Homeward Opportunities Fund I Trust 2019-2 v. Taptelis
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Taptelis borrowed to purchase the property and executed a Deed of Trust (subsequently recorded) for the benefit of MERS. Taptelis defaulted on the loan. MERS executed an Assignment of Deed of Trust to Homeward. A Substitution of Trustee named Quality; Quality issued a Notice of Default and Election to Sell, asserting due diligence to contact Taptelis to assess his financial situation and explore options. Quality’s Notice of Trustee’s Sale, scheduled for December 4, 2020, was recorded in October.
Taptelis challenged the foreclosure, alleging violation of the Homeowner Bill of Rights by filing the Notice while Taptelis had a loan modification application pending; failure to provide certain information before filing the Notice and submission of a declaration that was not based on reliable evidence; negligence; wrongful foreclosure; and violation of the Unfair Competition Law. Two days before the sale, Taptelis recorded a lis pendens.
Quality’s Trustee’s Deed Upon Sale to Homeward was recorded. Homeward served notice to quit on Taptelis, who did not vacate. Homeward initiated an unlawful detainer suit. Reasoning that the unlawful detainer “can’t keep getting continued … for the other case,” the court concluded that Taptelis’s alleged loan modification application and lis pendens were irrelevant and awarded possession.
The court of appeal reversed. Although recording a trustee’s deed is typically sufficient to raise a conclusive presumption of title under the sale as to a bona fide purchaser for value without notice, Homeward purchased the property subject to Taptelis’s recorded lis pendens. Taptelis was not allowed to assert his defenses in the unlawful detainer trial.
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