Salois v. Dime Savings Bank

                United States Court of Appeals
                    For the First Circuit
                                         

No. 97-1049

ROBERT SALOIS AND DIANNE E. SALOIS, NINON R. L. FREEMAN, AND DAVID M.
LEARY AND LINDA SCURINI-LEARY, INDIVIDUALLY AND ON BEHALF OF OTHERS
                     SIMILARLY SITUATED,

                   Plaintiffs, Appellants,

                              v.

THE DIME SAVINGS BANK OF NEW YORK, FSB, HARRY W. ALBRIGHT, JR., JOHN
B. PETTIT, JR., WILLIAM J. MELLIN, WILLIAM J. CANDEE III, WILLIAM A.
VOLCKHAUSEN, JAMES E. KELLY, RALPH SPITZER, ROBERT G. TURNER, BRIAN
GERAGHTY, LAWRENCE W. PETERS, E. JUDD STALEY III, AND JOHN DOE
                          COMPANIES,

                    Defendants, Appellees.
                                         

No. 97-1050

                    ROBERT SALOIS, ET AL.

                    Plaintiffs, Appellees,

                              v.

          THE DIME SAVINGS BANK OF NEW YORK, ET AL.

                   Defendants, Appellants.

                                         

        APPEALS FROM THE UNITED STATES DISTRICT COURT

              FOR THE DISTRICT OF MASSACHUSETTS

          [Hon. Patti B. Saris, U.S. District Judge]
                                                               
                                         


                            Before
                   Selya, Boudin, and Stahl,

                       Circuit Judges.
                                                 

                                         

Evans J.  Carter with whom Hargraves,  Karb, Wilcox & Galvani  was
                                                                         
on brief for appellants.
William S.  Eggeling with  whom Roscoe Trimmier,  Jr., Darlene  C.
                                                                              
Lynch, Jane E. Willis, and Ropes & Gray were on brief for appellees.
                                               

                                         

                       November 3, 1997
                                         


          STAHL, Circuit  Judge.  In the  mid-1980s defendant
                      STAHL, Circuit  Judge.
                                           

The Dime Savings Bank of New York, FSB ("Dime") made mortgage

loans to plaintiffs Dianne and Robert Salois, David M.  Leary

and Linda Scurini-Leary, and Ninon R. L. Freeman.  Plaintiffs

now appeal from the district court's dismissal on statutes of

limitations  grounds  of  various  federal and  Massachusetts

statutory claims  as well  as common-law  contract and  fraud

claims arising  from the  mortgage transactions.1   Defendant

cross-appeals from the court's denial of  its motion for Fed.

R.  Civ. P. 11  sanctions against plaintiffs'  attorneys.  We

affirm  the   district  court's  ruling   that  statutes   of

limitations barred all  of plaintiffs' claims and  uphold the

district   court's  denial  of  Dime's  motion  for  Rule  11

sanctions because that denial was not an abuse of the court's

discretion.

                    
                                

1.    The  amended  complaint alleges  (1)  violation  of the
Racketeer Influenced and Corrupt Organizations Act (RICO), 18
U.S.C.    1961-1968,  (2) violation of  the federal Truth  in
Lending Act (TILA), 15 U.S.C.     1601 et seq. and Regulation
                                                         
Z,  12 C.F.R.  pt.  226,  (3) violation  of  the Real  Estate
Settlement Procedures Act (RESPA), 12 U.S.C.    2601-2617 and
Regulation  X,  24 C.F.R.  pt.  3500,  (4) violation  of  the
federal  Alternative  Mortgage  Transaction  Parity  Act,  12
U.S.C.      3801-3806,  (5)  violation  of the  Massachusetts
Consumer  Credit Cost  Disclosure Act,  Mass.  Gen. Laws  ch.
140D, (6) violation of the Massachusetts Consumer  Protection
Act, Mass.  Gen. Laws  ch. 93A, (7)  breach of  contract, (8)
breach  of  the  implied  covenant  of  good  faith and  fair
dealing,  (9) breach of  fiduciary duty, (10)  fraud, deceit,
and  misrepresentation,  (11)  civil   conspiracy,  and  (12)
negligent    misrepresentation,    negligent    hiring    and
supervision, and vicarious liability.

