FI FTH DI VI SI ON

M CFA DDEN, P. J.

, B ROWN, and M A RKLE, JJ.

N O T IC E : M otions for r e c ons i de r a tion m us t be

ph y sic a l ly r e ce iv ed i n our c le r k ’s offic e w ithin te n

da y s of the da te of de c is ion to be de e m ed tim e ly file d.

https ://w w w

. ga a ppe a ls .us /r ule s

Nov em ber 29, 2023



# I n th e Co u r t o f

A p p eals o f

G eo r g ia

A2 3 A1 26 6

. M ARQUES v

. J P M ORGAN CHASE BANK

, N.A. et

al

.

M C F A D D E N , Pres id i n g J u d g e.

An t o i n et t e M arq u es ap p eal s t h e o rd er di sm i s s i n g h er co m p l ai n t ag ai n s t J P

M o rg an Ch as e Ban k, N.A., Fed eral N at i o n al M o rt gag e As s o ci at i o n (“ Fan ni e M ae”),

an d L o n g Tan g

. W e h o l d t h at t h e t ri al co u rt erred i n d is m i s s i n g M arq ues ’ s wro n g fu l

fo recl o s ure cl ai m b as ed o n Ch as e’ s al l eg ed fai l u re t o s e n d a fo recl os u re n o t i ce in

co m p l ian ce wi t h t h e req u irem en t s o f OCGA § 4 4 -1 4 -1 6 2

. 2

, an d we r e v e r s e t h e

d i s m i s s al o f t h at cl ai m

. W e affi rm t h e t ri al co urt ’ s o rd er i n al l o t h er res p ect s

.

1

. S t a n da r d o

f r evi ew, Ma r q u es ’s a l l eg a ti o n s

, a n d p r o ced u r a l p o s t u r e

Th e t ri al co u rt d i s m i s s ed t h e cl ai m s ag ai n s t T an g fo r i n s u ff i c i e n t s erv i ce o fp ro ces s

. T h e co u rt d is m i s s ed t he cl ai m s ag ai ns t Ch as e an d Fan n i e Mae fo r fai l u re to

s t at e a cl ai m

u p on wh i ch rel i ef m ay

b e g ran t ed

.

“ W h en rev i ewi n g a ru l i n g o n a m o t i on t o d i s m i s s fo r i n s u ffi ci en t s erv ice, a t ri al

co u rt ’ s ru l in g wi l l b e u p hel d on ap p eal ab s en t a s h o wi n g o f an ab u se o f d i s cret i o n.”

Hen der s o n v. Ja mes

, 3 5 0 Ga. Ap p. 3 61 (8 2 9 S E2 d 4 2 9 ) (2 0 1 9 ) (ci t at i o n an d

p u n ct u at i o n o m i t t ed ). W h en “ rev i ewi n g an ord er o n a m o ti o n to d i s m i s s [fo r fai l u re

t o s t at e a cl ai m up o n wh i ch rel i ef m ay b e g ran t ed

, we are] req ui red t o t ak e t h e

al l eg at i o n s i n t h e co m

p l ai n t as t ru e an d res o l ve al l d o u b ts i n fav o r o f t h e p l ai n t i ff.”

W i s e Bu s i n e s s Fo r ms v. Fo r syt h Co u n t

y

,

__ G a.

_

_ ,

__ (2 ) (_

_ SE2 d

_ _ ) (2 ) (Cas e

No

. S2 2 G 0 8 7 4

, d eci d ed Sep t em b er 19

, 2 0 2 3 ) (ci t at i o n an d p u n ct u at i o n o m i t t ed ).

Ad d i t i o n al l y

, “ [a] co p y o f an y wri t ten i ns t ru m en t wh i ch i s an ex h i b i t t o a pl ead i n g i s

a p art th ereo f fo r al l pu rp os es

. ” O C G A § 9 -1 1 -1 0 (c). So “ [i ] n as ses s i n g wh et h er a

cl ai m s ho u l d b e d i s m i s s ed [u n d er OCGA § 9 -1 1 -1 2 (b ) (6 )]

, a co u r t m a y co n s i d er

ex h ib i t s at t ach ed t o an d in co rp o rat ed i n to t h e co m p l ai n t an d an s wer.” Lo ve v. Fu l t o n

Co u n t y Bd . o f Ta x As s es s o r

s , 3 1 1 Ga. 6 8 2 , 6 8 3 (8 5 9 SE2 d 3 3 ) (2 0 2 1 ).

