State v. DOWL

39 So. 3d 754, 2009 La.App. 4 Cir. 0989, 2010 La. App. LEXIS 711, 2010 WL 1909591
CourtLouisiana Court of Appeal
DecidedMay 12, 2010
Docket2009-KA-0989
StatusPublished
Cited by2 cases

This text of 39 So. 3d 754 (State v. DOWL) is published on Counsel Stack Legal Research, covering Louisiana Court of Appeal primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
State v. DOWL, 39 So. 3d 754, 2009 La.App. 4 Cir. 0989, 2010 La. App. LEXIS 711, 2010 WL 1909591 (La. Ct. App. 2010).

Opinion

MICHAEL E. KIRBY, Judge.

STATEMENT OF CASE

The State charged Nathaniel Dowl, Jr. with three counts of filing false public records, violations of La. R.S. 14:133. He entered not guilty pleas and the trial court subsequently found probable cause to charge him with those offenses. Following a three day trial, the jury returned a verdict of guilty as charged on each count. The trial court sentenced Mr. Dowl to a total of ten years imprisonment at hard labor. The defendant filed a Motion for Appeal, which the trial court granted.

*757 STATEMENT OF FACT

This case involves three parcels of real estate: 1) 8633 Zimple Street (Zimple property), owned by Robinson Ventures, LLC 1 ; 2) 8417 Panola Street (Panola property), owned by Mrs. Michelle Robinson; and 3) 3432 Livingston Street (Livingston property), owned by Mr. and Mrs. Oscar V. Poydras. The defendant filed “quit claim” deeds 2 in the public records for Orleans Parish with respect to each of the properties. He attached to each deed documents purporting Lto vest him with ownership of the properties. The Zimple and Livingston properties’ “deeds” implied transfers of ownership from the City of New Orleans to him, while the “deed” pertaining to the Panola property indicated that Mr. Dowl had purchased the property for one dollar. Through these fabricated claims of ownership, the defendant attempted to evict Mrs. Robinson and the Poydrases from their own property and prevented the Poydrases from rebuilding their Hurricane Katrina damaged property-

Seven witnesses testified at trial.

Detective Michael Kitchens

Detective Michael Kitchens was assigned to the Economic Crime Division of the Orleans Parish District Attorney’s office at the time he investigated this matter. He met with Mrs. Michelle Robinson and Mrs. Oscar (Tracey) Poydras who explained that Mr. Dowl was filing liens against their properties then following up with quit claim deeds to falsely claim ownership of them. During his investigation, Detective Kitchens examined acts of sale and other documents, which showed that the victims were in fact owners of the properties when defendant filed the quit claim deeds. Detective Kitchens obtained copies of the bogus deeds and attached them to his report. He identified the quit claim deed for the Zimple property, filed April 26, 2006, which listed Ms. Barbara Dowl, the defendant’s ex-wife, as the purchaser; the quit claim deed for the Livingston property, filed May 2, 2006, which indicated Mr. Dowl purchased that property; and the deed for the Panola property, filed May 8, 2006,- which also listed the defendant as the owner. Mr. Dowl filed all of the quit claim deeds. Detective Kitchens obtained an arrest warrant charging the defendant with injuring public |3records and filing and maintaining false public records. The detective identified the defendant at trial.

On cross-examination, Detective Kitchens admitted that he was not an attorney and that he learned about quit claim deeds from someone else. During his investigation he found out that Mr. Dowl had previously owned the three properties, but that at the time he filed the quit claim deeds, Mr. Dowl no longer had any ownership interest in them. Detective Kitchens never spoke to Mr. Dowl because he could not find him.

Ms. Alison Kiefer

Ms. Alison Kiefer is the Registrar of Notarial Records for the Parish of Orleans. For fifteen years she has overseen that office and all acts of sale, mortgages, and any other documents pertaining to real estate in Orleans Parish are recorded in her office. Ms. Kiefer explained the procedure for filing real estate documents and the methods used for retaining original documents. There is no way for her to verify the genuineness or truthfulness of *758 any document. Ms. Kiefer knew the defendant only from visits he made to her office to file documents.

The witness copied the documents at issue in this case, and testified that they were exact copies of the originals. She matched the purported quit claim deeds with her office’s ledger listing who actually filed them and determined that the defendant filed one “tax sale/quit claim” on April 26, [2006] and “[on] May 9, [2006], [the defendant] came and recorded two quit claims.”

14Mr. Reginald Zeno

Reginald Zeno is the Director of Finance for the City of New Orleans. His job entails handling the financial affairs of the City including tax collection. Mr. Zeno did not know Mr. Dowl prior to being apprised of the case. He reviewed the purported deeds to the Zimple and Livingston properties, which both state, in part:

... personally appeared: CITY OF NEW ORLEANS appearing herein THUR [sic] its duly authorized agent REGINALD ZENO, Chief Bureau of the Treasury of the City of New Orleans
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Mr. Zeno had no knowledge of these documents; he did not engage in any negotiations with Mr. Dowl; and he had no business relationship with the defendant. Further, the witness said that his official title is not “Chief Bureau of the Treasury.” There is, he said, such an official but it is not him. Mr. Zeno has no authority to dispose of property owned by the City, which authority he thought rested with the Mayor. Mr. Zeno played no part in the creation of the deeds introduced by the State and has nothing to do with tax sales.

Mr. Christopher Lund

Mr. Christopher Lund is an Assistant City Attorney assigned to the Housing Law Department. His job encompasses overseeing properties adjudicated to the City at tax sales, i.e., monitoring sales from the City to a subsequent purchaser. Mr. Lund examined the “deeds” to the Zimple and Livingston properties and declared them not genuine and full of inconsistencies. Significantly, the “deeds” do not bear the signature of anyone on behalf of the City nor is there a signature by anyone purporting to convey the property represented by the “deeds”. Although the instruments are titled “Tax Sale”, neither is in the proper form for a tax sale. | sThey are purportedly signed by Reginald Zeno, who has no authority to dispose of property on behalf of the City. Finally, the City does not transfer adjudicated property by quit claim. The transfer is usually done by an act of sale or an act of donation, if the property is transferred to a non-profit entity, and such transfers are signed by the mayor.

Mr. Walter O’Brien

Mr. Walter O’Brien is the Finance Operations Manager for the Department of Finance, Bureau of the Treasury for the City of New Orleans. He is responsible for billing and collecting property taxes for the city. Mr. O’Brien conducted the annual tax sales of delinquent real estate properties for twelve of his thirty-seven years of city employment. Mr. O’Brien examined the Zimple property deed and verified that the document was not generated by his office, nor did the deed convey title to the property. Further, he noted that a document attached to the deed indicated that taxes on the Zimple property had been paid but his office’s records show that the taxes were not paid, but instead, written off by the city.

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Cite This Page — Counsel Stack

Bluebook (online)
39 So. 3d 754, 2009 La.App. 4 Cir. 0989, 2010 La. App. LEXIS 711, 2010 WL 1909591, Counsel Stack Legal Research, https://law.counselstack.com/opinion/state-v-dowl-lactapp-2010.