While serving as trustee under a deed of trust, can a lawyer also act as the lender's attorney in a contested foreclosure, deficiency, or bankruptcy matter?

Plain-English summary

Responding to a growing number of inquiries, the committee reviewed a series of prior opinions to clarify the responsibilities of a lawyer serving as trustee under a deed of trust, addressing six fact patterns. The central principle running through the answers is that, so long as a lawyer serves as trustee, he may not assume an adversarial position toward either party to the deed of trust in any matter arising from or connected with the foreclosure.

The opinion concluded that a former trustee is not disqualified from later acting as the lender's advocate, for example in a suit for a deficiency or for waste (Inquiry 1). But a sitting substitute trustee may not dismiss the foreclosure and then move in bankruptcy court to set aside the automatic stay, because that would be representing one party against the other in a proceeding connected with the deed of trust (Inquiry 2). Where a corporation serves as substitute trustee, a lawyer who merely owns stock in it may move to lift the stay on the corporation's behalf, unless the corporation is controlled by or is the alter ego of the lawyer (Inquiry 3). A lawyer acting as the trustee's statutory agent, even as a "paper handler," is subject to the same restrictions as the trustee: she may not bid for herself at the sale, nor may a member of her firm, and she may not move to lift the stay or advocate for the lender, although a family member could bid on his or her own behalf but not on hers (Inquiry 4). A trustee who believes the property is worth more than the high bid may notify a potential buyer of the situation but may not act on his own behalf to file an upset bid (Inquiry 5). Finally, working through a detailed contested-foreclosure scenario, the opinion concluded that the trustee must prepare and serve the notice of hearing and conduct an authorized sale, but must not take an adversarial role if a dispute arises; once the foreclosure is contested, the trustee would be deemed to represent the lender if he sought foreclosure before the clerk and so could not serve as both trustee and attorney; and so long as he serves as trustee, he may not charge either party for legal services (Inquiry 6). The opinion treated questions about who may serve as a later substitute trustee and whether trustee fees may be charged on settlement as questions of law outside the committee's purview.

Currency note

This opinion was issued in 1990, before the North Carolina State Bar's adoption of the 2003 revisions to the Rules of Professional Conduct, and it draws on a body of earlier opinions (CPRs and RPCs) rather than numbered current rules. Subsequent rule amendments or later opinions may have changed the analysis. Treat this page as historical context, not current guidance. Verify against current rules and the current foreclosure statutes before relying on any specific requirement mentioned here.

Common questions

Q: Can a lawyer who is the trustee also represent the lender in the foreclosure?

A: Not once a dispute arises. The opinion concluded that, so long as the lawyer serves as trustee, he may not take an adversarial position against either party in any matter arising from the foreclosure.

Q: Does former service as trustee disqualify a lawyer from later representing the lender?

A: No. The opinion concluded that a former trustee may act as the lender's advocate in a later suit for a deficiency or for waste.

Q: Is a lawyer who only acts as the trustee's agent bound by the same limits?

A: Yes. The opinion concluded that an agent of the substitute trustee is subject to the same restrictions as the trustee, including the bar on bidding and on advocating for the lender.

Q: Can the trustee try to drive up a low foreclosure bid?

A: The opinion concluded the trustee may notify a potential buyer of the situation, but may not act on his own behalf to file an upset bid.

Background and rules framework

The opinion did not cite a numbered Rule of Professional Conduct; it synthesized prior opinions (CPRs 94, 107, 166, 201, 218, 220, 297, 303, 305 and RPCs 46 and 3) on the lawyer-trustee's role. The unifying principle is that the trustee under a deed of trust occupies a position that forbids partisan advocacy for either party while the trusteeship continues, reflecting the conflict-of-interest concerns that attend serving two masters in a single foreclosure.

Citations and references

Rules of Professional Conduct:

• The opinion cites no numbered current rule; it relies on prior North Carolina opinions construing the lawyer-trustee's duties.