                             -3-
                                          3


                            I.   
                                          

               BACKGROUND AND PRIOR PROCEEDINGS
                                                           

          Because plaintiffs  challenge the  district court's

dismissal of their claims under  Fed. R. Civ. P. 12(b)(6), we

recite  the facts  and reasonable  inferences  raised by  the

facts in their  favor.  See Aybar v.  Crispin-Reyes, 118 F.3d
                                                               

10, 13 (1st Cir. 1997).  

          Dime   is  a   federally-chartered  savings   bank.

Between July 1,  1986, and December  31, 1989, Dime,  through

its wholly  owned subsidiary,  Dime Real  Estate Services  --

Massachusetts, Inc.  ("DRES-MA"),  made  over  four  thousand

(4,000) home mortgage  loans on residential homes  located in

Massachusetts,  totalling over  six  hundred million  dollars

($600,000,000).  DRES-MA ceased to exist in 1990.2

          Dime  marketed  to Massachusetts  residential  home

purchasers  an  adjustable  rate loan  product  known  as the

Impact  Loan.  In  evaluating applications for  Impact Loans,

Dime  required only  minimal  verification of  the employment

status, assets, and  income of prospective  borrowers, basing

its lending  decisions instead on  the value of  the property

subject  to the  mortgage.    Moreover,  Dime  loan  officers

operated  under  instructions  to push  Impact  Loans  to the

virtual exclusion  of other types  of mortgage  loans.   This

                    
                                

2.  It is unclear from the  record whether DRES-MA was merged
into Dime or whether it was dissolved.

                             -4-
                                          4


effort was part of Dime's national campaign to expand rapidly

its home lending business.

          A  principal feature  of  an  Impact  Loan  was  an

initial "teaser" interest  rate of 7.5 percent  for the first

six  months with  a cap  of 9.5  percent for  the second  six

months.  Thereafter, the rate  would adjust to conform to the

Cost of  Funds Index plus three  percent, with a  cap of 13.9

percent.  This arrangement was designed to result in negative

amortization, a situation in which monthly loan payments fall

short of the  actual monthly interest due  on the loan.   The

unpaid interest, or "deferred interest," is then added to the

principal and begins  to accrue interest itself,  causing the

principal  owed to  increase despite  the  borrower's regular

payments.   The  terms of  the Impact  Loan provided  that no

payments or portions of payments would apply to the principal

until all "deferred interest," or  negative amortization, had

been paid.  Once the principal balance reached 110 percent of

the original  principal amount, the  loan contracts  required

mortgagors  to  make  fully  amortizing  payments;  that  is,

mortgagors were required to  increase their monthly  payments

to cover the additional principal plus interest.

          Plaintiffs  secured residential  Impact Loans  from

DRES-MA in 1986 and 1987.  To induce plaintiffs to enter  the

loan  contracts,  Dime downplayed  the  negative amortization

feature  of the Impact Loans, and discouraged plaintiffs from

                             -5-
                                          5


hiring   their  own  attorneys  by  telling  them  that  Dime

attorneys  would "handle  things" and  "protect"  them.   Six

months into the loans, monthly statements  revealed increases

in  the owed  principal, and,  in the  second year,  deferred

interest began  to appear on  the statements.   Although  the

initial loan documents contained  the information from  which

plaintiffs  could have  discovered that  their loan  payments

would  increase,   plaintiffs  contend   that  teasing   this

information  out  of   the  documents  would  have   required

computation  skills,  computer  software,  and  a   level  of

sophistication that  they did  not, and  could not  have been

expected to,  possess.   In addition,  plaintiffs argue  that

Dime  charged  them  excessive  fees  for  closing  the  loan

contracts,  serviced  their  loans  improperly  by  providing

unsatisfactory  responses  to  their  queries about  negative

amortization, and altered the Saloises' loan impermissibly by

requesting that the Saloises sign "corrective" documents that

lifted  a two  percent per  month  cap on  the interest  rate

applicable to the loan.

