Illinois Official Reports 

Appellate Court

U.S. Bank Trust National Ass’n v. Lopez, 2018 IL App (2d) 160967

Appellate Court 

Caption

U.S. BANK TRUST NATIONAL ASSOCIATION, Not in Its 

Individual Capacity but Solely as Owner Trustee for Queen’s Park 

Oval Asset Holding Trust, Plaintiff-Appellee, v. MARIO A. LOPEZ, 

a/k/a Mario Augusto Lopez-Franco; MARTHA D. LOPEZ; and

UNKNOWN OWNERS and NONRECORD CLAIMANTS,

Defendants-Appellants.

District & No. Second District 

Docket No. 2-16-0967

Filed May 4, 2018

Decision Under 

Review

Appeal from the Circuit Court of Du Page County, No. 14-CH-473; 

the Hon. Robert G. Gibson, Judge, presiding.

Judgment Affirmed in part and vacated in part.

Cause remanded.

Counsel on

Appeal

Daniel S. Khwaja, of Chicago, for appellants.

Louis J. Manetti Jr., Margaret A. Manetti, Gregory J. Moody, and 

Lauren T. Riddick, of Codilis & Associates, P.C., of Burr Ridge, for 

appellee.
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Panel JUSTICE BURKE delivered the judgment of the court, with opinion.

Justices McLaren and Schostok concurred in the judgment and 

opinion.

 OPINION 

¶ 1 Plaintiff, U.S. Bank Trust National Association, as owner trustee for Queen’s Park Oval 

Asset Holding Trust, filed a foreclosure suit against defendants, Mario A. Lopez, a/k/a Mario 

Augusto Lopez-Franco, and Martha D. Lopez. Defendants raised the affirmative defense that 

plaintiff lacked standing when it filed the suit. Defendants also raised the affirmative defenses 

that plaintiff violated Illinois Supreme Court Rule 113(b) (eff. May 1, 2013) and failed to 

comply with Title 24, section 203.604, of the Code of Federal Regulations (Code) (24 C.F.R. 

§ 203.604 (2014)). The trial court struck defendants’ affirmative defenses, granted plaintiff 

summary judgment, and entered a judgment of foreclosure and sale. On appeal, defendants 

challenged the trial court’s orders striking their affirmative defenses and granting plaintiff 

summary judgment. On November 14, 2017, this court filed its opinion. We reversed the 

judgment of foreclosure and sale, vacated the order approving the sale, and dismissed the 

foreclosure. Specifically, we determined that plaintiff lacked standing. Plaintiff filed a timely 

petition for rehearing, disputing that holding. We granted the petition for rehearing and 

withdrew our opinion. For the reasons that follow, we hold that the trial court did not err in 

striking the affirmative defenses concerning standing and Rule 113(b). However, we hold that 

there are factual issues regarding plaintiff’s compliance with section 203.604 and that the trial 

court erred in striking that affirmative defense. Therefore, we vacate the judgment of 

foreclosure and sale and remand the cause for further proceedings. 

¶ 2 I. BACKGROUND 

¶ 3 A. Initial Foreclosure Proceedings and Amended Complaint 

¶ 4 On March 11, 2014, plaintiff filed a complaint to foreclose the mortgage on property 

owned by defendants. The complaint attached the mortgage and the note. The note bore two 

indorsements, one from the original lender to Countrywide Bank, FSB (Countrywide), and the 

second from Countrywide to the Secretary of Housing and Urban Development (HUD), a 

nonparty to the case. The note included no indorsements or assignments to plaintiff. The 

complaint alleged in paragraph “n” that plaintiff was the “legal holder of the indebtedness.”

¶ 5 On May 12, 2014, defendants filed an answer with affirmative defenses, claiming that 

plaintiff lacked standing because the note attached to the complaint was indorsed to HUD and 

not to plaintiff, that plaintiff failed to comply with Rule 113(b) because the note did not show 

an indorsement to plaintiff, and that plaintiff failed to comply with Title 24, section 203.604, of 

the Code. 

