Jara v. Palma CA1/2

CourtCalifornia Court of Appeal
DecidedOctober 23, 2020
DocketA155393
StatusUnpublished

This text of Jara v. Palma CA1/2 (Jara v. Palma CA1/2) 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
Jara v. Palma CA1/2, (Cal. Ct. App. 2020).

Opinion

Filed 10/22/20 Jara v. Palma CA1/2 NOT TO BE PUBLISHED IN OFFICIAL REPORTS California Rules of Court, rule 8.1115(a), prohibits courts and parties from citing or relying on opinions not certified for publication or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 This opinion has not been certified for publication or ordered published for purposes of rule 8.1115.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

FIRST APPELLATE DISTRICT

DIVISION TWO

MIGUEL JARA, Plaintiff, Cross- Defendant and Appellant, A155393

v. (San Francisco County MARIA ELENA PALMA et al., Super. Ct. No. CGC-13-530601) Defendants, Cross- Complainants and Respondents.

In 2013, appellant Miguel Jara (Jara) filed a complaint against his siblings to quiet title to property that had been held in the name of his deceased mother. The siblings filed a cross-complaint seeking among other things partition of the property. In 2014, summary judgment was granted against Jara on his complaint, following which trial began on the cross- complaint, at which Jara attempted to amend his answer to allege a new affirmative defense, which was denied. Trial proceeded, at the conclusion of which the court entered an interlocutory judgment granting partition. Jara appealed the summary judgment and denial of the amendment. He did not appeal the interlocutory judgment. And in March 2017, we filed our opinion affirming the rulings adverse to Jara. Following remand, the

1 siblings moved for appointment of a referee, which Jara opposed on the basis the parties had agreed to allow “the court to partition.” Despite all that, Jara later moved to vacate the interlocutory judgment on the ground it was in excess of the court’s jurisdiction. The motion was denied. Jara appeals. We affirm. BACKGROUND The General Setting Herminio Jara and Clodoalda Jara had nine children, one of whom was Jara. In 1972, Herminio and Clodoalda purchased a property on Mission Street in San Francisco (the property), taking title as joint tenants. Herminio died in 1990, at which point title vested on Clodoalda as surviving joint tenant. Clodoalda died intestate in 2000. In the early 1970’s, probably 1973, Jara began operating a taqueria at the property. And in 2013, 13 years after his mother’s death, he filed a lawsuit seeking title to the property. The Litigation and the First Appeal In April 2013, represented by attorney Jason Estavillo, Jara filed a verified complaint seeking to quiet title, adverse possession, and declaratory relief, naming as defendants his eight siblings (the siblings or respondents). The essence of Jara’s claim was that in 1972 he wanted to buy the property for $39,000 but could not qualify for a loan; his parents agreed to buy the property as joint tenants; that an individual made a personal loan of $10,500 and a savings and loan lent $27,300; Jara repaid both loans and the property taxes; and his parents meant to convey the property to him, but never did. So, Jara contended, he was entitled to the property by adverse possession “since his parents . . . failed to convey title [to the property] before their deaths.” The prayer of the complaint asked that the court quiet “title in

2 [Jara’s] favor as owner in fee simple of the property . . . and that [the siblings] . . . have no right, title, estate, lien, or interest in the property adverse to [Jara.]” On June 27, six of the siblings—Berta Gonzalez, Mario Jara, Sandra Jara, Rosalinda Rojas, and Diana Ramirez—filed an answer. They also filed a cross-complaint that sought to quiet title to the property, damages for breach of fiduciary duty, and partition.1 On July 22, Jara filed his answer to the cross-complaint, including six affirmative defenses. In July 2014, the siblings moved for summary judgment of the complaint, set for hearing on October 16 in the law and motion department. Jara did not file opposition. Rather, late in the afternoon of October 15—and after the trial court had issued a tentative ruling granting the motion—Jara filed a request for dismissal. By order of November 10, the Honorable Ronald Quidachay granted summary judgment. Trial on the cross-complaint was set on the master calendar for November 17, and in fact proceeded before the Honorable James McBride—a trial to which Jara did not object on any jurisdictional basis.2 On the first day of trial, Jara filed a motion in limine seeking to add a new affirmative defense, a resulting trust. Judge McBride adjourned the trial to allow for written briefing, and then denied Jara’s motion. The trial then proceeded with Jara, represented by counsel, fully participating. On December 19, Judge McBride issued his statement of decision, that he would enter judgment quieting title to the property in nine equal shares,

1 Two of the siblings chose not to resist Jara and in fact would later quitclaim their interest to him. 2 Jara did try to continue the trial, but was unsuccessful.

3 with Jara to be awarded three shares, his share as well as those of his two siblings who had quitclaimed their interest to him during trial. Judge McBride further ruled that he would grant partition by sale. Four days later, on December 23, Judge McBride filed an interlocutory judgment in which he combined ownership of an undivided one-ninth interest in the property in each of the six siblings and three-ninths in Jara. And he ordered partition by sale. Jara did not file any objection to the interlocutory judgment. On March 11, 2015, before a referee could be appointed to sell the property, Jara filed an appeal, appealing the summary judgment and the denial of his motion to amend. He did not appeal the interlocutory judgment, and his appellate brief at no point asserted that the trial leading to the interlocutory judgment was improper. On March 20, 2017, we filed our opinion rejecting Jara’s arguments (Jara v. Gonzalez (Mar. 20, 2017, A144573) [nonpub. opn.]), and on May 24 issued our remittitur. Proceedings Following Remand On September 5, 2017, Jara filed a substitution of attorneys, substituting the firm of Quadra & Coll, LLP as his attorneys, which firm represented him from then on and continues to represent him on appeal. On October 4, the siblings moved for appointment of a referee to take possession and sell the property. On October 25, Jara opposed the motion on the basis it was unnecessary to appoint a referee (or a real estate broker) because the parties had agreed postjudgment to allow the court to partition by appraisal, and thus appointment of a referee will “result in unnecessary expense that is detrimental to all parties.” Indeed, Jara’s October 25 memorandum said the court “can and should partition the property by

4 appraisal,” going on to say this: “Partition by appraisal is expressly allowed ‘[w]hen the interests of all parties . . . have been adjudicated,’ as here, if the parties agree. [Citation.] The parties agreed that Mr. Jara could purchase the property based on an appraisal, which is a procedure that should be pursued further to avoid unnecessary expenses. . . . Thus, now that the appeal has been decided, the parties should be bound to the procedure they agreed to relating to the Interlocutory Judgment.” On November 17, Judge Quidachay granted the siblings’ motion and appointed a referee. Jara lodged no objection that the appointment of a referee was beyond the court’s jurisdiction, and in fact on March 16, 2018, Jara stipulated to an order granting the referee authority to retain an appraiser to determine the value of the property and a real estate broker to market it. Two months later, it was a different story indeed. On May 23—some three and one-half years after Judge McBride had entered the interlocutory judgment—Jara filed a “motion to vacate the interlocutory judgment” or stay it.

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Jara v. Palma CA1/2, Counsel Stack Legal Research, https://law.counselstack.com/opinion/jara-v-palma-ca12-calctapp-2020.