Ramesh Kapur D/B/A AIC Management v. Wilcrest Park Townhomes Owners Association, Inc

CourtCourt of Appeals of Texas
DecidedFebruary 29, 2024
Docket01-22-00564-CV
StatusPublished

This text of Ramesh Kapur D/B/A AIC Management v. Wilcrest Park Townhomes Owners Association, Inc (Ramesh Kapur D/B/A AIC Management v. Wilcrest Park Townhomes Owners Association, Inc) 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
Ramesh Kapur D/B/A AIC Management v. Wilcrest Park Townhomes Owners Association, Inc, (Tex. Ct. App. 2024).

Opinion

Opinion issued February 29, 2024

In The

Court of Appeals For The

First District of Texas ———————————— NO. 01-22-00564-CV ——————————— RAMESH KAPUR D/B/A AIC MANAGEMENT, Appellant V. WILCREST PARK TOWNHOMES OWNERS’ ASSOCIATION, INC., Appellee

On Appeal from the 333rd District Court Harris County, Texas Trial Court Case No. 2019-03530

MEMORANDUM OPINION

The trial court granted summary judgment in favor of Appellee Wilcrest

Park Townhomes Owners’ Association, Inc. on its claims for breach of contract,

sworn account, judicial foreclosure, violations of the Texas Uniform Fraudulent

Transfer Act and Texas’ Fraudulent Lien or Claim Statute, declaratory relief, and attorney’s fees. The trial court signed a final judgment awarding Wilcrest

$20,444.27 in damages and the right to foreclose on Appellant Ramesh Kapur’s

townhome.1

Kapur argues we should reverse the final judgment on the grounds (1) he

was deprived of due process because he was not notified of the summary judgment

hearing, (2) he should be afforded an opportunity, on remand, to present his

“meritorious defense” to Wilcrest’s claims, (3) the trial court erred in denying his

motion for new trial, and (4) he is entitled to sanctions against Wilcrest’s counsel.

Because the trial court did not abuse its discretion in granting Wilcrest’s

summary judgment motion, we lack jurisdiction to review the denial of Kapur’s

motion for new trial, and Kapur waived his sanctions argument, we affirm the trial

court’s judgment.

Background

Wilcrest is a non-profit corporation that administers the Wilcrest Park

Townhomes. Kapur, doing business as AIC Management, purchased one of the

townhomes (“the Townhome”) in 2014. In May 2018, Wilcrest noticed the non–

judicial foreclosure sale of the Townhome due to Kapur’s alleged failure to pay the

required maintenance assessments and other charges required by the Townhome’s

governing documents. Wilcrest alleges Kapur engaged in a series of fraudulent

1 The trial court awarded other relief in its order not relevant to our analysis.

2 transfers of the property in May 2018 to avoid payment of the amounts due to

Wilcrest and to avoid the non-judicial foreclosure.

In January 2019, Wilcrest sued Kapur and other individuals involved in the

alleged fraudulent transfers. Wilcrest alleged that Kapur breached his contract

with Wilcrest by failing to pay required maintenance assessments and other

charges and that Kapur was liable for a suit on a sworn account for the same

assessments and charges. Wilcrest sought judicial foreclosure of the Townhome.

Wilcrest also asserted Kapur violated the Texas Uniform Fraudulent Transfer Act2

and Texas’ Fraudulent Lien or Claim Statute3 and sought attorney’s fees.4 Kapur

filed a general denial in response to the petition.

2 See TEX. BUS. & COM. CODE § 24.001, et. seq. 3 Chapter 12 of the Civil Practice and Remedies Code contains the Fraudulent Lien or Claim Statute. The Fraudulent Lien or Claim Statute provides in part: (a) A person may not make, present, or use a document or other record with: (1) knowledge that the document or other record is a fraudulent court record or a fraudulent lien or claim against real or personal property or an interest in real or personal property; (2) intent that the document or other record be given the same legal effect as a court record or document of a court created by or established under the constitution or laws of this state or the United States or another entity listed in Section 37.01, Penal Code, evidencing a valid lien or claim against real or personal property or an interest in real or personal property; and (3) intent to cause another person to suffer: (A) physical injury; (B) financial injury; or

3 On August 6, 2021, Wilcrest filed a traditional motion for summary

judgment and a notice of hearing setting the motion for hearing on October 5,

2021. According to the certificate of service, Kapur was served with both

documents by certified mail, return receipt requested, regular mail, and electronic

service. Kapur did not file a response to the summary judgment motion.

Kapur and Wilcrest attended a Zoom summary judgment hearing on October

5, 2021.5 The trial court denied the summary judgment motion, stating it was

“untimely at this point.” The trial court ordered the parties to mediation.

The parties did not mediate and on December 13, 2021, Wilcrest filed a

motion requesting the trial court to reconsider its motion for summary judgment.

According to the certificate of service, Kapur was served with the motion by

certified mail, return receipt requested, regular mail, and electronic service.

On December 15, 2021, Wilcrest filed a notice setting a Zoom hearing for its

summary judgment motion on March 1, 2022, again serving Kapur by certified

mail, return receipt requested, regular mail, and electronic service. Kapur did not

(C) mental anguish or emotional distress. TEX. CIV. PRAC. & REM. CODE § 12.002. 4 Wilcrest amended its petition to include a claim for declaratory relief with respect to the validity of several deeds involving the Property and with respect to the existence of IDM Services, Inc., to which Kapur allegedly sold the property at one point. Wilcrest contends IDM did not exist as a corporation when it purportedly purchased the property. 5 Kapur asserts he learned of the October 5, 2021 hearing from his former attorney.

4 respond to the summary judgment motion6 or attend the hearing. The trial court

orally granted the motion at the March 1, 2022 hearing and it later issued a final

judgment on March 7, 2022. Among other things, the trial court granted Wilcrest

$20,444.27 in damages and the right to foreclose on the Townhome.

On April 6, 2022, Kapur filed a sworn motion to vacate summary judgment

and motion for new trial, arguing service of the summary judgment motion was

defective and that the address of the Townhome provided on the final judgment

was incorrect. On April 19, 2022, Wilcrest filed a motion for judgment nunc pro

tunc seeking to amend the final judgment to reflect the Townhome’s correct

address, which was properly identified in Wilcrest’s summary judgment motion.

The trial court signed a corrected final judgment7 on May 25, 2022, reflecting the

Townhome’s correct address.

6 Kapur filed a response to Wilcrest’s motion for summary judgment on May 20, 2022. In the response, he alleged, among other things, that (1) the (original) final judgment contained “a fundamental error” because it provided the wrong address of the Townhome, (2) some of Wilcrest’s summary judgment evidence was inadmissible, and (3) Kapur raised genuine issues of material fact as to each claim. Kapur also alleged affirmative defenses not previously pled. 7 As discussed below, the trial court had plenary power when it signed the corrected final judgment. As such, the corrected final judgment was not a judgment nunc pro tunc but rather a modified judgment. See Alford v. Whaley, 794 S.W.2d 920, 922 (Tex. App.–Houston [1st Dist.] 1990, no writ) (noting if court signs corrected judgment during plenary jurisdiction, it is modified judgment, even if labeled judgment nunc pro tunc). “A trial court has plenary power to reverse, modify, or vacate its judgment at any time before it becomes final.” Mathes v. Kelton, 569 S.W.2d 876, 878 (Tex. 1978).

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