The case, United States of America, on behalf of the Secretary of the U.S. Department of Housing and Urban Development v. Peter Alford; Brandy Galarneau; Keri Dawson; Stonehaven Homeowners Association, Inc.; Unknown Tenant No. 1; Unknown Tenant No. 2; and all unknown parties (Case No. 502025CA012726XXXAMB, Div. AI), was filed on December 8, 2025, according to the clerk’s stamp on the pleading.
The lawsuit was submitted in the Fifteenth Judicial Circuit in and for Palm Beach County, Civil Division, and seeks an in rem judgment allowing the federal government to foreclose on the home located at 1755 Banyan Creek Court, Boynton Beach, FL 33436. The original document, as filed with the Palm Beach County Clerk of Court, can be downloaded here. (Link to be added.)
According to the verified complaint, the borrower, Judith Alford, executed a Fixed Rate Home Equity Conversion Note—a reverse mortgage—on September 25, 2009, in the principal amount of $243,000, originally in favor of New Day Financial, LLC. The complaint states that the mortgage was later assigned to HUD. Alford has since died, and HUD alleges that her death triggered the loan’s maturity under the mortgage terms.
The plaintiff asserts that the mortgage and note are now in default, with an alleged outstanding principal balance of $96,904.22 plus interest, costs, and other recoverable expenses identified in the loan documents. The government further alleges that all conditions precedent to filing the action have been met.
HUD identifies several individuals and entities as defendants due to potential ownership or subordinate lien interests in the property. The complaint lists Peter Alford, Brandy Galarneau, and Keri Dawson as parties who may hold ownership rights through recorded probate-related documents. It also names Stonehaven Homeowners Association, Inc., citing possible unpaid assessments, and includes Unknown Tenant No. 1 and Unknown Tenant No. 2 as placeholders for anyone occupying the home whose rights may be affected. The pleading also references all “unknown parties” who may claim an interest through any of the named defendants.
The complaint includes a sworn verification signed by Deziree Blanton, Branch Chief for HUD, and attorney Ian C. Dolan of Diaz Anselmo & Associates, P.A., who represents the federal plaintiff. The verification, dated December 8, 2025, certifies that the allegations are based on the agency’s knowledge and belief. Exhibits attached to the filing include the original 2009 note, allonges documenting transfers, and the recorded mortgage.
As relief, the United States seeks a judicial foreclosure, a declaration that its lien is superior to all subordinate interests, and an order that the defendants’ rights in the property—if any—be foreclosed. The government also requests that the court retain jurisdiction to enter any additional orders permitted under federal or state law.
The case remains pending.
The original complaint, as filed with the Palm Beach County Clerk of Court, can be viewed here.