Un d er OCGA § 9-1 1 -1 2 (b ) (6 ), a m o t io n to d is m i ss fo r fai lu re t o

s t at e a cl ai m u po n wh i ch rel i ef can b e g ran t ed s h o u l d n o t b e s u s t ai n ed

u n l es s (1 ) t h e al l eg at i o n s o f t h e co m p l a i n t d i s cl o s e wi t h cert ai n t y t hat

t h e cl ai m an t wo u l d n o t b e en ti t led t o rel i ef u n d er an y s t at e o f p ro v ab l e

2fact s as s ert ed i n s u p p o rt t h ereo f; an d (2 ) th e m o v an t es t ab li sh es t h at th e

cl ai m an t co ul d n o t p o s s i b l y i n t ro d u ce ev i d en ce wi th i n t h e fram ewo rk o f

t h e co m p lai n t s u ffi ci en t t o warran t a g ran t o f t h e rel ief s o u g ht

.

Ra cet t e v. Ba n k o

f Amer i ca

, 3 1 8 Ga. Ap p

. 1 7 1

, 1 7 1 -1 7 2 (7 3 3 SE2 d 4 5 7 ) (2 0 1 2 )

(ci t at i o n an d p u nct u at io n o m i t ted ).

So v iewed

, M arq u es al l eg ed t h e fo ll o wi n g. W as h i n g to n M u t u al h el d a s ecu ri t y

d eed o n M arq u es ’ s p ro p ert y

, wh i ch i t as s i g n ed t o Ch as e. Ch as e fo recl os ed i n J an u ary

2 0 2 0 w i t h o ut fi rs t h av in g sen t M arq u es n o t i ce o f t h e i n i t i at i o n o f fo recl o s u re

p ro ceed in g s b y

reg i s t ered o r cert i fi ed m ai l as req u i red b y OCGA § 4 4 -1 4 -1 6 2 .2

.

Ch as e p u rch as ed th e p ro p ert y at t h e fo recl o s ure s al e an d reco rd ed a deed u n d er

p o wer t h at , acco rd i ng t o M arq u es , co n t ai ned fal s e s t at em en t s , i ncl u d i n g t h at Ch as e

was a l en d er; t h at n o t i ce h ad b een g iv en i n co m p li an ce wi t h OCGA § 4 4 -1 4 -1 6 2 .2 ;

an d t h at M arq ues was i n d efau l t

.

Ch as e t ran s ferred t i t l e t o Fan n i e M ae, wh i ch i n t u rn t ran s ferred t it l e t o Tan g.

Tan g p u rs u ed d i s p o s s es s o ry p ro ceed i n g s ag ai n s t M arq u es . Th e d efen d an t s ’ act i on s

cau s ed M arq ues an d h er fam i l y em o t i o n al d i s t res s

.

M arq u es al l eg ed t h at t h e d efen d an t s en g ag ed i n a p at t ern o f u nfai r o r d ecep t i v e

act s an d p ract i ces i n vi ol at i o n o f t h e Un i fo rm Decep ti v e Trad e Pract i ces Act

, OCGA

3§ § 1 0 -1 -3 7 0 et s eq

., an d t h e Fai r Bu s i n es s Pract i ces Act

, OCGA §§ 1 0 -1 -3 9 0 et s eq

.

Sh e al l eg ed t h at t h os e act s an d p ract i ces i n cl ud ed Ch as e fai l in g t o p ro v i d e n o t i ce o f

t h e fo recl o s u re s al e, s el l i n g t he p ro p ert y w h i l e l i t i g at i o n was p en di n g

, d en y i n g

M a r q u es m i t i gat i o n o p t i o ns

, an d fi l i n g t h e d eed un d er p o wer co n t ai n i n g fal s e

i n fo rm at i o n ; Fan n i e M ae reg i s t eri n g as a fo rei g n co m pan y wi t h t h e Geo rg i a Secret ary

o f St at e, fai l i n g t o m ai n t ai n a r e g i s t ered ag en t i n Geo rg i a, fai l i n g t o res p o n d to

M arq u es ’ s l et t er req u es t i n g p ro o f o f t h e fo recl o s ure, im m ed i at el y m o v i n g t o ev i ct h er

aft er t h e fo recl o s u re du ri n g th e b eg i n n i n g s t ag es o f t h e COVID-1 9 p an d em i c, an d

s u b s t i t u t in g Tan g as a p l ai n ti ff i n th e di s p o s s es s o ry act io n ; an d Tan g d em an d i n g

a b o v e -m ark et ren t

, as k i n g fo r ren t fo r a m o n th t hat p reced ed t h e p o i n t h e w a s

s u b s t i t u ted as a p l ai n ti ff i n t h e d i s p o s s es s o ry p ro ceed i n g, v i o lat i n g t h e ru l es o f

ev i d en ce i n t h e m ag i s t rat e co u rt ; an d fai l i n g t o p ro vi d e M arq ues wi t h n ot i ce o f t h e

o rd er g ran t i n g a w ri t o f p o s s es s i o n as wel l as th e sh eri ff’ s p en d i n g rem o val of h er an d

h er p ro p ert y

fro m t h e p rem i s es

.