¶ 6 On November 7, 2014, plaintiff amended its complaint to resolve any issue regarding the 

note. The allegations were substantially similar to those in the original complaint except that it 

alleged in paragraph “n” that “on March 11, 2014[,] Plaintiff was a non-holder in possession of 

the Note with rights of a holder. Plaintiff is currently the legal holder of the Note.” Also, 

plaintiff attached a copy of the note bearing the same two indorsements, one from the original 
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lender to Countrywide and the second from Countrywide to HUD. The amended complaint 

included an “allonge to note” that was not filed with the original complaint. The allonge, which 

is undated, contains a special indorsement from HUD to Queen’s Park Oval Asset Holding 

Trust, the trust for which plaintiff was the owner trustee. 

¶ 7 B. Defendants’ Motion to Dismiss the Amended Complaint

¶ 8 On December 24, 2014, defendants filed a motion to dismiss plaintiff’s amended 

complaint, pursuant to section 2-619.1 of the Code of Civil Procedure (735 ILCS 5/2-619.1 

(West 2014)). They repeated the arguments they raised in their affirmative defenses that 

plaintiff lacked standing and violated Rule 113(b). Defendants claimed that the defect could 

not be cured by amendment. Following arguments, the court denied defendants’ motion to 

dismiss, without prejudice. 

¶ 9 C. Defendants’ Affirmative Defenses to the Amended Complaint 

¶ 10 On April 16, 2015, defendants filed an answer to plaintiff’s amended complaint and 

repeated their previous affirmative defenses. They argued again that, when the case was filed, 

plaintiff lacked standing, as the note attached to the complaint was indorsed to HUD and no 

assignment to plaintiff was attached. Defendants maintained that the allonge attached to 

plaintiff’s amended complaint contained an indorsement executed after the filing of the 

original complaint. Defendants supported their answer with judicial admissions made by 

plaintiff throughout the proceedings that it was not in possession of an indorsed note at the time 

of the original filing. Defendants alleged that plaintiff violated Rule 113(b) when it amended 

the complaint to include the allonge. Defendants also alleged that plaintiff failed to comply 

with Title 24, section 203.604, of the Code because plaintiff did not provide the required 

face-to-face meeting or offer defendants “an opportunity to conduct one.”

¶ 11 D. Striking the Affirmative Defenses, Summary Judgment, and Judicial Sale 

¶ 12 Plaintiff filed a motion to strike the affirmative defenses, pursuant to section 2-619.1. The 

motion attached a January 16, 2014, assignment of the mortgage from HUD to plaintiff

(without the note), various affidavits, and a Federal Express (FedEx) tracking label. Plaintiff 

argued that the standing defense was insufficiently pleaded because defendants did not 

properly articulate how plaintiff lacked standing and defendants failed to support their claim 

that a violation of Rule 113 compelled dismissal. Plaintiff maintained that the assignment 

established its legal capacity as a nonholder with the rights of a holder when the original 

complaint was filed. 

¶ 13 At the hearing on the motion to strike, plaintiff produced the original note, and the trial 

court read a description of it into the record. The trial court determined that plaintiff was a 

nonholder with the rights of a holder. Following the hearing, the trial court granted plaintiff’s 

motion and struck the affirmative defenses with prejudice. 

¶ 14 With the affirmative defenses stricken, the trial court granted plaintiff’s motion for 

summary judgment and entered a judgment of foreclosure and sale on July 18, 2016. The 

judicial sale occurred, and the court granted plaintiff’s motion to confirm the sale on 

November 7, 2016. Defendants timely appeal from the court’s orders striking their affirmative 
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defenses and granting plaintiff summary judgment. 

¶ 15 II. ANALYSIS 

¶ 16 Defendants argue that plaintiff lacked standing to sue, violated Rule 113(b), and failed to 

strictly adhere to the mandated servicing guidelines of Title 24, section 203.604, of the Code. 

We examine each issue in turn. 

¶ 17 Plaintiff’s motion to strike defendants’ affirmative defense of standing was brought 

pursuant to section 2-619.1 of the Code of Civil Procedure (735 ILCS 5/2-619.1 (West 2016)). 

