Preview
ELECTRONICALLY FILED
superior Court of California,
County ofPlacer
Robert J.Enos, Esq.(SBN: 182956) 10/07/2020
Tanner N. Puryear,Esq. (SBN: 320826) By:LaurelSanders,DeputyClerk
BPE LAW GROUP, PC
bo
2339 Gold Meadows Way, Suite101
WW
Gold River, CA 95670
Tel.916.966.2260
mem
Fax 916.346.4880
Attorneys forPlaintiff
Perminder Bisla
DN
NN
SUPERIOR COURT OF CALIFORNIA
So
COUNTY OF PLACER
Oo
10
11 PERMINDER BISLA, Case No.: SCV0042407
12 Plaintiff, MEMORANDUM OF POINTS AND
AUTHORITIES IN SUPPORT OF
13 MOTION FOR SUMMARY
vs. ADJUDICATION UNDER CCP SECTION
14 437¢cFOR
JUDGMENT
INTERLOCUTORY
UNDER CCP SECTION
HARJOYTE S.BISLA, VICTORIA E.
15 BISLA, AMERICAN PACIFIC MORTGAGE 872.720 FOR ORDER OF SALE; FOR
CORPORATION; allpersonsunknown APPOINTMENT OF A REFEREE UNDER
CCP.OLAS
SECTION 873.010; FOR
16
EES UO eV SE
claiming any legalorequitabletitle,
estate, DISTRIBUTION OF ASSETS; AND
lien,orinterestintherealproperty described Regie FOR ATTORNEY FEES AND
17 inthe Complaint juniorto Plaintiff's
Title;
and T
18 DOES 1-25,inclusive,
Date: January 8,2021
19 Time: 8:30 am
Defendants. Dept: 3
20
21
Cmplt: Jan 22,2019
23
24 Plaintiff
hereby moves for summary adjudicationforan interlocutory
order ofsaleon 6260
25 ArcticLoon Way, Rocklin, California95765 (SubjectProperty),jointlyowned withDefendants
26 Harjoyte S.Bisla andVictoriaE. Bisla.Plaintiff
moves forsummary adjudicationbecause thereisno
27 triableissueasto herrighttoa sale.(Cal.Code ofCiv. Proc.§437c (a),
(b),(f),(1).)Plaintiff
also
28 seeks anorder ofsalewith thedistributionofassetsmade inaccordance with eachparties’interest,
for
-1-
MEMORANDUM OFPOINTSAND AUTHORITIES
INSUPPORTOF MOTIONFOR SUMMARY ADJUDICATION
File #: 2593.000
an orderthata refereebe appointedto sell
the subjectproperty,and foran orderthatDefendants
Harjoyte S.Bisla andVictoria E.Bislapay Plaintiff's
attorneyfees and costsforhaving tobring this
HO
motion.
WD
BACKGROUND
FSF
Plaintiff
and Defendants are related
by marriage. Defendants Harjoyteand Victoriawere once
OO
married butare now divorced.
DN
In orabout 2011,Plaintiffandher then living
husband partneredwith Defendants and purchased
NN
SubjectProperty as aninvestment.A trueand correctcopy ofthe Grant Deed recorded on orabout
Se
December 5,2011 isattachedheretoand incorporatedby reference asExhibit “1.” (Undisputed Fact
Oo
(UF) # 1.)The Grant Deed was recordedinthe County of Placer’sOffice,asfollows:
FOR A VALUABLE CONSIDERATION, receiptof which ishereby acknowledged,
HARJOYTE S.BISLA and VICTORIA E.BISLA, husband and wifeas Joint Tenants
Hereby GRANT(s) to:
HARJOYTE S.BISLA and VICTORIA E. BISLA, husband and wifeas Joint Tenants
As to an undivided 50% interestand SINGH BISLA, and PERMINDER KAUR BISLA,
husband and wife as JointTenants, as to anundivided 50% interest,together asTenants in
|
Common
the realproperty in the Cityof ROCKLIN, County ofPLACER, State ofCalifornia,
described as:Lot 51, as shown and designated on thatmap entitled“Plat of Sunset West
Lot 36, Phase A”, filedinthe officeofthe County Recorder ofPlacer County, Californiaon
__December 23, 1999, recorded in Book “W” of Maps, atPage7. =
:
At thetime of purchase,Defendants were residinginPlacer County, California,
Plaintiff
resided
24 inLondon, England.
25 The terms of thedealwere as follows:
26 a. SubjectProperty was tobe purchased for$261,500.00.
27 b. Plaintiff
andher husband would contribute
$100,000 towards purchase.
28 c. Defendants would contribute$100,000 towards purchase.
-2-
MEMORANDUM OFPOINTSAND AUTHORITIES
INSUPPORT OFMOTIONFOR SUMMARY ADJUDICATION
File #: 2593.000
d. A mortgage would be takenfor theremaining $61,500.
ww
e. SubjectProperty would be used asa rental— after
expenses were paid,the profitwould be
NO
dividedequally.
WY
Defendants did notdivide theyearlyprofitswith Plaintiff/husband
untilSeptember of 2014,
FF
when defendantHarjoyte wired thesum of$20,400.00 toPlaintiffascompensation forthepastdue
OH
profits.
Defendants’ have failedtopay Plaintiff
any sums sincethatsingulartransfer,
and now claim
DO
theynever entered intoapartnershipto purchase thePropertyas an investment.
NY
Furthermore, it waslaterlearnedthatHarjoyte obtaineda mortgage inthe amount of $195,899.
S&S
contraryto theunderstanding thatamortgage would only betaken inthe amount of $61,500.
co
Tensions have increasedbetween the parties
to thepoint where theycan no longer effectively
co-
©
own SubjectProperty. A good faithmeet and conferletter
was senttoDefendant Harjoyte on orabout
ee
|
October 30,2018, demanding thatthe SubjectPropertybe listedand sold.Moreover, Plaintiff
sought to
eee
NO
resolvethe matteramicably. A trueand correctcopy of theOctober 30, 2018 meet and conferletter
is
cen
Ww
attachedhereto and incorporatedby referenceasExhibit “2.” (UF #2) Plaintiff
informed Defendant
Be
ree
Harjoyte if they
did notagree tothe salethatPlaintiff
would seek a saleby Partition
through thecourt.
on
Ee
16 Because Defendant Harjoyterefusedto agreeto thesaleand distribution
of theSubject Property,
17 Plaintiff
was forced tofile a summons and complaint forPartition
by Sale and Accounting and Fraud,
18 and has incurredattorneyfeesand costs. A trueand correctcopy ofthe Complaint isattachedhereto
19 and incorporatedby referenceas Exhibit “3.” (UF # 3.)
