Ex parte Green Tree Financial Corporation a/k/a Conseco Financial Corporation.PETITION FOR WRIT OF MANDAMUS: CIVIL (In re: Kathy Adams v. Green TreeFinancial Corporation a/k/a Conseco Financial Corporation, et al.)

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Rel: 1/14/2011 Notice: T h i s o p i n i o n i s s u b j e c t t o f o r m a l r e v i s i o n b e f o r e p u b l i c a t i o n i n t h e advance s h e e t s o f Southern R e p o r t e r . R e a d e r s a r e r e q u e s t e d t o n o t i f y t h e Reporter o f Decisions, A l a b a m a A p p e l l a t e C o u r t s , 300 D e x t e r A v e n u e , M o n t g o m e r y , A l a b a m a 3 6 1 0 4 - 3 7 4 1 ( ( 3 3 4 ) 2 2 9 ¬ 0 6 4 9 ) , o f a n y t y p o g r a p h i c a l o r o t h e r e r r o r s , i n o r d e r t h a t c o r r e c t i o n s may b e made b e f o r e t h e o p i n i o n i s p r i n t e d i n Southern R e p o r t e r . SUPREME COURT OF ALABAMA OCTOBER TERM, 2010-2011 1090110 Ex p a r t e Green T r e e Financial Financial Corporation a/k/a Conseco Corporation PETITION FOR WRIT OF MANDAMUS (In r e : K a t h y Adams v. Green T r e e PARKER, F i n a n c i a l C o r p o r a t i o n a/k/a Conseco Corporation, et a l . ) (Hale C i r c u i t C o u r t , CV-08-900031) Financial Justice. Green Tree F i n a n c i a l Corporation a/k/a Conseco Financial 1090110 Corporation petitions Circuit to (hereinafter this Court transfer referred to as "Green Tree") C o u r t f o r a w r i t o f mandamus d i r e c t i n g t h e H a l e to vacate i t s order denying the action against Green Tree's i t and others to motion Tuscaloosa C o u n t y . F o r r e a s o n s d i s c u s s e d b e l o w , we g r a n t t h e p e t i t i o n a n d issue the writ. According May 30, 2008, Southeastern to as to the complaint Carla Mobile mobile mobile McKenzie legal home. i n Hale physically that Home B r o k e r s , home County, w i t h o u t the McKenzie, "Southeastern"), Adams's and/or authority i n the t r i a l allegedly Green Tree, which sued Green County claiming that Tree, that, Adams McKenzie's acts Green agent entered i s in of referred Kathy Tuscaloosa alleged damaged, and injured assault and a l l the result Green a Tree "suggestion alternatively, answered of motion the complaint bankruptcy, to transfer 2 had been of and S o u t h e a s t e r n . Tree claimed, Southeastern, she had been of McKenzie's had been an on a n d a s s a u l t e d Adams w h i l e i n Adams home court Inc. (hereinafter i n Cottondale, as t h e r e s u l t her mobile filed on J u l y motion to directed by 2, 2 0 0 8 , with dismiss or, venue," advising the t r i a l 1090110 court that Financial December "Green Corp. Tree filed 17, 2002, proceeding." Petition, case against application Green that stated, noted individuals be like § McKenzie, Tree suggested dismissed County was was a r e s i d e n t 6-3-2, i n that "due to that the orders entered i n connection with n o r was t h e p l a i n t i f f that Conseco Court f o r a n d was l i q u i d a t e d proceeding." i n Hale no d e f e n d a n t Hale County, It bankruptcy venue Bankruptcy E x h . M, a t 1. G r e e n i t should a/k/a 11 b a n k r u p t c y p r o t e c t i o n o n of I l l i n o i s , of the various Tree's argued f o rChapter Corp., i n the United States the Northern D i s t r i c t the Financial 1 I d . Green improper provides also because, i t of, or d i d businessi n , a resident A l a . Code Tree of Hale 1975, which County. applies to that "venue i s proper i n the county where (1) the trespass occurred (Tuscaloosa County); (2) the d e f e n d a n t r e s i d e s (Morgan C o u n t y ) , o r ( 3 ) t h e a c t o r omission complained of occurred (Tuscaloosa County). See a l s o [ E x p a r t e S m i t h W r e c k e r S e r v . , I n c . , 987 So. 2 d 5 3 4 ] ( A l a . 