Q. Holly Hill Acres, Ltd., executed and delivered a promissory note and a purchase money mortgage to Rogers and Blythe. The note provided which it was secured by a mortgage on certain real estate and which the terms of which mortgage "are by this reference made a part hereof." Rogers and Blythe then assigned the note to Charter Bank, and the bank sought to foreclose on the note and mortgage. Holly Hill Acres refused to pay, claiming which it was defrauded by Rogers and Blythe. Holly Hill appealed from a summary judgment entered in favour of plaintiff Charter Bank. Decision?