Bell v. Mason

194 Cal. App. 4th 1102, 125 Cal. Rptr. 3d 229, 2011 Cal. App. LEXIS 503
CourtCalifornia Court of Appeal
DecidedApril 28, 2011
DocketNo. B216358
StatusPublished
Cited by5 cases

This text of 194 Cal. App. 4th 1102 (Bell v. Mason) is published on Counsel Stack Legal Research, covering California Court of Appeal primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Bell v. Mason, 194 Cal. App. 4th 1102, 125 Cal. Rptr. 3d 229, 2011 Cal. App. LEXIS 503 (Cal. Ct. App. 2011).

Opinion

[1104]*1104Opinion

KLEIN, P. J.

Defendants and appellants Reginald Mason (Reginald) and Shante Mason (Shante)1 (collectively, the Masons) appeal a $700,000 judgment in favor of plaintiff and respondent Kelley Angela Bell (Bell) following a jury trial, as well as a postjudgment order awarding Bell $204,500 in attorney fees.

Bell sold her house to Shante for $130,000. Bell then sued the Masons alleging she “suffers from mental retardation”2 and that the Masons “took advantage of plaintiff’s disabilities in gaining her trust and inducing her to enter into the transaction which deprived her of her home.”

The defense theory is that Bell is of normal intelligence and that she knowingly entered into an arm’s-length transaction with Shante for the sale of her property. At trial, the defense sought to call Dr. Samuel Black (Black) as an expert psychiatric witness to testify Bell is not mentally retarded and that she in fact has average intelligence. The trial court ruled Black could not testify regarding Bell’s mental retardation or lack thereof. Although Black had reviewed, inter alia, Bell’s medical records and had viewed in excess of 15 hours of her videotaped deposition, the trial court ruled that because Black had not met or personally examined Bell, the defense had failed to lay a sufficient foundation for Black to testify as to Bell’s IQ or mental retardation.

In the published portion of this opinion, we conclude a sufficient foundation was shown for Black’s testimony; the mere fact Black had not personally examined Bell did not preclude him from testifying as to her mental capacity. Reversal is required because the trial court’s ruling amounted to prejudicial evidentiary error which eviscerated the defense case and left the jury with plaintiff’s uncontroverted expert testimony that Bell is mentally retarded. (Evid. Code, § 354.)

In the unpublished portion of the opinion, we conclude that irrespective of the trial court’s erroneous evidentiary rulings which inured to Bell’s benefit, Bell failed to present substantial evidence to support her claims of fraud, intentional infliction of emotional distress, dependent adult abuse and conspiracy. Therefore, the trial court’s evidentiary errors do not require this matter to be remanded for a new trial. Instead, we reverse and remand to the trial court with directions to enter judgment in favor of the Masons.

[1105]*1105FACTUAL AND PROCEDURAL BACKGROUND

1. Overview.

a. Bell’s acquisition and encumbering of the subject real property.

John Williams and Asa Williams (the godparents) were an elderly childless couple who frequently took care of Bell when she was a child. Bell went to the library and read about grant deeds and how to transfer real estate. On or about September 2, 2003, title to the Williamses’ real property located on 4th Avenue in Los Angeles (the property) purportedly was transferred by grant deed to Bell as a gift. At the time, there were no encumbrances on the property.

On September 16, 2003, two weeks after obtaining title to the property, Bell obtained a $65,000 loan on the property from JMJ Financial Group (JMJ), secured by a deed of trust, at a rate of 12 percent per annum. The interest rate was high because Bell had poor credit.

In October 2003, Bell moved Asa Williams to a convalescent hospital. John Williams, who was in poor health, died in December 2003.

As will be explained in greater detail below, in November 2003, Bell entered into an agreement to sell the property to Shante for $130,000.

b. Bell’s godmother sues Bell to recover title to the property; Bell enters into a settlement agreement with the godmother’s conservator, obligating Bell to prosecute the instant lawsuit.

On April 19, 2004, Asa Williams filed a complaint (the Williams action) against Bell, Shante, Vernon Washington and Wendell Bonville (Bonville), seeking to quiet her title to the property and declaratory relief, and alleging causes of action for fraud, civil conspiracy, negligent and intentional infliction of emotional distress. Asa Williams alleged Bell “caused a transfer of title of the PROPERTY by fraudulent means by signing the name of WILLIAMS on said Grant Deed of September 2, 2003. That BELL made said illegal transfer of the PROPERTY for the sole purpose of obtaining a monetary loan in the amount of $62,000.00 and thereby placing a lien against the PROPERTY for said amount.”4

[1106]*1106Asa Williams subsequently was placed under a conservatorship.

On July 7, 2005, Asa Williams died intestate, without leaving any heirs at law.

On October 12, 2005, Asa Williams’s conservator, Harold Johnson (Johnson), entered into a settlement agreement and mutual release with Bell.5 The settlement agreement did not require any cash outlay by Bell. The settlement agreement noted the existence of claims by Bell against Shante, Bonville and others regarding the subject real property and the refinancing of the property and stated, “Bell agrees to pursue such claims, [f] 4. In the event Bell recovers on the Claims set forth in paragraph 3 above, . . . Bell agrees to pay Johnson one half of all amounts recovered or the value of all property recovered, less the sum of . . . [$11,500].” Thus, Bell’s prosecution of the instant lawsuit against the Masons was required by the promise Bell made to the conservator in the Williams settlement agreement.

2. The instant lawsuit.

On January 9, 2007, Bell, by and through a guardian ad litem, Ella Bell Gory, filed the operative first amended complaint against the Masons, Bonville, as well as JMJ, Gateway Loans, Inc. (Gateway), and Horizon Escrow, Inc. (Horizon). The complaint sought, inter alia, to quiet title in Bell as the sole owner in fee simple of the subject real property she obtained from the Williamses. Bell alleged she obtained the property by grant deed in September 2003, and that she borrowed $64,000 against the property one month later.

The complaint alleged two distinct acts of wrongdoing.

First, Bell alleged her former boyfriend, Bonville, forged her signature on the net loan proceeds of $51,971 and converted the money to his own use.

Second, Bell alleged she was defrauded in the transaction wherein she sold the property for $130,000 to Shante. “On or about January 22, 2004, plaintiff purportedly sold the 4th Avenue Property to Shante Mason (the ‘Sale’) pursuant to the representation that the sale was a mere sham intended to gain the necessary credit rating to furnish funds to repair the premises.” (Italics added.) However, instead of treating the sale as a sham, as had been agreed, defendants treated the sale as real and evicted her from the property in 2006.

[1107]*1107Bell pled the various defendants “relied on their knowledge that plaintiff suffers from mental retardation”6 7and “took advantage of plaintiff s disabilities in gaining her trust and inducing her to enter into the transaction which deprived her of her home.”

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Cite This Page — Counsel Stack

Bluebook (online)
194 Cal. App. 4th 1102, 125 Cal. Rptr. 3d 229, 2011 Cal. App. LEXIS 503, Counsel Stack Legal Research, https://law.counselstack.com/opinion/bell-v-mason-calctapp-2011.