2 0 0 7 ) . The home i s l o c a t e d i n Tuscaloosa County, and therefore the trespass o c c u r r e d t h e r e . S i m i l a r l y , a l l a c t s and o m i s s i o n s o c c u r r e d i n T u s c a l o o s a County. F i n a l l y , Defendant McKenzie resides i n Morgan County. Accordingly, The j u r i s d i c t i o n a l i s s u e s r e s u l t i n g f r o m t h e s u g g e s t i o n of bankruptcy a r e not c o n s i d e r e d here because t h e p e t i t i o n f o r a w r i t o f mandamus a d d r e s s e s o n l y t h e H a l e C i r c u i t C o u r t ' s denial o f Green Tree's motion to transfer the action to Tuscaloosa County. 1 3 1090110 v e n u e as t o D e f e n d a n t M c K e n z i e i s i m p r o p e r C o u n t y , and p r o p e r i n T u s c a l o o s a C o u n t y . " Petition, Exh. L, at 1. L i k e w i s e , Green Tree in Hale argued: "4. A s a g a i n s t t h e c o r p o r a t e d e f e n d a n t s , u n d e r A l a b a m a C o d e § 6-3-7, v e n u e i s p r o p e r i n t h e c o u n t y where (1) a substantial part of the events or omissions occurred (Tuscaloosa County), (2) the county of the c o r p o r a t i o n ' s p r i n c i p a l office in Alabama i s located (Morgan County--Southeastern M o b i l e Home B r o k e r s ; n o n e f o r G r e e n T r e e ) , a n d (3) the c o u n t y where the p l a i n t i f f r e s i d e d ( T u s c a l o o s a C o u n t y ) . Here, venue i s i m p r o p e r i n H a l e C o u n t y , and proper i n T u s c a l o o s a County, because the s u b s t a n t i a l p a r t of the events o c c u r r e d i n Tuscaloosa County (i.e., t h e t r e s p a s s , and b r e a k i n g and entering), none o f t h e d e f e n d a n t s m a i n t a i n a p r i n c i p a l office in Hale County, and the Plaintiff resides in T u s c a l o o s a County. "6. I n a d d i t i o n , t h e i n t e r e s t o f j u s t i c e i s b e s t served by transferring this case to Tuscaloosa C o u n t y . The i n t e r e s t o f j u s t i c e r e q u i r e s t r a n s f e r o f an action from a county with little, i f any, connection to the a c t i o n , to the county w i t h a strong connection to the action. See Ex parte Sasser, 730 So. 2d 604 (Ala. 1999)(transferring motor v e h i c l e a c c i d e n t case to county i n which the a c c i d e n t o c c u r r e d ) ; Ex p a r t e S a f e w a y I n s . Co., 947 So. 2 d 380 ( A l a . 2 0 0 6 ) ( s a m e ) ; Ex p a r t e F u l l e r , 955 So. 2 d 414 ( A l a . 2 0 0 6 ) ( s a m e ) . H e r e , H a l e C o u n t y h a s little, i f any, connection to this action, e s p e c i a l l y when c o m p a r e d t o T u s c a l o o s a C o u n t y w h i c h is the l o c a t i o n o f t h e home, t h e i n c i d e n t , the w i t n e s s e s , t h e p l a i n t i f f and t h e p e r t i n e n t m e d i c a l c a r e . F o r t h e s e r e a s o n s and o t h e r s , t h e i n t e r e s t o f j u s t i c e r e q u i r e s t r a n s f e r of t h i s a c t i o n . "7. This Defendant also 4 asserts application of 1090110 the applicable statute of limitations. "WHEREFORE, G r e e n Tree r e s p e c t f u l l y requests this a c t i o n be d i s m i s s e d , o r t r a n s f e r r e d to the C i r c u i t Court of T u s c a l o o s a County, Alabama." Petition, On the and Exh. M, at December 12, 2-3. 