20 LAW AND ARGUMENT
21
I. INTERLOCUTORY JUDGMENT; PARTITION BY SALE
23
on motion,”provides inpertinentpart:
24
25 (a)(1)A partymay move forsummary judgment in any actionorproceeding if it
is
contended thattheaction hasno merit orthatthereisno defense tothe actionor
26 proceeding.The motion may be made atany timeafter60 days have elapsedsince the
generalappearance in theactionor proceeding ofeach partyagainstwhom themotion is
27 directedor atany earlier
time after
the generalappearance thatthe court,withor without
noticeand upon good causeshown, may direct.
28
-3-
MEMORANDUM OFPOINTSAND AUTHORITIES
IN SUPPORTOFMOTIONFOR SUMMARY ADJUDICATION
File #: 2593.000
1
(a)(2)Notice of themotion and supportingpapers shallbeserved on allotherpartiesto
2 the actionatleast75 daysbefore thetime appointed forhearing.If thenoticeisservedby
3 mail,the required75-day periodof noticeshallbe increasedby fivedays if the
place of
address iswithinthe StateofCalifornia,10 days if the
placeof addressis outsidethe
4 Stateof Californiabutwithin theUnited States,and 20 daysif theplaceof addressis
outsidethe United States,
and if thenoticeisserved byfacsimiletransmission,Express
5 Mail, oranother method of deliveryprovidingfor overnightdelivery,therequired75-day
6 period ofnoticeshallbe increasedby two court days.
7 (a)(3)The motion shallbe heard no later
than 30 daysbefore thedate oftrial,
unlessthe
courtfor good cause ordersotherwise.The filingofthe motion shallnotextend thetime
8 within which a partymust otherwisefilea responsivepleading.
9 (b)(1)The motion shallbe supported by affidavits,
declarations,
admissions,answers to
interrogatories,
depositions,
and matters ofwhich judicialnoticeshallor may be taken.
10 The supporting papersshallinclude aseparatestatement setting
forthplainly and
1] conciselyallmaterial facts
which themoving partycontends areundisputed.Each of the
materialfactsstatedshallbe followed by areferenceto thesupporting evidence.The
12 failuretocomply withthisrequirement ofa separatestatementmay inthe court's
3 discretionconstitute
a sufficient
ground for denying themotion.
14 (2)Any oppositionto themotion shallbe servedand filednot lessthan 14days preceding
thenoticed orcontinued dateof hearing,unlessthe courtforgood causeorders otherwise.
15 The opposition,where appropriate,shallconsistof affidavits,
declarations,admissions,
answers to interrogatories,
depositions,and mattersof which judicial
notice shall
or may
16 be taken.
17 (3)The oppositionpapers shall
include aseparate statementthatresponds toeach of the
18 materialfactscontended by themoving partyto be undisputed,indicatingwhether the
opposing party agreesor disagrees
that thosefactsareundisputed. The statementalso
19 shallsetforthplainlyand conciselyany other materialfactsthattheopposing party
contends aredisputed.Each material factcontended by theopposing partyto bedisputed
20 shallbe followed bya referencetothe supportingevidence. Failuretocomply withthis
requirement ofa separatestatementmay constituteasufficient
ground, inthe court's
21 discretion,
for grantingthemotion.
23 fivedays preceding thenoticedor continued dateof hearing,unlessthecourt forgood
cause ordersotherwise.
24
35 (5)Evidentiary objectionsnotmade atthehearing shallbe deemed waived.
2% (6)Except for subdivision(c)of Section1005 relatingtothe method of serviceof
opposition andreply papers,Sections1005 and 1013,extending thetime withinwhich a
7 rightmay be exercisedoran actmay be done,do not applyto thissection.
28
-4.
MEMORANDUM OFPOINTSAND AUTHORITIES
INSUPPORT OFMOTIONFOR SUMMARY ADJUDICATION
File #: 2593.000
(7)Any incorporationby referenceof matterinthe court's
fileshallsetforthwith
—
specificity
the exactmatterto which referenceisbeing made and shallnotincorporatethe
2 entirefile.
3 (c)The motion for summary judgment shallbe grantedif all
the paperssubmitted show
4 thatthereisno triableissueasto any materialfactand thatthemoving partyisentitledto
a judgment asa matterof law. Indetermining whether thepapers show thatthereis no
5 triableissueasto anymaterial factthecourtshallconsider allof theevidencesetforthin
thepapers, exceptthatto which objectionshave been made and sustainedby the court,
6 and allinferencesreasonablydeducible from the evidence,except summary judgment
7 may notbe grantedby the courtbased on inferencesreasonablydeducible from the
evidence,if contradicted
by other inferencesorevidence,which raisea triable
issueasto
8 any materialfact.
9 (d)Supporting and opposing affidavits
or declarationsshall
be made by any personon
personalknowledge, shallsetforthadmissibleevidence, and shallshow affirmativelythat
10 theaffiantiscompetent to testify
tothe mattersstatedin theaffidavits
or declarations.
11 Any objectionsbasedon the failure
to comply with therequirements of this
subdivision
shallbe made atthe hearingor shallbe deemed waived.
12
(e)If apartyis otherwiseentitledtoa summary judgment pursuant tothissection,
13 summary judgment shallnotbe denied on grounds ofcredibility
or forwant of cross-
14 examination of witnessesfurnishingaffidavitsordeclarationsinsupport of thesummary
judgment, except thatsummary judgment may be deniedin thediscretionofthe court,
15 where theonlyproof of amaterialfactoffered insupport ofthe summary judgment isan
affidavitordeclarationmade byan individualwho was thesole witnesstothat fact;
or
16 where a materialfactisan individual'sstateofmind, or lackthereof,andthat factis
7 sought tobe establishedsolelyby theindividual'saffirmationthereof.
