Herzfeld v. Herzfeld

285 S.W.3d 122, 2009 WL 692650
CourtCourt of Appeals of Texas
DecidedJune 30, 2009
Docket05-06-00332-CV
StatusPublished
Cited by17 cases

This text of 285 S.W.3d 122 (Herzfeld v. Herzfeld) is published on Counsel Stack Legal Research, covering Court of Appeals of Texas primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Herzfeld v. Herzfeld, 285 S.W.3d 122, 2009 WL 692650 (Tex. Ct. App. 2009).

Opinion

OPINION

Opinion by Justice BRIDGES.

Susan Herzfeld appeals the trial court’s orders relating to the disposition of the parties’ real property and child support matters arising out of the parties’ divorce. In five issues, appellant argues she was entitled to enforce the contract for her purchase of the parties’ residence, a lien for past-due child support arose as a matter of law, she is entitled to pre-judgment interest, the trial court erred in its handling of a receiver, and no written order supported finding her in contempt. To the extent the trial court did not award interest, we reverse the trial court’s order and remand for further proceedings. In all other respects, we affirm the trial court’s orders.

Susan and Ronald Michael Herzfeld divorced in 1991. Among other things, the divorce decree ordered Ronald to pay $500 per month in child support until their two *125 children turned eighteen or graduated from high school. The decree also provided Susan would have exclusive possession of the parties’ residence until Ronald’s child support obligation ended. At that time, the residence would be sold at a “mutually agreeable” price. If the parties could not agree on a price, the residence would be sold under terms and conditions determined by a court-appointed receiver. During the time Susan had exclusive possession of the residence, the decree required that she make all payments of principal, interest, taxes, and insurance on the residence and perform all maintenance and repairs necessary to keep the residence in “its present condition.” The net sales proceeds were to be distributed 75% to Susan and 25% to Ronald.

After the parties’ youngest child graduated from high school in 1997, appellant continued to live in the house. Neither party took any action to enforce the portion of the decree regarding sale of the house until April, 2004, when appellee filed his motion to enforce the decree. In the motion, he alleged the City of Dallas had issued five citations against the property due to appellant’s failure to maintain it as required by the decree. During the course of the proceedings, appellant expressed an interest in buying the home herself, and filed a motion to allow the receiver to sell the home to her. The parties attempted to close on appellant’s purchase of appellee’s interest in the home three times, but because of disagreements regarding the closing costs, these attempts were unsuccessful.

Appellee did not pay all of the child support provided for in the divorce decree. In his pleadings, appellee conceded the child support obligation did not cease until May, 1997, but he did not make any payments after September 1994. He moved out of town without notifying either the court or appellant. After filing the current action, he attempted to obtain the amount of the arrearage from the Dallas County Child Support Office. He received a letter in response noting a balance of $11,835.00, for a period ending September 30, 1996. In October, 2004, appellee wrote a check in the amount of $11,835.00 to appellant through the Child Support Office, and appellant cashed the check. In a notice of child support lien filed in September, 2005, however, appellant contended appellee still owed $13,910.61 in principal and $765.08 in interest after crediting the $11,835.00 and all other child support payments made. After an evidentiary hearing, the trial judge determined $3,000 was due in child support.

The record contains transcripts of twelve hearings held by the trial judge. Appellant complains of rulings made in the trial judge’s orders of November 10, 2004, June 1, 2005, December 14, 2005, and February 23, 2006.

Discussion

In her first issue, appellant contends the trial judge erred in failing to enforce a written contract between the parties under which appellee was to sell his interest in the property to appellant. Appellant filed a “Motion to Allow Receiver to Sell Home to Susan Herzfeld.” In it, she alleged that she desired to purchase appellee’s interest in the home through the receiver at a price the receiver deemed fair. During a hearing on August 16, 2005, the trial judge granted appellant’s motion, and asked the receiver if she had a contract ready to be signed. Appellee then signed, and appellant initialed, a contract entitled, “One to Four Family Residential Contract (Resale),” showing appellee as seller and appellant as buyer. The sale price shown in the contract was $175,000.00, and provided *126 the closing of the sale would occur on or before September 23, 2005.

Later testimony established appellant appeared at the closing with the funds to purchase the property in hand, but the agent for the title company refused to conduct the closing. Neither the receiver nor appellee appeared at the closing. Appellant then filed a motion for specific performance of the contract, which the trial judge denied. In her order of December 14, 2005, the trial judge ruled the contract appellant sought to enforce “is void and unenforceable.” The trial judge’s order reflects her conclusion that both appellant and appellee were required to be listed as sellers on the contract, rather than appellee only (“IT IS ORDERED that the prior Residential Sales Contract is void and unenforceable and that the parties will immediately execute a new Residential Sales Contract wherein both Mr. Herzfeld and Ms. Herzfeld are listed as the co-sellers.... ”). Appellant quotes the trial judge as stating, “as a matter of law, it’s the community property residence so they both have to be shown as the sellers because otherwise, to show Mr. Herzfeld as the seller wouldn’t actually foreclose all the interest in the property.”

The trial judge correctly stated that a homestead may not be conveyed without the joinder of both spouses. See Tkx. Fam. Conn Ann. § 5.003 (Vernon 2006) (“Whether the homestead is the separate property of either spouse or community property, neither spouse may sell, convey, or encumber the homestead without the joinder of the other spouse except as provided in this chapter or by other rules of law.”); Tex. Const art. XVI, § 50(b) (Vernon Supp. 2008) (owner or claimant of property claimed as homestead may not sell homestead without consent of each owner and spouse of each owner given in such manner as may be prescribed by law).

Appellant argues we must review this issue de novo and interpret the statute of frauds found in section 26.01 of the Texas Business and Commerce Code. See Tex. Bus. & Com.Code Ann. § 26.01 (Vernon Supp.2008) (contract for sale of real estate not enforceable unless agreement in writing, signed by party to be charged with the promise or agreement). Appellant’s argument on this issue is that appellee signed the contract as the “party to be charged,” making the contract valid and enforceable as a matter of law. Assuming appellant is correct regarding the statute of frauds, see Capital Bank v. Am. Eyewear, Inc., 597 S.W.2d 17, 19 (Tex.Civ.App.-Dallas 1980, no writ) (for purpose of Statute of Frauds, signature of “person to be charged” is act which authenticates document as reliable evidence of that person’s agreement to transaction), appellant must still establish she is entitled to specific performance of the contract.

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Cite This Page — Counsel Stack

Bluebook (online)
285 S.W.3d 122, 2009 WL 692650, Counsel Stack Legal Research, https://law.counselstack.com/opinion/herzfeld-v-herzfeld-texapp-2009.