          At the time of the complaint, plaintiffs Robert and

Diane  Salois continued to  hold their mortgage.   Plaintiffs

David M. Leary and Linda Scurini-Leary had defaulted, and the

mortgage on their home was  foreclosed on in 1991.  Plaintiff

Ninon R.  L. Freeman  paid her  loan in  full in  1993.   The

Saloises were  alerted to  their potential  claims when  they

                             -6-
                                          6


consulted an attorney about their financial situation in late

September,   1994,  and  Ms.  Freeman  and  the  Learys  were

similarly  advised  in  mid-1995.   The  Saloises  filed this

action on  September 1, 1995,  in the United  States District

Court for the District of Massachusetts, as a  putative class

action  on  behalf  of all  persons  who  secured residential

mortgage loans  from Dime  in Massachusetts  between July  1,

1986, and  December 31, 1989.   Dime responded on  October 5,

1995, with a motion to dismiss the complaint as untimely.  On

November  10, 1995, Dime further moved for Rule 11 sanctions,

alleging  that  there  was  no legal  or  factual  basis  for

plaintiffs'  claims.  The Saloises filed an amended complaint

on February 9,  1996, which added the Learys  and Ms. Freeman

as plaintiffs.  In a margin order dated November 6, 1996, the

district court denied the Rule 11 motion and, on November 13,

1996,  dismissed  the complaint  on  statutes  of limitations

grounds.  Because the court never acted on plaintiffs' motion

for class certification, no class was certified.  This appeal

and cross-appeal followed.

                             II.
                                            

                          DISCUSSION
                                                

A.  Plaintiffs' Claims 
                                  

          On  appeal,  plaintiffs contend  that  the district

court  erred in  dismissing  their  actions  on  statutes  of

                             -7-
                                          7


limitations grounds, arguing  that the claims are  subject to

equitable tolling and thus are  timely.  They further contend

that their  claims warrant  relief on the  merits.   We begin

with the statutes of limitations issue because, if plaintiffs

claims in fact are time-barred, that finishes the case. 

          Arguing for equitable  tolling, plaintiffs draw  on

federal   and  Massachusetts   law   providing  that   fraud,

fraudulent concealment,  and wrongs  resulting in  inherently

unknowable  injuries   toll  limitations   periods,  and   on

Massachusetts  law providing that  limitations periods may be

tolled by  the existence of  and breach of a  fiduciary duty.

The   heart   of  plaintiffs'   allegations   is  that   Dime

fraudulently  concealed  the  fact  that  their  loans  would

definitely,  rather  than  only possibly,  go  into  negative
                      

amortization and accrue deferred interest.  Plaintiffs assert

that  this  information  became  available  only  after  they

consulted a knowledgeable  attorney who was able  to decipher

the meaning of the facts  and figures contained in their loan

documents.  Further,  plaintiffs contend that issues  of fact

relating  to the propriety  of tolling should  have precluded

the district court from dismissing their claims based on  the

pleadings alone.  We are not persuaded.

          As an initial matter we note that plaintiffs' TILA,

RESPA, and Parity Act claims are subject to one-year statutes

                             -8-
                                          8


of limitations.3   Thus,  these claims must  have accrued  no

earlier than  September 1,  1994.  The  claims for  breach of

fiduciary duty; fraud,  deceit, and misrepresentation;  civil

conspiracy; and negligent misrepresentation, negligent hiring

and  supervision, and vicarious  liability are governed  by a

three-year limitations  period.4  These claims must therefore

have accrued no earlier than September 1,  1992.  Plaintiffs'

claims  under RICO and the Massachusetts Consumer Credit Cost

Disclosure  and Consumer Protection Acts are subject to four-

year  limitations periods.5   Thus,  these  claims must  have

                    
                                

3.  The TILA states that "[a]ny action under this section may
be  brought  . .  .  within one  year  from the  date  of the
occurrence  of the  violation."   15 U.S.C.    1640(e).   The
RESPA  provides that "[a]ny action pursuant to the provisions
of section . . . 2607 . . . of [Title 12] may  be brought . .
. within  1 year . . . from the date of the occurrence of the
violation."  12  U.S.C.   2614.   The Parity Act states  that
"[a]ny violation  of  this  section shall  be  treated  as  a
violation of the Truth in Lending Act."  12 U.S.C.   3806(c).
We  note that  one other court  of appeals has  held that the
RESPA is  not subject  to tolling doctrines.   See  Hardin v.
                                                                      
City  Title &  Escrow Co.,  797  F.2d 1037,  1041 (D.C.  Cir.
                                     