2008, the t r i a l c o u r t p l a c e d the case a d m i n i s t r a t i v e docket pending f u r t h e r orders of the on December 30, 2008, Tree alternative, t o t r a n s f e r venue and r e q u e s t f o r o r a l having been filing, liquidated Green Tree i n 2003 and to an of i t s amended motion filed "suggestion In bankruptcy, Green dismiss court, amended or, in i t s status noted i t had upon i t s liquidation. Owens U s e d C a r s , I n c . , 4 So. Harrison, 7 So. asserted that, 3d 1020 Defendant Green 3d 418 citing time of the Ex ( A l a . 2008), ( A l a . C i v . App. " [ a ] t the A l a b a m a S t a t e C o u r t s no Further, filing 2008 ) , of the doing parte and Phil Ex parte Green Tree suit, l o n g e r had p e r s o n a l j u r i s d i c t i o n Tree." P e t i t i o n , E x h . E, a t 1. G r e e n Tree stated: "Currently, this matter has b e e n p l a c e d on the A d m i n i s t r a t i v e Docket i n the C i r c u i t Court of Hale County, Alabama. Defendant Green Tree contends i t should be dismissed from this action; or, 5 as ceased a n y c o n t a c t s t h a t i t h a d h a d w i t h A l a b a m a when i t c e a s e d business the argument." reiterated that on the over then 1090110 a l t e r n a t i v e l y , t h e c a s e s h o u l d be t r a n s f e r r e d t o t h e C i r c u i t C o u r t o f T u s c a l o o s a , A l a b a m a , t o be p l a c e d on a n A d m i n i s t r a t i v e D o c k e t o f t h a t C o u r t , d u e t o C i r c u i t Court o f T u s c a l o o s a County b e i n g t h e Court w i t h p r o p e r v e n u e . See, e . g . , Ex p a r t Monsanto Co., 794 S o . 2 d 3 5 0 , 3 5 5 - 3 5 6 ( A l a . 2 0 0 1 ) ( d i r e c t i n g t h e t r i a l c o u r t ' t o d i s p o s e o f t h e motion f o r a change of venue as t h e f i r s t o r d e r o f b u s i n e s s . ' ) ; Ex p a r t e H a y n e s , 924 S o . 2 d 6 8 7 , 691 ( A l a . 2 0 0 5 ) ; E x p a r t e State Farm M u t u a l , 8 93 S o . 2 d 1 1 1 1 , 1 1 1 5 ( A l a . 2 0 0 4 ) ; E x p a r t e P r a t t , 815 S o . 2 d 5 3 2 , 534 ( A l a . 2 0 0 1 ) ; E x p a r t e O v e r s t r e e t , 748 S o . 2 d 1 9 4 , 196 (Ala. 1 9 9 9 ) ; H a l e s v . P r o E q u i t i e s , I n c . , 885 S o . 2 d 100 ( A l a . 2 0 0 3 ) . "The C i r c u i t C o u r t o f H a l e C o u n t y , A l a b a m a i s a n improper venue f o r t h i s m a t t e r and Defendant Green T r e e r e s p e c t f u l l y r e q u e s t s t h a t t h i s m a t t e r be s e t for a h e a r i n g i n order f o r the Court t o hear o r a l a r g u m e n t s on t h e i s s u e o f v e n u e . " Id., a t 2. Green Tree, court In i t s b r i e f citing i n support o f t h e amended references to exhibits, with the following filing, provided the t r i a l "summary o f p e r t i n e n t facts": ¢ " P l a i n t i f f K a t h y Adams ... c u r r e n t l y a n d a t t h e t i m e o f t h e a l l e g e d i n c i d e n t made b a s i s o f t h i s l a w s u i t ... r e s i d e s a t _ _ _ _ H u r r i c a n e R o a d , Lot 61, C o t t o n d a l e , Alabama and i s a r e s i d e n t o f T u s c a l o o s a C o u n t y . ... P l a i n t i f f Adams d o e s n o t now r e s i d e , n o r i n t h e p r e v i o u s t h r e e (3) years r e s i d e d , i n Hale County, Alabama. ¢ "On t h e d a t e o f t h e a l l e g e d i n c i d e n t , t h e home allegedly d a m a g e d was l o c a t e d i n Tuscaloosa C o u n t y , A l a b a m a . ... The home i s n o t , n o r h a s i t ever been, l o c a t e d i n Hale County, Alabama. ¢ "The a l l e g e d i n c i d e n t o c c u r r e d o n o r a b o u t 3, 2 0 0 6 , when D e f e n d a n t Carla McKenzie 6 June ... 