Appeal by petitioners from orders entered 6 August 2004 by
Judge Orlando F. Hudson, Jr. in Wake County Superior Court. Heard
in the Court of Appeals 11 May 2005.
Smith, James, Rowlett & Cohen, L.L.P., by Norman B. Smith, for
petitioner-appellants.
Attorney General Roy A. Cooper, III, by Special Deputy
Attorney General L. McNeil Chestnut and Assistant Attorney
General Anne J. Brown, for respondent-appellee.
HUNTER, Judge.
Douglas Weiss (Douglas) and Blaine Weiss (Blaine)
(collectively appellants) appeal from orders affirming denials by
the North Carolina State Banking Commission (Banking Commission)
of appellants' applications for licensure as mortgage loan officersentered 6 August 2004. As we find no error, we affirm the trial
court's orders.
Appellants were the sole shareholders, directors, and officers
of Superior Mortgage Company (Superior). Superior received
numerous consumer complaints filed with the Office of the
Commissioner of Banks (OCOB). Superior was found to have engaged
in unfair and deceptive trade practices, and a default judgment was
awarded against the company for failure to honor a refinancing
agreement. In 2000, Superior surrendered its mortgage broker
registration to the OCOB and filed for bankruptcy. Appellants then
became employed as loan officers for a mortgage broker, United Home
Mortgage (United Home).
In 2001, legislation was enacted which required, for the first
time, licensure by the OCOB of all mortgage brokers, bankers, and
loan officers. This legislation, entitled the Mortgage Lending
Act, became effective 1 July 2002.
On 9 September 2002, appellants each filed applications with
OCOB for licensure as mortgage loan officers. Because of their
previous experience in the industry, both appellants filed under
the grandfather provision of an uncodified portion of the Mortgage
Lending Act, enacted as 2001 N.C. Sess. Laws ch. 393, § 5(b). The
OCOB denied both appellants' applications on 6 February 2003.
Appellants appealed the denial and the matters were heard
before the Commissioner of Banks (Commissioner) in June and July
2003. A Final Decision and Order was entered by the Commissioneron 8 September 2003, affirming the preliminary denials of the
mortgage loan officer licenses.
Appellants appealed the Commissioner's Orders to the Banking
Commission on 25 September 2003. An Appellate Panel, after review
of the appeals, recommended to the Full Banking Commission that the
Orders be affirmed. On 21 January 2004, the Banking Commission
upheld the Final Decision and Orders.
Appellants filed for review of the Orders in superior court.
On 6 August 2004, the superior court affirmed the decisions of the
Banking Commission. Appellants now appeal to this Court. We note
that where appellants raise identical issues, we address those
assignments of error together.
Before addressing the merits of appellants' claims, we first
note the applicable standard of review. The proper manner of
review of a final agency decision depends upon the particular
issues presented on appeal. Amanini v. N.C. Dept. of Human
Resources, 114 N.C. App. 668, 674, 443 S.E.2d 114, 118 (1994). Our
statutes provide that a reviewing trial court may
reverse or modify the agency's decision, or
adopt the administrative law judge's decision
if the substantial rights of the petitioners
may have been prejudiced because the agency's
findings, inferences, conclusions, or
decisions are:
(1) In violation of constitutional
provisions;
(2) In excess of the statutory authority
or jurisdiction of the agency;
(3) Made upon unlawful procedure;
(4) Affected by other error of law;
(5) Unsupported by substantial evidence
admissible under G.S. 150B-29(a),
150B-30, or 150B-31 in view of the
entire record as submitted; or
(6) Arbitrary, capricious, or an abuse
of discretion.
N.C. Gen. Stat. § 150B-51(b) (2003). De novo review is proper when
the issue raised is whether an agency decision was based on an
error of law. Beneficial North Carolina v. State ex rel. Banking
Comm., 126 N.C. App. 117, 122, 484 S.E.2d 808, 811 (1997).
However, when the appellant challenges (1) whether the agency's
decision was supported by the evidence or (2) whether the decision
was arbitrary or capricious, then the reviewing court must apply
the 'whole record' test. In re Appeal by McCrary, 112 N.C. App.