M arq u es al l eg ed t h at t he d efen dan t s v i o l at ed h er p ri v acy

, Tan g b y h av i n g

M arq u es an d h er fam i l y fo rci b l y rem o v ed fro m t h e p ro p ert y

, b y ri n gi n g t h e d o o rb el l

t o an n o u nce h e was t h e n ew o wn er wh i l e t h e cas e was i n l it i g at i on

, an d b y cl ai m i n g

i n th e d i s p o s s es s o ry warran t t hat M arq u es owed ren t fo r Ap ri l 2 0 2 2

, wh en h e h ad n ot

4t h e n b een s u b s t i t u t ed as a p lai n t i ff an d h e had n o t req u es t ed su ch ren t ; C h a s e b y

p u b l i s h i n g d o cu m en t s t h at fal s el y s t at ed t h at M arq u es was i n d efau l t ; an d Fan n i e M ae

b y i m p ly i n g t h at s h e was n o t p ay i ng ren t.

M arq u es fi l ed su i t ag ai n s t t h e d efen d an ts al l eg i n g c l a i m s fo r wro n g fu l

fo recl o s ure; s l an d er o f t i tl e; 7 8 n eg li g en t an d i n t en t i o n al i n fl i ct i o n of em o t i o n al

d i s t res s ; v io l at i o n s o f th e Un i fo rm Decep ti v e Trad e Pract i ces Act an d t h e Fai r

Bu s i nes s Pract i ce s A c t; a

nd inva sion o f p ri v acy

. Am o n g o t her t hi n gs

, M arq u es s o u g ht

t o s et as id e t h e fo recl o su re an d d am ag es

.

Tan g m o v ed t o d i s m i ss t h e co m p l ai n t o n t h e g ro u n d o f i n s uffi ci en cy o f s erv i ce

o f p ro ces s

, am o ng o t h er g ro u nd s

. Ch as e an d Fan n i e M ae jo i n t l y m o v ed t o d i s m i ss

M arq u es ’ s co m

p l ai nt u n der OCGA § 9 -1 1 -1 2 (b ) (6 ) fo r fai l i ng t o s t at e a cl ai m

.

Th e t ri al co urt gran t ed t h e d efen d an t s ’ m o ti o n s t o d i sm i s s

. Th e co u rt d i s m i s s ed

wi t h o u t p reju d i ce M arq u es ’ s cl ai m s ag a i n s t Tan g fo r fai l u re o f s erv i ce. Th e co u rt

d i s m i s s ed Marq u es ’ s cl ai m s ag ai n s t Ch as e an d Fan n i e Mae wi t h p reju d i ce fo r fai l u re

t o s t at e a cl ai m . M arq u es fi led t h i s ap p eal

.

2

. Fa i l u r e t o s er ve Ta n g

M arq u es arg u es t h at t h e t ri al co u rt erred i n di s m i s s in g her cl ai m s ag ai n s t Tan g

fo r fai l u re t o s erv e T a n g i n acco rd an ce wi t h OCGA § 9 -1 1 -4 becau s e Tan g

5ack n owl ed ged s erv i ce b y fi l i ng a m o t i o n t o d is m is s ; b ecau s e s he s erv ed t he at t o rn ey

rep res en t i n g T a n g i n an o th er cas e i n v o lv i n g Tan g an d M arq u es ; an d b ecau s e Tan g

was s erv ed t he n ot i ce o f ap p eal

. No ne o f t h o s e act i o ns am o u n t s t o s erv ice o f p ro ces s

u n d er OCGA § 9-1 1-4

. So th e t ri al co u rt d i d n o t err, an d we affi rm t h e d i s m i s s al o f

Tan g. See Ab b a Ga n a v. A b b a Ga na

, 2 51 Ga. 3 4 0

, 3 4 5 (2 ) (3 0 4 SE2 d 90 9 ) (1 9 8 3 )

(“ an in t eres t ed p art y ’ s act u al k no wl ed g e o f pe nding p ro ceed in g s i s o f n o co n s eq u en ce

u n l es s h e was l eg al l y s erv ed o r wai v ed serv i ce”); Go u l d v. La t o r r e

, 22 7 Ga. Ap p

. 3 2,

3 3 (1 ) (b ) (4 8 8 SE2 d 1 1 6 ) (1 9 9 7 ) (d el i v ery o f co m p lai n t t o d efen d an t ’ s at t orn ey was

i n s u ffi ci en t ; wh ere p ers o nal s erv i ce i s req u ired

, serv i ce on i n d i vi d u al ’ s at t o rn ey

u s u al l y i s no t p erm i t t ed

, part i cu l arl y wh en i n v o l vi n g s erv i ce o f th e v ery co m p l ai nt

t h at i n it i at es s u i t ).

