Case ID: ohio-app-2d_49/html/0035-01.html
Source: Caselaw Access Project
Author: {"author": "Mahoney, J.", "license": "Public Domain", "url": "https://static.case.law/"}
Date Created: 2024-08-24T03:29:51.129683

Wayne Savings & Loan Company v. Young et al., Appellees; Fair Financial Services of Medina, Appellant.
    No. 1407
    — Decided February 11, 1976.)
    
      Mr. Thomas J. Coleman, for appellee.
    
      Mr. S.JohnNostwich, for Fair Financial Services.
    
      Mr. Lincoln Oviatt, for Erwin L. Smith.
    
      Mr. David Friedman, for Centran Bank.
   Mahoney, J.

This is an appeal from a judgment of the Court of Common Pleas in a foreclosure action denying á junior lienholder’s motion to set aside a sale because an alleged unforeseen occurrence prevented the junior lien* holder from arriving at the sale in time to bid. The court also rejected the junior lienholder’s attempts after the sale to exercise a right of redemption, either as a lien-holder or as assignee of the “debtor.” We affirm the judgment of the trial court.

The defendant, Fair Financial Services of Medina, Inc., the appellant, was the third lienholder, after taxes and costs, of premises owned by Frank E. and Joan L. Young. There was also a prior judgment lien to the Centran Bank and a first mortgage to the plaintiff, Wayne Sayings and Loan Company. After default, a foreclosure was ordered and a sale was scheduled for July 2, 1975. One of Fair’s officers arrived at the sale five minutes late , because of an alleged unforeseen traffic tie-up. The intervening defendant, Erwin L. Smith, was' the purchaser for $7,950. That price was above the minimum but was only sufficient to satisfy the first mortgage, taxes, and costs and left $9.06 to apply on the approximately $5,00Q indebtedness to the second and third lienholders. Fair then obtained a warranty deed from the Youngs in exchange for a covenant not to pursue a deficiency, judgment and arranged to purchase Centran’s prior judgment lien and obtain an assign: ment. ' All of this was prior to the order confirming the sale.

Appellant assigns as. error: (1) the refusal of the court to set aside the sále in the interests of justice; and (2) the issuance of an order confirming sale because the property had been redeemed from sale (by Fair) prior to confirmation.

We do not find, the court abused its discretion in refusing to set aside the sale because Fair lost its opportunity to bid, due to alleged unforeseen traffic'.conditions; 37 Ohio Jurisprudence 2d 625, Mortgages, Section 429.

The issue raised by Assignment of Error-.No. 2 is the interpretation to .be placed on R.- C.' 2329.33, .which-'provides :

“In sales of real estate, on execution or order of..sale, at anytime before the confirmation thereof, the; debtor may redeem it from sale by depositing in.the,hands of; the; clerk, of. the -court of 'common pleas - * * the. amount of (he-judgment, or decree. *. * -This section does not-.take away .the power of the court to set aside such sale ;for any reason for which it might have been set aside prior to April 16, 1888.” •■•■■■■ u- ■ ,

We hold that E. C. 2329.33 does hot change the .coim mon law rights which existed prior to - its enactment; At common law* the equity of redemption of-the owner and junior lienholders made a party to the proceedings expired with the decree of foreclosure and sale. 55 American Jurisprudence 2d 754, Mortgages, Section-864. Prior to- a decree of foreclosure, the equity of redemption is a. specie of alienable property. The effect of the statute was to create- a hew right in the debtor. This creation was a personal privilege and not a property right. It is not transferable and is limited by its terms. See, e. g., Higgs v. McDuffie (1916), 81 Ore. 256, 158 P. 953; Powers v. Andrews (1888), 84 Ala. 289, 4 So. 263. See also, 55 American Jurisprudence 2d, supra.

Our holding is contrary to the ease of Hoyd v. Citizens Bank of Albany Company (C. A. 6, 1937), 89 F. 2d 105. The Hoyd case held that a statute similar to E. C. 2329.33 merely extended all of the common law rights of the-: debtor-owner. Under this theory? .-Fair could acquire the' debtor’s right and redeem the property.' The decision in the Hoyd case was predicated upon- dicta in the case-of Sun Fire Office v. Clark (1895), 53 Ohio St. 414.

-However, the issue- in1 the1 Sun- casé-was -whether an insurance policy' was invalidated'by- the -execution-of a mortgage on the, insured property, where the ...policy ..provided that it become void upon .jpy-chwge..^'tiWK^^rest, or possession of the property. ...Our Supreme Qo,u.f,t correctly h.eld that a. deed absolute .on!,it's fqqdw^as a.pidftgage when given to secure an-obligation of the debtor,' Thacourt ■went on to remark that. “*,* *! the . mortgagor. remains the eqti’itable owner until ttíe property .is sold *.'* *.”"„(,Page 424)' That remark was gratuitous dicta arid hot dispositive of the ease. .The United States Sixth Circuit- Court of Appeals concluded from that remark mat a separate statutory: right of redemption, did not-exist in Ohio,.,.;iWei.hold to the contrary. -i-.v a;

Applying our holding to the facts before us, we find that only a mortgagor can be a debtor under the statute. Any redemption by the debtor after foreclosure would be pursuant to the statutory right. The mortgagors had no transferable interest in the property because their common law equity of redemption was foreclosed. Therefore, Fair acquired no rights from the owners by the deed, as the Youngs had nothing to sell.

Accordingly, we overrule both assignments of error and affirm the judgment of the trial court.

Judgment affirmed.

. Victor, P. J., concurs.

Brenneman, J., not participating.