California Paralegal Ex Parte Application Filing Tips

From: Charles Cox [mailto:charles@bayliving.com]
Sent: Monday, June 25, 2012 8:08 AM
To: Charles Cox
Subject: California Paralegal Ex Parte Application Filing Tips

Ex Parte Application Filing Tips

By Barbara Haubrich-Hass, ACP/CAS

Your attorney comes into your office to talk to you about a case development. In that particular case, the pre-trial motion filing cut-off is only days away, and an unexpected discovery dispute has arisen. Your attorney says, “I need a motion to compel the deposition of witness, I. C. Everything, and I need the motion heard next week!” What do you do? Thankfully, California Rules of Court (“CRC”) Rules 3.1200 through 3.1207 provide a way to request an ex parte application from the court for an order shortening time to file and serve a notice of motion for particular relief sought.

Ex Parte relief is requested when it is impractical or impossible to wait the minimum statutory period for the court to hear a regular motion. CRC Rules 3.1200 through 3.1207 set forth very specific guidelines for when and how ex parte relief is to be requested. A court will only grant ex parte relief for good cause. The party seeking relief must demonstrate irreparable harm, immediate danger, or some other statutory basis for granting relief.

Background:

  1. Important Cut-Offs to Remember: California Code of Civil Procedure (“CCP”) § 2024.020(a) states that discovery in a civil matter must be completed on or before the 30th day before the initial trial date, and to have motions concerning discovery heard on or before the 15th day before trial. Additionally, CCP § 2024.030 states that expert witness discovery must be completed on or before the 15th day, and to have all motions concerning expert witnesses heard on or before the 10th day prior to the initial trial date.
  2. Motion Filing Requirements: CCP § 1005(b) states that all motions shall be served and filed at least 16 court days prior to the hearing. If the notice is served by mail within California, the notice period shall be increased by five calendar days, 10 calendar days if either the place of mailing or the place of address is outside of California but within the United States, 20 calendar days if either the place of mailing or the place of address is outside the United States, and if the notice is served by facsimile or overnight mail, the notice period is increased by two calendar days.
  3. Ex Parte Application: CCP § 1005(b) and CRC Rule 3.1300(b) both state that the Court may prescribe a shorter time for filing and service of a Motion than the time specified in CCP § 1005.

Procedural Requirements:

Parties seeking ex parte relief must comply with all of the statutes and rules applicable to the specific relief being sought. Below are a few of the essential requirements that parties must comply with:

  1. Required Documents: A request for ex parte relief must be in writing and must include all of the following documents: “(1)An application containing the case caption and stating the relief requested; (2)A declaration in support of the application making the factual showing required under Rule 3.1202(c); (3)A declaration based on personal knowledge of the notice given under Rule 3.1204; (4)A memorandum; and (5)A proposed order.” [CRC Rule 3.1201]
  2. Contents of the Application: “(a) An ex parte application must state the name, address, and telephone number of any attorney known to the applicant to be an attorney for any party or, if no such attorney is known, the name, address, and telephone number of the party if known to the applicant. (b) If an ex parte application has been refused in whole or in part, any subsequent application of the same character or for the same relief, although made upon an alleged different state of facts, must include a full disclosure of all previous applications and of the court’s actions. (c) An applicant must make an affirmative factual showing in a declaration containing competent testimony based on personal knowledge of irreparable harm, immediate danger, or any other statutory basis for granting relief ex parte.” [CRC Rule 3.1201]
  3. Time of Notice to Other Parties: “A party seeking an ex parte order must notify all parties no later than 10:00 a.m. the court day before the ex parte appearance, absent a showing of exceptional circumstances that justify a shorter time for notice.” [CRC 3.1203]
  4. Content of Notice: “When notice of an ex parte application is given, the person giving notice must: (1)State with specificity the nature of the relief to be requested and the date, time, and place for the presentation of the application; and (2)Attempt to determine whether the opposing party will appear to oppose the application.” [CRC Rule 3.1204(a)]
  5. Declaration Regarding Notice: “An ex parte application must be accompanied by a declaration regarding notice stating: (1)The notice given, including the date, time, manner, and name of the party informed, the relief sought, any response, and whether opposition is expected and that, within the applicable time under Rule 3.1203, the applicant informed the opposing party where and when the application would be made; (2)That the applicant in good faith attempted to inform the opposing party but was unable to do so, specifying the efforts made to inform the opposing party; or (3)That, for reasons specified, the applicant should not be required to inform the opposing party. If notice was provided later than 10:00 a.m. the court day before the ex parte appearance, the declaration regarding notice must explain the exceptional circumstances that justify the shorter notice.” [Rule 3.1204(b)(c)]
  6. Service of papers: “Parties appearing at the ex parte hearing must serve the ex parte application or any written opposition on all other appearing parties at the first reasonable opportunity. Absent exceptional circumstances, no hearing may be conducted unless such service has been made.” [Rule 3.1206]
  7. Personal Appearance Requirements: A party seeking ex parte relief must personally appear to present the application, unless the relief sought falls into three narrow categories: “(1) Applications to file a memorandum in excess of the applicable page limit; (2) Applications for extensions of time to serve pleadings; (3) Setting of hearing dates on alternative writs and orders to show cause; and (4) Stipulations by the parties for an order.” [Rule 3.1207]