3

. Fa i l u r e t o s t a te a cl a i m

(a) W r on g f u l f o r ecl o s u r e

M arq u es as ser te d a wro n g fu l fo recl o s u re cl ai m o n l y ag ai ns t Ch as e. Sh e al l eg ed

t h at Ch as e’ s fo recl o s u re was wro n g fu l b ecau s e Ch as e d i d n o t h o l d t h e n o t e o r

s ecu ri t y d eed an d beca u s e C h a se d i d n o t co m p l y wi t h t h e fo recl o s u re n o t i ce

req u i rem en t s o f OCGA § 4 4 -1 4 -1 6 2 .2

.

(i ) Own er s h i p o f t h e n o t e a n d

s ecu r i t y d eed

6Th e t ri al co u rt d i sm i s s ed t h e w ro ng fu l fo recl o su re cl ai m t o t h e ex t en t i t was

b as ed o n t h e al l eg at io n t h at Ch as e d i d n o t v a l i d l y h o l d t h e n o t e an d d eed o n t h e

g ro u nd t h at i t was b arred b y res ju d i cat a: i n a p rev io u s p ro ceed i n g

, t h e tri al co u rt h ad

d et erm i n ed t h at Ch as e was t h e v al i d ho l d er o f t h e s ecu ri t y d eed ; an d t h e Un i ted St at es

Di s t ri ct Co u rt fo r t h e N o rt h ern Di s t ri ct of Geo rg i a al so h ad es t ab l i s h ed t h at Ch as e

was t h e v al i d h o l d er an d t h at M arq u es h ad d efau l ted o n t h e d eb t

.

M arq u es arg u es th at res ju d i cat a d o es n o t ap p l y b ecau se t h e p ri or cas es d eci d ed

ag ai n s t h er were n o t d e c i d ed o n t h e m eri t s

, b u t b ecau s e o f her fai l u re t o m eet

d ead li n es

. “ Ord i nari l y t h e fact s n eces s ary to es t ab l i s h t he d efen s e o f res ju d i cat a m u s t

b e d ev el o p ed u p o n t h e t ri al

, b u t a co m p l ai n t m ay be d i s m is s ed w h ere i t ap p ears t h at

a fo rm er ad

ju d i cat io n h as co ncl u s i v el y fo recl o s ed an y i s s u e fo r t ri al .” Mi l l er v.

Co l umb us

, 2 2 9 Ga. 2 3 4

, 2 35 -2 3 6 (1 ) (1 90 SE2 d 5 3 5 ) (1 9 72 ) (ci t at i o n s o m i t t ed ). An d

“ i t i s on l y wh ere t h e m eri t s were n ot a n d co u l d n o t h av e been d et erm i n ed u n d er a

p ro p er p res en t at i on an d m an ag em en t o f t h e cas e t h at r e s ju d i cat a i s n o t a v i ab l e

d efen s e. If, p u rs u an t to an ap p ro p ri at e h an d l i n g of t h e cas e, t h e m eri t s were o r co u ld

h av e been det erm in ed

, t hen t h e d efen s e i s v al id .” Pi ed mo n t Co t to n M

i l ls v. W o el p er

,

2 6 9 Ga. 10 9

, 1 10 (4 9 8 SE2 d 2 5 5 ) (1 9 9 8 ) (em p has i s i n o ri g in al ). Su ch i s t h e c a s e

h ere. M arq u es h as n o t s h o wn t h at t h e t ri al co u rt erred i n ap p l y i ng res ju d icat a.

7An d t o t h e ex t en t M arq u e s b as es h er wro n g fu l fo recl os u re cl ai m o n t h e

al l eg at i o n t h at Ch as e d i d n o t ho l d t h e n ot e, wh ich was n o t ex p l i ci t l y ad d res s ed i n t h e

p ri o r ru l i n g s

, s h e h as fai led t o s t at e a cl ai m

. “ Un der cu rren t Geo rg i a l aw, t h e h o l d er

o f a d eed t o s ecu re d eb t i s au t h o ri zed t o ex erci s e th e p o wer o f s al e in acco rd an ce wi th

t h e t erm s o f t h e deed ev en i f it d o es no t al s o ho l d t h e n o t e o r o th erwi se h av e an y

b en efi ci al i n t eres t i n t h e d eb t o b l i g at i o n u n d erl y i n g t h e deed .” Y o u v. JP Mo r

g a n

Ch a s e Ba n k , 2 9 3 Ga. 6 7

, 7 4 (1 ) (7 4 3 SE2 d 4 2 8 ) (2 0 1 3 ).

