Standard Mortgage Corporation v. Angelique Monique Jarrell

• Court: Louisiana Court of Appeal
• Decided: April 16, 2021
• Docket: 2020CA0960
• Status: Unknown

Opinion

STATE OF LOUISIANA

COURT OF APPEAL

FIRST CIRCUIT

2020 CA 0960

STANDARD MORTGAGE CORPORATION

VERSUS

ANGELIQUE MONIQUE JARRELL

JUDGMENT RENDERED: APR 16 2021

Appealed from the Twenty -Third Judicial District Court In and for the Parish of Ascension • State of Louisiana Docket Number 126999 • Division E

The Honorable Alvin Turner, Jr., Judge Presiding

Robert Ryland Percy, III COUNSEL FOR APPELLANT Anna Quintero Skias INTERVENOR— Robert " Bobby" Gonzales, Louisiana Webre, Sheriff and Ex Officio Tax Collector of Ascension Parish, State of Louisiana

Stacy Cottrell Wheat COUNSEL FOR APPELLEE Louis Graham Arceneaux PLAINTIFF— Standard Mortgage Foerstner Graham Meyer Corporation Fred Joseph Daigle New Orleans, Louisiana

BEFORE: WHIPPLE, C.J., WELCH, AND CHUTZ, JJ. WELCH, J.

This appeal stems from a dispute between Standard Mortgage Company

Standard") and the Ascension Parish Sheriff' s Office over the commission due

the sheriff for services performed during the pendency of a foreclosure proceeding,

where Standard reinstated the debtor' s loan, eliminating the need for a sheriff' s

sale. The trial court rendered judgment decreeing that the debtor' s property was

homestead exempt and that the sheriff was entitled to collect $ 582. 11, that sum

being 3% of the reinstatement fee payment of $19, 403. 60. The sheriff appeals,

arguing that the debtor waived her homestead exemption rights in the mortgage

agreement, entitling the sheriff to a commission equal to 3% of the $ 19, 403. 60

reinstatement fee and the $ 202, 999.91 loan balance. We affirm the trial court' s

judgment.

FACTS AND PROCEDURAL HISTORY

Standard filed a petition for executory process on October 7, 2019, against

Angelique Monique Jarrell. Standard alleged that Ms. Jarrell defaulted on a

promissory note and mortgage— with a principal balance due and owing of

202, 999. 91, with interest at the rate of 4. 5% per annum, from April 1, 2019 until

paidby failing to pay the monthly installments, due for May 1, 2019 until paid.

Standard sought the issuance of a writ of seizure and sale, which the sheriff issued

on October 24, 2019. 1 Prior to the sale of the property, Ms. Jarrell reinstated her

defaulted loan on January 15, 2020, by paying past due payments totaling

18, 403. 60, remitting the sheriff' s deposit of $1, 000. 00, and remitting the sheriff' s

commission of $582. 11. Accordingly, Standard requested that the sheriff return

the writ and cancel the sheriff' s sale.

The sheriff returned the writ and sent Standard a statement for expenses,

1 The sheriff recorded notice of the seizure of Ms. Jarrell' s property on November 12, 2019, in the Ascension Parish Clerk of Court' s Office mortgage records, at MOB Instrument Number 00982147.

W costs, and commission due for its services, in the total amount of $ 6, 045. 08.

Thereafter, Standard filed a motion to reduce and fix the sheriff' s commission,

seeking a reduction of the sheriff' s commission to $ 528. 11, on the basis that

because Ms. Jarrell' s property was homestead exempt, the sheriff' s 3%

commission is correctly calculated based the reinstatement fee payment of

19, 403. 60, not the principal balance of the loan, $ 202, 999. 91.

In response, the sheriff intervened in the suit and opposed Standard' s

motion. The sheriff argued that Ms. Jarrell waived her homestead exemption as to

seizures in her mortgage agreement, and as a result, the sheriffs 3% commission

must be calculated based on the reinstatement fee payment of $19, 403. 60 and the

balance of the loan, $ 202, 999. 91.

Following a hearing on Standard' s motion to reduce and fix the sheriff' s

commission, the trial court took the matter under advisement. The trial court

thereafter rendered judgment on August 5, 2020, granting Standard' s motion to

reduce and fix the sheriff's commission, and ordering that the sheriff's commission

be calculated based upon 3% of the reinstatement fee payment of $19, 403. 60, for a

total of $582. 11. The trial court also issued reasons for its judgment. The sheriff

now appeals.