A motion under section 2-619.1 allows a party to combine a section 2-615 (735 ILCS 5/2-615 

(West 2016)) motion to dismiss based upon insufficient pleadings with a section 2-619 (735 

ILCS 5/2-619 (West 2016)) motion to dismiss based upon certain defects or defenses. 735 

ILCS 5/2-619.1 (West 2016); Carr v. Koch, 2011 IL App (4th) 110117, ¶ 25 (citing Edelman, 

Combs & Latturner v. Hinshaw & Culbertson, 338 Ill. App. 3d 156, 164 (2003)). When the 

legal sufficiency of a complaint is challenged by a section 2-615 motion to dismiss, all 

well-pleaded facts in the complaint are taken as true and a reviewing court must determine 

whether the allegations of the complaint, construed in the light most favorable to the plaintiff, 

are sufficient to establish a cause of action upon which relief may be granted. King v. First 

Capital Financial Services Corp., 215 Ill. 2d 1, 11-12 (2005). On the other hand, a motion to 

dismiss under section 2-619 admits the legal sufficiency of the complaint but asserts an 

affirmative matter that defeats the claim. Id. at 12. If a cause of action is dismissed due to the 

affirmative matter asserted in a section 2-619 motion to dismiss, the questions on appeal are 

whether there is a genuine issue of material fact and whether the moving party is entitled to 

judgment as a matter of law. Illinois Graphics Co. v. Nickum, 159 Ill. 2d 469, 494 (1994). We 

review de novo an order striking a pleading pursuant to section 2-619.1. Carr, 2011 IL App 

(4th) 110117, ¶ 25. 

¶ 18 The doctrine of standing requires that a party have a real interest in the action and its 

outcome. Wexler v. Wirtz Corp., 211 Ill. 2d 18, 23 (2004). A party’s standing to sue must be 

determined as of the time the suit is filed. Deutsche Bank National Trust Co. v. Gilbert, 2012 

IL App (2d) 120164, ¶ 24. “[A] party either has standing at the time the suit is brought or it 

does not.” Village of Kildeer v. Village of Lake Zurich, 167 Ill. App. 3d 783, 786 (1988). An 

action to foreclose upon a mortgage may be filed by a mortgagee or by an agent or successor of 

a mortgagee. Gilbert, 2012 IL App (2d) 120164, ¶ 15. 

¶ 19 Typically, lack of standing to bring an action is an affirmative defense, and the burden of 

proving the defense is on the party asserting it. Lebron v. Gottlieb Memorial Hospital, 237 Ill. 

2d 217, 252 (2010); Bayview Loan Servicing, LLC v. Cornejo, 2015 IL App (3d) 140412, ¶ 12. 

In Gilbert, however, we stated that, once the defendant “made out a prima facie showing that 

[the plaintiff] lacked standing, the burden shifted to [the plaintiff] to refute this evidence or 

demonstrate a question of fact.” Gilbert, 2012 IL App (2d) 120164, ¶ 17 (citing Triple R 

Development, LLC v. Golfview Apartments I, L.P., 2012 IL App (4th) 100956, ¶ 12). In 

Rosestone Investments, LLC v. Garner, 2013 IL App (1st) 123422, ¶ 28, the First District 

criticized our statement in Gilbert as violating the principle that “lack of standing is an 

affirmative defense, which [the] defendant alone has the burden to plead and prove.” The First 

District noted that Triple R Development “concerned neither standing nor foreclosure 

proceedings” but, rather, “the burden of persuasion on a motion for summary judgment.” 

(Emphasis in original.) Id. The First District concluded, “It is unclear what result the Gilbert
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court would have reached had it required [the] defendant, rather than [the] plaintiff, to bear the 

ultimate burden.” Id.

¶ 20 We are puzzled by the First District’s criticism. In Gilbert, the plaintiff’s lack of standing 

was asserted in the defendant’s motion for summary judgment. Gilbert, 2012 IL App (2d) 

120164, ¶ 7. On a motion for summary judgment, the burden of persuasion is always on the 

movant, but the burden of production can shift. Triple R Development, 2012 IL App (4th) 

100956, ¶ 12. When we ruled that the defendant had “made out a prima facie showing that [the 

plaintiff] lacked standing” (Gilbert, 2012 IL App (2d) 120164, ¶ 17), we shifted to the plaintiff 

not “the ultimate burden” to show its standing (Rosestone, 2013 IL App (1st) 123422, ¶ 28) but 

merely the burden of production on the motion for summary judgment: to “refute [the 

movant’s] evidence or demonstrate a question of fact” (Gilbert, 2012 IL App (2d) 120164, 