18 (f)(1)A partymay move for summary adjudicationasto one ormore causesof action
within anaction,one ormore affirmativedefenses,one ormore claims fordamages, or
19 one ormore issuesofduty, if that
partycontends thatthecause ofaction hasno merit or
thatthereisno affirmativedefense thereto,
or thatthereisno meritto an affirmative
20 defense asto anycause of action,
or both,or thatthereisno meritto aclaim fordamages,
as specified
in Section3294 of theCivil Code, orthatone or more defendants either
21 owed ordid notowe aduty tothe plaintiff
orplaintiffs.A motionforsummary
29 adjudicationshallbe grantedonly if it
completely disposesofa cause ofaction,an
ae affirmative defense;
a claimfor damages; or-anissue ofduty:
23
Cal.Code ofCiv. Proc.section872.720. InterlocutoryJudgment, providesin full:
24
(a)If thecourtfindsthatthe plaintiff
isentitledtopartition,
itshallmake an interlocutory
25 judgment thatdeterminesthe interests
of thepartiesintheproperty and ordersthe
6 partitionofthe propertyand,unless itistobe laterdetermined,the manner of
partition.
27
(b)If thecourtdetermines thatitisimpracticableor highlyinconvenientto make a single
28 interlocutory
judgment thatdetermines,inthe first
instance,theinterestsofallthe
5-
MEMORANDUM OFPOINTSAND AUTHORITIES
IN SUPPORTOFMOTION FORSUMMARY ADJUDICATION
File #: 2593.000
1 partiesinthe property,
the courtmay first
ascertaintheinterests
of theoriginal
concurrentor successiveowners and thereupon make an interlocutory
judgment as if
2 such personswere the solepartiesininterestandthe only parties
to theaction.
3 Thereafter,thecourtmay proceed inlikemanner asbetween the originalconcurrent
or successiveowners and thepartiesclaiming underthem ormay allowthe interests
4 toremain without furtherpartition
ifthe parties
so desire.
5 An interlocutoryjudgment must be awarded under CCP §872.720 becausePlaintiffPerminder
6 |Bislaisa jointowner with Defendants Harjoyte S.Bislaand VictoriaE. Bislaas matterof law due to
7
thatcertainGrant Deed which was recordedon December 5, 2011. (UF # 1.)A noticeof pendency of
8
actionwas recorded on March 17,2020. A trueand correctcopy of therecorded noticeof pendency of
9
10 actionisattached asExhibit “4.” (UF # 4.)
11 Evidence Code Section622. Factsrecitedinwritten instrument,provides:
12 The factsrecitedina writteninstrument areconclusivelypresumed tobe trueasbetween
thepartiesthereto,ortheirsuccessorsin interest;
butthisruledoes not applyto therecital
13 of aconsideration.
14 Defendants have a veryhigh burden of proofshould theytry tocontradictPlaintiff's
titleinterest
15
and subsequent righttoselltheSubject Property.Ifan orderof saleisnot granted,thenPlaintiff
will
16
7 sufferlossof value,and willbe forcedtocontinue tosubmit to Defendant’sunilateralcontrol,
18 resistance,
and delay withregards tothe sale.
Accordingly, thisCourt must grantsummary adjudication
19| and ordera saleof 6260 ArcticLoon Way, Rocklin,California95765.
20 II.DIVISION OF PROCEEDS IN ACCORDANCE WITH INTEREST
21 Cal.Code ofCiv. Proc.Section 872.810.Division inaccordance with interests,
provides:
22. ~The court shallorderthatthe property
be divided among the pattiesinaccordance with |
33 theirinterests
inthe propertyas determined inthe interlocutory
judgment.
24 Cal.Code ofCiv. Proc.Section 872.820. Sale ofpropertydivisionof proceeds,provides:
25 Notwithstanding Section872.810, the courtshal]orderthatthe propertybe soldand the
%6 proceeds be dividedamong thepartiesinaccordance with theirinterests
inthe property
as determined intheinterlocutory
judgment inthe followingsituations:
27
(a)The parties
agree tosuch relief,
by theirpleadingsor otherwise.
28
-6-
MEMORANDUM OFPOINTSAND AUTHORITIESIN SUPPORT
OF MOTIONFOR SUMMARYADJUDICATION
File #: 2593.000
1 (b)The courtdeterminesthat,under thecircumstances, saleanddivision of the
proceeds
would be more equitablethan divisionofthe property.For thepurpose ofmaking the
2 determination,thecourt may appoint arefereeand take intoaccounthis report.
3 Cal.Code ofCiv. Proc.Section 872.830.Partialdivisionand sale,provides:
4
If,inmaking adetermination whether salewould be more equitablethan divisionof the
5 property,thecourt findsthatsaleand divisionof proceedsforpart of thepropertywould
be more equitablethan divisionof the
whole property,thecourtmay orderthat suchpart
6 be soldand theremainder divided.
7
Cal.Code ofCiv. Proc.Section 874.010. Inclusions,provides:
8
The costsof partition
include:
9
10 (a)Reasonable attorney's
feesincurred orpaid by aparty forthecommon benefit.
11 (b)The feeand expenses ofthe referee.
12 (c)The compensation provided by contractforservicesofa surveyor orotherperson
3 employed by therefereein theaction.
1
14 (d)The reasonablecostsof a title
reportprocured pursuant toSection 872.220 with
interestthereonatthe legalratefrom thetime of payment or,if paidbefore
15 commencement oftheaction,from the timeof commencement ofthe action.
16 (e)Other disbursements or expensesdetermined by the courttohave been incurred or
"7 paid forthe common benefit.
18 Cal.Code ofCiv. Proc.Section 874.040.Apportionment of costs,
provides:
19 Except as otherwiseprovided inthisarticle,
thecourt shallapportionthe costsof partition
among thepartiesinproportion totheirinterests
or make such otherapportionment as
20 may beequitable.
21
Defendant has refusedto voluntarily
sellthe subjectproperty;thus,Plaintiff
has incurred.
needlessattorney feesand costs.Accordingly, Defendant should have tocover thosefees andtake a
23
smallerinterestinthe proceedsatthe time ofdistribution.
24
35 It. APPOINTMENT OF REFEREE TO SELL PROPERTY AND TO DISTRIBUTE
%6 PROCEEDS OF SALE
27 Cal.Code ofCiv. Proc.Section 873.010. Court authorityconcerningreferee,provides:
28 (a)The court shall
appoint a referee
to divideor sell
the propertyas orderedby the court.
-7-
MEMORANDUM OFPOINTSAND AUTHORITIES
IN SUPPORT
OFMOTION FORSUMMARY ADJUDICATION
File #: 2593.000
(b)The courtmay:
2 (1)Determine whether a referee's
bond isnecessaryand fixthe amount of thebond.
3 (2)Instructthereferee.
4
(3)Fix thereasonable compensation forthe servicesofthe refereeand providefor
5 payment of the
referee'sreasonableexpenses.
6 (4)Provide forthe dateof commencement of thelienofthereferee allowedby law.
