J-A22001-19

NON-PRECEDENTIAL DECISION - SEE SUPERIOR COURT I.O.P. 65.37

SANTANDER BANK, N.A.

v.

IHOC, LLC 

Appellant

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 IN THE SUPERIOR COURT OF

 PENNSYLVANIA

 No. 174 EDA 2019

Appeal from the Order Entered December 27, 2018

In the Court of Common Pleas of Philadelphia County Civil Division at 

No(s): 1610 03576

BEFORE: MURRAY, J., STRASSBURGER, J.*, and PELLEGRINI, J.*

MEMORANDUM BY MURRAY, J.: FILED OCTOBER 02, 2019

In this mortgage foreclosure action, IHOC, LLC (Appellant) appeals from 

the trial court’s order denying reconsideration of its order amending to 

$50,823.02 the amount of damages attendant to the in rem default judgment 

entered June 13, 2018. Upon review, we dismiss the appeal.

The trial court summarized:

On October 25, 2016, [Appellee, Santander Bank, N.A. 

(Santander)] filed a mortgage foreclosure complaint against 

[Appellant]. [Appellant] failed to respond to the complaint. On 

June 13, 2018, [Santander] filed a Praecipe for Entry of Default 

Judgment, which the Office of Judicial Records entered on that 

same date. On November 14, 2018, [Santander] filed a Motion to 

Reassess Damages, which the trial court granted on December 10, 

2018.

On December 26, 2018, [Appellant] filed a Motion for 

Reconsideration of the trial court’s December 10, 2018 order, 

which the trial court denied on December 2[7], 2018. On January 

7, 2019, [Appellant] filed a Notice of Appeal from the trial court’s 

 

* Retired Senior Judge assigned to the Superior Court.
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December 2[7], 2018 order denying [Appellant’s] Motion for 

Reconsideration.

Trial Court Opinion, 1/23/19, at 1. The trial court, like Santander, contends 

that this appeal should be quashed. See id. at 1-2.

On January 31, 2019, Santander filed with this Court a motion to quash, 

alleging that Appellant improperly appealed from an order denying 

reconsideration.1 By order dated March 29, 2019, this Court denied the 

motion without prejudice. On May 14, 2019, Santander filed a “renewed” 

motion to quash the appeal, reiterating that the appeal should be quashed 

because an order denying reconsideration is not appealable. See 

Commonwealth v. Moir, 766 A.2d 1253, 1254 (Pa. Super. 2000) (an appeal 

from an order denying reconsideration is improper and untimely) citing 

Valentine v. Wroten, 580 A.2d 757 (Pa. 1990). On May 29, 2019, this Court 

entered an order deferring the motion to this merits panel.

In response to Santander’s renewed motion to quash, counsel for 

Appellant refers to Appellant IHOC, LLC and Nancy Abdellah interchangeably, 

and denies that “Nancy Abdellah is a non-party.” Response to Renewed 

Motion to Quash, 5/22/18, at 1. Appellant admits, “Nancy Abdellah filed a 

Notice of Appeal.” Id. at 2. However, Appellant claims “Nancy Abdellah filed 

 

1 Santander also averred that the appeal should be quashed because it was 

filed by Nancy Abdellah, who is not a party to the underlying action. Motion 

to Quash, 1/31/19, at 5-6; Renewed Motion to Quash, 5/14/19, at 5-6.
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an appeal of the Order dated December 7, 2018.” Id. (emphasis added). The 

record does not support this claim.

The trial court docket, as well as the trial court’s verbatim December 27, 

2018 order and Appellant’s January 7, 2019 notice of appeal, indicate 

otherwise. The notice of appeal expressly states that it is being taken “from 

the ORDER entered in the above case, on the 27th day of December, 2018.” 

Notice of Appeal, 1/7/19.

The order, which Appellant attached to the notice of appeal, reads:

ORDER

AND NOW, this 27th day of December, 2018, in 

consideration of the motion by defendant for Reconsideration of 

Order of December [10], 2018 to Reassess Damages for 

Foreclosure Nunc Pro Tunc, it is hereby ORDERED that the Motion 

is DENIED.

BY THE COURT

Order, 12/27/18.

While we do not disagree with the facts and law advanced by Santander 

and the trial court in support of quashal, we also recognize that Appellant filed 

the appeal within 30 days of the December 10, 2018 order reassessing 

damages, and for this reason, decline to quash the appeal. Pa.R.A.P. 903(a) 

(appeal shall be filed within 30 days of after the entry of the order from which 

the appeal is taken).

We are more persuaded by Santander’s argument that the appeal is 

moot. Our review of the trial court docket confirms Santander’s statement 
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that “the Property has already sold at Sheriff’s Sale to a third party for a sum 

less than the amount granted in the order amending the judgment.” 

Santander’s Brief at 15. The docket in fact shows that the property was sold 

at Sheriff’s Sale on February 5, 2016 for $47,200. Santander has indicated 

that it “received funds from the distribution of the sale” and “is not pursuing 

any additional personal judgment against Appellants so the judgment has no 

residual impact.” Santander’s Brief at 24-25.

In a prior decision finding mootness in a foreclosure action and 

dismissing the appeal, we stated:

“Generally, an actual claim or controversy must be present 

at all stages of the judicial process for the case to be actionable 

or reviewable.... If events occur to eliminate the claim or 

controversy at any stage in the process, the case becomes moot.” 

J.S. v. Whetzel, 860 A.2d 1112, 1118 (Pa. Super. 2004) 

(quotation marks and citation omitted). “An issue can become 

moot during the pendency of an appeal due to an intervening 

change in the facts of the case or due to an intervening change in 

the applicable law.” In re Cain, 527 Pa. 260, 590 A.2d 291, 292 

(1991). “An issue before a court is moot if in ruling upon the issue 

the court cannot enter an order that has any legal force or effect.” 

Rivera v. Pennsylvania Dept. of Corrections, 837 A.2d 525, 

527 (Pa. Super. 2003).

In the instant case, the order under review set aside the 

sheriff’s sale and re-scheduled a sale for July 2, 2004. Despite the 

fact that Appellant filed an appeal, the order was never 

superseded. Consequently, the property was sold at the second 

sale, and now an order declaring the first sale valid would have no 

effect.

Deutsche Bank Nat. Co. v. Butler, 868 A.2d 574, 577 (Pa. Super. 2005).

Likewise, in this case, the intervening Sheriff’s Sale on February 5, 2019 

divested Appellant of any interest in the property. See Santander’s Brief at 
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16-17, citing See Insilco Corp. v. Rayburn, 543 A.2d 120, 125-26 (Pa.

Super. 1988). See also Wells Fargo Bank, N.A. v. Long, 934 A.2d 76, 80 

(Pa. Super. 2007) (appellant is divested of all interest in the property when 

the sheriff’s deed is acknowledged and recorded).

Accordingly, we dismiss the appeal because Appellant does not have any 

interest in the property and the appeal is moot.

Motion to quash denied. Appeal dismissed.

Judge Strassburger joins the memorandum.

Judge Pellegrini concurs in the result.

Judgment Entered.

Joseph D. Seletyn, Esq.

Prothonotary

Date: 10/2/19