When my attorney comes to me and tells me that he needs a motion heard next week, what he is really telling me is that I need to write a draft motion and ex parte application for his review and to have it prepared and ready for filing immediately. When faced with this task, this is how I go about it. As always, do not implement these tips without your attorney’s approval.

  1. I check on the court’s website for the county within which I am filing the ex parte application to read the local rules of court for filing an ex parte application. Each county has their own local rules of court that you must follow in order to file an ex parte application.
  2. I check my attorney’s calendar to see when he is available for the ex parte hearing. This will provide me with an internal deadline to finalize and file the documents so that the hearing can be heard on a date that my attorney is already available.
  3. I do not call the court clerk to secure a date for the ex parte hearing until after I have prepared the motion and ex parte application, and the attorney approves it for filing. The reason I wait until the documents are prepared is because once you obtain the date for the ex parte hearing, the clock starts ticking on the deadline to file the documents with the court. For example, in Kern County Superior Court, the ex parte documents must be filed with the court no later than 12:00 noon the day before the scheduled hearing time. Therefore, I wait until the documents are prepared, then I call the court to obtain the date, making it easier and less stressful to meet the very narrow filing deadline.
  4. The Ex Parte Application will require a filing fee. If the court requires the actual motion to be filed at the same time as the Ex Parte Application, then you will need an additional filing fee for the motion.
  5. Twenty-Four (24) hours’ notice must be given to opposing counsel of the ex parte hearing. When calling opposing counsel to place them on notice of the ex parte hearing, I first ask to speak to the attorney. It is always best to try to speak with an attorney first. If the opposing attorney is not available, the next person I ask to speak to is the opposing attorney’s paralegal. If the paralegal is not available, I then ask to speak to a person authorized to accept ex parte hearing notification on behalf of the firm. I jot down on a piece of paper the date and time that I made the telephone call, the name of the person that I spoke to and his or her capacity (such as an attorney, paralegal, or secretary) and the substance of the conversation. This helps me when preparing the required declaration that notice has been given in a timely fashion.
  6. As a matter of professional courtesy, in addition to mailing a copy of the documents, I fax or scan and e-mail a copy of the Ex Parte Application and Motion to opposing counsel on the same day that I provided notice of the hearing.

California Dept. 53 Ruling Today

From: Charles Cox [mailto:charles@bayliving.com]
Sent: Wednesday, June 27, 2012 12:42 PM
To: Charles Cox
Subject: California Dept. 53 Ruling Today

Judge Brown seems to be slowly moving to our side. See attached.

Luangrath v. Citimortgage PI will be teed up for July 31, 2012 at 2:00 pm in Dept. 53. "Getcha popcorn ready" – Terrell Owens.

Regards,

Dan

Thanks Dan,

Charles
Charles Wayne Cox
Email: mailto:Charles
Websites: http://www.NHCwest.com; www.BayLiving.com; and www.ForensicLoanAnalyst.com
1969 Camellia Ave.
Medford, OR 97504-5403
(541) 727-2240 direct
(541) 610-1931 eFax

Paralegal; CA Licensed Real Estate Broker; Forensic Loan Analyst. Litigation Support and Expert Witness Services.

Ziolkowski v. HSBC – Sac Dmr Dept 53.pdf

U.S. 6th cir – Wallace v. WaMU – law firm foreclosing when their client lacks loan ownership is subject to FDCPA claim

From: Charles Cox [mailto:charles@bayliving.com]
Sent: Tuesday, June 26, 2012 3:04 PM
To: Charles Cox
Subject: U.S. 6th cir – Wallace v. WaMU – law firm foreclosing when their client lacks loan ownership is subject to FDCPA claim

From April Charney:

The single issue before us is whether the filing of foreclosure action by the law firm claiming ownership of the mortgage by its client Washington Mutual constitutes a “false, deceptive or misleading representation” under the Fair Debt Collection Practices Act when the bank has not received a transfer of the ownership documents. We hold that the complaint states a valid claim and reverse the dismissal of the case.