7
(5)Require thefilingof interimorfinalaccounts of thereferee,
settletheaccounts of the
8 referee,anddischarge thereferee.
9 (6)Remove the referee.
10 (7)Appoint a new referee.
11
Upon thegrantingof theinterlocutoryorderof sale,
the Court isrequestedto appointas refereea
12
3 qualifiedlicensedrealestateagentto actasrefereeto facilitate
the marketing and saleof thesubject
14 property. The refereecan alsopreparea reportwhich can actas escrow instructions
forthe distribution
15 | of
assets inaccordance witheach party’s% interest,
alongwith thepayment ofattorneyfees from
16 | DefendantsHarjoyte S.Bisla andVictoriaE. Bisla.Plaintiff
hereby requeststhisCourt appointChad
17| Phillips,
Broker Associate withRE/MAX Gold, toactas refereecharged withthe saleof thesubject
18 propertylocated at1752 Connecticut Street,
Redwood City,California94061. He has consentedto the
19 |
appointment and are fully
qualifiedtoconduct an open market transaction.
His contactinformation is:
20
1. Chad Phillips,Broker Associate
21 RE/MAX Gold
2»
(22) 2998 DouglasCA 95661
Roseville, Blvd,Suite 125 —
3 (916) 390-1476
Real EstateLicense No. 01405825
24
95 Following the saleof thesubjectproperty,andthe payment of escrow and refereefeesand costs,
6 theproceeds from the saleshallremain inescrow pending an evidentiaryhearing todetermine the
27 | appropriate
apportionment of costs,attorneyfees,and otherwisedetermine theequitabledistributionof
28 |proceeds.
-8-
MEMORANDUM OFPOINTSAND AUTHORITIES
INSUPPORT OFMOTIONFOR SUMMARY ADJUDICATION
File #: 2593.000
CONCLUSION
Plaintiff
owns a% titleinterest
in 6260 ArcticLoon Way, Rocklin,California95765, and is
N
WwW
entitledtoan interlocutory
order ofsaleas amatter oflaw. Defendants cannotmeet theirburden to
k
overcome thetitle
interestpresentedinthe Grant Deed recorded on December 5,2011. Accordingly,
MN
thisCourt isrespectfully
requested to grantsummary adjudicationand to make an orderfor thesaleof
HD
6260 Arctic Loon Way, Rocklin,California95765, foran orderappointinga refereeto sell
the subject
SN
property,for anorder distributing
theproceeds ofthe saleinaccordance with each partiesinterest,
and
Se
foran order thatDefendants HarjoyteS. Bislaand VictoriaE. Bislapay Plaintiffsattorneyfeesand
oOo
10 costsforhaving to file
thislawsuit.
11
12
13
14 paTED: 19 /p 4/20 BPE LAW GROUP, PC.
15 7eee
16 Robert J.Enos, Esq.
Tanner N. Puryear,Esq.
17 Attorneys forPlaintiff,
Perminder Bisla
18
19
20
21
wr
23
24
20
26
ta
28
-9-
MEMORANDUM OFPOINTSAND AUTHORITIES
INSUPPORTOF MOTIONFOR SUMMARY ADJUDICATION
File #: 2593.000
AeMEeSool ee Se - ne
. ed
messi SORE! Cetin fetta twas oot
PLACER, County Recorder
t : oIM MCCAULEY
RECORDING BY:
REQUESTED DOC~ 2011-0096902-00
MONDAY, DEC 5, 2012 10:38:38
AUT $1.00 {SBS 60.00
AND
ANDUNLESS RECORDED
WHEN TO
OTHERWISEMAILSHOWN
BELOW, mic
ERD $3.00
$1.00}|RED $1.00] REC £9.00
ADD $0.00
MR.HARJOYTE $.BISLA
2134HANNAH WAY . Ttl Pd $15.00 - Rept # 62158217
olké6mL£j1/SM/L-1
ROCKLIN,CA 95765
THIS
SPACEFORRECORDER'S
USE ONLY:
GRANT DEED
THE UNDERSIGNED GRANTOR(S) DECLARE(S)
DOCUMENTARY TRANSFER TAX Is $-0-
. ]PX] computed of
on full value or
conveyed,
propsrty .
| on
] computed value
full of
value
less or
liens encumbrances of sale,
at time
remaining
|} Unincorporated
area [X]City of ROCKLIN
AND
bonafide
is a
"This the
gift and in return,
nothing
grantor received 11811."
R & T
FOR A VALUABLECONSIDERATION, acknowledged,
is hereby
receipt of which
HARJOYTE S.BISLAandVICTORIA husband
E. BISLA, andwife Tenants
as Joint
nerebyGRANT(s)to: ‘a
HARJOYTE SINGHBISLAand VI cron. BSLA husbandand as
wife asto an
Joint Tenants,
50%
undivided and AAEKAREMSINGH
interest BISLA,andPERMINDER KAUR BISLA,husbandand wife
asJoint as
Tenants, toanundivided50% together
interest, in
as Tenants Common
the the
ih
real property City County
of ROCKLIN, of State
PLACER, of as:
described
California,
Lot54,asshownand on
designated map
that entitied West
“Plat of SunsetLot Phase
36, A”,filed in theof
office
theCountyRecorder December
California on
of Placer County, 1899,
23, rded “W"
in Book of Maps,at Page
7%.
AlsoKnownas:6260 ARCTICLOON WAY, ROCKLIN,CA 295765
AP#:365-080-051 -
DATED September
28, 2074
STATEOF CALIFORNIA
Placey”
wheproved
to meanthe
basis
of sutistactory evidence
to be
theperson(s) name(s)
whose to the within
subscribed
is/are :
and
—-finstrument to
acknowledged me thatha/shelthey p SEES KAY ALVA
UBHINIFER
andthatbyhis/heritheir onthe
signature(s) the
instrument coe ay g
Notary Public-Colifornia
upon
ently
or the
person{s), the
of which
behalf person(s) Sra PLAC Pe
BS,
the
executed
acied, instrument. B mye Eee
ommissio 2018
Morb, SF
1 pertify
under
PENALTY
OF PERJURY
under the laws of the State
FR
of California that the foregoing paragraph
Is true and conect.
WITNESSmyhand and offictal seal,
eee for official notarial seal)
(This area
ae
a
wrt teeee pee
my 1t AYA _D. KEITHB.
DUNNAGAN, Eso,
BP ; ee U D also licensed
in Washington
Sure
i : ETE i
ane ia
WRUUE ROBERT J. ENOS,
Eso. 5
” MEGHANM. DUNNAGAN, Eso.