1986).   We need not  address the correctness of  this ruling
because, for reasons  we shall explain, equitable  tolling is
not warranted on the facts of this case.

4.  Massachusetts law provides  that "actions of  tort . .  .
shall be  commenced only  within three  years next  after the
cause of action accrues."   Mass. Gen. Laws ch. 260,   2A.

5.  Massachusetts  law provides  that  "[a]ctions arising  on
account of violations of any  law intended for the protection
of  consumers, including  but not  limited to  . .  . chapter
ninety-three A .  . . [and] chapter one hundred and forty D .
.  .  whether for  damages,  penalties  or  other relief  and
brought  by any person .  . . shall  be commenced only within
four years  next after the  cause of action accrues."   Mass.
Gen. Laws ch. 260,   5A.

                             -9-
                                          9


accrued   no  earlier  than  September  1,  1991.    Finally,

plaintiffs' claim  for breach  of contract  is governed  by a

six-year  limitations period.6   Thus, the contract  cause of

action must have accrued no earlier than September 1, 1989. 

          A cause of action generally accrues at the  time of

the  plaintiff's injury,  or,  in  the case  of  a breach  of

contract, at the  time of the breach.   See Cambridge Plating
                                                                         

Co., Inc.  v. Napco, Inc.,  991 F.2d  21, 25 (1st  Cir. 1993)
                                     

(discussing  Massachusetts  law).     Therefore,  plaintiffs'

claims  arose when Dime  allegedly induced them  to sign loan

contracts by misrepresenting and/or omitting facts about  the

terms of the  mortgage, charged them excessive  closing fees,

and  serviced  their  loans improperly  by  giving inadequate

answers to  telephone inquiries  about negative  amortization

and by  having the  Saloises sign  corrective documents  that

improperly altered their loan.

          The  district court  examined  each of  plaintiffs'

claims and  concluded that  virtually all  federal causes  of

action  accrued when plaintiffs entered their respective loan

                    
                                

          With regard to  RICO claims, the Supreme  Court has
held that "the federal policies  that lie behind RICO and the
practicalities of RICO  litigation make the selection  of the
4-year statute  of limitations  for Clayton  Act actions,  15
U.S.C.    15b, the  most appropriate  limitations period  for
RICO actions."  Agency Holding Corp.  v. Malley-Duff & Assoc.
                                                                         
Inc., 483 U.S. 143, 156 (1987).
                

6.  Massachusetts law  provides that "[a]ctions of contract .
. . shall . . . be commenced only within six years next after
the cause of action accrues."  Mass. Gen. Laws ch. 260,   2.

                             -10-
                                          10


contracts7  and, in any  event, no later  than mid-1988, when

the Saloises signed  the corrective documents.   The district

court  also concluded that, with the exception of plaintiffs'

claims  based on  Mass. Gen.  Laws ch.  167E, see  infra, the
                                                                    

state claims accrued no later  than either the point at which

the corrective documents  were signed or  the point at  which

plaintiffs called  Dime and were provided  inaccurate answers

about deferred interest.  Although  there may be a dispute as

to  when,  exactly, some  of the  causes of  action accrued,8

plaintiffs do not  dispute that their claims  accrued outside

the relevant limitations periods.  Accordingly, the viability

of  plaintiffs'  claims  depends  on  whether  principles  of

equitable tolling apply.

                    
                                

7.  The  Freemans  and  the Learys  entered  into  their loan
contracts  with Dime  no later  than November  18,  1986, and
April  15, 1987, respectively;  the Saloises executed  a note
and mortgage on June 16, 1987, and  executed corrective notes
on  February  29,  1988,  and  June  1,  1988.     Plaintiffs
telephoned Dime  sometime in the  second year of  their loans
when  deferred  interest  began to  appear  on  their monthly
statements.  This must have occurred  no later than mid-1989.
See infra note 8.
                     

