Frederick J. Karpman v. Oleg Rozenfeld

CourtCourt of Appeals of Washington
DecidedNovember 19, 2013
Docket42830-0
StatusUnpublished

This text of Frederick J. Karpman v. Oleg Rozenfeld (Frederick J. Karpman v. Oleg Rozenfeld) is published on Counsel Stack Legal Research, covering Court of Appeals of Washington primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Frederick J. Karpman v. Oleg Rozenfeld, (Wash. Ct. App. 2013).

Opinion

LED APPEALS di' I

7 4 R! 9 AN 8: 47 T,

y

IN THE COURT OF APPEALS OF THE STATE OF WASHIN(

DIVISION II

FREDERICK J. KARPMAN and ELLEN S. No. 42830 -0 -II KARPMAN, Trustees of the KARPMAN TRUST,

Appellants,

V.

OLEG ROZENFELD, aka OLEG ORDER CORRECTING SHKLYARENKO, aka OLEG UNPUBLISHED OPINION FHKLWAREMKO, aka OLEG SHKLARENKO, aka OLEG SHKLYAPENKO, aka OLEG HKLYARENKO, aka OLEY SHKL, aka OLEY YARENKO, a single person,

Respondent,

and

MASON COUNTY TITLE INSURANCE COMPANY, a Washington corporation,

Defendant.

The unpublished opinion filed November 19, 2013 is corrected as follows:

The caption is changed so that Frederick J. Karpman and Ellen S. Karpman, Trustees of

the Karpman Trust, are listed as Respondents and Oleg Rozenfeld, et ux., is listed as Appellant. No. 42830 -0 -II

DATED this e ay of / % , 2014.

IT IS SO ORDERED.

Hunt, J.

2 i FILED C01JRT OF APPEALS D1VfJ1Of4 if 201" NOV 19 AM 8: 38

IN THE COURT OF APPEALS OF THE STATE OF WASHIN

I)WISION H

FREDERICK J. KARPMAN and ELLEN S. No. 42830 -0 -H KARPMAN, Trustees of the KARPMAN TRUST,

OLEG ROZENFELD, aka OLEG UNPUBLISHED OPINION SHKLYARENKO, aka OLEG FHKLWAREMKO, aka OLEG SHKLARENKO, aka OLEG SHKLYAPENKO, aka OLEG HKLYARENKO, aka OLEY.SHKL, aka OLEY YARENKO, a single person,

Respondent

MASON COUNTY TITLE INSURANCE COMPANY, a Washington corporation,)

Rozenfeld2 HUNT, J. = Oleg appeals two orders in a lawsuit filed by Frederick J. and

Ellen S. Karpman, Trustees of the Karpman Trust ( the " Karpmans ") claiming that he had

breached a real estate purchase and sale agreement: an order of default and an order denying his

1 Mason County Title Insurance Company was dismissed from the action without costs or attorney fees by the Amended Judgment filed on December 13, 2011.

2 Although the caption has several aliases listed for Oleg Rozenfeld, we will refer to the appellant as Rozenfeld for the purposes of this- appeal. No. 42830 -041

motion to quash subpoenas and for sanctions. He argues that the superior court erred in ( 1)

denying his motion to set aside its order of default; ( 2) denying his motion to quash subpoenas

duces tecum issued to Rozenfeld' s banks; and ( 3) denying his request for subpoena - related .

sanctions against the Karpmans.3 We affirm the superior court' s denial of Rozenfeld' s motion to

vacate, do not address denial of his other motions because they are moot, and award the

Karpmans attorney fees and costs on appeal.