161, 165, 435 S.E.2d 359, 363 (1993). The 'whole record' test
'requires the reviewing court to examine all competent evidence
(the whole record) in order to determine whether the agency
decision is supported by substantial evidence.' Beneficial, 126
N.C. App. at 122, 484 S.E.2d at 811 (citation omitted).
The standard of review for an appellate court when reviewing
a superior court order affirming or reversing a decision of an
administrative agency requires the appellate court to examine 'the
trial court's order for error of law' just as in any other civil
case. Beneficial, 126 N.C. App. at 123, 484 S.E.2d at 811
(quoting ACT-UP Triangle v. Commission for Health Services, 345
N.C. 699, 706, 483 S.E.2d 388, 392 (1997)). 'The process has been
described as a twofold task: (1) determining whether the trialcourt exercised the appropriate scope of review and, if
appropriate, (2) deciding whether the court did so properly.'
ACT-UP Triangle, 345 N.C. at 706, 483 S.E.2d at 392 (citation
omitted). However, our Supreme Court has recently affirmed that:
[I]n cases appealed from an administrative
tribunal under the APA, it is well settled
that the trial court's erroneous application
of the standard of review does not
automatically necessitate remand, provided the
appellate court can reasonably determine from
the record whether the petitioner's asserted
grounds for challenging the agency's final
decision warrant reversal or modification of
that decision under the applicable provisions
of N.C.G.S. § 150B-51(b).
N.C. Dep't of Env't & Natural Res. v. Carroll, 358 N.C. 649, 665,
599 S.E.2d 888, 898 (2004).
I.
[1] Appellants first contend the Banking Commission erred in
not granting appellants' loan officer license applications under
the grandfather provisions of the Mortgage Lending Act. As this
assignment raises an error of law, we review the issue
de novo and
find no error.
Appellants' contention raises a question of first impression
for this Court. We therefore carefully examine the statutes which
govern such licensure. In interpreting our state statutes, the
primary function of this Court is to 'ensure that the purpose of
the Legislature in enacting the law, sometimes referred to as
legislative intent, is accomplished.' To determine legislative
intent, we examine the language and purpose of the statute.
Albemarle Mental Health Ctr. v. N.C. Dep't of Health & HumanServs., 159 N.C. App. 66, 68, 582 S.E.2d 651, 653 (2003) (citations
omitted). 'Statutory interpretation properly begins with an
examination of the plain words of the statute.' 'If the language
of the statute is clear and is not ambiguous, we must conclude that
the legislature intended the statute to be implemented according to
the plain meaning of its terms.'
Three Guys Real Estate v.
Harnett County, 345 N.C. 468, 472, 480 S.E.2d 681, 683 (1997)
(citations omitted).
The Mortgage Lending Act, N.C. Gen. Stat. Ch. 53, Art. 19A
(2003), requires a loan officer license for any individual who
engage[s] in the solicitation and acceptance of applications for
mortgage loans[.] N.C. Gen. Stat. § 53-243.02(b) (2003). Such a
licence is only effective when the loan officer is employed by a
licensed mortgage broker or mortgage banker. N.C. Gen. Stat. § 53-
243.02(c).
Qualifications for licensure as a mortgage broker, mortgage
banker, or loan officer are set out in section 53-243.05. The
statute requires, among other information:
(4) The qualifications and business history
of the applicant and, if applicable, the
business history of any partner, officer,
or director, any person occupying a
similar status or performing similar
functions, or any person directly or
indirectly controlling the applicant,
including: (i) a description of any
injunction or administrative order by any
state or federal authority to which the
person is or has been subject; (ii) a
conviction of a misdemeanor involving
fraudulent dealings or moral turpitude or
relating to any aspect of the residentialmortgage lending business; (iii) any
felony convictions.
(5) With respect to an application for
licensing as a mortgage banker or broker,
the applicant's financial condition,
credit history, and business history; and
with respect to the application for
licensing as a loan officer, the
applicant's credit history and business
history.
(6) The applicant's consent to a criminal
history record check and a set of the
applicant's fingerprints in a form
acceptable to the Commissioner. Refusal
to consent to a criminal history record
check may constitute grounds for the
Commissioner to deny licensure to the
applicant.