P. ELIZABETHARIAS, Eso. ‘
2339GoldMeadow Way,Ste.
101,
GoldRiver,CA95670 MATTHEW LKIRKPATRICK Eee
WEBSITE:
WWW.LBPELAW.COM BENJAMIN EAG LETON.Esa. |
EMAIL:
awmunn@bpelaw.com ADEM A.B ALICKLEso. t
LINDA A.LEWIS,ADMIN. :
STEPHENJ. BEEDE,ESo.(RET,)
October30,2018
Preview
ELECTRONICALLY FILED superior Court of California, County ofPlacer Robert J.Enos, Esq.(SBN: 182956) 10/07/2020 Tanner N. Puryear,Esq. (SBN: 320826) By:LaurelSanders,DeputyClerk BPE LAW GROUP, PC bo 2339 Gold Meadows Way, Suite101 WW Gold River, CA 95670 Tel.916.966.2260 mem Fax 916.346.4880 Attorneys forPlaintiff Perminder Bisla DN NN SUPERIOR COURT OF CALIFORNIA So COUNTY OF PLACER Oo 10 11 PERMINDER BISLA, Case No.: SCV0042407 12 Plaintiff, MEMORANDUM OF POINTS AND AUTHORITIES IN SUPPORT OF 13 MOTION FOR SUMMARY vs. ADJUDICATION UNDER CCP SECTION 14 437¢cFOR JUDGMENT INTERLOCUTORY UNDER CCP SECTION HARJOYTE S.BISLA, VICTORIA E. 15 BISLA, AMERICAN PACIFIC MORTGAGE 872.720 FOR ORDER OF SALE; FOR CORPORATION; allpersonsunknown APPOINTMENT OF A REFEREE UNDER CCP.OLAS SECTION 873.010; FOR 16 EES UO eV SE claiming any legalorequitabletitle, estate, DISTRIBUTION OF ASSETS; AND lien,orinterestintherealproperty described Regie FOR ATTORNEY FEES AND 17 inthe Complaint juniorto Plaintiff's Title; and T 18 DOES 1-25,inclusive, Date: January 8,2021 19 Time: 8:30 am Defendants. Dept: 3 20 21 Cmplt: Jan 22,2019 23 24 Plaintiff hereby moves for summary adjudicationforan interlocutory order ofsaleon 6260 25 ArcticLoon Way, Rocklin, California95765 (SubjectProperty),jointlyowned withDefendants 26 Harjoyte S.Bisla andVictoriaE. Bisla.Plaintiff moves forsummary adjudicationbecause thereisno 27 triableissueasto herrighttoa sale.(Cal.Code ofCiv. Proc.§437c (a), (b),(f),(1).)Plaintiff also 28 seeks anorder ofsalewith thedistributionofassetsmade inaccordance with eachparties’interest, for -1- MEMORANDUM OFPOINTSAND AUTHORITIES INSUPPORTOF MOTIONFOR SUMMARY ADJUDICATION File #: 2593.000 an orderthata refereebe appointedto sell the subjectproperty,and foran orderthatDefendants Harjoyte S.Bisla andVictoria E.Bislapay Plaintiff's attorneyfees and costsforhaving tobring this HO motion. WD BACKGROUND FSF Plaintiff and Defendants are related by marriage. Defendants Harjoyteand Victoriawere once OO married butare now divorced. DN In orabout 2011,Plaintiffandher then living husband partneredwith Defendants and purchased NN SubjectProperty as aninvestment.A trueand correctcopy ofthe Grant Deed recorded on orabout Se December 5,2011 isattachedheretoand incorporatedby reference asExhibit “1.” (Undisputed Fact Oo (UF) # 1.)The Grant Deed was recordedinthe County of Placer’sOffice,asfollows: FOR A VALUABLE CONSIDERATION, receiptof which ishereby acknowledged, HARJOYTE S.BISLA and VICTORIA E.BISLA, husband and wifeas Joint Tenants Hereby GRANT(s) to: HARJOYTE S.BISLA and VICTORIA E. BISLA, husband and wifeas Joint Tenants As to an undivided 50% interestand SINGH BISLA, and PERMINDER KAUR BISLA, husband and wife as JointTenants, as to anundivided 50% interest,together asTenants in | Common the realproperty in the Cityof ROCKLIN, County ofPLACER, State ofCalifornia, described as:Lot 51, as shown and designated on thatmap entitled“Plat of Sunset West Lot 36, Phase A”, filedinthe officeofthe County Recorder ofPlacer County, Californiaon __December 23, 1999, recorded in Book “W” of Maps, atPage7. = : At thetime of purchase,Defendants were residinginPlacer County, California, Plaintiff resided 24 inLondon, England. 25 The terms of thedealwere as follows: 26 a. SubjectProperty was tobe purchased for$261,500.00. 27 b. Plaintiff andher husband would contribute $100,000 towards purchase. 28 c. Defendants would contribute$100,000 towards purchase. -2- MEMORANDUM OFPOINTSAND AUTHORITIES INSUPPORT OFMOTIONFOR SUMMARY ADJUDICATION File #: 2593.000 d. A mortgage would be takenfor theremaining $61,500. ww e. SubjectProperty would be used asa rental— after expenses were paid,the profitwould be NO dividedequally. WY Defendants did notdivide theyearlyprofitswith Plaintiff/husband untilSeptember of 2014, FF when defendantHarjoyte wired thesum of$20,400.00 toPlaintiffascompensation forthepastdue OH profits. Defendants’ have failedtopay Plaintiff any sums sincethatsingulartransfer, and now claim DO theynever entered intoapartnershipto purchase thePropertyas an investment. NY Furthermore, it waslaterlearnedthatHarjoyte obtaineda mortgage inthe amount of $195,899. S&S contraryto theunderstanding thatamortgage would only betaken inthe amount of $61,500. co Tensions have increasedbetween the parties to thepoint where theycan no longer effectively co- © own SubjectProperty. A good faithmeet and conferletter was senttoDefendant Harjoyte on orabout ee | October 30,2018, demanding thatthe SubjectPropertybe listedand sold.Moreover, Plaintiff sought to eee NO resolvethe matteramicably. A trueand correctcopy of theOctober 30, 2018 meet and conferletter is cen Ww attachedhereto and incorporatedby referenceasExhibit “2.” (UF #2) Plaintiff informed Defendant Be ree Harjoyte if they did notagree tothe salethatPlaintiff would seek a saleby Partition through thecourt. on Ee 16 Because Defendant Harjoyterefusedto agreeto thesaleand distribution of theSubject Property, 17 Plaintiff was forced tofile a summons and complaint forPartition by Sale and Accounting and Fraud, 18 and has incurredattorneyfeesand costs. A trueand correctcopy ofthe Complaint isattachedhereto 19 and incorporatedby referenceas Exhibit “3.” (UF # 3.) 