Opposition to Motion for Summary Judgment v3

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2 3 Michael N. Sofris, Esq. (CSBN # 170018) Action Legal Team 4060 Glencoe Avenue #328 Marina del Rey, Ca 90292 Telephone: 310-229-4505 4 5 6 7 8 9 10 11 12 13 14 INDYMAC VENTURE, Plaintiff, vs. DAVID CAROZZA, Defendants. ET. AL. LLC, Case No. I1B04297 Related Case No. EC056230 Opposition To Motion For Summary Judgment Hearing Date: November 23, 20 II Hearing Time: 8:30 am Hearing Dept. P THE SUPERIOR COURT OF THE STATE OF CALIFORNIA (EAST) IN AND FOR THE COUNTY OF LOS ANGELES - VAN NUYS COUR
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  MichaelN.Sofris,Esq.(CSBN#170018)ActionLegalTeam24060GlencoeAvenue#328MarinadelRey,Ca90292 15 16171819202122233 4 5 6 789101112INDYMACVENTURE,LLC,Telephone:310-229-4505THESUPERIORCOURTOFTHESTATEOFCALIFORNIAINANDFORTHECOUNTYOFLOSANGELES-VANNUYSCOURTHOUSE(EAST)CaseNo.I1B04297RelatedCaseNo.EC05623013Plaintiff,14OppositionToMotionForSummaryJudgmentHearingDate:November23,20 II HearingTime:8:30amHearingDept.Pvs.DAVIDCAROZZA,ET.AL.Defendants.DEFENDANTDavidCarozzarespectfullyopposesPlaintiffIndymacVenture,LLC'sMotionForSummaryJudgmentforthefollowingreasons:2425262728OppositionToMotionForSummaryJudgment 1  I.PLAINTIFFHASFAILEDTOMEETITSINITIALBURDENOFPRODUCINGEVIDENCETHAT6MAKESAPRIMAFACIESHOWINGOFTHENON-EXISTENCEOFANYGENUINEISSUEOFMATERIALFACT6 TABLEOFCONTENTS 2 3MEMORANDUMOFPOINTSANDAUTHORITIESINSUPPORTOFOPPOSITIONTODEFENDANT'SMOTIONFORSUMMARYJUDGMENT4 4 5 PREFATORYSTATEMENT4 78 9 II.STRICTCOMPLIANCEWITHSTATUTORYPROCEDUREISREQUIRED7III.ALLDOUBTSARERESOLVEDINFAVOROFDENYINGTHEMOTION................8IV.QUESTIONSOFTITLEMAYBEADJUDICATEDINANEVICTIONBASEDONTHE10PURCHASEOFAPROPERTYATATRUSTEESSALE.8 11 A.ONLYATRUSTEE,MORTGAGEE,BENEFICIARYORTHEIRAUTHORIZEDAGENTMAYINITIATEATRUSTEESSALEPURSUANTTOSECTION2924(A)(I)..................9 12 B.PLAINTIFFWASNOTATRUSTEE,MORTGAGEE,BENEFICIARYORAUTHORIZED13AGENTWHENITRECORDEDTHENOTICEOFDEFAULTANDNOTICEOFTRUSTEESSALE9 14 V.PLAINTIFF'SFACTUALLYDEVOIDDISCOVERYRESPONSESWARRANTADENIALOF15THESUMMARYJUDGMENTMOTION...............................................II16VI.PLAINTIFF'SCONTENTIONTHATITISABONAFIDEPURCHASEROFTHEREALPROPERTYFORVALUEISATRIABLEISSUEOFFACT12 17 VII.DEFENDANTMAYCHALLENGETHEPROPRIETYOFTHETRUSTEESSALEAND 18 PLAINTIFF'SBENEFICIARYSTATUSBECAUSEITMADETHEREQUISITETENDER1419VIII.CONCLUSIONIS 20 21 22 23 24 25 2627 28 OppositionToMotionForSummaryJudgment 2  1TABLEOFAUTHORITIES2AdlervSargent(1895)109C42 3 Aguilarv.AtlanticRichfield Oil Company,(2001)25Cal.41h8264Beckv.Reinholtz(1956)138Cal.App.2d719. 