FACTS

I. PURCHASE AND SALE AGREEMENT; FINANCING ADDENDUM

On March 26, 2011., Oleg Rozenfeld and Frederick and Ellen Karpman entered into a

Real Estate Purchase and Sale Agreement (" Agreement ") requiring Rozenfeld to purchase the

Karpmans' Shelton residence by April 29. This Agreement included a " Financing Addendum,"

which provided that Rozenfeld' s obligation to purchase the home was contingent on his "[ g] ood

f]aith" efforts to obtain financing through a Federal Housing Administration ( FHA) loan.4

3 Normally, we do not accept direct appeals of interlocutory orders such as these. Nevertheless; our court has treated this case thus far as a direct appeal. Thus, in the interests of judicial economy and resolving the parties' case on the merits, we neither dismiss this " appeal" nor

compel Rozenfeld to appeal the final default judgment. See RAP 1. 2( a) and (c).

4 This FHA loan contingency provided, in pertinent part: This Agreement is contingent on Buyer obtaining the following loan or loans to purchasethe Property: ... FHA.... If not waived, the Financing Contingency shall survive the Closing Date. Clerk' s Papers ( CP) at 114. An " FHA loan" is a mortgage loan provided by federally qualified lenders and insured by the Federal Housing Administration. The lenders here were Sterling Savings Bank and Cobalt Mortgage.

J i No. 42830- 0- 11

Clerk' s Papers ( CP) at 114, 115. This Financing Addendum also required Rozenfeld to obtain

the Karpmans' written consent before changing lenders.

Before entering into the Agreement, Rozenfeld had provided the Karpmans with a letter

from FHA- insured Sterling Savings Bank pre -approving him for a loan, subject to several

conditions, including verification .of Rozenfeld' s income and assets. After entering into the

Agreement, Rozenfeld applied to Sterling for an FHA loan. Before Sterling formally resolved

his application, however, and without first seeking the Karpmans' written consent; Rozenfeld

withdrew his loan application from Sterling and applied to Cobalt Mortgage for a loan. Cobalt

denied his loan application for insufficient stable income and irregular employment.

Rozenfeld failed to meet the April .29 deadline for purchasing the Karpmans' home.

Under the terms of the Financing Addendum, Rozenfeld' s changing lenders without the

Karpmans' written consent waived the financing contingency, obligating him to purchase the

property regardless of whether he had been able to obtain an FHA loan. H. PROCEDURE

A. -Service of Summons and Complaint

Two months later, on June 30, the Karpmans sued Rozenfeld for breach of contract. The

Karpmans were unsuccessful in attempting to serve Rozenfeld in person at his Sylmar, California

address which he had used on the Agreement, on his home loan bank applications, and in other

5, The Financing Addendum further qualified the FHA loan contingency with the following pertinent provision:

If Buyer .... ( iii) changes the lender without Seller' s prior written consent after the agreed upon time to apply for financing expires, then the Financing Contingency shall be deemed waived. CP at 114.

9 No. 42830- 0- 11

matters as late as June 2011. The Karpmans then mailed a letter to .Rozenfeld at his Sylmar

address; but it was returned as undeliverable with expired forwarding, which showed a

Longbranch, Washington address for Rozenfeld. 6 The Karpmans hired a private investigator,

who found four possible addresses for Rozenfeld in the Los Angeles area. The Karpmans

attempted to serve Rozenfeld at each one of these addresses, but none proved successful.

The Karpmans then hired process server Darrin Sanford to serve their summons and

complaint on Rozenfeld at the expired forwarding Longbranch address. Sanford understood that

Rozenfeld might be trying to avoid service. On August 2, Sanford approached the Longbranch

house; through a window he saw a man fitting Rozenfeld' s description. When Olga Almanskaya

came out onto the front porch, Sanford asked for Rozenfeld, stating that he had legal documents

for him. Almanskaya told Sanford that Rozenfeld was not home. Sanford gave Almanskaya the

summons and complaint, but she to tried - refuse them, saying, " He is not my husband." CP at

145. She followed Sanford down the driveway, repeating that she could not accept the papers.

She tried to leave them on the hood of Sanford' s car, but he told her he was leaving the papers

with her and that she had been served.

The next day, the Karpmans' counsel mailed a certified letter to Rozenfeld at the

Longbranch address, informing him that he had been served by the summons and complaint that

Sanford had left with Almanskaya the day before. Rozenfeld signed the certified mail receipt for

the letter on August 4.

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