Boyd v. Freeman

CourtCalifornia Court of Appeal
DecidedDecember 20, 2017
DocketB279246
StatusPublished

This text of Boyd v. Freeman (Boyd v. Freeman) 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
Boyd v. Freeman, (Cal. Ct. App. 2017).

Opinion

Filed 12/20/17 CERTIFIED FOR PUBLICATION

IN THE COURT OF APPEAL OF THE STATE OF CALIFORNIA

SECOND APPELLATE DISTRICT

DIVISION FOUR

B279246 PAULA BOYD, (Los Angeles County Super. Ct. No. BC588216) Plaintiff and Appellant,

v.

DAVID FREEMAN,

Defendant and Respondent.

APPEAL from an order of the Superior Court of Los Angeles County, Teresa A. Beaudet, Judge. Reversed and remanded with directions. Ivie, McNeill & Wyatt and Chandler A. Parker for Plaintiff and Appellant. The Jamison Law Firm and Guy E. Jamison for Defendant and Respondent. In the underlying action, appellant Paula Boyd asserted claims against respondent David Freeman predicated on allegations of wrongful foreclosure. The trial court sustained Freeman’s demurrer to Boyd’s first amended complaint without leave to amend, reasoning that the doctrine of res judicata barred her claims, in view of a judgment in favor of Freeman and against Boyd in a prior action. We conclude that the doctrine did not foreclose Boyd’s claims because the prior judgment was not on the merits. We therefore reverse and remand for further proceedings.

RELEVANT FACTUAL AND PROCEDURAL BACKGROUND In 2005, Boyd executed a promissory note in favor of attorney Freeman secured by a deed of trust for a property in Glendale. Later, Freeman initiated foreclosure proceedings that culminated in a July 16, 2012 foreclosure sale, at which Freeman became owner of the Glendale property. In June 2012, while the foreclosure proceedings were pending, Boyd initiated her prior action against attorney Freeman (L.A. Super. Ct. Case No. BC486054). Her original complaint asserted claims for legal malpractice, breach of contract, breach of fiduciary duty, fraud, and declaratory relief, predicated on allegations that after Boyd hired Freeman to represent her in a matter, he made a “usurious” loan to her secured by the Glendale property. According to

2 the complaint, in 2007, after Freeman attempted to arrange for a foreclosure sale of the property, Boyd and Freeman entered into a settlement agreement. The complaint asserted that Boyd’s claims were for “violations that . . . continued to occur after the settlement,” alleging that Freeman “continued to use his legal status and his usurious loan terms to try to take the property illegally and wrongfully from [Boyd].” Although the complaint contained no claim for unlawful foreclosure in connection with the then-pending foreclosure, it alleged that Freeman had violated Civil Code section 2924f, which is a provision of the statutory scheme regulating nonjudicial foreclosure sales (Civ. Code, § 2924 et seq.).1 On July 16, 2012, shortly before the foreclosure sale, Boyd submitted an ex parte application for a temporary

1 The operation of the statutory scheme can be summarized as follows: “When the trustor [that is, debtor] defaults on the debt secured by the deed of trust, the beneficiary [that is, creditor] may declare a default and make a demand on the trustee to commence foreclosure. [Citation.] . . . Generally speaking, the statutory, nonjudicial foreclosure procedure begins with the recording of a notice of default by the trustee. ([Civ. Code,] § 2924, subd. (a)(1).) After the expiration of not less than three months, the trustee must publish, post, and mail a notice of sale at least 20 days before the sale, and must also record the notice of sale . . . ([Civ. Code,] §§ 2924, subds. (a)(1), (a)(2) & (a)(3), 2924f, subd. (b)(1) . . . .) The sale and any postponement are governed by [Civil Code] section 2924g. [Citations].” (Kachlon v. Markowitz (2008) 168 Cal.App.4th 316, 334-335, fn. omitted.)

3 restraining order to enjoin the foreclosure sale. The application asserted that the notice of default misstated the amount due on the note, in contravention of Civil Code section 2924, subdivision (b)(1). The trial court denied the application. Freeman demurred to the complaint, contending that Boyd’s claims were time-barred under the applicable statutes of limitations. In addition, Freeman argued that the claims failed because the complaint’s allegations regarding the 2007 settlement, viewed along with the note and trust deed, demonstrated the nonusurious nature of the loan. The trial court sustained the demurrer, but afforded Boyd leave to amend her claims, with the exception of her request for declaratory relief. In March 2013, Boyd filed her first amended complaint. The complaint asserted a claim for breach of fiduciary duty predicated on allegations that Freeman had breached his professional obligations as an attorney in making the secured loan to Boyd, a claim for breach of fiduciary duty predicated on allegations that the loan was usurious, and a claim for restitution under the unfair competition law (UCL; Bus. & Prof. Code, § 17200 et seq.) predicated on violations of the California Consumers Legal Remedies Act (CLRA; Civ. Code, § 1750 et seq.) and Freeman’s other alleged misconduct.2 The restitution claim sought recovery of the

2 Generally, “[b]y proscribing ‘any unlawful’ business practice, ‘[the UCL] “borrows” violations of other laws and treats (Fn. is continued on the next page.)

4 Glendale property, alleging, inter alia, that Freeman’s misconduct resulted “in claims of foreclosure rights not in compliance with California law,” as well as “a purportedly lawful but in fact void [t]rustee’s sale . . . .” Freeman demurred to the first amended complaint on the grounds that its claims were untimely under the applicable statutes of limitations, and were otherwise legally untenable. The trial court sustained the demurrer to the first amended complaint without leave to amend, concluding that it stated no viable claims. In October 2013, the court entered an order dismissing the prior action, from which Boyd noticed an appeal. In an unpublished opinion (Boyd v. Freeman (May 19, 2015, B253500) 2015 Cal.App.Unpub. LEXIS 3449), we affirmed the order of dismissal, agreeing with the trial court that the claims in the first amended complaint were time- barred insofar as they relied on a breach of fiduciary duty, and that the UCL claim failed insofar as it relied on the CLRA, as that statute is inapplicable to loans for the purchase of real estate. In determining that leave to amend had been properly denied, we noted that Boyd had not shown that she could state a claim for wrongful foreclosure. We stated: “[A]lthough [Boyd] refers broadly to ‘irregularities in the . . . sale’” and inadequacy of the sale price, she offers no

them as unlawful practices’ that the [UCL] makes independently actionable.” (Cel-Tech Communications, Inc. v. Los Angeles Cellular Telephone Co. (1999) 20 Cal.4th 163, 180.)

5 allegations detailing the purported misconduct, and no legal authority showing that any such misconduct supports the proposed claims . . . .” On July 16, 2015, Boyd commenced the underlying action. Her first amended complaint (FAC) contains claims for wrongful foreclosure, vacation of the trustee’s sale and the trustee’s deed upon sale, unjust enrichment, and quiet title, based on allegations that Freeman “caused an illegal, fraudulent or willfully oppressive sale” of the Glendale property. The FAC alleges that the secured note was void -- and thus provided no basis for the sale -- because it fraudulently stated it had been arranged by a mortgage broker; that Freeman’s notice of default overstated the amount in default; that he contravened Civil Code section 2924f by failing to post timely written notices of the foreclosure sale, and “in other particulars”; and that he bought the property at the sale for less that its true value. Freeman demurred to the FAC, contending that under the doctrine of res judicata, the order of dismissal in Boyd’s prior action barred the claims in the FAC.

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Boyd v. Freeman, Counsel Stack Legal Research, https://law.counselstack.com/opinion/boyd-v-freeman-calctapp-2017.