Terra-Nova Investments v. Rosewell

601 N.E.2d 1109, 235 Ill. App. 3d 330, 176 Ill. Dec. 411, 1992 Ill. App. LEXIS 1488
CourtAppellate Court of Illinois
DecidedSeptember 16, 1992
Docket1-91-0281
StatusPublished
Cited by25 cases

This text of 601 N.E.2d 1109 (Terra-Nova Investments v. Rosewell) is published on Counsel Stack Legal Research, covering Appellate Court of Illinois primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Terra-Nova Investments v. Rosewell, 601 N.E.2d 1109, 235 Ill. App. 3d 330, 176 Ill. Dec. 411, 1992 Ill. App. LEXIS 1488 (Ill. Ct. App. 1992).

Opinion

PRESIDING JUSTICE GREIMAN

delivered the opinion of the court:

Plaintiff appeals from the dismissal of its complaint which challenges the constitutionality of a transfer provision in the Revenue Act which provides that fees in excess of $500,000 collected from taxbuyers for a sale in error fund shall be transferred to the general revenue fund (Ill. Rev. Stat. 1989, ch. 120, par. 741.1(g)).

This appeal raises five issues as to whether (1) plaintiff’s cause of action constitutes a collateral attack on a prior judgment; (2) plaintiff’s claim is barred by the voluntary payment doctrine; (3) plaintiff has standing to contest the constitutionality of the statute; (4) the complaint states a cause of action under article I, section 12, of the Illinois Constitution insuring access to justice (Ill. Const. 1970, art. I, §12); and (5) the challenged statute violates the due process and equal protection rights of the plaintiff class.

For the reasons which follow, we affirm the dismissal of plaintiff’s complaint because, although it is not a collateral attack or barred by voluntary payment and plaintiff has standing, we find the statute constitutional.

The Revenue Act governs tax sales of property. For each parcel of property purchased at a scavenger tax sale in 1989, the taxbuyer was required to pay a $60 fee to the county collector. (Ill. Rev. Stat. 1989, ch. 120, par. 741.1(f).) The county collector then deposits the money with the county treasurer, who maintains an interest-bearing fund used to satisfy the refund of interest and costs for tax sales in error. (Ill. Rev. Stat. 1989, ch. 120, par. 741.1(g).) Section 260.1(g) further provides that “[a]ny moneys accumulated in the fund by the county treasurer in excess of $500,000 shall be paid each year to the general fund of the county.” Ill. Rev. Stat. 1989, ch. 120, par. 741.1(g).

Plaintiff challenges the constitutionality of the statutory scheme which provides that funds in excess of $500,000 pour over into the general corporate fund of the county.

Defendants filed a section 2 — 619.1 combined motion to dismiss relying on section 2 — 615(a) for failure to state a cause of action and section 2 — 619(4) for dismissal by reason of a prior judgment. Ill. Rev. Stat. 1989, ch. 110, pars. 2-619.1, 2-615(a), 2-619(4).

At a hearing held on December 20, 1990, the trial court offered plaintiff the opportunity to amend its complaint, but plaintiff declined and instead chose to stand on its complaint. The trial court then granted defendants’ motion to dismiss based on its analysis of Boynton v. Kusper (1986), 112 Ill. 2d 356, 494 N.E.2d 135 (held unconstitutional the portion of the marriage license fee collected to fund domestic violence centers); Crocker v. Finley (1984), 99 Ill. 2d 444, 459 N.E.2d 1346 (held unconstitutional a $5 filing fee imposed on divorce petitioners to fund domestic violence shelters); and Ali v. Danaher (1970), 47 Ill. 2d 231, 265 N.E.2d 103 (upheld a $1 filing fee imposed on civil plaintiffs to fund the local county law library).

The threshold inquiry, raised by defendants, is whether plaintiff’s cause of action is precluded under section 2 — 619(a)(4), which provides for involuntary dismissal where “the cause of action is barred by a prior judgment.” (Ill. Rev. Stat. 1989, ch. 110, par. 2 — 619(a)(4).) The prior judgment relied on by defendants is the supplemental order entered by the circuit court on January 31, 1990, confirming the sales made in the collector’s application proceeding.

Plaintiff contends that it is not bound by the supplemental order confirming the sale because it was not a party to that proceeding and it received no notice of the order’s entry.

We find that plaintiff did not enjoy the status of a party at the sale confirmation proceeding and, thus, its complaint cannot be barred as an impermissible collateral attack on the sale confirmation order.

The present case involves sales of tax delinquent lands which are special statutory proceedings created by the Revenue Act. Section 235a of the Revenue Act is commonly known as the Scavenger Act (In re Application of Rosewell (1987), 117 Ill. 2d 479, 481, 512 N.E.2d 1256) and authorizes the sale of certain tax delinquent land for bids which may be less than the full amount of money actually owed.

The Scavenger Act directs the county collector to institute a scavenger sale by applying to the court for judgment of sale. Upon application by the collector for judgment and order of sale, the court acquires in rem jurisdiction of the property and subject matter. (In re Application of Cook County Treasurer (1985), 135 Ill. App. 3d 901, 904, 482 N.E.2d 361.) The court retains jurisdiction throughout the proceedings to order the issuance of a tax deed. In re Application of Cook County Treasurer, 135 Ill. App. 3d at 907.

The designated lands are then sold at public sale to the highest bidder who must, among other things, then execute an application for certificate of purchase (Ill. Rev. Stat. 1989, ch. 120, par. 716b) and pay the statutorily designated sale in error fee (Ill. Rev. Stat. 1989, ch. 120, par. 741.1(f)). The Scavenger Act mandates that no sale of lands is final until confirmed by the court.

Accordingly, within 30 days after the court-ordered scavenger sale, the collector must file a report in the court with the results of the sales and the amount of the fees assessed against each bid. The court must approve the sales in a confirmation proceeding and a certificate of purchase is then issued to the highest bidder at the scavenger sale.

Next, at the expiration of the established redemption period, the owner of the certificate of purchase may petition the same circuit court where the judgment of sale was entered to issue a tax deed if the real estate is not redeemed. Ill. Rev. Stat. 1989, ch. 120, par. 747.

According to these statutorily prescribed procedures, we find that a scavenger sale participant who becomes the highest bidder and then seeks to obtain a certificate of purchase retains the status of a “bidder” until after the confirmation of sale when he acquires a certificate of purchase. In a case involving a tax sale, the Illinois Supreme Court characterized the taxbuyer as “only a bidder” until after the sale is held, the bid is accepted, and a certificate is issued. (Thornton, Ltd. v. Rosewell (1978), 72 Ill. 2d 399, 405, 381 N.E.2d 249.) The supreme court stated that “[a]s to this property, plaintiff was not yet the owner of the fee [citation], nor even a certificate holder, but only a bidder in the process of making a purchase.” Thornton, 72 Ill. 2d at 405.

Similarly, in a tax deed proceeding following a scavenger sale, the City of Chicago redeemed the property.

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Bluebook (online)
601 N.E.2d 1109, 235 Ill. App. 3d 330, 176 Ill. Dec. 411, 1992 Ill. App. LEXIS 1488, Counsel Stack Legal Research, https://law.counselstack.com/opinion/terra-nova-investments-v-rosewell-illappct-1992.