Other opinions cited:

• North Carolina CPRs 94, 107, 166, 201, 218, 220, 297, 303, 305 and RPCs 46 and 3 (lawyer serving as trustee under a deed of trust)

See also

• NC Ethics Op. RPC 83: title opinion on property in which the lawyer has an interest
• NC Ethics Op. RPC 88: secretary who is also a real estate broker

Source

• Landing page: https://www.ncbar.gov/for-lawyers/ethics-and-governing-rules/ethics-opinions/opinions/rpc-82/

Original opinion text

Reproduced from the official source for research purposes. The linked source is authoritative.

The State Bar has received an increasing number of inquiries related to the role of an attorney serving as trustee under a deed of trust. In an effort to clarify the responsibilities of the lawyer-trustee, the Ethics Committee has reviewed CPRs 94, 107, 166, 201, 218, 220, 297, 303, 305 and RPCs 46 and 3.

Inquiry #1:

Attorney X is appointed as substitute trustee on a deed of trust. The grantor/borrower defaults and the bank proceeds to foreclose. At the foreclosure sale, the subject tract of land sells for less than the amount owed. The bank wants to sue for the deficiency. Can Attorney X serve as the attorney for the bank in the deficiency proceeding against the grantor/borrower? Can Attorney X serve as attorney for the bank in an action for waste?

Opinion #1:

Yes. It has long been recognized that former service as a trustee does not disqualify a lawyer from assuming a partisan role in regard to foreclosure under a deed of trust. CPR 220. It is therefore not inappropriate for the former trustee to act as an advocate for the lender in a subsequent suit to recover a deficiency or to recover damages for waste.

Inquiry #2:

If foreclosure proceedings have been instituted against a debtor who files for bankruptcy prior to completion of the foreclosure, may Attorney A, who serves as Substitute Trustee in the foreclosure, dismiss the foreclosure proceeding and subsequently file a motion in the Bankruptcy Court to set aside the automatic stay?

Opinion #2:

No. See CPR 94. So long as the attorney serves as trustee, he may not represent one party against the other in an adversarial proceeding arising from or connected with the deed of trust.

Inquiry #3:

Corporation X serves as Substitute Trustee in a foreclosure proceeding. Attorney A owns stock in Corporation X. If foreclosure proceedings have been instituted against a debtor who files for bankruptcy prior to completion of the foreclosure, may Attorney A file a motion in Bankruptcy Court to set aside the automatic stay on behalf of Corporation X?

Opinion #3:

Yes, unless Corporation X is controlled by or is the alter ego of Attorney A.

Inquiry #4:

Attorney A serves regularly as Agent as that term is used in Chapter 45 of the North Carolina General Statutes for Attorney B who serves as substitute trustee. Attorney A is basically a paper handler for Attorney B. Attorney A's responsibilities are to determine that service has been achieved before the hearing, to verify the filing of an order after hearing, to post sale notices and to conduct the sale on behalf of the substitute trustee. Attorney A also determines whether any upset bids are filed and files the final report of sale. Attorney A prepares no paperwork, does not deal with any lender and makes no decisions as to the adequacy of service or other matters.

Under these circumstances may Attorney A bid for herself at a foreclosure sale or may someone from her law firm or a family member of Attorney A bid on their own behalf? Secondly, in the event of a bankruptcy filing, may Attorney A move the bankruptcy court to lift the automatic stay and participate as an advocate for the lender in the bankruptcy matter.

Opinion #4:

Attorney A, acting as agent for the substitute trustee, is subject to the same restrictions as the substitute trustee. Therefore, Attorney A may not bid at the foreclosure sale on Attorney A's own behalf and a member of Attorney A's law firm would similarly be restricted from bidding. A family member of A would not necessarily be prohibited from bidding at the foreclosure sale on his or her own behalf but could not bid on behalf of A.

Attorney A also could not file a motion to lift the automatic stay in the bankruptcy proceeding so long as Attorney A continued to act as agent for the substitute trustee and, similarly, Attorney A could not act as advocate for a lender in the bankruptcy proceeding.