8.  Although the  district court  concluded  that the  events
giving rise to  plaintiffs' claims all must  have taken place
no later than mid-1988, we  conclude that the phone calls may
have taken  place as late  as mid-1989.  Construing  facts in
the light most favorable to plaintiffs, we assume that it was
the Saloises who placed the calls, and that it was the end of
                                                                      
the "second year of their loan" when they did so, which means
the calls may not have been  made until June 16, 1989.   Even
using  this later date as the benchmark, however, plaintiffs'
causes of action accrued at  least six years and almost three
months  prior to  the date  plaintiffs  filed their  original
complaint.

                             -11-
                                          11


          1.  Federal Claims
                                        

          Although, under  federal law, equitable  tolling is

applied to statutes of limitations "to prevent unjust results

or  to  maintain  the  integrity   of  a  statute,"  King  v.
                                                                     

California, 784  F.2d 910, 915  (9th Cir. 1986),  courts have
                      

taken  a narrow view  of equitable exceptions  to limitations

periods, see Earnhardt v. Puerto Rico,  691 F.2d 69, 71  (1st
                                                 

Cir. 1982).  Indeed,  equitable tolling of a federal  statute

of limitations is  "appropriate only  when the  circumstances

that cause a plaintiff to miss  a filing deadline are out  of

his hands."  Heideman v. PFL, Inc.,  904 F.2d 1262, 1266 (8th
                                              

Cir. 1990), cert. denied, 498 U.S. 1026 (1991).    
                                    

          The  federal  doctrine  of  fraudulent  concealment

operates   to  toll  the  statute  of  limitations  "where  a

plaintiff has been injured by fraud and 'remains in ignorance

of it  without any fault or want of  diligence or care on his

part.'"   Holmberg v.  Armbrecht, 327  U.S.  392, 397  (1946)
                                            

(quoting  Bailey  v.  Glover, 88  U.S.  (21  Wall.) 342,  348
                                        

(1874)); see  Maggio v.  Gerard  Freezer & Ice Co.,  824 F.2d
                                                              

123, 127 (1st Cir. 1987).  For plaintiffs to be successful in

their  argument, we must determine that "(1) sufficient facts

were  [not] available  to  put  a  reasonable  [borrower]  in

plaintiff[s'] position on  inquiry notice of the  possibility
                                                                         

of fraud,  and (2)  plaintiff[s] exercised  due diligence  in

attempting  to  uncover  the  factual  basis  underlying this

                             -12-
                                          12


alleged fraudulent conduct."  Maggio, 824 F.2d at 128.  Thus,
                                                

allegations  of  fraudulent  concealment  do not  modify  the

requirement that  plaintiffs must  have exercised  reasonable

diligence.   See Truck Drivers  & Helpers Union v.  NLRB, 993
                                                                    

F.2d 990, 998 (1st Cir. 1993) ("Irrespective of the extent of

the effort  to conceal,  the fraudulent concealment  doctrine

will  not save  a charging  party who  fails to  exercise due

diligence,  and is  thus charged  with notice of  a potential

claim.").  In  simpler terms, fraud  may render reasonable  a

plaintiff's  otherwise unreasonable  conduct,  but there  are

limits:  plaintiffs must still exercise reasonable  diligence

in discovering that they have been the victims of fraud.

          In this case, the inquiry is over before it begins.