5 Bro v. Glasser,(1994)22Cal. App.e 13986Carpenter v. Longan(1872)83u.S.2717Cheneyv.Trauzettel(1937)9C2d158,8DeLaVera v. MunicipalCourt,(1979)98Cal.App.3d6389DeltaImports.Inc.v.MunicipalCourt,(1983)146Cal.App.3d1033, 10 EmpireWestSideIrrigationDistrict v. Lovelace,(1970) 5 Cal.App.3d91111Gibsonv.DeLaSalleInstitute,(1944)66Cal.App.2d609,12Goodfellow v Goodfellow(1933)219C548 13 Malkoskiev.OptionOneMortgageCorporation(2010)188Cal.App.4th968.14Nagle v Macy(1858)9C42615RoyalThriftandLoanCo.vCountyEscrow.Inc.(2004)123Cal.App.41h2416Salazarv.SouthernCaliforniaGasCompany,(1997)54Cal.App.d 137017SecurityFirstNat.BankofLosAngelesv.Cryer.39Cal.App.2d757186Angels.Inc.v.Stuart-WrightMortgage.Inc.(2001)85Cal.App.4th127919TurnervGosden(1932)121CA2020UnionBankv.SuperiorCourt.(1995)31Cal.App.d 57321Vellav.Hudgins(1977)20C3d25122WatkinsvBryant(1891)91C49223Wolfev.Lipsy,(1985)163Cal.App.3d6332425262728OppositionToMotionForSummaryJudgment3  2 345 6 7 8 91011121314 15 16 17 1819202122 23 242526 27 281MEMORANDUMOFPOINTSANDAUTHORITIESINSUPPORTOFOPPOSITIONTODEFENDANT'SMOTIONFORSUMMARYJUDGMENTPREFATORYSTATEMENTItisimportanttonotethatthethreedayNoticeToQuitwasneverservedupontheDefendant.WhiletheFirstAmendedDeclarationofStephenA.RahebclaimsthataNoticeToQuitwasserveduponDefendant,Defendantdeniesthatsuchservicewasattemptedoreffected. It shouldalsobenotedthatPlaintiffsthemselveshaven'tbeenabletodeterminethenatureandtimeoftheservice.OnNovember10,2011,StephenA.Rehabfiledadeclarationstatingthathepostedandmailedathreedaynotice.OnNovember14,2011,StephenA.RehabfiledadeclarationstatingthathepersonallyservedtheDefendantwithathreedaynoticeonJuly14,2011.IntheirsupplementalverifiedresponsetoDefendant'sforminterrogatory72.3,thePlaintifftestifiesthatDefendantdidn'treceivetheNoticeToQuituntilJuly18,2011,whichwasonlytwodaysbeforethefilingdate.DefendanthasnoticedthedepositionofthePersonMostKnowledgeableconcerningthefactssurroundingthepurportedtheserviceoftheNoticetoQuit.Defendant'scounselhasbeenworkingwithPlaintiffscounseltotakethedeposition.Theonlyreasonthedepositionhasn'tbeentakenisduetotheunavailabilityofthePlaintiff.TheCourtwouldhavetodenyPlaintiffsMotionForSummaryJudgmentsimplybecauseatriableissueoffactremainsconcerningtheactualserviceofthenoticetoquitandwhethertheunlawfuldetaineritselfwasfiledprematurely.AnotherreasonwhytheCourtmustdenyPlaintiffsMotionForSummaryJudgmentisbecausetriableissuesoffactremainconcerningthetrusteessaleitself.ThismatterisbeingaggressivelylitigatedinUnlimitedJurisdictionCourt.ThisCourtalreadytookjudicialnoticeofthepleadingsinUnlimitedJurisdictionmatterduringthehearingonDefendant'sdemurrer.WhiletheCourtinanunlawfuldetainermatterdoesnotnormallylitigateissuesconcerningtitle,thePlaintiffhastheburdenofprovingatrusteessalewasconductedinaccordancewithSection2924oftheCivilCodeinordertoevictanowner\occupantpursuanttoCCPSection1162.OppositionToMotionForSummaryJudgment 4
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