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CARTER v. WELLES-BOWEN REALTY, INC.

No. 10-3922.

736 F.3d 722 (2013)

Erick C. CARTER; Whitney A. Hayes-Carter; Joshua J. Grzecki, Plaintiffs-Appellants, United States of America, Intervenor, v. WELLES-BOWEN REALTY, INC.; Welles Bowen Title Agency, LLC; Welles Bowen Investors, LLC; Welles Bowen Mortgage, Inc.; The Danberry Co.; Integrity Title Agency of Ohio & Michigan, Ltd; Chicago Title Insurance Company; Danberry Title, LLC, Defendants-Appellees.

United States Court of Appeals, Sixth Circuit.

Decided and Filed: November 27, 2013.

Attorney(s) appearing for the Case

ARGUED: John T. Murray , Murray & Murray Co., L.P.A., Sandusky, Ohio, for Appellants.

Christine N. Kohl , United States Department of Justice, Washington, D.C., for Intervenor.

Derek E. Diaz , Hahn Loeser & Parks LLP, Cleveland, Ohio, for Appellees.

ON BRIEF: John T. Murray , Murray & Murray CO., L.P.A., Sandusky, Ohio, for Appellants.

Christine N. Kohl , Michael Jay Singer , United States Department of Justice, Washington, D.C., for Intervenor.

Richard H. Carr , Maumee, Ohio, for Welles-Bowen Appellees.

Derek E. Diaz , Robert J. Fogarty , Steven A. Goldfarb , Justin M. Croniser , Hahn Loeser & Parks LLP, Cleveland, Ohio, for Chicago Title Appellee.

Jay N. Varon , Jennifer Keas , Foley & Lardner LLP, Washington, D.C., Michael D. Leffel , Foley & Lardner LLP, Madison, Wisconsin, Gregory W. Happ , Medina, Ohio, Robert A. Franco , Mansfield, Ohio, Tara Twomey, National Consumer Law Center, Boston, Massachusetts, for Amici Curiae.

SUTTON, J., delivered the opinion of the court, in which BATCHELDER, C. J., and BARZILAY, J., joined. SUTTON, J. (pp. 729-36), also delivered a separate concurring opinion.

OPINION

SUTTON, Circuit Judge.

Under the Real Estate Settlement Procedures Act, a title services company may not pay a real estate agent a fee in exchange for a referral. 12 U.S.C. § 2607(a). Exempted from this prohibition are "affiliated business arrangements." Id. § 2607(c)(4). The statute establishes three prerequisites for this safe harbor, and everyone agrees that the defendants in this case (several realty companies and title companies...

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