¶ 17). Indeed, we specifically declined to decide whether, by statute (735 ILCS 

5/15-1504(a)(3)(N) (West 2008)), the legislature had placed the ultimate burden on the 

plaintiff. Gilbert, 2012 IL App (2d) 120164, ¶ 16. Thus, though the First District accused us of 

concocting a baseless “burden-shifting scheme” (Rosestone, 2013 IL App (1st) 123422, ¶ 28), 

the “scheme” was merely that which applies on a motion for summary judgment, which was 

the procedural posture of the case before us. 

¶ 21 That said, the disagreement in the above cases has no bearing on this case. Here, the 

procedural posture was plaintiff’s section 2-619.1 motion to strike defendants’ affirmative 

defense of lack of standing. Regardless of where the burden (or burdens) lay, the trial court 

properly granted that motion. 

¶ 22 Defendants’ standing defense attacks plaintiff’s position only as the holder of the note 

when the original complaint was filed.1

Plaintiff’s amended complaint (with the allonge 

attached) indicates that it is presently the holder of the note, but it alleges that, when the 

original complaint was filed, it was a nonholder in possession of the note with the rights of a 

holder. The standing defense never challenged this assertion. Further, plaintiff’s contention 

that it had the rights of a holder when the original complaint was filed was supported by the 

assignment from HUD to plaintiff, which predated the filing of that complaint. 

¶ 23 Pursuant to section 3-301 of the UCC, a person can enforce a negotiable instrument as a 

holder or as a nonholder in possession of the instrument who has the rights of a holder. 810 

ILCS 5/3-301 (West 2014). The fact that here the note was indorsed to HUD, and not to 

plaintiff, when the original complaint was filed proves only that plaintiff was not the holder of 

the note at that time. By attaching a copy of the note to the original complaint, and later 

presenting the original note in open court, plaintiff validated that it was a nonholder in 

possession of the note. Further, the assignment of the mortgage from HUD to plaintiff, which 

predated the filing of the original complaint, showed that plaintiff had the right to enforce the 

note at that time. See HSBC Bank USA, N.A. v. Hardman, No. 12 C 00481, 2013 WL 515432, 

at *4 (N.D. Ill. Feb. 12, 2013) (note was not indorsed to plaintiff, but plaintiff had rights of a 

holder through the assignment of the mortgage); Deutsche Bank v. Tucker, No. 11 C 8062,

2012 WL 2872456, at *2-3 (N.D. Ill. July 12, 2012) (note was not indorsed to plaintiff, but 

plaintiff had rights of a holder to enforce through a pooling and servicing agreement). 

 

1The Uniform Commercial Code (UCC) defines “holder” to mean “the person in possession of a 

negotiable instrument that is payable either to bearer or to an identified person that is the person in 

possession.” 810 ILCS 5/1-201(21)(A) (West 2014). 
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¶ 24 Defendants attempt to distinguish Hardman and Tucker by arguing that the notes in those 

were unindorsed, whereas the note in the present case was indorsed to HUD. We fail to see any 

distinction between a note payable under its terms to an entity that is not the plaintiff and a note 

payable through indorsement to an entity that is not the plaintiff. Both situations establish only 

that the plaintiff is not the holder of the note. Plaintiff concedes that it was not the holder of the 

note when the original complaint was filed. Defendants’ argument sheds no light on whether 

plaintiff was in possession with the rights of a holder. 

¶ 25 Similarly, defendants cite section 3-201 of the UCC (810 ILCS 5/3-201 (West 2014)) to 

demonstrate that negotiation of a note requires an indorsement by the holder. Section 3-201 

simply details how one becomes a holder and, again, has nothing to do with a nonholder’s 

potential ability to enforce an instrument under section 3-301.

¶ 26 Defendants rely on Gilbert and Bayview Loan Servicing, L.L.C. v. Nelson, 382 Ill. App. 3d 

1184 (2008), where both plaintiffs claimed standing as holders of the notes. In Gilbert, the note 

and mortgage identified as the mortgagee Mortgage Electronic Registration Systems, Inc. 