Regardless whether negative amortization was inevitable  with

Impact  Loans, the documents contained all of the information

necessary to determine the interaction of Dime's formula with

prevailing interest  rates.   It  was attorney  consultation,

rather  than  newly-discovered   information,  that  prompted

plaintiffs'  lawsuit.  Therefore, sufficient facts -- indeed,

all  the  facts --  were  available  to place  plaintiffs  on
               

inquiry notice  of fraudulent conduct.  Moreover,  even if we

regard   plaintiffs'  consultation   with   an  attorney   as

"discovered"   information  that   revealed  Dime's   alleged

concealment,   it  cannot  be   said  that   plaintiffs  were

reasonable in waiting until 1994 to consult an attorney, when

                             -13-
                                          13


it was  clear as early as 1988 that  their loans had begun to

accrue deferred interest.9   As the district  court observed,

"The loan documents notified plaintiffs of the possibility of

negative amortization, when it would  apply, and how it would

work,"  so  that  even "[i]f  [Dime]  had  misrepresented the

nature of  the loans,  the loan  documents plaintiffs  signed

would have put them on notice of the fraud."  Salois  v. Dime
                                                                         

Savings Bank, No. 95-11967-PBS, slip op. at 14 (D. Mass. Nov.
                        

13, 1996).10  

          Plaintiffs argue that  whether they were reasonably

diligent in ascertaining their claims  is a matter of fact to

be determined by  a jury.   Even  if we accept  all facts  as

                    
                                

9.  Once deferred interest  began to accrue, after  the first
year of the  repayments, the bases of all  of the plaintiffs'
present claims  had come to  their attention.  That  they did
not seek legal advice  in 1988 (or, in any event,  before the
running of the  relevant statutes of limitations) seems to be
more  a  matter   of  happenstance  than  lack   of  relevant
information.   We think  the district court  stated the issue
well: "No facts are alleged as to what prompted plaintiffs to
consult an  attorney, if not their loan documents and monthly
statements.  . .  .   If the  plaintiffs' loan  documents and
statements prompted them to  consult an attorney in  1994 and
1995, unprompted  by any new  disclosure, there is  no reason
they  could  not  have consulted  an  attorney  several years
earlier."   Salois v.  Dime Savings  Bank, No.  95-11967-PBS,
                                                     
slip op. at 15 (D. Mass. Nov. 13, 1996). 

10.  In addition, we note that, under Massachusetts law, "one
who signs  a writing  that is  designed to serve  as a  legal
document . .  . is presumed to  know its contents."   Hull v.
                                                                      
Attleboro Savings Bank, 33 Mass.  App. Ct. 18, 24 (1992); see
                                                                         
Lerra  v. Monsanto  Co., 521  F. Supp.  1257, 1262  (D. Mass.
                                   
1981); Connecticut Jr. Republic v. Doherty, 20 Mass. App. Ct.
                                                      
107, 110  (1985).   Thus, as a  matter of  Massachusetts law,
plaintiffs were  on notice of  their claims when  they signed
their loan documents in 1986 and 1987.

                             -14-
                                          14


plaintiffs  present  them,  however, nothing  in  the  record

supports the conclusion that plaintiffs exercised  reasonable

diligence as  a  matter of  law.   Cf.  Sleeper   v.  Kidder,
                                                                         

Peabody  & Co.,  480  F.  Supp. 1264,  1265  (D. Mass.  1979)
                          

(noting  that although the  issue of reasonable  diligence is

factually  based, it  may be  determined as  a matter  of law

where  the  underlying  facts  are  admitted  or  established

without dispute),  aff'd mem., 627 F.2d 1088 (1st Cir. 1980).
                                         

Thus, the district  court's dismissal  of plaintiffs'  claims

was proper.11

          2.  State Claims
                                      

          The   foregoing  analysis   likewise  disposes   of

plaintiffs'  argument for  tolling  on  the  basis  of  state
                                                                         

fraudulent concealment doctrine.  Massachusetts law  provides

that, "[i]f a person liable to a personal action fraudulently

conceals the cause  of such action from the  knowledge of the

person  entitled  to  bring  it,  the  period  prior  to  the

discovery of  his cause of  action by the person  so entitled

                    
                                

11.  Plaintiffs  also contend that  there are issues  of fact
regarding  whether Dime  was a  fiduciary  to plaintiffs  and
whether Dime fraudulently concealed information, and that the
existence of  such factual  issues precludes  dismissal.   To
this   we  note  that,   first,  simply  alleging  fraudulent
concealment  or the  existence of  a fiduciary duty  does not
suffice to avoid dismissal.   See General Builders Supply Co.
                                                                         
v. River Hill  Coal Venture, 796 F.2d 8, 12  (1st Cir. 1986).
                                       
Second,   plaintiffs'  claims   may   be  dismissed   without
determining  these   issues  because,  even   if  plaintiffs'
allegations regarding  fraud and  fiduciary duties are  true,
plaintiffs   still   fail   the   ultimate   test,  that   of
reasonableness in discovering and pursuing their claims.