So t h e t ri al co urt d i d n o t err i n d i s m is s in g M arq u es ’ s wro n g fu l fo recl o s u re

cl ai m ag ai n s t Ch as e to t he ex t en t i t was b as ed o n t h e al l eg at i o n t h a t C h a s e d i d n ot

v al i d l y h ol d t h e n ot e an d d eed

.

(i i) OCGA §

4 4 -1 4 -1 6 2.2

M arq u es arg u es t h at

, co nt rary t o t h e t ri al co u rt ’ s ru l i n g

, t h e at t ach m en t s t o t h e

p l ead i n g s d o n ot s h o w th at fo recl o s u re n o t i ce w a s s en t in acco rd an ce wi t h t h e

req u i rem en t s o f OCGA § 4 4 -1 4 -1 6 2 .2 . W e ag ree.

Th at Co d e s ect i o n req ui res t h at :

[n ] o t i ce o f t h e i n i t i at io n o f p ro ceed i n gs to ex erci s e a p o wer o f s al e i n a

m o rt g ag e, s ecu ri t y d eed

, o r ot h er l i en co n t ract

. . . b e g i v en t o t he d eb t o r

b y t h e s ecu red cred i to r n o lat er t h an 30 d ay s b efo re t h e d a t e o f th e

p ro p o s ed fo recl o s u re. Su ch n o t i ce

. . . s h al l b e s en t b y reg i st ered o r

8cert i fi ed m a i l o r s t at ut o ry o v ern ig h t d el i v ery

, ret u rn recei p t req u es t ed

,

t o t h e p ro p ert y ad d res s o r t o s u ch o t h er a d d r e s s as t h e d eb t o r m ay

d es i gn at e b y

wri t t en n o t i ce t o t h e s ecu red cred i t o r.

OCGA § 4 4 -1 4 -1 6 2 .2 (a). A n o n -ju d i ci al fo recl o s u re s al e i s i nv al i d “ u n l es s n o t i ce o f

t h e s al e s h al l hav e b een g iv en as req u i red b y Co d e Sect i o n 44 -1 4 -1 6 2 .2 .” OCGA §

4 4 -1 4-1 62 (a). “ W hen p la i n t i f f s al l eg e t h at t h e s t at u to ry req u i rem en t s o f OCGA §

4 4 -1 4-1 62 .2 h av e n o t been fo l l o wed

, th ey h a v e as s ert ed a cl ai m fo r wro n g fu l

fo recl o s ure.” Ba z emo r e v. U.S

. Ba n k Na t

. As s n

. 3 6 3 Ga. Ap p

. 7 23

, 7 2 6 (a) (8 7 2 SE2 d

4 9 1 ) (2 0 2 2 ). Su ch i s t h e cas e h ere.

Th e t ri al co u rt h el d t h at M arq u es ’ s al l eg at i o n s fai l ed t o s t at e a cl ai m b ecau s e

at t ach m en t s t o t he co m

p l ai n t

, t h e am en d ed co m

pl ai nt

, an d t h e an s w ers s h o wed t h e

n o t i ce o f fo recl o s u re was s en t i n co m p l i an ce w i t h O CGA § 4 4 -1 4 -1 6 2 .2

. A l t h o u g h

t h e at t ach m en t s i n cl u d e a co p y of a no t i ce-o f-fo recl o s u re let t er ad d res s ed to Marq u es

at t h e p ro p ert y ad d res s wi th a t rack i ng n u m ber, t h e at t a c h m e n t s d o n o t i n cl u d e a

d el i v ery recei p t o r an affi dav i t o r an y t h i n g e l s e s h owi n g t h at t h e l et t er was

, i n fact

,

s en t

. See Ra wl ei

g h Med

. Co

. v. Bu r n ey

, 2 5 G a. Ap p

. 2 0 (1 0 2 SE 3 5 8) (1 9 20 ) (“ t h e

ev i d en ce wh o ll y fai l ed t o es t ab l i s h affi rm at i v el y t h e es s en t i al fact t h at t h e l et t er

9al l eg ed t o h av e b een wri tt en an d m ai l ed b y t h e d efen d an t to t he p l ai n t i f f was

d ep os i t ed in an y po s t o ffi ce o r Un i t ed St at es p o s t al m ai l -b o x

, o r en t ru s t ed t o an y

Un i ted St at es m ai l-co l l ect o r”).