LAW AND DISCUSSION

Louisiana Revised Statutes 13: 5530 sets forth a sheriff's entitlement to fees

in civil matters.2 Pursuant to La. R.S. 13: 5530( A)( 13):

a) In all cases where the sheriffs have in their possession for execution a writ of fieri facias, a writ of seizure and sale, or any conservatory or other writ under which property is or may be seized: 1 9=

ii) When the plaintiff in writ receives cash, other

consideration, or both pursuant to judgment rendered in

2 Formerly designated as La. R.S. 33: 1421- 1450. 1, the legislature re -designated the statutes regarding sheriffs' fees in civil matters as La. R.S. 13: 5521- 5560, pursuant to 2011 La. Acts No. 248, § 3 ( eff. Aug. 15, 2011).

3 suit in which the writ issued without the necessity of judicial sale.

v) [ T] he sheriffs shall be entitled to receive a fee or commission as in the case of a sale.

As set forth in La. R. S. 13: 5530( A)( 13)( a)( ii) and ( v), once the sheriff is in

possession of a writ of fieri facias and the plaintiff receives cash or other

consideration pursuant to the judgment such that the sheriff' s sale is no longer

necessary, the sheriff is nevertheless entitled to his commission as in the case of a

sale. See Tucker v. Fowler, 95- 1649 ( La. 2/ 28/ 96), 668 So. 2d 718, 720.

Here, the writ offieri facias was issued on October 24, 2019, and the sheriff

served the writ upon Ms. Jarrell on October 25, 2019. Thereafter, Ms. Jarrell

reinstated her loan, and Standard notified the sheriff of her reinstatement fee

payment of $ 19, 403. 60, requesting that the sale be cancelled. Accordingly, La.

R. S. 13: 5530( A)( 13)( a)( ii) and ( v) clearly entitles the sheriff to a commission

under these circumstances. See Tucker, 668 So. 2d at 720. 3

Having found that a commission is due the sheriff, we must now review the

amount of the commission as calculated by the trial court. Louisiana Revised

Statutes 13: 5530( A)(7)( a) sets forth that "[ f]or commission on sales of property

made by the sheriffs, three percent shall be allowed on the price of adjudication

of immovable property...." ( Emphasis added). However, La. R.S.

13: 5530( A)( 13)( b) provides:

But in the discretion of the sheriffs and under

circumstances satisfactory to them, they may modify or reduce any fee or commission due and payable under the provisions of this Paragraph. However, if the property is the debtor' s homestead exempt residence and there has been a settlement or compromise between the parties, the fee or commission shall be calculated on the amount of the settlement or compromise.

3 Tucker applied the former version of this statute ( i.e., La. R.S. 33: 1428( A)( 13)( a)( ii)) in effect prior to its re -designation by 2011 La. Acts No. 248, § 3 ( eff. Aug. 15, 2011). See Tucker, 668 So. 2d at 720.

M Emphasis added).

Homestead Exemption: Assignment of Error 1

In his first assignment of error, the sheriff argues the trial court erred in

determining that Ms. Jarrell' s property is homestead exempt for purposes of

calculating his commission under La. R.S. 13: 5530( A)( 13)( b). The sheriff avers

that although Standard argued in its motion to reduce and fix the sheriff' s

commission that Ms. Jarrell' s property is homestead exempt such that La. R.S.

13: 5530( A)( 13)( b) applies, Standard " attempts to ` have it both ways"' by arguing

in its petition for executory process that Ms. Jarrell " waiv[ ed] all homestead

exemptions to which she may be entitled under the Constitution and laws of the

State of Louisiana." Standard does not dispute that Ms. Jarrell waived the

homestead exemption, only that the waiver was of her homestead exemption from

seizure, which has no bearing on the applicability of La. R.S. 13: 5530( A)( 13)( b) to

her loan reinstatement and the calculation of the sheriff' s commission.