1090110 a l l e g e d l y w e n t t o t h e i n c o r r e c t m o b i l e home t o assess i t f o r Defendant Southeastern Mobile Home B r o k e r s ... p o t e n t i a l p u r c h a s i n g o f t h e m o b i l e home. "As a r e s u l t o f t h e a l l e g e d i n c i d e n t , Plaintiff Adams f i l e d a c o m p l a i n t o n May 3 0 , 2 0 0 8 , i n t h e C i r c u i t Court o f Hale County, Alabama, p l e a d i n g breaking and entering, wantonness and recklessness, negligence, and a s s a u l t and battery. ¢ "The Tuscaloosa Sheriff's investigated the alleged incident. ¢ "The a l l e g e d medical treatment sought by Plaintiff Adams a s a r e s u l t of the alleged incident was from medical care providers l o c a t e d i n Tuscaloosa County, Alabama. ¢ " D e f e n d a n t M c K e n z i e d o e s n o t now, n o r h a s s h e ever r e s i d e d i n Hale County, Alabama, and she was served notice of this matter i n Morgan County, Alabama. Furthermore, t h e Complaint o f P l a i n t i f f Adams a l l e g e s t h a t D e f e n d a n t M c K e n z i e w o r k s f o r D e f e n d a n t [ S o u t h e a s t e r n M o b i l e Home Brokers] i n Decatur, Alabama. ¢ " D e f e n d a n t [ S o u t h e a s t e r n M o b i l e Home B r o k e r s ] principal place of business i n Alabama i s l o c a t e d i n Morgan County, Alabama[;] i t does not m a i n t a i n a p r i n c i p a l o f f i c e i n Hale County, A l a b a m a , a n d was s e r v e d n o t i c e o f t h i s matter at i t s p r i n c i p a l p l a c e o f b u s i n e s s i n Morgan County, Alabama. ¢ "At t h e time o f t h e i n c i d e n t , Defendant Green T r e e d i d n o t do a n y b u s i n e s s i n H a l e County, A l a b a m a , due t o t h a t e n t i t y b e i n g l i q u i d a t e d i n 2 0 0 2 d u r i n g a C h a p t e r 11 b a n k r u p t c y proceeding where a l l a s s e t s were s o l d by t h e b a n k r u p t c y c o u r t i n 2003 a n d t h a t company c e a s e d doing 7 Department 1090110 business ¢ at that " D e f e n d a n t G r e e n T r e e d i d n o t do b u s i n e s s i n the State of Alabama or i n Hale County, A l a b a m a , on May 3 0 , 2 0 0 8 , when t h i s l a w s u i t was f i l e d o r on J u n e 3, 200 6, when t h e i n c i d e n t a l l e g e d l y t o o k p l a c e . ... On J u n e 3, 2 0 0 6 a n d on May 3 0 , 2 0 0 8 , t h e r e w e r e no p u r c h a s e r s o f the ownership or the assets of Conseco F i n a n c i a l Corp.-AL t h a t had o f f i c e s , employees or a g e n t s t h a t were b a s e d or l o c a t e d i n H a l e County, Alabama D e f e n d a n t Green Tree does not maintain a business office or have employees or agents i n Hale County, Alabama. ... Defendant Green Tree does not have i t s principal place of b u s i n e s s l o c a t e d i n Hale County, Alabama." Petition, Exh. On J u n e complaint F, at 2-3. 8, 2 0 0 9 , Adams m o v e d t h e t r i a l by L.L.C., an adding as Alabama M i n n e s o t a , w h i c h was Green time. Tree-AL, defendants limited an address a t 345 The August the trial St. Peter court 18, 2009. issue of ProEquities, Green venue d o i n g b u s i n e s s i n Alabama, and I n c . , 885 Both e n t i t i e s Saint a hearing determined So. 2d 100, Thompson v. S k i p p e r R e a l E s t a t e Co., 8 company limited liability company shared the Minnesota Paul, MN 55102. on t h e p e n d i n g m o t i o n s Tree argued t h a t be Servicing, in Street, held Tree based Alabama d o i n g b u s i n e s s i n Alabama. Green liability allegedly L.L.C., c o u r t t o amend h e r caselaw requires first, 206 729 citing Hales on that v. (Ala. 200 3)(quoting So. 2d 287, 292 ( A l a . 