An d M arq u es p oi n t s t o an ex h i b i t at t ach ed t o h er co m p l ai n t

, a s creen s h o t o f

wh at ap p ears to b e t he t rack in g h is t o ry fo r th e t rack i n g n u m b e r p ri nt ed o n t h e

f o r e c losur e d o cu m en t s

, w h i ch p u rp o rt s t o s h o w t h at t he d o cu m en t s were no t de live r e d

t o t he p o s t o ffi ce an d t h us n o t s en t . Ch as e p o i n t s t o an ex h i b i t , a Feb ru ary 1 7 , 2 0 2 0

l et t er i n wh i ch M arq u es ad m i t t ed to h av i n g recei ved n o t i ce o f fo recl o s u re. Bu t t h at

l et t er d o es n ot co n cl u s i v el y es t ab l i s h t h at n o ti ce was s en t 3 0 d ay s b efo re t h e J an u ary

7 , 2 02 0 fo recl o su re as req u ired b y OCGA § 4 4-1 4 -1 62 .2 (a).

Ch as e al s o arg u es th at M arq ues m u s t d em o ns t rat e t h at l ack o f n o t i ce o f t h e

fo re c l o s u re cau s ed h er i n ju ri es an d t h at an y d am ag es were cau s ed b y Marq u es ’ s

d efau l t

, n o t a l ack o f n o t i ce. Al t h o u g h Marq u es u lt i m at el y w i l l h a v e t h e b u rd en o f

p res en t i ng ev i d en ce t o s up p o rt h er cl ai m s

, s h e i s n o t req u ired t o d o s o at t h e m o t i o n

t o d i s m i s s s t ag e. “ Wh e n pres en t ed wi th a m ot i o n t o d is m i ss fo r fai l u re t o s t at e a

cl ai m

, a c o u r t m

u s t e xam i n e th e s u ffi ci en cy o f t h e p l ea d in g s

. . . . [I] f, wi t h i n t h e

fram ewo rk o f t h e co m

p l ai n t

, evi d

en ce m a y b e i n t r o du ced wh i ch wi l l s u st ai n a g ran t

o f rel i ef t o th e p l ai n ti ff, t h e co m p l ai n t is s u ffi ci en t .” W

i l l i ams v. DeKa l b Co u n t

y

, 3 0 8

10Ga. 2 65

, 2 6 8 (1 ) n

. 6 (8 4 0 SE2 d 4 2 3 ) (2 0 20 ) (ci t at i o n s an d pu n ct u at i o n o m i t t ed ;

em ph as i s i n o ri g i nal ).

Gi v en t h e s t an d ard b y wh i ch we ju d g e her co m pl ai n t

, we fi n d t h at “ i t i s

p o s s i b l e t h at [M arq u es ] co u ld l at er es tab l is h fact s wh i ch d em o n st rat e a fai l u re to

co m p l y wi t h OCGA § 4 4-1 4 -1 6 2 .2 [an d t h at s uch fai l ure cau s ed M arq u es ’ s in ju ri es ]

.

Acco rd in g ly

, becau s e i t is p o s s i b l e [M arq u es ] m ay i n t ro du ce ev i d en ce wh i ch wo u ld

s u s t ai n a cl ai m fo r wro n g f u l fo recl o s u re as pl ed

, t h e tri al co u rt erred i n d is m i s s i n g

t h i s cl ai m .” Ba z emo re , 3 6 3 Ga. Ap p . at 7 2 7 (a).

So we rev ers e t h e o rd er di s m i s s i n g t h e wro n g fu l fo recl o s u re cl ai m fo r fai l i n g

t o s t at e a cl ai m to t h e ex t en t i t was b as ed o n al l eg at i o n s t h at Ch as e fai l ed t o co m p l y

wi t h OCGA § 4 4-1 4-1 62 .2

.

(b ) S l a n der o

f t i t l e

M arq u es as s ert ed a cl ai m fo r s l an der o f t i t l e b as ed o n al l eg at io n s t h at t h e d eed

u n d er p o wer fal s el y an d m al i ci o u s l y s t at ed t h at Ch as e was a l en der, t h at fo recl o s u re

n o t i ce h ad b een g i v en i n co m p l i an ce w i t h O CGA § 4 4 -1 4 -1 6 2 .2

, an d t h at Marq u es

was i n d efau l t

.

Th e tri al co u rt ru l ed t h at M arq u es fai l ed t o st at e a cl ai m o f s l an d er o f t i t l e fo r

t wo al t ern at i v e reas o n s : 1 ) b ec a u s e M arq u es was no t t h e t i t l e o wn er an d t h erefo re

11l ack ed st an d i ng u n d er OCGA § 5 1 -9 -1 1 (“ Th e o w ner o f an y es t at e in l an d s m ay b ri n g

an act i on fo r l i bel o u s o r s l an d ero u s wo rd s wh ich fal s el y a n d m al i ci o u s l y im p u g n h i s

t i tl e i f an y d am ag e accru es t o h i m t h erefro m .”) (em ph as i s s u p p l i ed ); an d 2) b ecau s e

t h e al l eg ed l y s lan d ero u s s t at em en t s are n o t b o t h fal s e an d m al i ci o us

.