                             -15-
                                          15


shall be  excluded in  determining the time  limited for  the

commencement of the action."   Mass. Gen. Laws ch. 260,   12.

Specifically, a statute of limitations may be tolled "if  the

wrongdoer,  either through  actual fraud  or in  breach of  a

fiduciary  duty of  full disclosure,  keeps  from the  person

injured  knowledge of  the facts  giving rise  to a  cause of

action and the means of  acquiring knowledge of such  facts."

Maggio, 824  F.2d at  131 (emphasis  omitted) (quoting  Frank
                                                                         

Cooke, Inc.  v. Hurwitz, 10  Mass. App. Ct. 99,  106 (1980)).
                                   

Here,  an analysis  of whether  Dime  concealed the  means of

acquiring  the  facts  giving  rise  to  their  claims  would

parallel  a reasonable diligence  inquiry, which, as  we have

already concluded, plaintiffs fail.   Yet we need not rely on

that  analysis  because,  again, Dime  did  not  conceal from

plaintiffs  the facts themselves and therefore cannot be said

to  have  kept   plaintiffs  from  acquiring  the   requisite

knowledge.

          But plaintiffs persist, focusing on the possibility

of a fiduciary  relationship between themselves and  Dime and

arguing that  Massachusetts  limitations  periods  should  be

tolled because Dime's breach of an alleged fiduciary duty  to

them  is sufficient to constitute fraud.  Although plaintiffs

do  not develop  this  line  of  analysis,  presumably  their

argument  is  that, even  if  Dime did  not  actively conceal

information, it  nonetheless committed fraud  because it owed

                             -16-
                                          16


plaintiffs a special  duty of disclosure.  Under  this theory

as well,  however, "[a]  plaintiff must be  able to  show not

only that  crucial facts were withheld by  defendants owing a

duty of full disclosure, but also that he lacked the means to

uncover  these facts."    Maggio,  824 F.2d  at  131.   If  a
                                            

plaintiff  has failed to "undertake  even a minimal effort to

pursue  the investigative  opportunities  available to  him[,

then]  not even  the  combination  of  fiduciary  duties  and

section  12  are sufficient  to  excuse a  delay  in bringing

suit."  Id.  In this case, we need not determine whether Dime
                       

was  a  fiduciary  to  plaintiffs because,  even  if  such  a

relationship  existed, the fact remains that no revelation of

information occurred  subsequent to plaintiffs'  discovery of

negative  amortization in 1988.   Because plaintiffs  had the

"means to uncover" the relevant  facts as early as 1988, and,

indeed, possessed the  facts themselves in 1988,  their state

law  claim based  on the  existence  of a  fiduciary duty  in

combination with fraudulent concealment fails.

          Finally,  the  district   court  dismissed  one  of

plaintiffs'  claims  based  on  the  Massachusetts   Consumer

Protection Act, Mass.  Gen. Laws ch. 93A, on  the basis that,

although Dime may  have been in violation of  Mass. Gen. Laws

ch.  167E,      2(B)(9)  and  (10)  --  which   prohibit  the

alteration of a payment  amount more than once a year and the

alteration of the interest rate more than every six months --

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                                          17


plaintiffs  had  not   alleged  that  Dime  was   subject  to

regulation by the Massachusetts Commissioner of Banks.12  The

court  was correct.   Dime,  a  federally-chartered bank,  is

regulated  by the federal  Office of Thrift  Supervision, and

DRES-MA,  a non-bank  subsidiary, was incorporated  under New

York law.   The  Massachusetts statutes  on which  plaintiffs

rely  apply only to Massachusetts-chartered banks.  See Mass.
                                                                   

