Ettefagh v. Ettefagh

150 Cal. App. 4th 1578, 2007 D.A.R. 7273
CourtCalifornia Court of Appeal
DecidedMay 22, 2007
DocketNo. A109531
StatusPublished
Cited by23 cases

This text of 150 Cal. App. 4th 1578 (Ettefagh v. Ettefagh) 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
Ettefagh v. Ettefagh, 150 Cal. App. 4th 1578, 2007 D.A.R. 7273 (Cal. Ct. App. 2007).

Opinion

Opinion

SIMONS, Acting P. J.

On appeal from a judgment of dissolution, Semrin Ettefagh (Semrin)1 challenges numerous property and support rulings issued by the trial court. In the published portion of our opinion, we examine the standard of proof required to overcome the rebuttable presumption contained in Family Code section. 7602 that property acquired by either spouse during marriage is community property. The parties agree that the presumption is [1581]*1581rebuttable, affects the burden of proof and is overcome by sufficient evidence that the property was a gift to one of the spouses. The parties divide, however, on the quantum of evidence required. Semrin claims that the trial court erred in holding that the presumption of section 760 could be rebutted if her former husband, Vahid Ettefagh (Vahid) established by a preponderance of the evidence that the contested property was a gift to him. She asserts that clear and convincing evidence of a gift is required to rebut the community property presumption. We conclude, however, that the trial court applied the correct standard of proof. In the unpublished portion of the opinion, we reject a number of other arguments raised by Semrin and affirm.

Factual and Procedural Background

The Parties

Semrin is a native of Turkey. As a teenager, she moved with her family to Los Angeles, where, in 1971, she met Vahid, a native of Iran. The couple married in August 1972. Both attended college in the United States, after which they moved to Iran in 1977. The parties had two children, one of whom, Jehan, was a minor at the time of trial. Semrin and Vahid separated in 1996. Semrin later returned to California and filed a petition for dissolution of the marriage on August 28, 1997. After the petition was filed, the parties stipulated to the joinder of Vahid’s father, Hashem Ettefagh (Hashem), as a claimant in the proceedings.

Properties in Controversy

At trial, one of the principal contested issues was the characterization of four parcels of California real estate (collectively the California properties). The first parcel acquired was referred to as “Santa Ana Court” in Tiburón and was deeded to “Vahid Ettefagh, an unmarried man,” on May 4, 1987. This recital in the deed is obviously incorrect, since Vahid had been married to Semrin for over a decade at the time the property was deeded. Hashem testified at trial that he provided the funds for the purchase of this property. Vahid testified that he invested neither his personal funds nor any funds from his family’s textile corporations in the Santa Ana Court property. Vahid later conveyed the property to Hashem on March 8, 1994.3

[1582]*1582The parties refer to the second parcel as the “Larkspur Shopping Center property.” On April 27, 1990, the Southern Pacific Transportation Company transferred this property to Vahid and his sister, Maryam Ettefagh, granting each an undivided one-half interest. This deed also erroneously refers to “Vahid Ettefagh, an unmarried man.” Again, Hashem testified that he contributed funds used to purchase the property, but that Vahid did not. Vahid testified that he contributed .neither personal nor corporate funds to its acquisition. On March 8, 1994, Vahid conveyed this property to Hashem.

The third and fourth properties are both located in Santa Rosa. The parties refer to them as “Santa Rosa large” and “Santa Rosa small.” On August 5, 1992, Vahid’s sister, Shahla Ettefagh, conveyed a 50 percent interest in the “Santa Rosa small” property to “Vahid Ettefagh, a married man as his sole and separate property.” Hashem’s testimony was that he used money from his Bank of America account for the downpayment on this property and that Vahid paid no money for the property when it was purchased. Vahid also testified that none of his funds were used for the purchase. Vahid conveyed his interest in this property to Hashem on March 8, 1994.

Hashem granted an undivided one-half interest in the fourth parcel, the “Santa Rosa large” property, to Vahid on January 23, 1989. Vahid testified that his funds were not used to purchase the property. By grant deed dated March 8, 1994, Vahid conveyed his interest in this property to Hashem.

In addition to the properties in California, the parties also had significant real property holdings abroad, including several pieces of real property in Iran and Turkey. These included an interest in a residential property on Anaherta Street in Tehran, parcels of property identified as “Golnar,” an apartment referred to as “Lavasoon,” a ski chalet in Shemshak, Iran, seaside apartments located in Ayvaluk, Turkey, and parcels of land referred to as Shomal 1, 2 and 3.

The Trial Court’s Decision

After an 18-day trial, on January 19, 2005, the trial court issued a 20-page statement of decision, making a number of dispositions regarding the parties’ real and personal property, and awards of spousal and child support. We summarize only those aspects of the statement of decision relevant to the issues on appeal.

[1583]*1583After reviewing the testimony concerning the California properties, in which Semrin claimed a community property interest, the trial court noted that “[generally, these properties were either purchased by Hashem with his own fimds and then title placed in that of his son Vahid in order to assist him in obtaining a green card and entry into the United State[s], or, Vahid sent money he had earned during the marriage from Iran to his father in California so that his father could purchase property and invest for Vahid.” The parties agreed that these properties were presumed to be community assets under section 760 because they were acquired during the marriage. Despite the presumption, the trial court found that the California properties were Vahid’s separate property. It explained there was no documentary evidence supporting Semrin’s claims that the funds used to purchase these properties came from her husband. In addition, the trial court appears to have credited Hashem’s testimony that he purchased these properties with his own funds and simply placed title in Vahid’s name.

In reaching its decision concerning the California properties, the trial court expressly rejected Semrin’s contention that the community property presumption of section 760 can only be overcome by clear and convincing evidence. Citing In re Marriage of Haines (1995) 33 Cal.App.4th 277 [39 Cal.Rptr.2d 673], the trial court concluded that a party seeking to overcome the presumption established by section 760 must establish the separate nature of the property by a preponderance of the evidence. Since section 760 is not a title presumption, “virtually any credible evidence” could be relied upon to overcome it. The court determined that the presumption had been rebutted because “the evidence demonstrates that Vahid acquired interests in the California properties as gifts from his father Hashem. There is insufficient testimony and no written documentation to the contrary.”

The trial court also made a number of determinations regarding the parties’ ownership interests in their properties abroad, dividing those interests in equal shares between Semrin and Váhid.4 The court further ordered Vahid to provide Semrin with a written legal description of all of the properties in which the court had held that Semrin had an interest.

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Cite This Page — Counsel Stack

Bluebook (online)
150 Cal. App. 4th 1578, 2007 D.A.R. 7273, Counsel Stack Legal Research, https://law.counselstack.com/opinion/ettefagh-v-ettefagh-calctapp-2007.