1090110 1999)), to f o r t h e p r o p o s i t i o n t h a t "'[a] defendant has t h e r i g h t have the proper obligation On venue established i t has t o move t o c o m p e l a r b i t r a t i o n ' " ( e m p h a s i s September 25, 2009, the t r i a l Tree's motion t o t r a n s f e r the case, IS before BEFORE THE COURT ON A MOTION court saying only: omitted). denied Green "THIS MATTER TO TRANSFER VENUE AND HAVING CONSIDERED THE SAME, I T I S ORDERED, ADJUDGED AND DECREED MOTION IS DENIED." Petition, Exh. C (capitalization original). Standard of Review "'"The q u e s t i o n o f p r o p e r v e n u e f o r an a c t i o n i s d e t e r m i n e d a t t h e commencement o f t h e a c t i o n . " E x p a r t e P r a t t , 815 S o . 2 d 5 3 2 , 534 ( A l a . 2 0 0 1 ) . " I f v e n u e i s n o t p r o p e r a t t h e commencement o f an a c t i o n , then, upon m o t i o n o f t h e d e f e n d a n t , t h e a c t i o n must be t r a n s f e r r e d t o a c o u r t where venue would be proper." Ex parte Overstreet, 748 S o . 2 d 1 9 4 , 196 ( A l a . 1 9 9 9 ) . "A p e t i t i o n f o r a w r i t o f mandamus i s t h e a p p r o p r i a t e means f o r c h a l l e n g i n g a t r i a l c o u r t ' s r e f u s a l t o t r a n s f e r an a c t i o n and s u c h a p e t i t i o n i s due t o be g r a n t e d i f t h e p e t i t i o n e r makes a c l e a r s h o w i n g o f e r r o r on t h e p a r t o f t h e t r i a l c o u r t . " Ex p a r t e A l a b a m a P o w e r C o . , 640 S o . 2 d 9 2 1 , 922 ( A l a . 1 9 9 4 ) . " I n c o n s i d e r i n g a mandamus p e t i t i o n , we m u s t l o o k a t o n l y t h o s e f a c t s b e f o r e t h e t r i a l c o u r t . " Ex p a r t e A m e r i c a n Res. I n s . C o . , 663 S o . 2 d 9 3 2 , 936 ( A l a . 1995).' "Ex parte Walter Indus., 9 any I n c . , 87 9 So. 2d 547 , SAID in 1090110 5 4 8 - 4 9 ( A l a . 2 0 0 3 ) . The p e t i t i o n e r f o r t h e w r i t mandamus h a s t h e a d d i t i o n a l b u r d e n o f s h o w i n g of "'"'(1) a c l e a r l e g a l r i g h t i n the petitioner to the order sought; (2) a n i m p e r a t i v e d u t y upon t h e r e s p o n d e n t t o p e r f o r m , a c c o m p a n i e d b y a r e f u s a l t o do so; (3) t h e l a c k of another a d e q u a t e r e m e d y ; a n d (4) p r o p e r l y invoked jurisdiction of the court.'"' "Ex p a r t e C r a w f o r d B r o a d . C o . , 904 S o . 2 d 2 2 1 , 224 (Ala. 2004)(quoting Ex p a r t e P e r f e c t i o n Siding, Inc., 882 S o . 2 d 3 0 7 , 3 0 9 - 1 0 ( A l a . 2 0 0 3 ) ( q u o t i n g i n t u r n E x p a r t e I n t e g o n C o r p . , 672 S o . 2 d 4 97 , 4 9 9 (Ala. 1 9 9 5 ) ) ) . " Ex p a r t e Haynes 691 Downard Andra & Jones, L L P , 924 S o . 2 d 6 8 7 , ( A l a . 2005). Analysis Green Tree's p e t i t i o n relies a n d 6-3¬ A l a . Code argue t h a t , under t h e c i r c u m s t a n c e s o f t h i s case, venue be l a i d Adams because, failed argues she s a y s , precludes Green i n Hale Tree issuance h a s an that 82(d)(1), 6-3-7, 21.1, properly 1975, and Rule on §§ 6-3-2, cannot County. the p e t i t i o n Green Tree alternative that should has another of the w r i t . t o so d e m o n s t r a t e A l a . R. C i v . P., t o Although n o t be legal remedy that Adams claims that t o mandamus relief, another adequate 10 granted remedy she has exists. 