Amanda Everett v. Valerie Vance and Beverley Vance

Missouri Court of Appeals·Decided December 12, 2023·No. WD85514·Published

Opinion

IN THE MISSOURI COURT OF APPEALS WESTERN DISTRICT

AMANDA EVERETT, )

)

Respondent, )

)

v. ) WD85514 ) (consolidated with WD85629)

VALERIE VANCE and ) BEVERLEY VANCE, ) Filed: December 12, 2023 )

Appellants. )

Appeal from the Circuit Court of Jackson County The Honorable Jennifer M. Phillips, Judge

Before Division Two: Janet Sutton, P.J., and Alok Ahuja and Mark D. Pfeiffer, JJ.

Valerie Vance and Beverley Vance appeal from a judgment entered by the

Circuit Court of Jackson County following a bench trial. The circuit court granted Amanda Everett equitable relief and damages in connection with an earlier

judgment which had been fraudulently procured by Valerie Vance. The Vances contend that the court lacked personal jurisdiction, subject matter jurisdiction,

and authority to hear the underlying case. We dismiss Beverley Vance’s appeal,

because Everett voluntarily dismissed her claims against Beverley Vance prior to the entry of the circuit court’s judgment. With respect to Valerie Vance’s appeal,

the circuit court’s judgment is affirmed.

Factual Background1

On May 13, 2016, Amanda Everett and her husband signed a residential

lease to rent a three-bedroom property in Blue Springs for two years, ending on May 31, 2018. The lease identified Beverley and Valerie Vance collectively as the

“Landlord.” Beverley2 is Valerie’s mother. Based on Valerie’s statements, Everett

believed that Valerie owned the house, and that Everett would pay rent to her. The record reflects that the house was actually owned jointly by Beverley and

D.V., Beverley’s then-husband and Valerie’s father. Everett was unaware of

D.V.’s ownership interest at the time. She paid her rent to Valerie through biweekly direct deposits.

On July 12, 2017, the Circuit Court of Jasper County awarded D.V.

temporary possession of the Blue Springs house, including rental income generated by the home, as part of proceedings for dissolution of the marriage

between D.V. and Beverley. D.V. sent a letter to the home’s residents stating that he had possession, and instructing them to no longer make rental payments to Valerie. Everett stated that she spoke with Valerie concerning the letter, and Valerie told Everett that she should ignore the letter and not contact D.V., that

Valerie owned the house, and that Valerie was an attorney who would take care of the matter.

On November 28, 2017, D.V. filed an unlawful detainer action in the Circuit Court of Jackson County against “unknown defendants” living at the Blue

1 Because the circuit court did not make explicit factual findings, we “‘must assume that all facts were found in accordance with the result reached.’” Smith v. Brown & Williamson Tobacco Corp., 410 S.W.3d 623, 639 (Mo. 2013) (quoting State v. Revels, 13 S.W.3d 293, 297 (Mo. 2000)); see Rule 73.01.

2 Because Beverley and Valerie Vance share the same surname, we refer to them by their first names for ease of reference. No familiarity or disrespect is intended.

Springs house. See No. 1716-CV25766. Everett received a summons in the case. Everett testified that she contacted Valerie, who told her not to appear at the

hearing on D.V.’s petition; Valerie reiterated that she was a lawyer and would

take care of it. Everett accordingly did not attend the hearing on D.V.’s unlawful detainer action on November 28, 2017. She received a notice to vacate the

property in December 2017, which Valerie likewise told her to ignore.

In January 2018, D.V. and a sheriff came to evict Everett and her children from the property. Everett subsequently spoke with D.V., who agreed to allow her to stay in the house if she signed a new lease with him and paid rent to him,

which Everett did on January 19, 2018. Everett then made rental payments to D.V. until she vacated the property. She believed she was no longer subject to the

lease with Beverley and Valerie, since D.V. was the property’s legal owner.

On February 7, 2018, Beverley filed her own unlawful detainer petition against Everett in the circuit court. See No. 1816-CV03274. The petition alleged that Beverley was entitled to possession of the property, and claimed damages in missing rent from January 1, 2018, in addition to interest and other damages.

On February 27, 2018, the court held a hearing on Beverley’s unlawful detainer action. Everett appeared without an attorney, and consented to the

entry of judgment against her. The judgment ordered that Everett pay money damages and fees, but granted a stay of execution on the entire monetary

judgment so long as Everett vacated the property within ten days.

Everett vacated the property on March 6, 2018. Because it was her belief at the time that D.V. continued to own the property, she notified D.V. that she had

vacated the property, and left the keys in the house.

In Beverley and D.V.’s divorce proceeding, the court granted possession of the Blue Springs house to Beverley on March 8, 2018.

On March 22, 2018, Beverley filed a Request for Writ of Execution for

Restitution of Possession of the Property in her unlawful detainer action, claiming that Everett remained in possession. The court issued a Writ for

Possession and Order of Eviction, and on April a restitution return was filed stating that Everett had been evicted on April 3. Everett claims that, to obtain the writ, Beverley misrepresented that Everett was still in possession of the property. Everett testified that she was not notified of Beverley’s request for the writ of

execution, or the court’s issuance of the writ; on the contrary, she believed the matter had been concluded when she moved out on March 6, 2018.

On June 15, 2020, Valerie began filing garnishments against Everett on Beverley’s behalf, based on the February 27, 2018 consent judgment. This included a garnishment directed to Everett’s bank and her employer, claiming that Everett owed Beverley $12,602.54. Everett testified that $500.00 was garnished from her paychecks, per pay period, until she left her employment as of January 1, 2021.

On November 13, 2020, Everett began the present action against Valerie

and Beverley in the Circuit Court of Jackson County, seeking equitable relief and damages based on her claim that the February 2018 consent judgment and

subsequent garnishment orders had been procured by fraud. Everett alleged that

she agreed to the February 2018 consent judgment based on Valerie’s misrepresentations that Beverley, rather than D.V., was entitled to her rental

payments. Everett also alleged that Valerie had pursued garnishment of Everett’s

wages based on false representations that Everett had failed to vacate the property as required by the February 2018 consent judgment. Everett also

contended that Valerie had made false representations concerning Beverley’s

mental competence to engage in legal proceedings on her own behalf, and had operated under a conflict of interest in representing Beverley in those

proceedings. Everett asked the court: to set aside the February 2018 consent judgment and any subsequent orders entered in Beverley’s unlawful detainer action; to grant Everett money damages in the amount of the garnishments collected by Valerie and Beverley; to grant her attorneys’ fees, pre- and post-

judgment interest, and costs; and to issue an injunction preventing Beverley and Valerie from engaging in further efforts to collect on the February 2018

judgment.

On April 28, 2021, Valerie made what she labeled a “limited” entry of appearance, in which she stated that she did not intend to waive any objections to personal and/or subject matter jurisdiction. The same day, Valerie filed counterclaims against Everett on behalf of herself and Beverley. Valerie’s counterclaims contended that Everett had not vacated the property as required by the February 2018 consent judgment, that Everett was responsible for

damages under the lease, and that she committed waste and otherwise damaged the property. Valerie also filed a motion to strike Everett’s petition, contending

that Everett’s suit constituted an improper collateral attack on the consent

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