P. v. Rodriguez CA4/2

California Court of Appeal·Decided March 8, 2013·No. E053806·Unpublished

Opinion

Filed 3/8/13 P. v. Rodriguez CA4/2

NOT TO BE PUBLISHED IN OFFICIAL REPORTS California Rules of Court, rule 8.1115(a), prohibits courts and parties from citing or relying on opinions not certified for publication or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 This opinion has not been certified for publication or ordered published for purposes of rule 8.1115.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 FOURTH APPELLATE DISTRICT DIVISION TWO

THE PEOPLE, Plaintiff and Respondent, E053806 v. (Super.Ct.No. RIF149174) MIRIAM JEANNETTE RODRIGUEZ, OPINION Defendant and Appellant.

APPEAL from the Superior Court of Riverside County. Harry A. Staley, Judge.

(Retired judge of the Kern Super. Ct. assigned by the Chief Justice pursuant to art. VI, § 6 of the Cal. Const.) Affirmed with directions.

Susan S. Bauguess, under appointment by the Court of Appeal, for Defendant and Appellant.

Kamala D. Harris, Attorney General, Dane R. Gillette, Chief Assistant Attorney General, Julie L. Garland, Assistant Attorney General, William M. Wood, and Marilyn L. George, Deputy Attorneys General, for Plaintiff and Respondent.

Defendant Miriam Jeannette Rodriguez was found guilty by a jury of two counts

of elder financial abuse (Pen. Code,1 § 368, subd. (d)), two counts of identity theft (§ 530.5, subd. (a)), nine counts of grand theft (§ 487, subd. (a)), one count of recording false documents (§ 115), four counts of residential burglary (§ 459), and 10 counts of money laundering (§ 186.10, subd. (a)), arising from a series of fraudulent mortgage transactions involving five separate victims. Each of the victims was Hispanic and had difficulty understanding English. All of the victims trusted the defendant, a real estate broker, to help them navigate through confusing loan modifications or mortgage refinancing, only to be bilked. Defendant was sentenced to an aggregate term of 13 years 8 months, and appealed.

On appeal, defendant argues (1) the instructions on identity theft (counts 19 and 20) inadequately defined the element of unlawful purpose; (2) consecutive sentences on counts 24, 25, and 27 (the burglary counts), as well as on counts 7 and 9 (money laundering counts), violate section 654; (3) her presentence custody credit was miscalculated, entitling her to an additional three days of credit; and (4) the minute order and abstract of judgment must be amended to reflect the correct sentence. The People agree defendant is entitled to additional presentence custody credit, and that the abstract should be amended. We modify the judgment to stay the term for count 9, and accept the People‟s concessions on arguments 5 and 6, but otherwise affirm.

1 All further statutory references are to the Penal Code unless otherwise indicated.

BACKGROUND

The defendant engaged in a series of fraudulent mortgage transactions, exploiting five Hispanic victims who depended on her knowledge of real estate lending practices, as well as her ability to read and comprehend English. Because an exhaustive explication of the facts is not necessary to our resolution of the issues presented, we briefly summarize what is otherwise a long and complicated history. A. Faustina and Filiberto G.

Faustina and Filiberto G. were elderly Mexican immigrants who had minimal education in Mexico and did not speak, read or write English. Faustina came to the United States in 1970, when she was 40 years old, while Filiberto was older than 40 when he came to this country. Filiberto had worked in a motor home factory in the past. In 2002, Filiberto and Faustina found a home through the defendant, who conducted business as a real estate broker under the business name Isis Realty, and purchased it for $71,000. By 2005, Filiberto was out of work due to health problems, although Faustina still worked as a seamstress. Filiberto‟s memory was already failing in 2005 and he depended on social security benefits because he did not have retirement benefits. Filiberto and Faustina wanted to refinance the home so their real estate taxes and insurance would be included in the mortgage payments, so they consulted defendant again.

Defendant told them it was not possible to have their taxes and insurance added to their mortgage payments, and recommended that they refinance the house, despite the fact that lending institutions do not require a refinance in order to do so. Defendant

advised Faustina to transfer her interest to Filiberto because she would not qualify, so Faustina executed a deed transferring her interest to her husband. The individual who notarized the documents was defendant‟s husband.

During this time frame, defendant borrowed money from Faustina and Filiberto on two occasions, which defendant paid back with interest. At some point, defendant had Faustino and Filiberto execute documents, but they did not know what they were signing. When they attempted to purchase a vehicle, they learned there was a line of credit. Faustina also noticed her mortgage statements included two amounts, one for the regular house payment, and the other for a loan. A $50,000 line of credit had been loaned in Filiberto‟s name, using the equity of their home. Filiberto had no recollection of the transaction and did not recognize the signature as his own. Defendant received $49,000 from that line of credit after Faustina unwittingly signed a withdrawal request in that amount. The application for the line of credit falsely stated that Filiberto worked as a restaurant manager earning $8,500 per month, when in fact he was only receiving social security benefits. The restaurant in question was operated by defendant‟s husband.

When Faustina and Filiberto confronted defendant with the line of credit, defendant said it was a loan to her and that she would repay it. Defendant instructed Faustina to give defendant the statements and that defendant would pay. Faustina and Filiberto received two installment payments from her, but the remainder of the balance on the line of credit was unpaid. Faustina‟s granddaughter made a report to law enforcement regarding the suspicious circumstances of the loan.

When Detective Negrete investigated the report made on behalf of Faustina and

Filiberto, he conducted a title search, where it was learned that a loan in the amount $188,000 had been made in Filiberto‟s name, but the proceeds of the loan had been transferred to defendant and her agent Carlos Colunga. Faustina was completely unaware that a loan transaction purportedly executed by Filiberto had been transacted by defendant in the amount of $188,000. Filiberto did not recall the loan and indicated that the signature on the papers was not his. Neither Filiberto nor Faustina executed a deed of trust for that loan that had been notarized by defendant‟s husband.

A search warrant served on the lender showed that $95,000 was wired in from Gateway Title. The next entry on the ledger showed that $86,744.56 was wire- transferred directly to Carlos Colunga, although Filiberto was named as the borrower; it is highly irregular and considered fraudulent for loan proceeds to be forwarded to a third party. Another red flag was the fact that the notary on the documents was not one approved by Lawyer‟s Title, the escrow company used for the loan.

A few days after that transfer, $6,600 was withdrawn, and a check paid to the order of defendant in the amount of $80,000 was paid by the bank to which the $86,744.58 was transferred. Another payment in the amount of $7,870 was disbursed to Isis Realty and Farmers Insurance. B. Agripindo A. and Guadalupe S.

Agripindo and Guadalupe were married and in 2005, the couple purchased a home using defendant‟s services. At the time of the home purchase, Agripindo worked in the construction industry. In November 2008, that job ended, and Agripindo began working in a factory. Neither Agripindo nor Guadalupe speaks, writes, or reads English.

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