20 LAW AND ARGUMENT 21 I. INTERLOCUTORY JUDGMENT; PARTITION BY SALE 23 on motion,”provides inpertinentpart: 24 25 (a)(1)A partymay move forsummary judgment in any actionorproceeding if it is contended thattheaction hasno merit orthatthereisno defense tothe actionor 26 proceeding.The motion may be made atany timeafter60 days have elapsedsince the generalappearance in theactionor proceeding ofeach partyagainstwhom themotion is 27 directedor atany earlier time after the generalappearance thatthe court,withor without noticeand upon good causeshown, may direct. 28 -3- MEMORANDUM OFPOINTSAND AUTHORITIES IN SUPPORTOFMOTIONFOR SUMMARY ADJUDICATION File #: 2593.000 1 (a)(2)Notice of themotion and supportingpapers shallbeserved on allotherpartiesto 2 the actionatleast75 daysbefore thetime appointed forhearing.If thenoticeisservedby 3 mail,the required75-day periodof noticeshallbe increasedby fivedays if the place of address iswithinthe StateofCalifornia,10 days if the placeof addressis outsidethe 4 Stateof Californiabutwithin theUnited States,and 20 daysif theplaceof addressis outsidethe United States, and if thenoticeisserved byfacsimiletransmission,Express 5 Mail, oranother method of deliveryprovidingfor overnightdelivery,therequired75-day 6 period ofnoticeshallbe increasedby two court days. 7 (a)(3)The motion shallbe heard no later than 30 daysbefore thedate oftrial, unlessthe courtfor good cause ordersotherwise.The filingofthe motion shallnotextend thetime 8 within which a partymust otherwisefilea responsivepleading. 9 (b)(1)The motion shallbe supported by affidavits, declarations, admissions,answers to interrogatories, depositions, and matters ofwhich judicialnoticeshallor may be taken. 10 The supporting papersshallinclude aseparatestatement setting forthplainly and 1] conciselyallmaterial facts which themoving partycontends areundisputed.Each of the materialfactsstatedshallbe followed by areferenceto thesupporting evidence.The 12 failuretocomply withthisrequirement ofa separatestatementmay inthe court's 3 discretionconstitute a sufficient ground for denying themotion. 14 (2)Any oppositionto themotion shallbe servedand filednot lessthan 14days preceding thenoticed orcontinued dateof hearing,unlessthe courtforgood causeorders otherwise. 15 The opposition,where appropriate,shallconsistof affidavits, declarations,admissions, answers to interrogatories, depositions,and mattersof which judicial notice shall or may 16 be taken. 17 (3)The oppositionpapers shall include aseparate statementthatresponds toeach of the 18 materialfactscontended by themoving partyto be undisputed,indicatingwhether the opposing party agreesor disagrees that thosefactsareundisputed. The statementalso 19 shallsetforthplainlyand conciselyany other materialfactsthattheopposing party contends aredisputed.Each material factcontended by theopposing partyto bedisputed 20 shallbe followed bya referencetothe supportingevidence. Failuretocomply withthis requirement ofa separatestatementmay constituteasufficient ground, inthe court's 21 discretion, for grantingthemotion. 23 fivedays preceding thenoticedor continued dateof hearing,unlessthecourt forgood cause ordersotherwise. 24 35 (5)Evidentiary objectionsnotmade atthehearing shallbe deemed waived. 2% (6)Except for subdivision(c)of Section1005 relatingtothe method of serviceof opposition andreply papers,Sections1005 and 1013,extending thetime withinwhich a 7 rightmay be exercisedoran actmay be done,do not applyto thissection. 28 -4. MEMORANDUM OFPOINTSAND AUTHORITIES INSUPPORT OFMOTIONFOR SUMMARY ADJUDICATION File #: 2593.000 (7)Any incorporationby referenceof matterinthe court's fileshallsetforthwith — specificity the exactmatterto which referenceisbeing made and shallnotincorporatethe 2 entirefile. 3 (c)The motion for summary judgment shallbe grantedif all the paperssubmitted show 4 thatthereisno triableissueasto any materialfactand thatthemoving partyisentitledto a judgment asa matterof law. Indetermining whether thepapers show thatthereis no 5 triableissueasto anymaterial factthecourtshallconsider allof theevidencesetforthin thepapers, exceptthatto which objectionshave been made and sustainedby the court, 6 and allinferencesreasonablydeducible from the evidence,except summary judgment 7 may notbe grantedby the courtbased on inferencesreasonablydeducible from the evidence,if contradicted by other inferencesorevidence,which raisea triable issueasto 8 any materialfact. 9 (d)Supporting and opposing affidavits or declarationsshall be made by any personon personalknowledge, shallsetforthadmissibleevidence, and shallshow affirmativelythat 10 theaffiantiscompetent to testify tothe mattersstatedin theaffidavits or declarations. 11 Any objectionsbasedon the failure to comply with therequirements of this subdivision shallbe made atthe hearingor shallbe deemed waived. 12 (e)If apartyis otherwiseentitledtoa summary judgment pursuant tothissection, 13 summary judgment shallnotbe denied on grounds ofcredibility or forwant of cross- 14 examination of witnessesfurnishingaffidavitsordeclarationsinsupport of thesummary judgment, except thatsummary judgment may be deniedin thediscretionofthe court, 15 where theonlyproof of amaterialfactoffered insupport ofthe summary judgment isan affidavitordeclarationmade byan individualwho was thesole witnesstothat fact; or 16 where a materialfactisan individual'sstateofmind, or lackthereof,andthat factis 7 sought tobe establishedsolelyby theindividual'saffirmationthereof. 