Fanuk Human Resources v. Cash Flow V CA2/3

CourtCalifornia Court of Appeal
DecidedAugust 28, 2014
DocketB245415
StatusUnpublished

This text of Fanuk Human Resources v. Cash Flow V CA2/3 (Fanuk Human Resources v. Cash Flow V CA2/3) 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
Fanuk Human Resources v. Cash Flow V CA2/3, (Cal. Ct. App. 2014).

Opinion

Filed 8/28/14 Fanuk Human Resources v. Cash Flow V CA2/3 NOT TO BE PUBLISHED IN THE OFFICIAL REPORTS California Rules of Court, rule 8.1115(a), prohibits courts and parties from citing or relying on opinions not certified for publication or ordered published, except as specified by rule 8.1115(b). This opinion has not been certified for publication or ordered published for purposes of rule 8.1115.

IN THE COURT OF APPEAL OF THE STATE OF CALIFORNIA

SECOND APPELLATE DISTRICT

DIVISION THREE

FANUK HUMAN RESOURCES, INC., B245415 consolidated with B247581 Plaintiff and Appellant, (Los Angeles County v. Super. Ct. No. BC436621)

CASH FLOW V, LLC et al.,

Defendants and Respondents.

APPEAL from a judgment and postjudgment order of the Superior Court of Los Angeles County, John L. Segal and Joseph R. Kalin, Judges. Reversed in part and dismissed in part. The David Firm, Henry S. David and Dana J. Emmer for Plaintiff and Appellant. Wesierski & Zurek, Joseph E. DuBois, Mary H. Kim and Ashley A. Regan for Defendants and Respondents. _________________________ Investors of an apartment building in Montgomery County, Alabama obtained a $250,000 loan from Rob D. Walker to renovate the property. Ronald D. and Andria L. Asher are the principals of Cash Flow V, LLC (CFV), one of the investors. The Ashers, on behalf of CFV, purportedly signed a “Mortgage Note” (hereafter, Note) for the Walker loan. The Ashers proved at trial that their signatures on the Note were forged.1 The Ashers, however, admittedly signed documents entitled “Amendment to Mortgage,” and “Amendment to Note” (collectively, Amendments) on behalf of CFV, which state, except for the agreed upon amendments to extend the payment schedule and increase the interest rate, the terms of the Mortgage and Note “are hereby ratified and affirmed.” The principal issue in this appeal is whether CFV (through the Ashers) ratified the Note. Before addressing this issue, we must determine whether plaintiff and appellant Fanuk Human Resources, Inc. (Fanuk) has standing as an assignee to enforce the Note. The trial court concluded Fanuk lacked standing. Assuming Fanuk could enforce the Note, the trial court also concluded CFV did not ratify the Note. We reach the opposite conclusion on both issues: A valid assignment exists, and CFV ratified the Note. Thus, we reverse the judgment in favor of CFV. In light of our conclusion, we also reverse the attorney fees awarded to CFV and the Ashers collectively and remand to the trial court for further proceedings. FACTUAL AND PROCEDURAL BACKGROUND This case involves a $250,000 loan from Walker to renovate an apartment building in Montgomery County, Alabama. The property was purchased by CFV and other limited liability companies for $300,000 with no mortgage or encumbrance. The investors received the $250,000, which was deposited into an operating account.

1 The Ashers also proved at trial that their signatures on a document entitled “Continuing Guaranty” were forged. Fanuk does not challenge on appeal the judgment in favor of the Ashers.