The starting point in the interpretation of any statute is the language of the

statute itself. When a law is clear and unambiguous and its application does not

lead to absurd consequences, the law shall be applied as written, and its letter shall

not be disregarded in search of the intent of the legislature or under the pretext of

pursuing its spirit. A statute shall be construed to give meaning to the plain

language of the statute, and courts may not extend statutes to situations that the

legislature never intended to be covered. Barrilleaux v. Bd. of Sup' rs of

Louisiana State Univ., 2014- 1173 ( La. App. 1St Cir. 4/ 24/ 15), 170 So. 3d 1015,

1020, writ denied, 2015- 1019 ( La. 9/ 11/ 15), 176 So. 3d 1048. The meaning of a

statute is to be interpreted by looking to all the sections taken together so that no

section, clause, sentence, or word becomes superfluous or meaningless.

Barrilleaux v. NPC, Inc., 98- 0728 ( La. App. 1St Cir. 4/ 1/ 99), 730 So. 2d 1062,

1065, writ denied, 99- 1002 ( La. 5/ 28/ 99), 743 So. 2d 672.

5 Louisiana law provides for two types of homestead exemptions: exemption

from taxes and exemption from seizure. The homestead exemption from taxes, as

set forth in La. Const. Art. VII, § 20( A)( 1), exempts $ 7, 500. 00 of the " assessed

valuation" ( or $ 75, 000. 00 of the " fair market value"') of an owner' s primary

residence, i.e., her " homestead," from taxes:

The bona fide homestead, consisting of a tract of land or two or more tracts of land ..., with a residence on one

tract ..., owned and occupied by any person or persons owning the property in indivision, shall be exempt from state, parish, and special ad valorem taxes to the extent of seven thousand five hundred dollars of the assessed valuation.l5l

The second homestead exemption— exemption from seizure— is an

exemption from seizure of the first $ 35, 000. 00 in value of a person' s home

following a sheriff' s sale, as set forth in La. R. S. 20: 1( A)(2):

The homestead is exempt from seizure and sale under mandate, or process whatsoever, except as any writ, provided by Subsections C and D of this Section. This exemption extends to thirty-five thousand dollars in value of the homestead, except in the case of obligations arising directly as a result of a catastrophic or terminal illness or injury, in which case the exemption shall apply to the full value of the homestead based upon its value one year before such seizure. This homestead exemption from seizure and sale shall extend automatically to the proceeds from any property insurance policy received as a result of damage caused by a gubernatorially declared disaster to a homestead and that are held separately in an escrow account identified as insurance proceeds paid from the damage of a homestead for its repair or replacement.

The statute defines " homestead" as " a residence occupied by the owner and

4 See La. Const. Art. VII, § 18( A) and ( D). See also Acension Parish Assessor' s Office, " Homestead Exemption," https:// www.ascensionassessor.com/ resources/ homestead- text= The% 20maximum%20Homestead% 20Exemption% 20value, not% 20automat exemption/#: —:

ically% 20granted% 20upon% 20purchase.

5 The Louisiana Constitution provides an exemption from real property tax of a dollar amount, currently $ 7, 500 of the " assessed that is actually 10% of the true assessed value, for value"

owners of property residing therein. See David L. Sigler, Betty A. Raglin, Sheila L. Moragas, Cherish D. van Mullem, Rebecca S. Luster Radford, and Carrie H. Pailet, "§ 3. 22. Property Tax Homestead Exemption," Estate Planning in Louisiana, Louisiana Practice Series, 1 La. Prac. Est. Plan. § 3: 22 ( 2020- 2021 ed.).

0 case, Standard Mortgage Corporation and Angelique Monique Jarrell, the fee or commission shall be calculated on the amount of the settlement or

compromise.

We agree. The plain language of La. R.S. 13: 5530( A)( 13)( b) clearly

provides that the sheriff' s " commission shall be calculated on the amount of the

settlement or compromise." The Legislature could have chosen to state that the

commission shall be calculated on the amount of the settlement or compromise and

the remaining balance of the debtor' s loan, but it did not. The time honored

maxim, expressio unius et exdusio alterius, teaches us that when the legislature

specifically enumerates one or more things of a particular type, the legislature' s

omission of other things, which could have been easily included in the statute, is 1St deemed intentional. Holmes v. City of Baker Sch. Bd., 2019- 0404 ( La. App.

Cir. 12/ 12/ 19), 295 So. 3d 403, 407. We must construe La. R.S.