(MERS), not the plaintiff. Gilbert, 2012 IL App (2d) 120164, ¶ 17. The assignment of the 

mortgage to the plaintiff was executed after the complaint had been filed, and the plaintiff’s 

attempt to show an earlier assignment through affidavit was inadmissible. Id. ¶¶ 17, 19. In 

Nelson, there was no assignment to the plaintiff of any interest in the mortgage or the note 

before the complaint was filed. Nelson, 382 Ill. App. 3d at 1187-88. In neither case was there 

competent evidence establishing the plaintiff as the holder of the note. In this case, the 

mortgage clearly was assigned to plaintiff before the original complaint was filed, and the 

complaint attached a copy of the note. Thus, there was evidence establishing that plaintiff was 

in possession of the note with the rights of a holder to enforce the note. Striking defendants’ 

affirmative defense on standing was proper. 

¶ 27 Defendants next contend that the trial court erred in denying their section 2-619.1 motion 

to dismiss based on a violation of Rule 113(b). Defendants argue that plaintiff violated Rule 

113(b) because it attached to the original complaint a note that was indorsed to HUD and that 

the later production of the allonge transferring the note to the trust established the violation 

because the allonge was not attached to the original complaint. 

¶ 28 Rule 113(b) provides that, in addition to the documents listed in section 15-1504 of the 

Illinois Mortgage Foreclosure Law (735 ILCS 5/15-1504 (West 2014)), “a copy of the note, as 

it currently exists, including all indorsements and allonges, shall be attached to the mortgage 

foreclosure complaint at the time of filing.” Ill. S. Ct. R. 113(b) (eff. May 1, 2013). 

¶ 29 Plaintiff attached to the original complaint all the necessary documents that existed at the 

time of filing. These did not include the allonge, as it did not exist at that time. It might have 

been prudent for plaintiff to attach the assignment, which was executed before the original 

complaint was filed, but that was not called for under the rule. Accordingly, plaintiff did not 

violate Rule 113(b). 

¶ 30 Finally, defendants contend that granting plaintiff’s section 2-619.1 motion to strike was 

inappropriate on the issue of plaintiff’s compliance with Title 24, section 203.604, of the Code. 

¶ 31 Defendants’ mortgage was insured by HUD, and therefore it is subject to specific servicing 

requirements. See 24 C.F.R. § 203.500 (2014); Federal National Mortgage Ass’n v. Moore, 

609 F. Supp. 194, 196 (N.D. Ill. 1985). The failure to comply with HUD’s servicing 

requirements is a defense to a mortgage foreclosure action. PNC Bank, National Ass’n v. 

Wilson, 2017 IL App (2d) 151189, ¶ 18. 
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¶ 32 Section 203.604(b) requires that “[t]he mortgagee must have a face-to-face interview with 

the mortgagor, or make a reasonable effort to arrange such a meeting, before three full monthly 

installments due on the mortgage are unpaid.” 24 C.F.R. § 203.604(b) (2014). “A reasonable 

effort to arrange a face-to-face meeting with the mortgagor” has two elements. Id.

§ 203.604(d). The first element “shall consist at a minimum of one letter sent to the mortgagor 

certified by the Postal Service as having been dispatched.” Id. The second element “shall also 

include at least one trip to see the mortgagor at the mortgaged property.” Id. A mortgagor may 

not institute foreclosure proceedings before complying with section 203.604. See id.

§ 203.500. 

¶ 33 Defendants contend (in their original appellants’ brief) that plaintiff never sent a letter, 

certified by the postal service as having been dispatched, offering a meeting with plaintiff as 

required by section 203.604. Defendants offered the affidavit of Mario Lopez declaring 

nonreceipt of any certified letter offering a face-to-face meeting. 

¶ 34 Plaintiff asserted in the trial court and on appeal that a letter was sent (albeit through 

FedEx) to defendants on August 5, 2011, and that a field representative visited the subject 

property on August 9 and August 16, 2011, and met with Mario Lopez. According to plaintiff, 

this assertion, which was supported by affidavit, demonstrates substantial compliance with the 

mandated servicing guidelines of section 203.604. Plaintiff attached to its affidavit an exhibit 

purporting to be the letter sent to defendants on August 5, 2011, and an exhibit purporting to be

the FedEx shipping label. 