N.C. Gen. Stat. § 53-243.05(a)(4-6) (2003). The statute then
specifically requires that loan officer applicants be at least
eighteen years of age and have satisfactorily completed, within
the three years immediately preceding the date application is made,
a mortgage lending fundamentals course approved by the
Commissioner. N.C. Gen. Stat. § 53-243.05(b)(1-2).
However, 2001 N.C. Sess. Laws ch. 393 includes a grandfather
provision governing individuals already employed in the mortgage
lending business. 2001 N.C. Sess. Laws ch. 393, § 5(b) states:
(b) Any qualified person who files, within 90
days after this act becomes effective, a sworn
application with the Commissioner stating that
he or she has met the definition of a
qualified person under G.S. 53-243.01(18),
enacted by Section 2 of this act, including a
statement that he or she has not been
convicted of any felony or any misdemeanor
involving moral turpitude, shall be issued a
license as a loan officer from the
Commissioner without having to meet the
training requirements for licensure under G.S.53-243.05(b), enacted by Section 2 of this
act.
Id. Qualified person is defined in N.C. Gen. Stat. § 53-
243.01(18) (2003) as:
A person who is employed as a loan officer by
a qualified lender, or by a mortgage banker or
broker registered with the Commissioner under
former Article 19 of this Chapter, or who is a
general partner, manager, or officer of a
qualified lender, registered mortgage banker,
or registered mortgage broker.
Id.
Appellants here contend that, as they were employed as loan
officers, met the definition of qualified person, and filed within
the required ninety days, the OCOB was required to issue them a
loan officer license under 2001 N.C. Sess. Laws ch. 393, § 5(b).
However, a plain language reading of 2001 N.C. Sess. Laws ch. 393,
§ 5(b) indicates that the grandfather clause exempts practicing
loan officers only from the required training, not from the
additional statutory requirements. The grandfather clause
specifically states that such an applicant shall be issued a
license . . . without having to meet the
training requirements for
licensure under G.S. 53-243.05(b)[.]
Id. (emphasis added).
Applicants are not relieved of the requirements of the remainder of
§ 53-243.05 discussed
supra. Further, section 53-243.05(i)
specifically states that:
(i) If the Commissioner determines that
an applicant meets the qualifications for
licensure and finds that the financial
responsibility, character, and general fitness
of the applicant are such as to command the
confidence of the community and to warrantbelief that the business will be operated
honestly and fairly, the Commissioner shall
issue a license to the applicant.
N.C. Gen. Stat. § 53-243.05(i). Therefore, when read as a whole,
the plain language of the statute indicates that the grandfather
clause provision was intended to exempt practicing loan officers
only from the three-year training requirement at the time of
licensure, not to automatically grant licenses to all current loan
officers, including those whose qualifications would not warrant
belief that the business will be operated honestly and fairly[.]
Id. We affirm the trial court's conclusion that the statute does
not exempt appellants from the statutory requirements other than
training, and that the Banking Commission therefore did not err in
applying the governing statute.
II.
[2] Appellants next contend the Banking Commission erred in
making appellants, as corporate officers, personally responsible
for conduct of a subordinate employee. We disagree.
Appellants specifically refer to findings made regarding
transactions conducted by one of Superior's employees, Michael D.
Edwards (Edwards), which resulted in a judgment against Superior.
The Banking Commission found as to Blaine that:
12. Superior engaged in business dealings
with Peter Pike and his wife Heather,
including false and misleading
representations by Edwards on behalf of
Superior, that were found by the Superior
Court of Alamance County to be unfair and
deceptive trade practices, resulting in
an award of treble damages against
Superior.
13. Although Appellant testified that he
would have terminated Edwards for his
conduct towards the Pikes[], there is no
evidence that he took any such action.
Further, there is no evidence that
Appellant took any steps to address the
Pikes' complaint or to supervise Edwards'
conduct in any meaningful way prior to
the time of such complaint.
. . .
16. Superior had no code of ethics or conduct
and does not appear to have had any
system of oversight or controls to ensure
compliance with law and fair treatment of
customers. There is no evidence that
Superior took any steps to correct its
obvious deficiencies with regards to the
payment of appraisers or closing
shortages.