13: 5530( A)( 13)( b) according to its plain language and not extend the statute to

situations the Legislature did not contemplate. See Barrilleaux v. Bd. of Sup' rs

of Louisiana State Univ., 170 So. 3d at 1020.

We find no error in the trial court' s interpretation and application of La. R.S.

13: 5530( A)( 13)( b) nor its calculation of the sheriff's commission. This assignment

of error is without merit.

DECREE

We affirm the trial court' s August 5, 2020 judgment. All costs of this

appeal, in the amount of $1, 532. 00, are assessed against the intervenor/ appellant,

Robert " Bobby" Webre, Sheriff and Ex Of Tax Collector of Ascension Parish,

State of Louisiana.

AFFIRMED.

9 issue is owned and occupied by Ms. Jarrell, who declared the property as her

homestead, as required by La. R.S. 13: 5530( A)( 13)( b). 5 As further required by La.

R. S. 13: 5530( A)( 13)( b), Ms. Jarrell and Standard entered into a settlement or

compromise. Based on the foregoing, we find no error in the trial' s court

determination that Ms. Jarrell' s property is homestead exempt for purposes of

calculating the sheriff' s commission under La. R.S. 13: 5530( A)( 13)( b). This

assignment of error is without merit.

Calculation of Sheriffs Commission: Assignment of Error 2

In his second assignment of error, the sheriff argues that even if the property

is homestead exempt, the trial court erred in its interpretation and application of

La. R.S. 13: 5530( A)( 13)( b) and miscalculated the sheriff' s commission. The

sheriff avers that its " long- standing position" is that " the amount of the settlement

or compromise" as provided for in La. R.S. 13: 5530( A)( 13)( b) is defined as any

payment received by the seizing creditor, such as a reinstatement fee, plus any

remaining balance on the loan foreclosed upon due the seizing creditor. The

sheriff contends that under La. R.S. 13: 5530( A)( 13)( b), his commission must be

calculated as 3% of the $ 19, 403. 60 reinstatement fee and the $ 202, 999. 91 loan

balance.

In its reasons for judgment, the trial court held:

The cited statute [ La. R. S. 13: 5530( A)( 13)( b)]

clearly states when the property is the debtor' s homestead exempt residence and there has been a

settlement or compromise between the parties, as in this case, Standard Mortgage Corporation and Angelique Monique Jarrell, the fee or commission shall be calculated on the amount of the settlement or

5 Contrary to the assertion of the sheriff, the trial court may take judicial notice of the public records of its own Clerk of Court' s Office, See La. C. E. art. 201( B)( 1) and ( 2). See also Roy Anderson Corp. v. 225 Baronne Complex, L.L.C., 2017- 1005 ( La. App. 4th Cir. 7/ 11/ 18), 251 So. 3d 493, 500, writ denied, 2018- 1334 ( La. 11/ 5/ 18), 255 So. 3d 1049; Louisiana Lift & Equip., Inc. v. Eizel, 33, 747 ( La. App. 2nd Cir. l l/ l/ 00), 770 So. 2d 859, 864. We agree. The plain language of La. R.S. 13: 5530( A)( 13)( b) clearly

provides that the sheriff' s " commission shall be calculated on the amount of the

settlement or compromise." The Legislature could have chosen to state that the

commission shall be calculated on the amount of the settlement or compromise and

the remaining balance of the debtor' s loan, but it did not. The time honored

maxim, expressio unius et exdusio alterius, teaches us that when the legislature

specifically enumerates one or more things of a particular type, the legislature' s

omission of other things, which could have been easily included in the statute, is 1St deemed intentional. Holmes v. City of Baker Sch. Bd., 2019- 0404 ( La. App.

Cir. 12/ 12/ 19), 295 So. 3d 403, 407. We must construe La. R. S.

13: 5530( A)( 13)( b) according to its plain language and not extend the statute to

situations the Legislature did not contemplate. See Barrilleaux v. Bd. of Sup' rs

We find no error in the trial court' s interpretation and application of La. R. S.

13: 5530( A)( 13)( b) nor its calculation of the sheriff' s commission. This assignment

We affirm the trial court' s August 5, 2020 judgment. All costs of this

appeal, in the amount of $1, 532. 00, are assessed against the intervenor/ appellant,

Robert " Bobby" Webre, Sheriff and Ex Officio Tax Collector of Ascension Parish,

X