appcal coniains no indicaiion iIai
appcllcc filcd iIc original noic wiiI iIc irial couri.
1
Sunnary judgncni is propcr if iIcrc is no gcnuinc issuc of naicrial
faci and iIc noving pariy is cniiilcd io judgncni as a naiicr of law.
Voíusíu Countu u. AIc)dccn ut O)mond HcucI, L.P., 760 So. 2d 126, 130
(Fla. 2000i. TIc couri nay considcr ºaffidaviis, answcrs io
inicrrogaiorics, adnissions, dcposiiions, and oiIcr naicrials as would lc
adnissillc in cvidcncc" on wIicI iIc pariics rcly. Fla. F. Civ. P.
1.510(ci. TIc couri nusi draw ºcvcry possillc infcrcncc" in favor of iIc
non-noving pariy. Eduu)ds u. Símon, 961 So. 2d 973, 974 (Fla. 4iI
DCA 2007i. TIc facis nusi lc ºso crysiallizcd iIai noiIing rcnains lui
qucsiions of law." Moo)c u. Mo))ís, 475 So. 2d 666, 668 (Fla. 1985.i TIc
noving pariy lcars iIc lurdcn of sIowing iIc conplcic alscncc of
gcnuinc issucs of naicrial faci. F)ost u. Hcgíons HunI, 15 So. 3d 905,
906 (Fla. 4iI DCA 2009i. Morcovcr, iIc ºpariy noving for sunnary
judgncni nusi faciually rcfuic or disprovc iIc affirnaiivc dcfcnscs
raiscd, or csiallisI iIai iIc dcfcnscs arc insufficicni as a naiicr of law."
??U PPH, LLC u. TJCV Lund T)ust, 30 So. 3d 613, 618 (Fla. 4iI DCA
2010i (quoiing Lcuí u. DcutscIc HunI Hut`í T)ust Co., 21 So. 3d 907, 909
(Fla. 3d DCA 2009ii. Wc rcvicw dc novo an ordcr graniing sunnary
judgncni. F)ost, 15 So. 3d ai 906.
ºTIc pariy sccling forcclosurc nusi prcscni cvidcncc iIai ii owns and
Iolds iIc noic and norigagc in qucsiion in ordcr io procccd wiiI a
forcclosurc aciion." Lízío u. McCuííom, 36 So. 3d 927, 929 (Fla. 4iI DCA
2010i. A plainiiff nusi icndcr iIc original pronissory noic io iIc irial
couri or sccl io rccsiallisI iIc losi noic undcr scciion 673.3091, Florida
Siaiuics. Stutc St. HunI ö T)ust Co. u. Lo)d, 851 So. 2d 790, 791 (Fla.
4iI DCA 2003i. Morcovcr, if iIc noic docs noi nanc iIc plainiiff as iIc
paycc, iIc noic nusi lcar a spccial indorscncni in favor of iIc plainiiff
or a llanl indorscncni. Híggs u. Au)o)u Loun Sc)us., LLC, 36 So. 3d 932,
933 (Fla. 4iI DCA 2010i. Alicrnaiivcly, iIc plainiiff nay sulnii cvidcncc
of an assignncni fron iIc paycc io iIc plainiiff or an affidavii of
1
Appcllcc Ias iwicc novcd iIis couri io supplcncni iIc rccord on appcal io
includc a copy of iIc original noic and norigagc ii clains io Iavc filcd ai iIc
sunnary judgncni Icaring. TIis couri dcnicd iIc noiions wiiI lcavc for
appcllcc io sccl rclinquisIncni of jurisdiciion io iIc irial couri io rccrcaic iIc
rccord. Appcllcc Ias noi sougIi lcavc io rccrcaic iIc rccord in iIc couri lclow.
Lilcwisc, appcllcc Ias noi dcsignaicd any iranscripis io suppori iis posiiion.




























