Valerie Titus v. Mark Titus

CourtLouisiana Court of Appeal
DecidedNovember 29, 2023
Docket2023-CA-0349
StatusPublished

This text of Valerie Titus v. Mark Titus (Valerie Titus v. Mark Titus) 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
Valerie Titus v. Mark Titus, (La. Ct. App. 2023).

Opinion

VALERIE TITUS * NO. 2023-CA-0349

VERSUS * COURT OF APPEAL MARK TITUS * FOURTH CIRCUIT * STATE OF LOUISIANA *******

APPEAL FROM CIVIL DISTRICT COURT, ORLEANS PARISH NO. 2022-05588, DIVISION “L” Honorable Kern A. Reese, Judge ****** Chief Judge Terri F. Love ****** (Court composed of Chief Judge Terri F. Love, Judge Sandra Cabrina Jenkins, Judge Karen K. Herman)

Armand Samuels LUGENBUHL, WHEATON, PECK, RANKIN & HUBBARD Kristopher M. Redmann 601 Poydras Street Suite 2775 New Orleans, LA 70130

COUNSEL FOR PLAINTIFF/APPELLEE

Mark Titus 208 Ranger Place Slidell, LA 70458

PRO SE COUNSEL FOR DEFENDANT/APPELLANT

AFFIRMED November 29, 2023 TFL

SCJ

KKH This matter derives from a suit to enforce payments on promissory notes.

Appellant, Mark Titus, appeals the trial court’s judgment which granted the motion

for summary judgment of his former wife, Valerie Titus (“Ms. Titus”). Ms. Titus

contended that Mr. Titus had defaulted on two (2) promissory notes in the amounts

of $164,000.00 (“First Note”) and $350,000.00 (“Second Note”) (collectively, the

“Notes”). The Notes were confected to settle Mr. Titus’ child support arrearages

and the parties’ community property regime. On appeal, Mr. Titus asserts that the

trial court erred because genuine issues of material fact remained as to whether he

was in default based on the terms of the promissory notes and whether he had been

afforded an adequate opportunity to complete discovery.

Upon review, the record supports that Ms. Titus produced the Notes and

established a prima facie case that Mr. Titus was in default and that

correspondingly, Mr. Titus failed to meet his burden of proof to show that he was

not liable for the debt. The record also supports that Mr. Titus had an adequate

opportunity to complete discovery. Accordingly, we affirm the judgment

granting Ms. Titus’ motion for summary judgment.

1 FACTUAL AND PROCEDURAL HISTORY

Mr. Titus and Ms. Titus divorced after several years of marriage. To settle

pending issues related to the dissolution of their marriage, the parties executed two

promissory notes on December 19, 2020: the First Note in the principal amount of

$164,000.00 represented the child support arrearages owed by Mr. Titus and the

Second Note in the principal amount of $350,000.00 represented Ms. Titus’ share

of the community property. The parties’ agreement was memorialized in a

January 2021 Consent Judgment on Community Property Partition (“Consent

Judgment”). Ms. Titus claimed that Mr. Titus made the agreed payments for a few

months and then failed to pay. Consequently, Ms. Titus filed a Petition to Enforce

Promissory Notes and for Damages (the “Petition”).

In the Petition, Ms. Titus asserted that the First Note required that all

principal and accrued interest be paid in monthly installments of $1,000.00 on the

fifth of every month, beginning on January 5, 2021, until extinguished. Under the

terms of the Second Note, payments were owed after the extinguishment of the

First Note. The payments on the Second Note also required monthly installments

of $1,000.00 on the fifth day of every month until extinguished. Ms. Titus alleged

that Mr. Titus made payments totaling $3,500.00 on the First Note. Thereafter, he

ceased making payments, effectively placing him in default on both Notes. Ms.

Titus averred that Mr. Titus’ liability for both Notes by virtue of his default

amounted to $510,000.00. In his pro se Answer, Mr. Titus denied that he was in

default.1 After repeated demands for payment to no avail, Ms. Titus filed a motion

for summary judgment in September 2022.

1 Appellant appears pro se throughout all of these proceedings.

2 Ms. Titus’ Supporting Documentation

Ms. Titus’ submitted an affidavit and attached several documents in support

of the summary judgment motion. Ms. Titus reiterated in her affidavit that Mr.

Titus had paid only $3,500.00 on the First Note and that the payments were late.

Her attachments included the Consent Judgment; executed copies of the First Note

and the Second Note; a spread sheet delineating payments made by Mr. Titus; a

text message thread exchange (the “Text Chain”) between Mr. Titus and Ms. Titus

regarding her demand for payment; requests for production of documents issued to

Mr. Titus; and an affidavit from Armand Samuels, Ms. Titus’ counsel, regarding

his search of Orleans Parish mortgage records.

Ms. Titus averred that the undisputed facts established that the Consent

Judgment and the terms of the Notes showed that Mr. Titus had executed the Notes

in her favor. In addition to Mr. Titus’ failure to make payments as required, she

asserted that Mr. Titus had failed to meet his obligation to secure the Notes for a

multiple indebtedness mortgage as proscribed by the Consent Judgment2 and the

terms of the Notes. 3

2 The Consent Judgment provided, in part, the following:

IT IS FURTHER ORDERED, ADJUDGED, AND DECREED that, within five (5) days of the signing of this Order, Mark Titus shall execute a Promissory Note in favor of Valerie Stelzer Titus in the amount of $350,000.00 that will be secured by a UCC or multiple indebtedness mortgage.

IT IS FURTHER ORDERED, ADJUDGED, AND DECREED that Mark Titus shall execute a Promissory Note in favor of Ms. Titus in the amount of $164,000,00 that will be secured by a UCC or multiple indebtedness mortgage (representing the full balance of the executory amounts due for child support arrears and any remaining balance an equalization payment). . . . 3 The terms of the First Note included the following:

6. DUE ON SALE: This Note is secured by a security instrument described in Section 17 securing repayment of this Note[.] [T]he property described in such security instrument may not be sold or transferred without the Lender’s consent.

3 Ms. Titus acknowledged that the terms of the Second Note established that

Mr. Titus owed the principal amount of $350,000.00, with monthly payments of

$1,000.00 per month to begin after the extinguishment of the First Note.4

Ms. Titus attested that her attached spreadsheet depicted that Mr. Titus’ total

payments amounted to only $3,500.00 in 2021 and 2022.

Ms. Titus stated that the Text Chain exchange attachment confirmed that she

contacted Mr. Titus regarding the status of the delinquent installment payments

between October 2021 and December 2021; however, Mr. Titus refused to make

any further payments. Specifically, an October 2021 Text Chain showed that Mr.

Titus responded “[a]s soon as I know” when Ms. Titus asked about an expected

date of payment. A December 2021 inquiry from Ms. Titus as to when she could

get a check, elicited the following response from Mr. Titus: “[C]heck? I’m getting

sued by discover [sic] need my money.”

The affidavit of Mr. Samuels—Ms. Titus’ attorney—attested that his

personal search of Orleans Parish mortgage records determined that the records did

not contain a multiple indebtedness mortgage as required by the Notes. He stated

that the only security instrument recorded by Mr. Titus was a Uniform Commercial

Code Financing Statement (“UCC-1”), which was “secured” by the underlying

If borrower breaches this provision, Lender may declare all sums due under this Note immediately due and payable, unless prohibited by applicable law.

***

15. SECURITY: THIS NOTE IS SECURED BY THE FOLLOWING:

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Valerie Titus v. Mark Titus, Counsel Stack Legal Research, https://law.counselstack.com/opinion/valerie-titus-v-mark-titus-lactapp-2023.