Gen. Laws ch. 167E,   1.13

B.  Dime's Motion for Rule 11 Sanctions
                                                   

          Dime  argues  that  the  district  court  erred  in

denying  its   motion  for   sanctions  against   plaintiffs'

attorneys, and  that the  court  should have,  at a  minimum,

                    
                                

12.  The  district court noted that plaintiffs' ch. 93A claim
based on Dime's alleged violation of Mass. Gen. Laws ch. 167E
   2(B)(9) was  not time-barred if  the owed  monthly payment
amount  had changed  more than  once during  any of  the four
years  prior  to  the date  plaintiffs  brought  this action.
Plaintiffs'  complaint did  not foreclose  this  issue.   The
court observed as well that the claim based on Dime's alleged
violation  of Mass.  Gen. Laws  ch. 167E    2(B)(10)  was not
time-barred because the  interest rate changed five  times in
1995.

13.  Plaintiffs argue  in addition  that DRES-MA,  as a  non-
banking corporation, was prohibited under Mass. Gen. Laws ch.
167,    37,  from engaging  in  banking activity,  regardless
whether DRES-MA was a foreign or  domestic corporation.  This
argument  fails because DRES-MA was a real-estate subsidiary,
                                                             
not a  banking  subsidiary.    As  such,  although  it  would
presently be subject  to regulation under Mass. Gen. Laws ch.
255,     2, that  statute  was  not  in  force  at  the  time
plaintiffs' claims arose.

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                                          18


conducted  a hearing  to  determine  whether plaintiffs  made

reasonable inquiries prior to bringing their claims.14  

          Rule 11 calls for the imposition of sanctions on  a

party  "for  making  arguments  or  filing  claims  that  are

frivolous, legally unreasonable,  without factual foundation,

or asserted  for an  'improper purpose.'"   S. Bravo  Sys. v.
                                                                      

Containment Tech.  Corp., 96  F.3d 1372,  1374-75 (Fed.  Cir.
                                    

1996) (citing  Conn v. Borjorquez,  967 F.2d 1418,  1420 (9th
                                             

Cir. 1992)).   In reviewing  the district  court's denial  of

defendant's Rule 11  motion, we apply an abuse  of discretion

standard.  See Cooter & Gell v. Hartmarx Corp., 496 U.S. 384,
                                                          

405 (1990).   As we have noted before,  our review of denials

of Rule  11 motions "calls  for somewhat more  restraint than

review of  positive actions  imposing sanctions  and shifting

fees."  Anderson v. Boston Sch. Comm., 105 F.3d 762, 769 (1st
                                                 

Cir.  1997).   The trial  judge should  be accorded  not only

"additional deference in  the entire area of  sanctions," but

also  "extraordinary deference in denying sanctions."  Id. at
                                                                      

768.

          It  would  have  been preferable  for  the district

court to have more extensively  set forth its rationale.  See
                                                                         

                    
                                

14.  The  district court  disposed of  Dime's  motion in  two
sentences:  "While  I   agree  that  the  action   should  be
dismissed, plaintiffs amended the complaint  to eliminate the
frivolous  claims.    Moreover, while  the  claims  are time-
barred, the  breach of contract  claims and the  [Mass. Gen.]
Laws ch. 93A claims were colorable at least in part."

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                                          19


Figueroa-Ruiz  v. Alegria, 905 F.2d 545, 549 (1st Cir. 1990).
                                     

Nonetheless, "although the rationale for a denial of a motion

for  fees  or  sanctions  under  Rule  11  . .  .  should  be

unambiguously communicated, the lack of explicit findings  is

not  fatal where  the record  itself,  evidence or  colloquy,

clearly indicates one or more sufficient supporting reasons."

Anderson, 105 F.3d at 769.  
                    

          Here, the  record contains  adequate rationale  for

the denial of  the motion.  The court  noted that plaintiffs'

breach of contract and Massachusetts Consumer  Protection Act

claims were  time-barred but nonetheless  "colorable at least

in part."  Although we reiterate that district courts  should

provide specific findings  in support of Rule  11 rulings, we

conclude that, in light of the record, the court did not here

abuse  its discretion by holding that plaintiffs' claims were

not without foundation in law or in fact.

          Affirmed.
                              

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