3
owncrsIip io provc iis siaius as a Ioldcr of iIc noic. Vc)ízzo u. HunI o]
H.Y., 28 So. 3d 976 (Fla. 2d DCA 2010i; Stunícu u. Vcíís Fu)go HunI, 937
So. 2d 708 (Fla. 5iI DCA 2006i.
TIc rccord on appcal docs noi coniain iIc original noic, cvidcncc of
an assignncni of iIc norigagc and noic io appcllcc, or an affidavii of
owncrsIip ly appcllcc. Appcllcc filcd no oiIcr adnissillc ºplcadings,
dcposiiions, answcrs io inicrrogaiorics, adnissions, affidaviis, and oiIcr
naicrials" io suppori iis conicniion iIai ii owns and Iolds iIc noic and
norigagc. Fla. F. Civ. P. 1.510(ci. ºíI|i is apodiciic iIai sunnary
judgncnis nay noi lc granicd . . . alscni iIc c×isicncc" of adnissillc
cvidcncc in iIc rccord. THC-H)ícIcíí Poínt HE, Ltd u. Vu]sIíut, 34 So. 3d
53, 55 (Fla. 3d DCA 2010i. WiiIoui cvidcncc dcnonsiraiing appcllcc's
siaius as Ioldcr and owncr of iIc noic and norigagc, gcnuinc issucs of
naicrial faci rcnain, and sunnary judgncni was inpropcr.
Appcllcc argucs on appcal iIai ii prcscnicd io iIc irial couri a copy of
iIc original noic and an affidavii of owncrsIip ai iIc sunnary judgncni
Icaring. Appcllcc conccdcs, Iowcvcr, iIai iIc docuncnis wcrc noi filcd
wiiI iIc clcrl of iIc couri uniil scvcral days aficr iIc cniry of sunnary
judgncni. TIc docuncnis wcrc noi pari of iIc rccord ai iIc iinc iIc
noiion for sunnary judgncni was granicd, so wc cannoi dcicrninc
wIciIcr iIc irial couri considcrcd iIosc docuncnis in rcndcring iis
dccision. Scc Potcut u. Cuu)díunsIíp o] Potcut, 771 So. 2d 569 (Fla. 4iI
DCA 2000i (noiing iIai an appcllaic couri nay rcvicw only iicns
considcrcd ly iIc irial courii. Dccausc appcllani docs noi siipulaic iIai
iIc docuncnis wcrc considcrcd ai iIc Icaring, and lccausc appcllcc Ias
noi sougIi rclicf in iIc irial couri io rccrcaic iIc rccord, wc nusi rcvcrsc
iIc ordcr graniing sunnary judgncni. Wc cannoi rcly o n iIc
rcprcscniaiions of counscl alonc. V)ígIt u. Emo)u, 41 So. 3d 290, 292
(Fla. 4iI DCA 2010i (ºíAn| aiiorncy's unsworn, unvcrificd siaicncnis do
noi csiallisI conpcicni cvidcncc."i.
Evcn if iIc irial couri considcrcd iIc noic and norigagc ai iIc
Icaring, iIc docuncnis wcrc noi auiIcniicaicd, filcd, and scrvcd norc
iIan iwcniy days lcforc iIc Icaring as rcquircd ly Fulcs 1.510(ci and
1.510(ci. Appcllcc's failurc io alidc ly iIcsc rulcs also ncccssiiaics
rcvcrsing iIc ordcr graniing sunnary judgncni. Vc)ízzo, 28 So. 3d ai
977-78; MucI u. Commc)cíuí Indus. Pu)I, Inc., 541 So. 2d 800 (Fla. 4iI
DCA 1989i.
Accordingly, wc rcvcrsc iIc cniry of final sunnary judgncni in favor
of appcllcc and rcnand for furiIcr procccdings. Wc noic iIai a
sunnary judgncni noiion nay lc filcd ºai any iinc" undcr Fulc




























4
1.510(ai, and ºiIis opinion docs noi prccludc a rc-filing of sucI noiion if
and wIcn iIc ncccssary lcgal docuncnis arc lcforc iIc couri." MucI,
541 So. 2d ai 800.
Hcuc)scd und )cmundcd.
WAFNEF, POLEN and LEVINE, JJ., concur.
* * *
Appcal fron iIc Circuii Couri for iIc FificcniI Judicial Circuii, Paln
DcacI Couniy; TIonas H. Darldull, III, Judgc; L.T. Casc No.
502008CA037754XXXXMD.
Pcicr J. Snydcr of Pcicr J. Snydcr, P.A., Doca Faion, for appcllani.
Hcidi J. Wcinzcil of SIapiro & FisInan, LLP., Doca Faion, for
appcllcc.
No1 ]1no1 un111 d1spos111on o] 11me1g ]11ed mo11on ]or reÞeor1ng.



























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