2 1. Note and Continuing Guaranty a. CFV Proves the Ashers’ Signatures on the Note were Forged The Walker loan was documented by a Note signed by representatives of several limited liability companies, including the Ashers on behalf of CFV. At trial, the Ashers proved their signatures on the Note had been forged. Under the terms of the Note, the borrowers agreed to pay monthly, interest only installments commencing on August 1, 2005 through August 1, 2006. The final installment of outstanding principal and interest became due and payable on August 1, 2006. The Note states at the top “State of Alabama, County of Montgomery,” but there is no choice-of-law language in the one-page recitation of terms. The Note provides for reasonable attorney fees, stating: “The drawers and endorsers of this Note . . . agree to pay all costs of collecting or securing or attempting to collect or to secure this Note, including a reasonable attorney’s fee.” b. The Ashers Prove Their Signatures on the Guaranty were Forged In July 2005, the Ashers also purportedly signed a Guaranty. The Ashers proved they did not sign the Guaranty. The Guaranty has a unilateral attorney fees provision in favor of the lender. 2. On Behalf of CFV, the Ashers Execute Amendments In 2007, the Ashers, on behalf of CFV, signed the Amendments. These documents contain identical terms. The term on the mortgage was extended and the interest rate increased by 2 percent. The document entitled “Amendment to Mortgage” states: “Except as hereinabove expressly amended, the terms of the Mortgage are hereby ratified and affirmed.” The document entitled “Amendment to Note” states: “Except as hereinabove expressly amended, the terms of the Note are hereby ratified and affirmed.” 3. Assignment of Note to Fanuk Walker, the original lender, was Stephen Olson’s business partner. Olson operates Fanuk, a nonprofit organization that provides nutrition and health care services to children in and around Jakarta, Indonesia.

3 Olson testified that in 2008, Walker orally agreed to assign the Note to Fanuk for $280,000 (Oral Assignment). Payments on the Note were made to Olson. In 2009, Walker and Fanuk signed a written assignment entitled “Bill of Sale and Blanket Assignment Agreement” (2009 Written Assignment). The 2009 Written Assignment states, “in consideration of One Hundred Dollars and 00/100 ($100.00), and other good and valuable consideration, the receipt of which is hereby acknowledged, and intending to be legally bound hereby: [¶] Seller [Walker] by these presents does hereby sell, convey, grant, transfer, assign, and set over, to Purchaser [Fanuk] and his successors and assigns, without recourse, all of Seller’s right, title and interest, legal or equitable, in and to the loan identified on Schedule A hereto . . . .” Schedule A lists the $250,000 loan. The terms of the 2009 Written Assignment are governed by Alabama law. 4. Default and Action to Enforce the Note and Guaranty When the payments ceased on the Note, and the guarantors did not pay under the Guaranty, Fanuk filed suit. The complaint alleged causes of action for breach of the Note and Guaranty, along with a common count for money had and received. The complaint sought compensatory damages in the sum of $289,052.07. Both CFV and the Ashers, as guarantors, were named in the complaint. CFV and the Ashers filed an answer, alleging as an affirmative defense that they did not execute the Note on behalf of CFV or execute the Guaranty. 5. Judgment in Favor of CFV and the Ashers After a two-day bench trial and the submission of closing argument briefs, the trial court issued a statement of decision ruling in favor of CFV and the Ashers and against Fanuk. As noted, the trial court’s findings and conclusions of law on the Ashers’ liability under the Guaranty are not challenged on appeal.2

2 Fanuk also does not challenge the trial court’s findings and conclusions of law on the common count for money had and received.

4 In its statement of decision, the trial court concluded that, although the Ashers signed the Amendments on behalf of CFV, CFV did not ratify the Note. The trial court found the Amendments did not include “ratification language,” and the Ashers did not sign the Amendments with “ ‘full knowledge’ of the facts and their rights regarding the [N]ote and the [G]uaranty.” The trial court also concluded that even if the Note had been ratified and was enforceable, Fanuk lacked standing because there was no valid assignment. In support of this conclusion, the trial court cited the contradictory evidence concerning the consideration paid for the Note under the terms of the Oral Assignment and the 2009 Written Assignment, and the lack of evidence regarding the terms of the Oral Assignment. Judgment was entered in favor of CFV and the Ashers.

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Bluebook (online)
Fanuk Human Resources v. Cash Flow V CA2/3, Counsel Stack Legal Research, https://law.counselstack.com/opinion/fanuk-human-resources-v-cash-flow-v-ca23-calctapp-2014.