18 (f)(1)A partymay move for summary adjudicationasto one ormore causesof action within anaction,one ormore affirmativedefenses,one ormore claims fordamages, or 19 one ormore issuesofduty, if that partycontends thatthecause ofaction hasno merit or thatthereisno affirmativedefense thereto, or thatthereisno meritto an affirmative 20 defense asto anycause of action, or both,or thatthereisno meritto aclaim fordamages, as specified in Section3294 of theCivil Code, orthatone or more defendants either 21 owed ordid notowe aduty tothe plaintiff orplaintiffs.A motionforsummary 29 adjudicationshallbe grantedonly if it completely disposesofa cause ofaction,an ae affirmative defense; a claimfor damages; or-anissue ofduty: 23 Cal.Code ofCiv. Proc.section872.720. InterlocutoryJudgment, providesin full: 24 (a)If thecourtfindsthatthe plaintiff isentitledtopartition, itshallmake an interlocutory 25 judgment thatdeterminesthe interests of thepartiesintheproperty and ordersthe 6 partitionofthe propertyand,unless itistobe laterdetermined,the manner of partition. 27 (b)If thecourtdetermines thatitisimpracticableor highlyinconvenientto make a single 28 interlocutory judgment thatdetermines,inthe first instance,theinterestsofallthe 5- MEMORANDUM OFPOINTSAND AUTHORITIES IN SUPPORTOFMOTION FORSUMMARY ADJUDICATION File #: 2593.000 1 partiesinthe property, the courtmay first ascertaintheinterests of theoriginal concurrentor successiveowners and thereupon make an interlocutory judgment as if 2 such personswere the solepartiesininterestandthe only parties to theaction. 3 Thereafter,thecourtmay proceed inlikemanner asbetween the originalconcurrent or successiveowners and thepartiesclaiming underthem ormay allowthe interests 4 toremain without furtherpartition ifthe parties so desire. 5 An interlocutoryjudgment must be awarded under CCP §872.720 becausePlaintiffPerminder 6 |Bislaisa jointowner with Defendants Harjoyte S.Bislaand VictoriaE. Bislaas matterof law due to 7 thatcertainGrant Deed which was recordedon December 5, 2011. (UF # 1.)A noticeof pendency of 8 actionwas recorded on March 17,2020. A trueand correctcopy of therecorded noticeof pendency of 9 10 actionisattached asExhibit “4.” (UF # 4.) 11 Evidence Code Section622. Factsrecitedinwritten instrument,provides: 12 The factsrecitedina writteninstrument areconclusivelypresumed tobe trueasbetween thepartiesthereto,ortheirsuccessorsin interest; butthisruledoes not applyto therecital 13 of aconsideration. 14 Defendants have a veryhigh burden of proofshould theytry tocontradictPlaintiff's titleinterest 15 and subsequent righttoselltheSubject Property.Ifan orderof saleisnot granted,thenPlaintiff will 16 7 sufferlossof value,and willbe forcedtocontinue tosubmit to Defendant’sunilateralcontrol, 18 resistance, and delay withregards tothe sale. Accordingly, thisCourt must grantsummary adjudication 19| and ordera saleof 6260 ArcticLoon Way, Rocklin,California95765. 20 II.DIVISION OF PROCEEDS IN ACCORDANCE WITH INTEREST 21 Cal.Code ofCiv. Proc.Section 872.810.Division inaccordance with interests, provides: 22. ~The court shallorderthatthe property be divided among the pattiesinaccordance with | 33 theirinterests inthe propertyas determined inthe interlocutory judgment. 24 Cal.Code ofCiv. Proc.Section 872.820. Sale ofpropertydivisionof proceeds,provides: 25 Notwithstanding Section872.810, the courtshal]orderthatthe propertybe soldand the %6 proceeds be dividedamong thepartiesinaccordance with theirinterests inthe property as determined intheinterlocutory judgment inthe followingsituations: 27 (a)The parties agree tosuch relief, by theirpleadingsor otherwise. 28 -6- MEMORANDUM OFPOINTSAND AUTHORITIESIN SUPPORT OF MOTIONFOR SUMMARYADJUDICATION File #: 2593.000 1 (b)The courtdeterminesthat,under thecircumstances, saleanddivision of the proceeds would be more equitablethan divisionofthe property.For thepurpose ofmaking the 2 determination,thecourt may appoint arefereeand take intoaccounthis report. 3 Cal.Code ofCiv. Proc.Section 872.830.Partialdivisionand sale,provides: 4 If,inmaking adetermination whether salewould be more equitablethan divisionof the 5 property,thecourt findsthatsaleand divisionof proceedsforpart of thepropertywould be more equitablethan divisionof the whole property,thecourtmay orderthat suchpart 6 be soldand theremainder divided. 7 Cal.Code ofCiv. Proc.Section 874.010. Inclusions,provides: 8 The costsof partition include: 9 10 (a)Reasonable attorney's feesincurred orpaid by aparty forthecommon benefit. 11 (b)The feeand expenses ofthe referee. 12 (c)The compensation provided by contractforservicesofa surveyor orotherperson 3 employed by therefereein theaction. 1 14 (d)The reasonablecostsof a title reportprocured pursuant toSection 872.220 with interestthereonatthe legalratefrom thetime of payment or,if paidbefore 15 commencement oftheaction,from the timeof commencement ofthe action. 16 (e)Other disbursements or expensesdetermined by the courttohave been incurred or "7 paid forthe common benefit. 18 Cal.Code ofCiv. Proc.Section 874.040.Apportionment of costs, provides: 19 Except as otherwiseprovided inthisarticle, thecourt shallapportionthe costsof partition among thepartiesinproportion totheirinterests or make such otherapportionment as 20 may beequitable. 21 Defendant has refusedto voluntarily sellthe subjectproperty;thus,Plaintiff has incurred. needlessattorney feesand costs.Accordingly, Defendant should have tocover thosefees andtake a 23 smallerinterestinthe proceedsatthe time ofdistribution. 24 35 It. APPOINTMENT OF REFEREE TO SELL PROPERTY AND TO DISTRIBUTE %6 PROCEEDS OF SALE 27 Cal.Code ofCiv. Proc.Section 873.010. Court authorityconcerningreferee,provides: 28 (a)The court shall appoint a referee to divideor sell the propertyas orderedby the court. -7- MEMORANDUM OFPOINTSAND AUTHORITIES IN SUPPORT OFMOTION FORSUMMARY ADJUDICATION File #: 2593.000 (b)The courtmay: 2 (1)Determine whether a referee's bond isnecessaryand fixthe amount of thebond. 