Harnedy v. Whitty

2 Cal. Rptr. 3d 798, 110 Cal. App. 4th 1333
CourtCalifornia Court of Appeal
DecidedAugust 21, 2003
DocketA099722
StatusPublished
Cited by29 cases

This text of 2 Cal. Rptr. 3d 798 (Harnedy v. Whitty) 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
Harnedy v. Whitty, 2 Cal. Rptr. 3d 798, 110 Cal. App. 4th 1333 (Cal. Ct. App. 2003).

Opinion

*1335 Opinion

HAERLE, J.

I. INTRODUCTION

This is an appeal from a judgment, entered after a two-day court trial, by which the trial court rescinded and cancelled a purported quitclaim deed to certain property and declared that property to be owned by a trust created by the deceased original settlor. We affirm.

H. FACTUAL AND PROCEDURAL BACKGROUND

This litigation involves a dispute between a brother and sister regarding the ownership of the property of their deceased parents, property originally put into a trust by those parents but then, after the death of the mother, quitclaimed to the daughter by a very sick father a few weeks before his death. The son is plaintiff and respondent William J. Harnedy, hereafter respondent. The daughter is defendant and appellant Mary Harnedy Whitty, hereafter appellant. At all times relevant hereto, they had two siblings, Michael Harnedy and Noreen Harnedy. The parents of all four were Mary and William Harnedy of Dublin, Alameda County. They died in, respectively, October 1999 and January 2000.

In October 1991, the parents created a revocable inter vivos trust called the Harnedy Family Living Trust; it held all their assets, including their home in Dublin. The transfer of the home into the trust was effected by a recorded quitclaim deed. The trust provided that the parents would be the original trustees of the trust and appellant and her brother Michael cosuccessor trustees. The trust document and other testamentary documents, including durable powers of attorney, were kept in a blue binder maintained by the parents.

For a number of years prior to 1999, the father suffered from hydrocephalus and increased dementia. In 1996, he was formally diagnosed as suffering from hydrocephalus and, in January 1997, underwent an operation to insert a brain shunt.

By the summer of 1999, the father’s condition had deteriorated to the point where he could no longer live at home. He had, among other things, become violent and abusive to his wife and to appellant who, along with her two children, also lived in the Dublin home. In the same summer, the mother, Mary Harnedy, was hospitalized for severe heart problems. During a visit to *1336 her at the hospital, the father became so loud and abusive to her that he had to be removed from the hospital.

In September 1999, appellant had her father placed in Oak Creek Alzheimer’s and Dementia Care facility. From then until his death the following January, appellant had effective control over him, the care facility in which he was placed, and his finances.

After the hospitalization of the mother, appellant took possession of the blue binder containing the trust documents and powers of attorney. Shortly after the mother’s death in October 1999, and even before her funeral, appellant made arrangements via an attorney to have her brother, Michael Harnedy, sign a resignation from the office of cotrustee (or cosuccessor trustee—the record is unclear on this subject). But, according to the testimony of both parties and Michael, this resignation never took effect. In any event, appellant was able, apparently with the concurrence of Michael, to gain control of two of her parents’ savings accounts totaling $70,000. With those funds she opened a new account under the name the “William Harnedy Trust, Mary B. Whitty, successor Trustee.” She never told respondent about any of this.

In the fall of 1999, and contrary to the sentiments of respondent who wanted his father to remain at Oak Creek, appellant moved him to a facility known as Eden Villa. This move was undertaken by appellant primarily due to cost considerations. The father reacted violently to this move, attacked a nurse at Eden Villa, and after only one day was sent to Highland Hospital on a commitment under section 5150 of the Welfare and Institutions Code.

During the entire year of 1999, the father’s condition continued to deteriorate. He could not carry on a conversation with his sons, had trouble recognizing them, and would drool and mumble and look at them blankly. On November 30, 1999, the father was admitted to Kaiser Hospital in Walnut Creek in critical condition. He was unable to breath on his own and an endotracheal tube was inserted. The father stayed at Kaiser for only 10 days, and was then moved to the Parkview Hospital in Hayward.

During the same month, appellant discussed her father’s condition with a friend in the real estate business and thereafter bought a blank quitclaim deed form from a stationery store. From the blue binder she now controlled, she obtained the property description of the Dublin real property and attached a copy of that description to the quitclaim deed form. On December 10, 1999, appellant brought the quitclaim deed to Kaiser Hospital and also arranged for a notary public to be present. By that point, the father was too ill and weak to sign his name. Additionally, although for some time he had needed magnifying glasses to read, he did not have those glasses on at the time he executed *1337 the deed. Nevertheless, the father placed an “X” on the document next to his name; appellant placed her initials next to the “X” and the notary notarized the signature. The deed removed title to the Dublin home from the trust and put it in appellant’s name only. According to appellant’s testimony at trial, she did this because her father had told her numerous times that he wanted her to have the family home.

An expert medical witness testified that, as of December 10, 1999, the father suffered from significant defects in his thought processes as demonstrated by repeated hallucinations and delusions and, as a consequence, was unable to understand and appreciate the consequences of his actions on that date.

On December 11, 1999, the father was discharged from Kaiser to a facility at Rossmoor for physical therapy. His discharge notice stated that he was suffering, among other things, from dementia, hydrocephalus, pneumonia and anemia. As noted earlier, he died in January 2000. Not until after his death did appellant reveal that she held a quitclaim deed for the Dublin property. Appellant recorded the deed herself on February 17, 2000.

Appellant and her two children have lived at the Dublin home since before her father’s death. She has never paid any rent, provided any accounting to her siblings, nor distributed any of the trust corpus. Indeed, at the time of trial she testified that she had spent approximately $40,000 of the trust corpus.

On December 8, 2000, respondent filed a four-cause-of-action complaint in Alameda County Superior Court against appellant and his other siblings. His causes of action alleged fraud, constructive fraud, financial abuse under the Elder Abuse and Dependent Adult Civil Protection Act (Welf. & Inst. Code §§ 15610.30 and 15657; hereafter Elder Abuse Act), and for cancellation of the deed. His prayer for relief asked for damages, punitive damages, attorney fees, and cancellation of the quitclaim deed. A lis pendens was filed the same day. Appellant answered the following month; no appearances were made for the other siblings, and they were not parties in the court below nor are they here.

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Cite This Page — Counsel Stack

Bluebook (online)
2 Cal. Rptr. 3d 798, 110 Cal. App. 4th 1333, Counsel Stack Legal Research, https://law.counselstack.com/opinion/harnedy-v-whitty-calctapp-2003.