¶ 35 Defendants maintain that there was no visit to the property and no meeting with a 

representative of plaintiff. They assert that, without receiving a certified letter, they could not 

have known that a visit to the property would have occurred. Furthermore, defendants contend 

that whether plaintiff ever visited the property is inconsequential, as section 203.604 requires 

both the sending of a certified letter and a personal visit to constitute a reasonable effort at 

arranging a face-to-face meeting. Plaintiff maintains that sending the letter via FedEx is merely 

a technical defect in the notice because it is a reliable way of sending documents, sharing 

characteristics with certified mail. Plaintiff correctly notes that section 203.604 does not 

require proof of delivery. Rather, it requires only that the letter be certified as “having been 

dispatched.” 24 C.F.R. § 203.604(d) (2014). 

¶ 36 Since the filing of this appeal, this court in U.S. Bank Trust National Ass’n v. Hernandez, 

2017 IL App (2d) 160850, ¶¶ 32-33, held that the plaintiff failed to prove, as a matter of law, 

that it fulfilled section 203.604(d)’s “attempt-by-letter” requirement because the FedEx 

shipping label did not demonstrate conclusively that the plaintiff sent the defendants a letter 

offering a face-to-face meeting. Notably, we did not decide “whether use of a private carrier 

can constitute substantial compliance with the ‘attempt-by-letter’ requirement of section 

203.604(d), for even if we construed the section in [the bank’s] favor, we would hold that [the 

bank] failed to comply with its requirements.” Id. ¶ 32. 

¶ 37 As in Hernandez, plaintiff here has failed to offer proof of dispatch as a matter of law.

Plaintiff presented only the shipping label, which does not demonstrate irrefutably that 

plaintiff sent defendants a letter offering a face-to-face meeting. See id. Plaintiff cites a 

55-page record of a “screenprint,” which purportedly shows a dispatch. But plaintiff does not 

identify the specific page showing the dispatch. The various notations on the “screenprint” do 

not explicitly identify the dispatch, and plaintiff does not identify the relevant notation to 
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support its position. Further, the affidavit of Kacy Prather does not explain how the 

“screenprint” establishes the dispatch. 

¶ 38 Furthermore, in his affidavit, Mario Lopez specifically denied that he received a letter by 

certified mail from plaintiff and denied being “offered a face-to-face meeting at a local 

Housing and Urban Development office, one of plaintiff’s local banks, or other H.U.D. related 

servicing office.” Construing his affidavit in the light most favorable to defendants, as we must 

(see Floyd v. Rockford Park District, 355 Ill. App. 3d 695, 699 (2005)), we read it as denying 

that he received any letter offering defendants a face-to-face meeting. See Hernandez, 2017 IL 

App (2d) 160850, ¶ 34. 

¶ 39 In its petition for rehearing, plaintiff argues that the “Assignment of Mortgage from HUD 

to Plaintiff pre-dates the filing of the complaint and thereby illustrates the removal of HUD 

requirements from the loan—i.e., a non-HUD insured loan cannot logically be said to have 

HUD-mandated requirements.” Plaintiff did not raise this argument in the trial court or in its 

original response brief filed in this appeal, and we find that it is forfeited. See IPF Recovery 

Co. v. Illinois Insurance Guaranty Fund, 356 Ill. App. 3d 658, 666 (2005). We express no 

opinion as to the merits of this claim. 

¶ 40 Accordingly, we conclude that granting plaintiff’s motion to strike was improper because 

plaintiff did not establish as a matter of law that it complied with section 203.604. 

¶ 41 III. CONCLUSION 

¶ 42 For the preceding reasons, we affirm the order granting plaintiff’s motion to strike 

defendants’ affirmative defenses relating to standing and Rule 113(b). We vacate the order 

granting plaintiff’s motion to strike defendant’s affirmative defense concerning plaintiff’s 

compliance with Title 24, section 203.604, of the Code. Further, we vacate the judgment of 

foreclosure and sale, and we remand the cause for further proceedings. 

¶ 43 Affirmed in part and vacated in part. 

¶ 44 Cause remanded.