representative, informing them that they were denied a loan modification, and would need to make
at least one monthly loan payment in order to qualify for any mortgage assistance programs. On
June 25, 2012, the Laughlins made this payment.
On August 15, 2012, the Laughlins received a Federal Housing Agency (“FHA”) Trial Period Plan
Agreement (“TPP”). On the same day, Robert Laughlin spoke with a BANA representative about his
concern regarding the calculation of the amount due under the loan. Laughlin believed that a
portion of the principal balance was being “doublecounted” because BANA was adding unpaid
principal on top of the balance due on the loan. A BANA representative informed them that this was
how the calculation was done. The Laughlins then [accepted the TPP].
Under the terms of the TPP, the Laughlins were obligated to make three monthly payments on or
before September 15, 2012, October 15, 2012, and November 15, 2012. The Laughlins made the
payments, and on November 30, 2012, were told that their loan modification request was under
review, and that they would receive a final loan modification within 30-45 days. They were advised
to continue making the monthly trial payments in the meantime.
On January 2, 2013, BANA acknowledged the Laughlins’ compliance with the FHA Trial Plan
Agreement, and advised in writing to continue making trial payments until a final loan modification
was processed. They received their permanent loan modification offer on April 10, 2013.
The terms of the permanent loan modification offer had a modified principal balance of
$680,042.78. Before the modification, their loan balance was $617,735.87. The proposed modified
loan also extended the term of the loan for thirty years, providing that the loan would now mature
on November 1, 2042. Finally, the proposed permanent loan modification included a balloon
payment of $25,013.27, which BANA said reflected the “missed” payments from the period between
the end of the TPP and before the permanent loan modification offer.
The Laughlins filed suit against BANA for breach of the duty of good faith and violation of the New
Jersey consumer fraud statute (NJCFA). BANA made a motion to dismiss the case and the
Laughlins opposed the motion.
ISSUE: Do loan modifications and the process for such fall under consumer protection statutes?
REASONING: The court held that allegations of “unconscionable commercial practice, deception, fraud, false
pretense, false promise, misrepresentation, or the knowing concealment, suppression, or omission
of any material fact” during the loan modification process constitute unlawful conduct in violation of
the NJCFA. Plaintiffs have a mortgage with BANA and, after they fell behind on mortgage
payments, worked with BANA to modify the terms of their mortgage. The loan modification process,
from negotiation to the signing of a permanent modification, effectively operates as a subsequent
performance on the original mortgage. The terms of the NJCFA specifically define “unlawful
conduct” to cover such subsequent performance on a loan. Considering the “broad legislative intent
evident from the language and the policy goals of the [NJ]CFA,” it would be disingenuous to hold
that a servicer would be free from the ramifications of violating the NJCFA if it engaged in unlawful
conduct while participating in a loan modification.
The TPP, at its core, operates as part of the mortgage modification process. Therefore, any sort of
allegations regarding unconscionable business practices in entering into a TPP or in the period of
time after the trial period ends all relate to mortgage modifications and operate as the subsequent
performance of a servicer in connection with the mortgage.
The Court found that Plaintiffs’ allegations that BANA breached its implied duty, based upon the
contractual relationship between Plaintiffs and BANA, to diligently evaluate Plaintiffs for a
permanent loan were actionable under the consumer protection statutes of New Jersey.
BANA’s Motion to Dismiss was denied.
E. What remedies do consumers have?
1. Class-action suits or suits brought on their behalf by attorneys general
2. Government agency action