The Banking Commission made similar findings as to Douglas and
concluded, in part based on the findings set out above, that
appellants failed to meet the statutory standard required for
licensure, that is that the financial responsibility, character,
and general fitness of the applicant are such as to command the
confidence of the community and to warrant belief that the business
will be operated honestly and fairly. Specifically, the Banking
Commission concluded as to both applicants that:
Appellant's actions and omissions as
[officer], shareholder and de facto general
partner in Superior show a reckless disregard
for the fair treatment of customers and
compliance with applicable law and ethical
business practices. Appellant's management of
Superior and his testimony in this matter do
not show an appreciation for the needs of
customers or the demands of the law. On the
basis of the record, Appellant does not have
the character, competence or financial
responsibility to conduct business as a loanofficer or any other position in the mortgage
lending industry.
Appellants' contention that the Banking Commission held
appellants liable for the actions of a corporate agent when they
did not directly participate in the wrongdoing themselves is not
supported by the record. The Banking Commission's denials of
licensure clearly state that the basis for its conclusions that
appellants lacked character [and] competence were based on
appellants' own failure to address consumer complaints and ensure
fair and ethical treatment of consumers, and further that
appellants lacked financial responsibility based on appellants'
own actions in failing to show financial responsibility by not
correcting deficiencies in payments to appraisers. Thus as the
Banking Commission's conclusions rely on findings supported by the
record as to appellants' own actions and responses to consumer
complaints against the business of which they were the sole
shareholders, directors, and officers, we find appellants' second
assignment of error without merit.
III.
[3] Appellants next contend the Banking Commission erred in
treating as conclusive a default judgment against Superior where
unfair and deceptive practices were found. We disagree.
The Commission found, as set out
supra in Findings 12 and 13,
that Superior had engaged in false and misleading representation to
Peter and Heather Pike, and that the Superior Court of Alamance
County found these representations to be unfair and deceptive tradepractices. Appellants contend that the Commission improperly found
unfair trade practices had been committed by relying on the trial
court's findings in the default judgment.
After a careful review of the Commission's order, we find no
evidence that the Commission relied on the default judgment to
conclusively establish unfair and deceptive trade practices.
Rather, the record shows that independent evidence was offered by
Peter Pike as to the unfair representations made by Superior
regarding the mortgage transaction, and to the entry of a default
judgment by the trial court after appellants failed to respond to
the action. Testimony by Douglas also supports the Banking
Commission's finding regarding the judgment. In his testimony
before the Banking Commission, Douglas stated that the Pike
transaction had been improperly handled, and that as an officer of
the company he took responsibility for that error. The
Commission's findings reflect this independent evidence, stating:
13. . . . Appellant did not present any
evidence that the Pike claim was not justified
or that the conduct of Superior personnel was
ethical or appropriate in the circumstances.
The Pike claim was the result of Superior's
method of business operations for which
Appellant was jointly responsible, and that
claim was the probable consequence of such
business operations.
Therefore, the findings indicate that the Commission did not treat
the default judgment as factually binding, but rather as evidence
of a claim which, coupled with the testimony of Pike and Douglas,
demonstrated a pattern of business operations regarding false andmisleading representations. The Commission, therefore, did not
improperly rely on the default judgment.
IV.
[4] Appellants next contend the Banking Commission erred in
finding validity in consumer complaints against Superior by reason
of their large number. We disagree.
With regards to consumer complaints, the Banking Commission
found:
9. Superior was the subject of numerous
consumer and appraiser complaints,
characterized by witness George King of
OCOB as, Exceedingly high. . . . The
twenty-nine complaints presented in this
matter included non-payment of
appraisers, misleading solicitation of
business, and the allegations of the
Pikes and Mussons referred to below.
10. Appellant did not deny the existence of
the complaints against Superior[.]
Appellants correctly contend that under the North Carolina
Rules of Evidence, lay witness testimony is limited to opinions
rationally based on the perception of the witness. N.C. Gen. Stat.