1090110 Adams behalf also of the other defendants mandamus. argue argues d i d not Green that a l l Green named defendants join i n the p e t i t i o n Tree, however, circumstances, defendants i f i t i s proper 82(b)(1)(A), 2 Rule will 2 and 8 2 ( c ) , 3 arguments a r e moot b e c a u s e those of has not a s s e r t e d a d e s i r e to be proper against one Because venue, against under a l l joined defendant, see 82(b)(1)(A) provides: or i n d i v i d u a l s state: having "(A) M u s t be b r o u g h t i n t h e c o u n t y where t h e d e f e n d a n t o r any m a t e r i a l d e f e n d a n t r e s i d e s a t t h e commencement of the a c t i o n , except that i f the a c t i o n i s a p e r s o n a l a c t i o n o t h e r t h a n a n a c t i o n on a c o n t r a c t , i t may b e b r o u g h t e i t h e r i n t h e c o u n t y where t h e a c t o r o m i s s i o n c o m p l a i n e d o f o c c u r r e d , o r i n the county of t h e permanent r e s i d e n c e of the d e f e n d a n t o r one o f them." 3 Rule Rule A l a . R. C i v . P., i t i s n e c e s s a r y f o r " A c t i o n s a g a i n s t an i n d i v i d u a l a permanent r e s i d e n c e i n t h i s (Emphasis on f o r the writ on b e h a l f o f t h e o t h e r d e f e n d a n t s . certain Tree's added.) 82(c) p r o v i d e s : "Where s e v e r a l c l a i m s o r p a r t i e s h a v e b e e n j o i n e d , t h e s u i t may b e b r o u g h t i n a n y c o u n t y i n w h i c h a n y one o f t h e c l a i m s c o u l d p r o p e r l y h a v e b e e n b r o u g h t . W h e n e v e r an a c t i o n h a s b e e n c o m m e n c e d i n a p r o p e r c o u n t y , a d d i t i o n a l c l a i m s a n d p a r t i e s may be j o i n e d , p u r s u a n t t o R u l e s 13, 14, 22, and 24, as a n c i l l a r y t h e r e t o , without regard to whether that county would be a p r o p e r v e n u e f o r an i n d e p e n d e n t a c t i o n on s u c h 11 1090110 Green Tree to c h a l l e n g e the validity County for a l l defendants. behalf of the o t h e r defendants L o o k i n g , a s we Ex p a r t e M o v i e 2009), and Inc., 903 So. additional mislaid trial an 813, parties court Ex parte 815-16 have properly 3-21.1, A l a . Code 1975. referenced the to complained of, reside County. i n Hale County, principal claims where i . e . , the i n Hale office, to trial 109 (Ala. Nursing and possibly the governing §§ the Home, not after repair Tree's motions to a the statutory 6-3-2, 6-3-7, a n d the events The a n d no such County, alleged employees, or a g a i n s t 3d 1 0 4 , Tree's motions Tuscaloosa and on 6¬ I t i s a l s o o b v i o u s t h a t Adams p r o v i d e d of resided Hale arguments Chapman joined p e r s u a s i v e r e b u t t a l t o Green occur So. ( A l a . 2004), been no plaintiff, in moot. I n c . , 31 a u t h o r i t y t h a t d e f i n e s a p r o p e r venue, not Tree's i t i s o b v i o u s t h a t Green action laid t h a t p r o p e r venue i s d e t e r m i n e d at action, 2d venue, Green are not Gallery, recognizing of venue must, o n l y t o t h o s e f a c t s b e f o r e the court, commencement Thus, of for a where Adams, transpired. trespass individual and transfer The assault, defendant does the acts did not corporate defendant maintains a or agents parties." 12 i n Hale County. The 1090110 allegedly the plaintiff these facts when t h i s and Hale does not reside i n Hale i n Hale County, County. and absent e v i d e n c e t o t h e c o n t r a r y , court erred of the case County, i n d e n y i n g Green we h o l d Tree's to T u s c a l o o s a County, an i m p r o p e r P E T I T I O N GRANTED; WRIT Smith, motion f o r a proper venue, venue. ISSUED. a n d Shaw, 13 J J . , concur i n the that county, Cobb, C . J . , c o n c u r s . Woodall, and Considering a c t i o n was c o m m e n c e d v e n u e l a y i n t h e w r o n g the t r i a l a transfer from damaged p r o p e r t y i s n o t l o c a t e d result.

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