Recent Alberta Decisions A Warning To Financial Institutions: Be More Diligent

In two recent and related decisions, the Alberta Court has taken the opportunity to warn financial institutions to be more diligent in preventing mortgage fraud. In Royal Bank of Canada v Azizuddin, 2015 ABQB 327, and costs decision 2015 ABQB 683, the defendant (a recent immigrant) was duped by rogue third parties to enter into a high-ratio mortgage transaction as a "straw borrower". There was a subsequent default in payments and the plaintiff bank proceeded to foreclose on the mortgage and pursue a deficiency judgment against the defendant. The defendant attempted to argue a non est factum defence, which was not made out, and the plaintiff bank was granted judgment. While finding in favour of the bank, the Court also took the opportunity to remind financial institutions that they were in the best position to identify instances of bank fraud and prevent them from occurring. In situations where mortgagors were not at all involved in any wrong doing, the Court warned that