§ 8C-1, Rule 701 (2003). Here, George King (King) testified that
during the period he was ombudsman for OCOB, twenty-nine complaints
over a period of three and a half years were received regarding
Superior's services, and that such a number was exceedingly high in
comparison with other mortgage brokers. As King testified from
personal knowledge as to the number, and not as to the validity of
complaints received, and the Banking Commission made findings onlyto that effect, we find appellants' assignment of error is without
merit.
V.
[5] Appellants next contend the Banking Commission erred in
making findings on the basis of opinion evidence as to the purpose
of legislation. We disagree.
The Banking Commission found:
22. On the basis of his involvement with
Superior, George King of OCOB offered the
opinion that the business practices of
Superior were the kind of practices that
resulted in the enactment of the Mortgage
Lending Act, as was an intention by the
General Assembly to keep people like
Appellant and his brother out of the
mortgage lending business.
Appellant contends the Banking Commission erred in making such
a finding as [t]estimony, even by members of the Legislature which
adopted the statute, as to its purpose and the construction
intended to be given by the Legislature to its terms, is not
competent evidence upon which the court can make its determination
as to the meaning of the statutory provision.
Milk Commission v.
Food Stores, 270 N.C. 323, 332-33, 154 S.E.2d 548, 555 (1967).
Here, however, the Banking Commission's conclusions as to the
purposes of the Mortgage Lending Act are based on the language of
the statute, rather than on King's opinion. The Banking Commission
concluded:
6. It is important to note that the Mortgage
Lending Act was enacted to address
numerous fraudulent and unethical
practices in the mortgage lending
industry, including the making of falseor misleading statements, failure
properly to apply loan proceeds, and
failure promptly to pay appraisers. N.C.
Gen. Stat. § 53-243.11. The record in
this matter is replete with examples of
the kind of conduct the Mortgage Lending
Act is intended to prevent.
As the Banking Commission did not rely on the opinion
testimony of King, but rather on the plain language of the statute
itself in determining the purpose of the Mortgage Lending Act, we
find the Banking Commission did not err in its findings of King's
opinion.
VI.
[6] Appellants next contend the Banking Commission erred in
making findings of fact not based on competent, material, and
substantial evidence. We disagree.
As noted above, a challenge as to whether an agency's decision
was supported by the evidence requires review of all competent
evidence, i.e. the whole record, in order to determine whether
the agency decision is supported by substantial evidence.
Beneficial, 126 N.C. App. at 122, 484 S.E.2d at 811.
A careful review of the whole record in this case reveals that
substantial evidence supported the challenged findings. Blaine
first challenges Finding of Fact 12 for the reasons stated
supra in
Section II of this opinion. As discussed in that section,
sufficient evidence was presented to support the Banking
Commission's finding.
Blaine next challenges Finding of Fact 13, set out
supra. A
review of the record reveals no evidence was presented thatappellant took any action towards Edwards for his improper actions
in the Pike transaction. The Banking Commission's finding is
therefore supported.
Blaine finally challenges Finding of Fact 18: Appellant did
not introduce evidence that such advances approximated what he had
taken out of the firm while it was in operation. Appellant
contends there was no basis for requiring such advances to be
equal. However, ample evidence was presented that both appellants
used company resources to purchase personal items unrelated to the
business in excess of $100,000.00, and that unsatisfied debts
remained after Superior filed for bankruptcy. Therefore
substantial evidence supported the finding.
Douglas first challenges Finding of Fact 11, that [a]ppellant
knew, or in the exercise of reasonable care should have known, of
Superior's non-payment of appraisers and pay-off shortages and did
nothing to deal with either matter. Appellant's own testimony
established that he was the Vice-President, Secretary, and
Treasurer of Superior, and ample evidence was presented that
appraisers were not paid and pay-off shortages were unremedied for
varying lengths of time by Superior. As there is sufficient
evidence in the record, the Banking Commission did not err in this
finding.
Douglas next challenges Finding of Fact 14, regarding the
Mussons' transaction. Finding of Fact 14 states in part:
(i) the Mussons' were solicited by means of a
mailer that was at best misleading; (ii)
representations were made to the Mussons'regarding the structure of the proposed
refinancing that were false and misleading;
(iii) the HUD closing statements prepared in
respect of the refinancing were materially
incorrect; (iv) there was a material shortage
with regard to one of the two loans to be
refinanced that resulted in the Mussons' being
obligated for three loans and (v) even if
competently completed, the transaction did not
result in any material new benefit to the
Mussons.
