Tawansy v. RIF Investments-3, LLC CA2/2

CourtCalifornia Court of Appeal
DecidedOctober 1, 2020
DocketB295427
StatusUnpublished

This text of Tawansy v. RIF Investments-3, LLC CA2/2 (Tawansy v. RIF Investments-3, LLC CA2/2) 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
Tawansy v. RIF Investments-3, LLC CA2/2, (Cal. Ct. App. 2020).

Opinion

Filed 10/1/20 Tawansy v. RIF Investments-3, LLC CA2/2 NOT TO BE PUBLISHED IN THE OFFICIAL REPORTS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 This opinion has not been certified for publication or ordered published for purposes of rule 8.1115.

IN THE COURT OF APPEAL OF THE STATE OF CALIFORNIA

SECOND APPELLATE DISTRICT

DIVISION TWO

KHALED TAWANSY, B295427

Plaintiff, Cross-defendant (Los Angeles County and Appellant, Super. Ct. No. BC605613)

v.

RIF INVESTMENTS-3, LLC et al.,

Defendants, Cross- complainants and Respondents.

APPEAL from an order of the Superior Court of Los Angeles County, Holly J. Fujie, Judge. Affirmed in part, and construed as a writ petition and denied in part.

Papazian Law, and Armen F. Papazian for Plaintiff, Cross- defendant and Appellant.

Law Offices of Saul Reiss, Saul Reiss, and Fay Pugh for Defendants, Cross-complainants and Respondents. ****** A trial court dismissed a plaintiff’s complaint, struck his answer to a cross-complaint, and entered a default on the cross- complaint after he (1) ignored a court order compelling discovery, (2) prepared none of the mandatory pretrial filings, and (3) did not attend the final status conference a week before trial. The plaintiff was representing himself at the time of these events, as his prior counsel had been relieved several months earlier. The trial court subsequently denied the plaintiff’s motion to set aside its order dismissing the complaint, striking the answer to the cross-complaint and entering a default on the cross-complaint. Plaintiff appeals the denial of his motion to set aside. We conclude that the trial court did not abuse its discretion in declining to set aside its order. We further conclude that we do not have jurisdiction to entertain the portion of plaintiff’s appeal, as to one of the opposing parties, challenging the court’s refusal to set aside the order striking his answer to, and entering a default on, the cross-complaint because a default judgment on the cross-complaint has yet to be entered. However, we elect to exercise our discretion to construe any non-appealable portions of the orders as a petition for a writ because the analysis underlying both portions of plaintiff’s appeal is identical. Accordingly, we affirm in part and deny the writ petition in part. FACTS AND PROCEDURAL BACKGROUND I. Facts This case involves a mixed-used real estate development in what was once the historic Raymond Theater in Old Town Pasadena, California. The development is called the Raymond Renaissance.

2 In 2012, Khaled Tawansy (Tawansy), who is a medical doctor, purchased three adjacent units within the development in which to operate a surgery center. Anxious to expand his center into additional adjacent units, Tawansy entered into two further agreements. First, in early 2013, Tawansy—through a company called the Raymond Renaissance Theater, LLC—entered into a five-year lease to rent units adjacent to his center within the development from RIF Investments-3, LLC. Tawansy personally guaranteed the lease. Second, and also in early 2013, Tawansy allegedly entered into an oral agreement to purchase those same units from RIF Investments-3, LLC. RIF Investments-3’s two principals are Ron Farhadi (Farhadi) and Joseph Ghadir (Ghadir). In August 2015, RIF Investments-3 brought an unlawful detainer action against Tawansy’s company for nonpayment of rent. II. Procedural Background A. Operative complaints and answers On December 31, 2015, Tawansy sued RIF Investments-3, Farhadi and Ghadir (collectively, RIF) on the grounds that RIF did not honor its oral agreement to sell him the units adjacent to his surgery center. In the operative First Amended Complaint, Tawansy sued RIF for (1) specific performance (to sell him those units at the agreed-upon price of $2.5 million), (2) fraud (for falsely promising to sell the units in order to get him to rent those units), and (3) rescission of his personal guaranty of the lease. On February 4, 2016, RIF Investments-3 filed a cross- complaint against Tawansy for breach of his personal guaranty of

3 the lease after Tawansy’s company declared bankruptcy to halt the unlawful detainer action. RIF filed an answer to Tawansy’s operative complaint, and Tawansy filed an answer to RIF Investments-3’s cross-complaint. B. Litigation and termination of litigation 1. Tawansy’s counsel is relieved In February 2018, the lawyer who had been representing Tawansy since the outset of this litigation filed a motion to be relieved as counsel after Tawansy refused to sign a substitution of attorney. Among other things, the lawyer’s motion and the accompanying proposed order contained two “Notice[s] to Client” regarding what might happen if the motion to be relieved were granted. The first notice stated, in boldface type, that the “[f]ailure to retain an attorney may lead to an order striking the pleading or to the entry of a default judgment.” The second notice stated, in boldface type, that “[i]f you do not have a new attorney to represent you in this action or proceeding, . . . you will be representing yourself. It will be your responsibility to comply with all court rules and applicable laws. If you fail to do so, or fail to appear at hearings, action may be taken against you. You may lose your case.” Despite being served with the lawyer’s motion to be relieved, Tawansy did not appear at the February 28, 2018 hearing on the lawyer’s motion. The trial court granted the motion to be relieved, and continued the dates for the final status conference and for trial, respectively, from dates in April 2018 to July 23, 2018, and July 30, 2018. The lawyer served Tawansy with the trial court’s order, albeit with some difficulty: The lawyer attempted personal

4 service at one of Tawansy’s medical offices, but Tawansy’s receptionist refused to accept service and even refused to give her name. The process server left the order with the receptionist and also mailed the order to Tawansy. 2. Tawansy engages in discovery misconduct On April 2, 2018, RIF propounded a Demand for Production and Inspection of Documents, Set Number Two, upon Tawansy in its capacity as the defendant in Tawansy’s lawsuit and, as to RIF Investments-3, the cross-plaintiff in the cross-complaint. The demand specifically sought documents related to Tawansy’s complaint. When Tawansy did not respond to this demand, RIF in late May 2018 filed a motion to compel a response. Tawansy did not oppose the motion. On June 21, 2018, the trial court granted the motion to compel and also ordered Tawansy to pay $1,285 in sanctions. Both the discovery responses and the sanctions were due within 20 days. Tawansy was served with the trial court’s order, but did not serve the court-ordered responses or pay the sanctions by the court’s deadline. 3. Tawansy does not file trial documents, in violation of Los Angeles Superior Court Local Rule 3.25 Although Los Angeles Superior Court Local Rule 3.25(f)(1) requires that litigants file their exhibit lists, jury instruction requests, trial witness lists, and proposed statement of the case “[a]t least five days prior to the final status conference” (Super. Ct. L.A. County, Local Rules, rule 3.25(f)(1)), Tawansy never filed these documents.

5 4. Tawansy does not appear at final status conference, in violation of Los Angeles Superior Court Local Rule 3.25 Although Los Angeles Superior Court Local Rule 3.25(f) makes attendance by a party’s lawyer or, if the party is self- represented, the party himself, at the final status conference mandatory (Super. Ct. L.A. County, Local Rules, rule 3.25(f)), neither Tawansy nor a lawyer representing Tawansy appeared at the July 23, 2018 final status conference.

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Tawansy v. RIF Investments-3, LLC CA2/2, Counsel Stack Legal Research, https://law.counselstack.com/opinion/tawansy-v-rif-investments-3-llc-ca22-calctapp-2020.