3 (2)Instructthereferee. 4 (3)Fix thereasonable compensation forthe servicesofthe refereeand providefor 5 payment of the referee'sreasonableexpenses. 6 (4)Provide forthe dateof commencement of thelienofthereferee allowedby law. 7 (5)Require thefilingof interimorfinalaccounts of thereferee, settletheaccounts of the 8 referee,anddischarge thereferee. 9 (6)Remove the referee. 10 (7)Appoint a new referee. 11 Upon thegrantingof theinterlocutoryorderof sale, the Court isrequestedto appointas refereea 12 3 qualifiedlicensedrealestateagentto actasrefereeto facilitate the marketing and saleof thesubject 14 property. The refereecan alsopreparea reportwhich can actas escrow instructions forthe distribution 15 | of assets inaccordance witheach party’s% interest, alongwith thepayment ofattorneyfees from 16 | DefendantsHarjoyte S.Bisla andVictoriaE. Bisla.Plaintiff hereby requeststhisCourt appointChad 17| Phillips, Broker Associate withRE/MAX Gold, toactas refereecharged withthe saleof thesubject 18 propertylocated at1752 Connecticut Street, Redwood City,California94061. He has consentedto the 19 | appointment and are fully qualifiedtoconduct an open market transaction. His contactinformation is: 20 1. Chad Phillips,Broker Associate 21 RE/MAX Gold 2» (22) 2998 DouglasCA 95661 Roseville, Blvd,Suite 125 — 3 (916) 390-1476 Real EstateLicense No. 01405825 24 95 Following the saleof thesubjectproperty,andthe payment of escrow and refereefeesand costs, 6 theproceeds from the saleshallremain inescrow pending an evidentiaryhearing todetermine the 27 | appropriate apportionment of costs,attorneyfees,and otherwisedetermine theequitabledistributionof 28 |proceeds. -8- MEMORANDUM OFPOINTSAND AUTHORITIES INSUPPORT OFMOTIONFOR SUMMARY ADJUDICATION File #: 2593.000 CONCLUSION Plaintiff owns a% titleinterest in 6260 ArcticLoon Way, Rocklin,California95765, and is N WwW entitledtoan interlocutory order ofsaleas amatter oflaw. Defendants cannotmeet theirburden to k overcome thetitle interestpresentedinthe Grant Deed recorded on December 5,2011. Accordingly, MN thisCourt isrespectfully requested to grantsummary adjudicationand to make an orderfor thesaleof HD 6260 Arctic Loon Way, Rocklin,California95765, foran orderappointinga refereeto sell the subject SN property,for anorder distributing theproceeds ofthe saleinaccordance with each partiesinterest, and Se foran order thatDefendants HarjoyteS. Bislaand VictoriaE. Bislapay Plaintiffsattorneyfeesand oOo 10 costsforhaving to file thislawsuit. 11 12 13 14 paTED: 19 /p 4/20 BPE LAW GROUP, PC. 15 7eee 16 Robert J.Enos, Esq. Tanner N. Puryear,Esq. 17 Attorneys forPlaintiff, Perminder Bisla 18 19 20 21 wr 23 24 20 26 ta 28 -9- MEMORANDUM OFPOINTSAND AUTHORITIES INSUPPORTOF MOTIONFOR SUMMARY ADJUDICATION File #: 2593.000 AeMEeSool ee Se - ne . ed messi SORE! Cetin fetta twas oot PLACER, County Recorder t : oIM MCCAULEY RECORDING BY: REQUESTED DOC~ 2011-0096902-00 MONDAY, DEC 5, 2012 10:38:38 AUT $1.00 {SBS 60.00 AND ANDUNLESS RECORDED WHEN TO OTHERWISEMAILSHOWN BELOW, mic ERD $3.00 $1.00}|RED $1.00] REC £9.00 ADD $0.00 MR.HARJOYTE $.BISLA 2134HANNAH WAY . Ttl Pd $15.00 - Rept # 62158217 olké6mL£j1/SM/L-1 ROCKLIN,CA 95765 THIS SPACEFORRECORDER'S USE ONLY: GRANT DEED THE UNDERSIGNED GRANTOR(S) DECLARE(S) DOCUMENTARY TRANSFER TAX Is $-0- . ]PX] computed of on full value or conveyed, propsrty . | on ] computed value full of value less or liens encumbrances of sale, at time remaining |} Unincorporated area [X]City of ROCKLIN AND bonafide is a "This the gift and in return, nothing grantor received 11811." R & T FOR A VALUABLECONSIDERATION, acknowledged, is hereby receipt of which HARJOYTE S.BISLAandVICTORIA husband E. BISLA, andwife Tenants as Joint nerebyGRANT(s)to: ‘a HARJOYTE SINGHBISLAand VI cron. BSLA husbandand as wife asto an Joint Tenants, 50% undivided and AAEKAREMSINGH interest BISLA,andPERMINDER KAUR BISLA,husbandand wife asJoint as Tenants, toanundivided50% together interest, in as Tenants Common the the ih real property City County of ROCKLIN, of State PLACER, of as: described California, Lot54,asshownand on designated map that entitied West “Plat of SunsetLot Phase 36, A”,filed in theof office theCountyRecorder December California on of Placer County, 1899, 23, rded “W" in Book of Maps,at Page 7%. AlsoKnownas:6260 ARCTICLOON WAY, ROCKLIN,CA 295765 AP#:365-080-051 - DATED September 28, 2074 STATEOF CALIFORNIA Placey” wheproved to meanthe basis of sutistactory evidence to be theperson(s) name(s) whose to the within subscribed is/are : and —-finstrument to acknowledged me thatha/shelthey p SEES KAY ALVA UBHINIFER andthatbyhis/heritheir onthe signature(s) the instrument coe ay g Notary Public-Colifornia upon ently or the person{s), the of which behalf person(s) Sra PLAC Pe BS, the executed acied, instrument. B mye Eee ommissio 2018 Morb, SF 1 pertify under PENALTY OF PERJURY under the laws of the State FR of California that the foregoing paragraph Is true and conect. WITNESSmyhand and offictal seal, eee for official notarial seal) (This area ae a wrt teeee pee my 1t AYA _D. KEITHB. DUNNAGAN, Eso, BP ; ee U D also licensed in Washington Sure i : ETE i ane ia WRUUE ROBERT J. ENOS, Eso. 5 ” MEGHANM. DUNNAGAN, Eso. P. ELIZABETHARIAS, Eso. ‘ 2339GoldMeadow Way,Ste. 101, GoldRiver,CA95670 MATTHEW LKIRKPATRICK Eee WEBSITE: WWW.LBPELAW.COM BENJAMIN EAG LETON.Esa. | EMAIL: awmunn@bpelaw.com ADEM A.B ALICKLEso. t LINDA A.LEWIS,ADMIN. : STEPHENJ. BEEDE,ESo.(RET,) October30,2018