In h er b ri ef o n ap p eal , M arq u es d o es n o t ch al l en g e t h e t ri al co u rt ’ s d i s m i s s al

o n th e b as i s t h at t he st at em en t s at i s s u e are n o t b o t h fal s e a n d m al ici o u s

. “ Gro u nd s

t h at are n o t at t ack ed as erro n eo us w i l l n o t b e co n si dered o n ap p eal an d are p res u m ed

t o b e b i n d i n g an d co rrect

. An ap p el l an t ’ s f a i l u r e t o at tack al t ern at i v e b as es fo r a

ju d g m en t res u l t s i n t h e affi rm an ce o f t h at j u d g m en t .” B r own v. Fo kes Pr o p er t i es

.

2 0 0 2

, 2 8 3 Ga. 2 3 1

, 2 3 3 (2 ) (6 5 7 SE2 d 8 2 0 ) (2 0 08 ) (ci t at i o n an d p u n ct u at io n o m i t t ed ).

(c) Neg l i g en t a n d i n t en t io n a l

i n f l i ct i o n o f emo t i o n a l

d i s t res s

Th e t ri al co u rt h el d t h at M arq u es fai l ed t o s t at e a cl ai m fo r em o t i o n al d i s t res s

,

b ecau s e t h e co n du ct s h e al l eg ed ag ai n s t Ch as e an d Fan n i e M ae was n o t s o ex t rem e

as t o fal l o u t s i de t h e b o u n d s o f d ecen cy . W e ag ree.

M arq u es al leg ed i n s u p p o rt o f h er cl ai m th at t h e fo recl o su re o ccu rred d u ri n g

t h e b eg i n n in g st ag es o f t h e COVID-1 9 p an d em i c an d t h at Fan n i e M ae p ro ceed ed

wh i le aware t hat Ch as e h ad wro n g fu l l y fo recl os ed

. M arq u es ’ s al l eg at i o ns “ can n o t b e

d es cri b ed as ex t rem e, o ut rag e o u s

, a t ro ci o u s, i n t o lerab le o r bey o n d t h e b ou n d s o f

12d ecen cy

. It fo l l o ws t h at t h e t ri al co u rt co m m i t t ed n o erro r i n d i s m i s s in g [h er] cl ai m

fo r i n t en t i o n al i n fl i ct i o n o f em o t i o n al d is t res s.” Ra cet t e

, 3 18 Ga. Ap p

. at 1 7 9 -1 8 0 (3 )

(ci t at i o n s an d pu n ct u at i o n o m i t t ed ). See al s o Th omp s o n -El v. Ba n k o f Amer i ca

, 3 2 7

Ga. A p p

. 3 0 9

, 31 3 (3 ) (7 5 9 SE2 d 4 9) (2 0 1 4 ) (affi rm i n g d i s m i s s al o f p l ai nt i ff’ s cl ai m

fo r in t en t i o n al in fl i c t i o n o f em o t i o n al d i st res s b as ed u p o n b an k ’ s fo recl o s u re,

al l eg ed l y wi t h ou t h er k n o wl ed g e, an d s u b seq u en t at t em pt s t o r e m o v e her fro m t h e

p ro p ert y ).

(d ) Vi o l a t i o n o

f th e Fa i r Bu s in es s P r act i ces Act

, OCGA § 10 -1 -3 90 et s eq

. a n d

Un i fo r m Decep t i ve Pr a ct i ces Act , OCGA § 1 0-1 -3 7 0 et

s eq

.

Th e t ri al co u rt d i sm i s s ed M arq u es ’ s cl ai m fo r v i o l a t i o n o f t h e Fai r Bu s i n es s

Pract i ces Act

, OCGA § 1 0 -1 -3 9 0 et s eq

., o n t h e g ro u n d t h at t h e Act d o es n o t ap p l y

t o res i den t i al m o rt g ag e t ran s act i o n s

. W e ag ree. A n d fo r t h e s am e reas on , we affi rm

t h e d i sm i s s al o f M arq u es ’ s cl ai m u n d er t h e Un ifo rm Decep t i v e Pract i ces Act

, OCGA

§ 1 0-1 -3 7 0 et s eq

.

Th e Fai r Bu s in es s Pract i ces Act p ro h i b it s “ [u ]n f a i r o r d ecep t i v e act s o r

p ract i ces i n t h e co n d u ct o f co n s u m er t ran s act i o n s an d co n s u m er act s o r p ract i ces in

t rad e o r co m

m erce.” OCGA § 1 0 -1 -3 9 3 (a).

