Brito v. Carpenter

472 P.2d 979, 81 N.M. 716
CourtNew Mexico Supreme Court
DecidedJuly 27, 1970
Docket8998
StatusPublished
Cited by4 cases

This text of 472 P.2d 979 (Brito v. Carpenter) is published on Counsel Stack Legal Research, covering New Mexico Supreme Court primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Brito v. Carpenter, 472 P.2d 979, 81 N.M. 716 (N.M. 1970).

Opinion

OPINION

WATSON, Justice.

On February 12, 1966, Mock Homes, Inc., air Albuquerque subdivision general contractor, completed a home on Lot 30, Block 7, Unit 2, Desert Terrace Subdivision, and sold it to Herold and Charllene Brito, who executed thereon a first mortgage now held by Federal National Mortgage Association.

After making the sale to the Britos, but prior to the time within which mechanics and materialmen would be permitted to file claims of lien for non-payment, Mock Homes, Inc. filed a petition in bankruptcy. As a consequence of this bankruptcy, lien claims were filed by materialmen and subcontractors who allegedly furnished materials and performed work in the Mock Homes development. One of these was that of appellee James O. Carpenter, filed on May 13, 1966. Subsequently, suits in foreclosure were filed against each individual lot upon which construction had been started in the subdivision.

The matter now before us is an appeal from the judgment of the trial court foreclosing the Carpenter lien as superior to the interests of the Britos and Federal National on Carpenter’s cross-complaint in the action brought by Jack Carlson Dry-Wall Company, another subcontractor under Mock Homes. Carlson’s complaint was filed on November 28, 1966, in the District Court of Bernalillo County. It named, among others, the Britos and Federal National as defendants, along with Mr. Carpenter and seven other lien claimants. By this complaint, which was numbered A23814, the plaintiff (Carlson) claimed a lien against Lot 30, Block 7, as superior to the Britos’ ownership and the claimed liens of the other defendants and sought a foreclosure sale of the premises to satisfy his lien. The prayer of the complaint also asked “[t]hat the Defendants and all persons claiming under them, or any of them, be barred and foreclosed of any right or claim in said premises, forever.” Appellants Britos and Federal National were duly served in this action.

Because of the number of lien claims filed as a result of Mock Homes’ bankruptcy, and for the purpose of expediting pretrial conferences, the cases were consolidated and later divided into two groups: Group I involved “construction loan cases” and was given the docket number 23258; Group II, involving the “home owner cases,” was given docket number 23377, and the instant case was incorporated within the latter group.

On February 1, 1967, appellee Carpenter filed a “Responsive Pleading” in Cause “No. 23258 et seq. — Consolidated” (the Group I cases) in which he set forth claims of liens in six other causes by referring to their cause number and the monetary amount of the liens, but he did not mention Cause No. A23814 (the instant case) or the lien amount in this cause. This case had been consolidated under Group II only, and thus, in addition to the fact that his pleading made no reference to the instant case, it was not properly filed.

On October 11, 1967, the court granted appellee Carpenter’s ex parte motion to amend his “Responsive Pleading” by interlineation by adding seven other lien claims by reference to cause numbers and amounts; among these was “No. 23814— $625.00.” Although hardly a satisfactory cross-complaint, it now would have been possible, by examining both groups of consolidated pleadings, to ascertain that appellee sought to foreclose a lien against appellants.

On February 3, 1969, Carpenter filed an “Amended Answer, Cross-claim and Counterclaim,” in Cause No. 23814, which by that time had been severed from the consolidation. In this pleading, for the first time, he described the property upon which he claimed to have a lien which is superior to that of the plaintiff and the several defendants.

For their Point I, appellants claim error in the court’s refusal to dismiss appellee’s cross-complaint for failure to file an action within one year. The applicable statute of limitations, § 61-2-9, N.M.S.A., 1953 Comp., reads as follows:

“No lien provided for in this article binds any building, mining claim, improvement or structure for a longer period than one [1] year after the same has been filed,- unless proceedings be commenced in a proper court within that time to enforce the same, * *
(Emphasis added.)

Even if the “Responsive Pleading” of February 1, 1967, had been filed in the proper cause or consolidated cause, it would not logically have been recognized as making a claim of lien against Lot 30, Block 7, the property involved here, since neither the lot nor the cause number concerning that property was even mentioned. Not until the ex parte amendment of October 11, 1967, would it have been possible to ascertain from the pleadings that appellee herein intended to enforce his lien against the Britos’ home. Since the original “Responsive Pleading” of February 1, 1967, could not be considered as setting forth or attempting to set forth a claim of lien against the Britos’ home, because there was no mention of their property or the cause number concerning that property, the amendment of October 11, 1967, could not relate back to the February 1 date. Rule 15(c) [§ 21-1-1(15) (c), N.M.S.A., 1953 Comp.]. The test of whether an amended pleading relates back to the original pleading is whether a “claim for relief” was made or attempted within the statutory period. Scott v. Newsom, 74 N.M. 399, 394 P.2d 253 (1964). Not until October 11, 1967, one year and five months after the filing of appellee’s lien (May 13, 1966), did appellee properly commence proceedings to enforce his lien against Lot 30 or to claim relief against the appellants.

Appellee points out that § 61-2-9, supra, does not specifically require that appellee himself commence the proceedings. He contends that under the “Omnibus Theory” adopted in Wisconsin, Oregon, and West Virginia, the timely joining of appellee, as a defendant lien claimant in the suit brought by Carlson, along with the appellants who were duly served with the complaint, satisfied the statute. The statutes in these three states, which require or permit the joining of all parties in order to avoid a multiplicity of suits, are relied upon for this theory. Erickson v. Patterson, 191 Wis. 628, 211 N.W. 775 (1927); Title Guarantee & Trust Co. v. Wrenn, 35 Or. 62, 56 P. 271 (1899) ; Amato v. Hall, 115 W.Va. 79, 174 S.E. 686 (1934). But see Grimm v. Rhoades, 129 Ind.App. 1, 149 N.E.2d 847 (1958), where under a permissive statute similar to ours the Indiana court held that the cross-complaint must be filed within the one-year period.

New Mexico’s statute concerning joinder of parties in mechanics’ lien actions, § 61— 2-13, N.M.S.A., 1953 Comp., does not require that all claimants be joined. It reads in part:

“Any number of persons claiming liens may join in the same action, and. when separate actions are commenced the-court may consolidate them. * * *
(Emphasis added.)

Our mechanics’ lien statutes were copied from California, and we have often in the past followed the California courts in. interpreting our statutes. Mutual Building & Loan Ass’n of Santa Fe v. Fidel, 78 N.M.

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Related

Raven v. Marsh
607 P.2d 654 (New Mexico Court of Appeals, 1980)
Fitzgerald v. Blueher Lumber Co.
481 P.2d 100 (New Mexico Supreme Court, 1971)
Daughtrey v. Carpenter
477 P.2d 807 (New Mexico Supreme Court, 1970)
Carpenter v. Merrett
477 P.2d 819 (New Mexico Supreme Court, 1970)

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Bluebook (online)
472 P.2d 979, 81 N.M. 716, Counsel Stack Legal Research, https://law.counselstack.com/opinion/brito-v-carpenter-nm-1970.