Payan v. Superior Court CA4/1

CourtCalifornia Court of Appeal
DecidedNovember 23, 2015
DocketD067852
StatusUnpublished

This text of Payan v. Superior Court CA4/1 (Payan v. Superior Court CA4/1) 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
Payan v. Superior Court CA4/1, (Cal. Ct. App. 2015).

Opinion

Filed 11/23/15 Payan v. Superior Court CA4/1

NOT TO BE PUBLISHED IN OFFICIAL REPORTS California Rules of Court, rule 8.1115(a), prohibits courts and parties from citing or relying on opinions not certified for publication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 This opinion has not been certified for publication or ordered published for purposes of rule 8.1115.

COURT OF APPEAL, FOURTH APPELLATE DISTRICT

DIVISION ONE

STATE OF CALIFORNIA

FIROOZ PAYAN, D067852

Petitioner, (Super. Ct. No. 37-2013-00078078-CU-BT-CTL) v.

THE SUPERIOR COURT OF SAN DIEGO COUNTY,

Respondent;

OVERLAND DIRECT, INC., et al.,

Real Parties in Interest.

ORIGINAL PROCEEDING in mandate. Eddie Sturgeon, Judge. Petition granted.

Thornton~Koller, Audrey Powers Thornton; and H. Paul Kondrick for Petitioner.

No appearance for Respondent.

Law Offices of George Rikos and George Rikos for Real Parties in Interest.

"'The right of a party to be represented in litigation by the attorney of his or her

choice is a significant right [citation] and ought not to be abrogated in the absence of some indication the integrity of the judicial process will be otherwise injured.'" (Smith,

Smith & Kring v. Superior Court (1997) 60 Cal.App.4th 573, 580.)

Here, the trial court granted a motion to disqualify attorney H. Paul Kondrick,

counsel for Firooz Payan, although there is no evidence Kondrick represented any

adverse party or inappropriately obtained confidential information. The trial court's one-

sentence order disqualifying Kondrick contains no findings or analysis. For that reason

alone it would have to be vacated. (Smith, Smith & Kring v. Superior Court, supra, 60

Cal.App.4th at p. 582.) Moreover, on this record, Kondrick's disqualification is

unwarranted. Therefore, we grant Payan's petition for a writ of mandate directing the

trial court to vacate its order disqualifying Kondrick and enter a new order denying the

motion to disqualify Kondrick.

FACTUAL AND PROCEDURAL BACKGROUND

A. The Petition's Allegations Are Deemed True

After the trial court granted the motion to disqualify Kondrick, Payan filed a

petition for a writ of mandate. We issued an order to show cause, stating that absent

objection, the informal response by real party in interest, Overland Direct, Inc.

(Overland), would be deemed its return to the order to show cause. Overland filed an

objection, stating it intended to file a return, and later Overland filed a document entitled

return/answer.

When the Court of Appeal issues an order to show cause, the real party in interest

may file "a return by demurrer, verified answer, or both." (Cal. Rules of Court, rule

8.487(b)(1).) "The return must conform to the rules governing an answer in a civil

2 action, and the usual rules of pleading apply." (8 Witkin, Cal. Procedure (5th ed. 2008)

Writs, § 195, p. 1099.)

Overland's return/answer is unverified and includes neither an answer nor a

demurrer. Instead, Overland's return consists of a memorandum of points and authorities,

in the style of an appellate brief.

Citing Caliber Bodyworks, Inc. v. Superior Court (2005) 134 Cal.App.4th 365,

Payan asserts Overland's failure to answer or demurrer requires the factual allegations in

Payan's petition to be deemed true. Payan is correct. An attempted response that is not a

demurrer or verified answer—for example, "'a document consisting only of a discussion

of points and authorities—is not a "return" and is not effective to deny the facts alleged in

the writ petition.'" (Id. at p. 372, fn. 5.) As a result, facts alleged in Payan's petition are

accepted as true, comprising the facts stated below.

B. Aurora Lends Money to Overland

In 2007 Aurora Fidelity Trust Company, Ltd., and certain bondholders (Aurora)

loaned Overland Direct (Israel) Ltd. approximately $25 million, which Overland-Israel

invested in its wholly owned subsidiary, Overland Direct, Inc. (Overland).

C. Overland Lends Money to Cartwright Termite and Pest Control, Inc. and Addisu Worku

Overland used the $25 million to make real estate loans. Overland made one such

loan to Cartwright Termite and Pest Control, Inc. (Cartwright), secured by Cartwright's

real property in El Cajon, California. Overland made another secured real estate loan to

Addisu Worku.

3 D. Overland Defaults and Is Sued by Aurora

In 2010 Overland defaulted in its obligations to Aurora. Aurora hired Dan Tepper

to collect the debt from Overland. Tepper manages Esola Capital Investment, LLC

(Esola), a real estate management, financial, and collection business. On Aurora's behalf,

Esola retained a law firm, Krane & Smith, to sue Overland and its president, Doran Ezra

(the Aurora action). Attorney Mark E. Goodfriend is named as one of seven attorneys on

Krane & Smith's letterhead.

Tepper contends that he advanced "hundreds of thousands of dollars" to collect the

debt owed by Overland to Aurora. To compensate Tepper for his services, Aurora

assigned certain of its rights against Overland to Esola.

E. The Aurora Settlement

The Aurora action settled. As part of the settlement, Overland assigned certain

assets to Esola, including the Cartwright and Worku notes and trust deeds.

At about the same time, to avoid being thrown into bankruptcy or incurring

significant legal fees, Ezra agreed to relinquish control of Overland's business to Tepper.

Ezra gave Tepper/Esola copies of Overland's financial documents and business records.

F. Worku Sues Overland

After Aurora settled, Overland was sued by Worku to invalidate Overland's trust

deed that secured the $1.3 million loan Worku obtained from Overland. However, Esola

now held the Worku note and trust deed, as Overland's assignee.

Esola hired attorney Mark E. Goodfriend to file a motion to intervene in the

Worku action. The caption of the intervention motion identifies Esola as "partial

4 Successor in Interest" to Overland. Elswhere, however, the motion states Esola acquired

its rights "by [a]ssignment." Other pleadings Goodfriend filed in Worku also identified

Esola as "partial Successor in Interest" to Overland.

G. Cartwright Sues Esola

Meanwhile, in November 2011 Esola began a nonjudicial foreclosure against the

El Cajon property securing Cartwright's loan, which was in default. Esola asserted it held

these rights as Overland's assignee from the Aurora settlement.

To stop the foreclosure, Cartwright sued Esola, Tepper, and others for wrongful

foreclosure and other relief in a case entitled Cartwright Termite & Pest Control, Inc., et

al. v. Esola Capital Investment, LLC, et al. (Super. Ct. San Diego County, 2011, No. 37-

2011-00071216-CU-OR-EC.) Kondrick represented Esola and Tepper in this action (the

Cartwright action) until he withdrew in October 2014.

H. Esola Assigns Its Rights to Payan, Who Sues for Judicial Foreclosure

In November 2012 Esola assigned its rights in the Cartwright loan and trust deed

to Payan. In May 2013 Payan filed a judicial foreclosure action against Cartwright in a

case entitled Firooz Payan v. Cartwright Termite & Pest Control, Inc., et al. (Super. Ct.

San Diego County, 2013, No.

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