Evidence in the record supports all of the Banking Commission's
findings as to the Musson transaction, and further, Douglas himself
testified before the Banking Commission that the loan was
mishandled. Therefore the Banking Commission did not err in this
finding.
Finally, Douglas contends that the Banking Commission erred in
Finding of Fact 22 regarding his testimony as to his wife's
occupation, which the Banking Commission found showed a wanton
indifference to the truthfulness of sworn testimony. A review of
Douglas's testimony in this matter supports the finding. Douglas
stated under oath that his wife was not employed outside the home
and had no special skills, then retracted his testimony when
confronted with evidence that his wife was a licensed mortgage loan
officer employed by United Home. The Banking Commission therefore
did not err in this finding.
As a review of the whole record reveals substantial evidence
supporting the findings, we find no merit to appellants' assignment
of error.
VII.
[7] Appellants next contend the Banking Commission erred in
failing to make findings of fact required by the evidence.
Appellants argue that additional findings could have been made from
evidence presented to the Banking Commission. We disagree.
Our Supreme Court has previously addressed the issue of the
role of the administrative agency in making findings of fact.
North Carolina is in accord with the
well-established rule that it is for the
administrative body, in an adjudicatory
proceeding, to determine the weight and
sufficiency of the evidence and the
credibility of the witnesses, to draw
inferences from the facts, and to appraise
conflicting and circumstantial evidence. The
credibility of witnesses and the probative
value of particular testimony are for the
administrative body to determine, and it may
accept or reject in whole or part the
testimony of any witness.
Comr. of Insurance v. Rate Bureau, 300 N.C. 381, 406, 269 S.E.2d
547, 565 (1980) (citations omitted). Here, a review of the
evidence and findings of fact demonstrates that the Banking
Commission properly considered the evidence in the whole record in
making the findings of fact. Appellants' contention is therefore
without merit.
VIII.
[8] Appellants next contend the Banking Commission erred in
acting arbitrarily and capriciously in denying appellants' license
applications. We disagree.
An arbitrary or capricious decision is one 'without any
rational basis in the record.'
Beneficial, 126 N.C. App. at 128,
484 S.E.2d at 814-15 (citation omitted). Here, the Banking
Commission made detailed findings of fact and conclusions of law as
to both appellants which rationally support the denial ofappellants' applications. The Banking Commission specifically
considered appellants' past actions in the mortgage lending
industry in arriving at its conclusion that appellants failed to
meet the statutory requirements for licensure. Further, as
discussed
supra, substantial evidence supported the Banking
Commission's findings. Therefore, we find the Banking Commission's
decision has a rational basis in the record and was not arbitrary
or capricious.
IX.
[9] Douglas finally contends the Banking Commission erred in
denying his motion for rehearing and appointment of independent
counsel. Douglas argues that as the prosecutor in this proceeding,
L. McNeil Chestnut (Chestnut), a Special Deputy Attorney General,
is also general counsel to the OCOB, an impermissible appearance of
impartiality was created. We disagree.
In
Dorsey v. UNC-Wilmington, 122 N.C. App. 58, 468 S.E.2d 557
(1996), this Court held that:
Under G.S. § 114-2(2), it is the duty of
this State's Attorney General [t]o represent
all State departments, agencies, institutions,
commissions, bureaus or other organized
activities of the State which receive support
in whole or in part from the State. . . . In
similar circumstances, we have held that no
per se violation of due process arises from
such a combination of advisory function and
advocacy function in the absence of a showing
of actual bias or unfair prejudice.
Id. at 66-67, 468 S.E.2d at 562.
Here, appellants do not contend that they suffered actual bias
or prejudice as a result of Chestnut's involvement as prosecutor,
merely alleging that the appearance created the harm of an unbiaseddecision maker. As appellants allege no actual harm, no
per se
violation of due process may be found.
After a careful review of the record, we find no error of law
and affirm the trial court's order affirming the Final Agency
Decision of the Banking Commission.
Affirmed.
Judges HUDSON and GEER concur.
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