13Ex em pt ed f r o m i t s s co p e, h o wev er, are “ [a] ct i o n s o r t ran s act i o n s

s p eci fi cal ly au t h ori zed u n d er laws ad m i n i s t ered by o r ru l es an d

reg u lat i o n s p ro m

u l g at ed b y an y reg u l at o ry ag en cy o f t h i s s t a t e o r th e

Un i t ed St at es

. ” OCGA § 1 0 -1 -3 9 6 (1 ). An d b ec a u s e res i d en t i al

m o rt g ag e t ran s act i o n s are reg u la t e d b y b o th s t at e an d fed eral l aw, th e

[Act ] d o es n o t ap p l y

.

Ja mes v. B a n k o

f A mer i ca

, 3 3 2 Ga. Ap p. 36 5

, 3 69 (4 ) (7 7 2 SE2 d 8 12 ) (2 0 1 5 )

(p h y s i cal p reced en t o n ly ). See al s o S t ewa rt v. S u nTr u s t Mt

g

, 33 1 Ga. Ap p

. 63 5

, 6 3 9

-

6 4 0 (5 ) (7 70 SE2 d 8 9 2 ) (2 0 1 5 ). Fo r t h e s am e reas o n

, Marq u es ’ s cl ai m u n d er t h e

Un i fo rm Decep t iv e Trad e Pract i ces A ct

, OCGA § 1 0 -1 -3 7 0 et s eq

., fai l s. OCGA § 1 0

-

1 -3 7 4 (a) (1 ). See Ja ckma n v. Ha s t y

, 2 0 1 1 U.S. Di s t

. LEXIS 2 3 6 2 8

, at *1 7 (III) (B)

(i ii ) (b ), Cas e No . 1 : 1 0 -CV-2 4 8 5 -RW S, (N.D. Ga. M ar. 8 , 2 0 1 1 ).

(e) In va s i o n of

p r i va cy

Th e co u rt h el d t h at M arq u es ’ s cl ai m s fo r i n v as i o n o f p ri v acy ag ai n s t Ch as e an d

Fan ni e M ae were b arred b y t h e r u n n i n g of t h e s t at u t e o f l i m i t at i o n

. In h er b ri ef,

M arq u es d o es n o t arg u e o t h erwi s e. In h er rep l y b ri ef, s h e arg u es t h at t h e COVID-1 9

p an dem i c t o l l ed t h e s t at ut e o f l i m i t at i o n . W e d i s ag ree.

M arq u es d i d n o t fi l e h er co m p l ai n t un t i l Au g us t 1

, 2 02 2

, an d h er am en d ed

co m p l ai n t (i n wh i ch s h e fi rs t al l eg ed i nv as i o n of p ri v acy ) u n t i l No v em b er 3

, 2 0 2 2,

14wel l aft er t h e s t a t u t e o f l im i t at i o n had ru n

, ev en acco u n t i ng fo r t he t o l l i n g p eri o d

affo rd ed b y t h e S u p rem e Co u rt o f Geo rg i a d u ri n g t h e COVID-1 9 p an d em i c. T h at

t o l l i n g peri o d en d ed o n J u l y 1 4

, 2 0 2 0

. See g en eral l y Leg g a t v. Na vi cen t

Hea l t h

,

_

_

Ga. Ap p

. _

_ (_

_ SE2 d

_

_ ) (Cas e No . A2 3 A 0 6 3 1 , d eci d ed Oct . 2 , 2 0 2 3 ).

M arq u es al s o arg ues i n h er rep l y b ri ef t h at frau d t o l l ed th e st at u t e o f li m i t at i o n,

b u t s h e h as n o t al l eg ed t he ki nd o f frau d t h at t ol l s a s tat u te o f l i m i t at i on

, i n s t ead

arg u i n g o n l y t h at s h e d i d no t l earn o f t h e fo recl o s ure u n t i l aft er th e s t at u t e h ad ru n.

See g en eral l y Ra i v. Rei d

, 2 9 4 Ga. 2 7 0

, 2 7 2 -2 74 (1 ) (7 5 1 SE2 d 8 2 1 ) (2 0 13 ). So s h e

h as n ot s h o wn t h at t h e t ri al co u rt erred i n d i s m is s i n g t h is cl ai m

. M a r k A. S ch n ei d er

R e v o c ab l e Tr u s t v. Ha r d y

, 3 6 2 Ga. Ap p

. 1 4 9

, 15 0 (1 ) (8 6 7 SE2 d 1 5 3 ) (2 0 2 1 ) ( “ A

s t at u te o f l i m i t at i o n d efen se g o es t o t h e m eri t s o f t he cl ai m

, an d i s t h erefo re s u b ject

t o a m o t i o n t o d i s m is s u n d er OCGA § 9 -1 1 -1 2 (b ) (6 ).”) (ci t at i o n s an d pu n ct u at i o n

o m it t ed ).

Ju d g men t a f f i r med in p a r t a n d r ever s ed i n p ar t

. B r o wn a n d Ma r k l e

, J J

.,

co n cu r

.

15