Matter of Estate of Lau

442 N.W.2d 109, 1989 Iowa Sup. LEXIS 180, 1989 WL 63567
CourtSupreme Court of Iowa
DecidedJune 14, 1989
Docket88-138
StatusPublished
Cited by3 cases

This text of 442 N.W.2d 109 (Matter of Estate of Lau) is published on Counsel Stack Legal Research, covering Supreme Court of Iowa primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Matter of Estate of Lau, 442 N.W.2d 109, 1989 Iowa Sup. LEXIS 180, 1989 WL 63567 (iowa 1989).

Opinion

SNELL, Justice.

The issue raised by this appeal is whether a judicial equitable lien and a judgment lien on decedent’s real property are subject to classification under Iowa Code section 633.425 as debts of the estate that shall not be paid until administration costs, burial expenses, taxes, and medical expenses of the decedent’s last illness have been satisfied. Both the district court and the court of appeals determined the liens have priority to the secured property over these debts and charges. We affirm.

On December 9, 1983, the marriage of Aaron Lau and claimant, Brenda Lau VanDeWalker, was dissolved. The dissolution decree provided that:

The Petitioner [Aaron] shall pay to the Respondent [Brenda] the sum of Twelve Thousand Five Hundred Dollars ($12,500) within (5) years from this date with interest at Ten (10) percent. This sum to be a lien on the house belonging to the Petitioner until this amount is paid in full.

The decree also required Aaron to pay $75 per week as child support.

On January 10,1987, Aaron died. At the time of his death, Aaron had not made any of the property settlement payments and, in addition, claimant had obtained a judgment lien for $3350 for unpaid back child support.

Accordingly, claimant filed a claim against Aaron’s estate for the past due property settlement and child support amounts, as well as a claim for future child support. These claims were disallowed by Carol Lau, the administrator of the estate and Aaron’s surviving spouse, so claimant requested a hearing.

The district court thereafter entered the following ruling:

Claimant’s judicial lien for property settlement and judgment lien for back child support are superior to and have priority over the costs of administration, burial expense and interest of other parties through this estate with respect to the real estate located at 214 Third Avenue S.E., Oelwein, Iowa.

The court also levied a $100 sanction on the administrator’s attorney for misstating a previous ruling of the court. Upon the administrator’s appeal of both of these rulings, we transferred the case to the court of appeals, which affirmed. We then granted the administrator’s application for further review.

I. The administrator contends the priority of claimant’s liens is governed by section 633.425, which provides:

*111 In any estate in which the assets are, or appear to be insufficient to pay in full all debts and charges of the estate, the personal representative shall classify the debts and charges as follows:

1. Court costs.
2. Other costs of administration.
3. Reasonable funeral and burial expenses.
4. All debts and taxes having preference under the laws of the United States.
5. Reasonable and necessary medical and hospital expenses of the last illness of the decedent, including compensation of persons attending at the decedent’s last illness.
6. All taxes having preferences under the laws of this state.
7. All debts owing to employees for labor performed during the ninety days next preceding the death of the decedent.
8. All unpaid support payments as defined in section 598.1, subsection 2, and all additional unpaid awards and judgments against the decedent in any dissolution, separate maintenance, uniform support, or paternity action to the extent that the support, awards, and judgments have accrued at the time of death of the decedent.
9. All other claims allowed.
[Emphasis added.]

The parties do not dispute that the assets of Aaron’s estate are insufficient to pay in full the debts and charges of the estate. However, claimant contends her liens are not debts of the estate, so as to be subject to section 633.425. We agree.

“Debts” are defined in section 633.3(10) as including “liabilities of the decedent which survive, whether arising in contract, tort, or otherwise.” No mention is made of the liens placed on property to secure the payment of these liabilities. In fact, section 633.414 provides:

Liens not affected by failure to file claim. Nothing in sections 633.410, 633.-412 and 633.413 shall affect or prevent any action or proceeding to enforce any mortgage, pledge or other lien upon property of the estate.

And section 633.423, discussing the procedure for the payment of secured claims, provides in pertinent part:

Payment of the claim shall be upon the basis of the full amount thereof if the creditor shall surrender the creditor’s security; otherwise payment shall be upon the basis of one of the following:
1. If the creditor shall exhaust the security before receiving payment, then upon the full amount of the claim allowed, less the amount realized upon exhausting the security; or
2. If the creditor shall not have exhausted, or shall not have the right to exhaust, the security, then upon the full amount of the claim allowed, less the value of the security determined by agreement or as the court may direct.

Respected commentators have interpreted section 633.423 as follows:

The holder of a secured claim which is due has the option of relying wholly upon his security or filing his claim. If he timely files his claim he does not waive his security. If he fails to timely file his claim his sole recourse is to his security.

S. Kurtz and R. Reimer, Iowa Estates: Taxation And Administration, § 13.12 at p. 440 (1975) (emphasis added and citations omitted). The clear import of this is that claimant’s enforcement of the liens against the secured property is not affected by the preference provisions of section 633.425. Those provisions would only apply if claimant sought to have her claims satisfied with estate assets on which she did not have a lien.

This court implied as much as long ago as 1876, when it was noted that a secured “creditor, at his option, could enforce [his] claim, either against the lands or the proceeds of the personal property in the hands of the administrator.” Black v. Black, 42 Iowa 694, 696 (1876). Similarly, in In re Estate of Butterfield, 196 Iowa 633, 634, 195 N.W. 188,188-89 (1923), this court held that a bank was not compelled to exhaust its mortgage security on a homestead before it could file its note as a general claim *112 against decedent’s estate. The court stated the bank

could have sued at law upon its note, without foreclosing its mortgage. This would not operate to release the lien of its mortgage. Such creditor is no less entitled to establish his claim as a general claim against the estate of an insolvent decedent.

Id. (citations omitted).

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Related

In re Estate of Rice
Court of Appeals of Iowa, 2022
Vandewalker v. Estate of Lau
581 N.W.2d 644 (Supreme Court of Iowa, 1998)
Meyerson v. Council Bluffs Savings Bank
824 F. Supp. 173 (S.D. Iowa, 1991)

Cite This Page — Counsel Stack

Bluebook (online)
442 N.W.2d 109, 1989 Iowa Sup. LEXIS 180, 1989 WL 63567, Counsel Stack Legal Research, https://law.counselstack.com/opinion/matter-of-estate-of-lau-iowa-1989.