Inquiry #5:

Attorney A, acting as trustee, has instituted a foreclosure action. Attorney A knows the property being foreclosed is worth more than the highest bid received at the foreclosure sale. May Attorney A call a friend to upset the bid causing a resale?

Opinion #5:

If Attorney A, by calling his friend, is acting on his own behalf in filing an upset bid, the conduct inquired of is not permitted. If, on the other hand, Attorney A is simply notifying a potential buyer of the situation, then such conduct is not prohibited.

Inquiry #6:

"A" borrowed funds from Federal Land Bank, secured by a deed of trust. "A" subsequently borrows funds from lender secured by a second deed of trust. The lender substitutes a trustee and institutes foreclosure. Prior to completion of foreclosure "N" purchases the note and deed of trust. "N" contends this was done at request of "A". "A" does not pay and "N" substitutes "T" (attorney) as Trustee. "T", the substitute trustee (attorney), at the request of "N" writes a demand letter.

"T" did not represent "N" or "A" when the note was purchased, and did not represent either party in the original loan.

The deed of trust provides for Trustee's fees. The note provides for up to fifteen (15%) percent attorney's fees.

"A" responds by letter that "N" owed him money; that this purchase was to offset the debt due by "N" to "A", and made threats to expose "N" as a drug dealer, among other charges. "T" prepares notice of hearing, after title search, and serves 60 day notice on "A" and U. S. Attorney and Attorney General.

• May "T" proceed with notice of hearing and Trustee's sale?

• Must "T" advise "N" to seek counsel at this time?

• May "T" wait until the foreclosure hearing to ascertain whether a legal dispute arises?

• If a third substitute trustee must be named, can that person be a spouse or family member of "N"; a spouse or family member of "T"; an employee of either?

• Can "T" elect to serve as either trustee or attorney?

• Does "T" represent "N" before the Clerk in seeking foreclosure?

• Could "T" represent "N" on appeal, if he has not responded?

• Does "T" represent "N" when the Notice of Hearing is filed or a hearing held?

• May "T" charge a fee for legal services under note authorizing fees?

• May "T" charge Trustee's fees if settlement is reached?

• May both be charged?

Opinion #6:

• Yes. "T's" duties as trustee obligate him to prepare and serve a Notice of Hearing upon request of the beneficiary and to hold a sale if authorized by the Clerk of Court after hearing. "T" may not, however, assume an adversarial role to trustor or beneficiary if there is a dispute concerning the foreclosure.

• Under the facts stated, "T" should notify "N" that it appears that the foreclosure will be contested by "A" and, if so, "T" will not be able to represent "N" as attorney.

• Yes.

• Whether a third substitute trustee could be a spouse or a family member of "N" or an employee of "N" raises no question concerning legal ethics and therefore is not an appropriate subject for consideration by the Ethics Committee of the North Carolina State Bar. A spouse or family member or employee of "T" could serve as a third substitute trustee but, under such circumstance "T" could not serve as attorney for "N" or "A."

• Yes.

• If the foreclosure is disputed "T" would be deemed to represent "N" in seeking foreclosure before the Clerk of Court and therefore could not serve as trustee and attorney for "N".

• No. So long as "T" continues as trustee, he may not take an adversarial position against either "N" or "A" in any matter arising from the foreclosure.

• "T" does not represent "N" as an attorney. when the notice of hearing is filed as the filing of that notice is a responsibility of "T" as trustee. At a foreclosure hearing, in the event the foreclosure is disputed, "T", serving as trustee, may not participate in requesting the Clerk to authorize foreclosure.

• No. So long as "T" serves as trustee, he may not act as attorney for either of the parties to the deed of trust and therefore may not charge either party fees for legal services.

• The question of whether "T" may charge trustee fees if settlement is reached is a question of law and does not appear to involve legal ethics. This committee is not the appropriate forum for determining questions of law.

• See opinion 10 above.