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

Court of Appeals of Texas·Decided June 13, 2024·No. 01-22-00564-CV·Published

Opinion

Opinion issued June 13, 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 ON REHEARING

Appellant Ramesh Kapur d/b/a AIC Management moved for rehearing of

our May 9, 2024 opinion and judgment. We deny the motion for rehearing,

withdraw our opinion and judgment of May 9, 2024, and issue this opinion and

judgment in its stead. Our disposition remains the same. 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, Kapur waived his sanctions argument, and we lack

jurisdiction to review the denial of Kapur’s motion for new trial, 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

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

2 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

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 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.

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 (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 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 for March 1, 2022, again serving Kapur by certified

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

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.

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.

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

Townhome’s correct address.

Kapur’s motion for new trial was overruled by operation of law on May 23,

2022,8 and the trial court signed an order denying the motion for new trial two days

later. This appeal ensued.

Motion to Dismiss

Wilcrest filed a motion to dismiss Kapur’s appeal for lack of jurisdiction,

arguing his notice of appeal was untimely. The Supreme Court has held that “if

the court makes any change in a judgment, no matter how minuscule—adding a

Free access — add to your briefcase to read the full text and ask questions with AI

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

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) — published by Counsel Stack Legal Research, free access to 12M+ legal documents.

Related

Valence Operating Co. v. Dorsett
164 S.W.3d 656 (Texas Supreme Court, 2005)
Epps v. Fowler
351 S.W.3d 862 (Texas Supreme Court, 2011)
Lane Bank Equipment Co. v. Smith Southern Equipment, Inc.
10 S.W.3d 308 (Texas Supreme Court, 2000)
Liberty Mutual Insurance Co. v. Griesing
150 S.W.3d 640 (Court of Appeals of Texas, 2004)
International Insurance Co. v. Herman G. West, Inc.
649 S.W.2d 824 (Court of Appeals of Texas, 1983)
St. Luke's Episcopal Hospital v. Poland
288 S.W.3d 38 (Court of Appeals of Texas, 2009)
Thomas v. Ray
889 S.W.2d 237 (Texas Supreme Court, 1994)
Fredonia State Bank v. General American Life Insurance Co.
881 S.W.2d 279 (Texas Supreme Court, 1994)
Johnson v. Johnson
948 S.W.2d 835 (Court of Appeals of Texas, 1997)
Provident Life & Accident Insurance Co. v. Knott
128 S.W.3d 211 (Texas Supreme Court, 2003)
Hassell Const. Co., Inc. v. Stature Commercial Co.
162 S.W.3d 664 (Court of Appeals of Texas, 2005)
ICM Mortgage Corp. v. Jacob
902 S.W.2d 527 (Court of Appeals of Texas, 1995)
Bellefonte Underwriters Insurance Co. v. Brown
704 S.W.2d 742 (Texas Supreme Court, 1986)
Cliff v. Huggins
724 S.W.2d 778 (Texas Supreme Court, 1987)
Downer v. Aquamarine Operators, Inc.
701 S.W.2d 238 (Texas Supreme Court, 1985)
Alford v. Whaley
794 S.W.2d 920 (Court of Appeals of Texas, 1990)
Mathes v. Kelton
569 S.W.2d 876 (Texas Supreme Court, 1978)