12a0197p-06.pdf

Jeff Merkley, Oregon Senator Takes on the Banks

From: Charles Cox [mailto:charles@bayliving.com]
Sent: Friday, June 29, 2012 5:10 AM
To: Charles Cox
Subject: Jeff Merkley, Oregon Senator Takes on the Banks

Editor’s Notes (from Neil Garfield):

Hat Tip to Nancie Koerber, whose efforts in Oregon have achieved more traction than virtually any other group in the nation. I endorse this petition. Senator Jeff Merkley’s efforts could have national implications if we the people get on this drive and enforce it through petitions and letters. I have often said in my speaking engagements and in my meetings with politicians, that if they really want to win big, they should capitalize on the one common idea about which all sides of the political spectrum are in agreement: the Banks did this to us and we should stop them. This applies to all politicians — Democrat, Republican, Independent and minor parties. Any politician who fails to grasp this essential truth of the American psyche is putting their political career behind them, not in front of them.

There is a lot of anger out there which has not been focused or directed at any particular result. This petition basically seeks to re-establish the protection of bank deposits from the whims of bankers who want to gamble with what is left of their money. It’s not the same as Glass-Steagal but it seeks the same result.

This is not a theoretical argument. banks were allowed to be created so that people would have a safe place to keep their money and the banks were allowed to lend out a percentage of that money to make a profit and pay expenses. Banking was never intended to be a vehicle for paying $10 million bonuses at the expense of protected pension funds, homeowners and consumers.

Investment firms were allowed to exist because they created a marketplace in which access to capital was easier than without that marketplace. The purpose was to fuel an expanding economy. It was never intended that brokerage firms would be a vehicle for draining wealth out of the economy. The very fact that we have that result indicates that the current investment bank infrastructure needs to be revamped.

It’s like driving a car. When you turn the key you expect the car to start. When you step on the accelerator you expect the car to move. But none of that can happen if there is no gas in the tank to drive the engine that turns on when you turn the key and makes the engine work when you press the accelerator. Until Glass-Steagal was repealed, we had the right infrastructure, more or less, for capital creation and access to capital. Then the whole model was turned upside down and the wealth drained from the economy into the investment banks. Now the Banks want to keep it upside down, meaning their goal is no longer to provide capital but to take it, converting our capitalist society into a fascist society. Look up the terms and you’ll see what I mean.

It is all up to you. The Banks have legislators by the throats and law enforcement is all tangled up in politics and "Settlements" that prevent them from acting properly. In the Savings and Loan crisis in the 1980’s, similar behavior landed more than 800 people in jail. This time we have nothing because some of the behavior was made legal. The excuse for not prosecuting fraud, forgery, fabrication and false recording of false documents with false information in them is yet to be explained.

And the remedy for the 5 million foreclosures that have been "closed out" is not yet in public discourse. I intend to make it central to public discourse because the return of property or money to the victims of this heinous economic crime is essential to the recovery of our economy. Right now, the financial services sector accounts for about half of our reported Gross Domestic Product whereas thirty years ago it accounted for 16%. They have tripled their size and influence at the expense of real economic activity, which has been replaced by trading fabricated documents and declaring false profits.

For those of you who like the idea of slavery, keep voting with the politicians who remove restrictions from the banks’ activities. If you think slavery was not a good idea, then sign this petition and start a few of your own. The physical chains of our immoral history allowing and promoting the trading of people as property has been replaced by the trading of people as property through derivatives and other false instruments. The net result is the same. Changing the title from plantation owner to banker does little to expand the pursuit of life, liberty and happiness. With an increasing number of people earning less out of our economic growth than any other time in history and replacing earnings with debt, we are now subject to a system of slavery that is enforced by the government.

Below is an email from your U.S. Senator, Jeff Merkley (D-OR). Sen. Merkley created a petition on SignOn.org, the nonprofit site that allows anyone to start their own online petition. If you have concerns or feedback about this petition, click here

Dear Oregon MoveOn member,

Bankers on Wall Street wrecked our economy by taking reckless risks in pursuit of massive paydays. And, as J.P. Morgan has made clear, Wall Street learned nothing and is still gambling.

If you agree that gambling should happen in hedge funds, not in the federally insured banks that families and small businesses depend on, click here to sign my petition:

http://www.moveon.org/r?r=276552&id=44278-19313702-uxkpvGx&t=2

I successfully fought, with your help, for a ban on high-risk trading by big Wall Street banks. This rule, called the Volcker rule firewall, is meant to ensure that when Wall Street’s bad bets blow up, you and I don’t get burned again. But for the last two years, Wall Street’s legion of lobbyists have been trying to blow holes in that firewall.

Wall Street lobbyists want the Fed to write the J.P. Morgan loophole into law. We can’t let that happen. And with your help, we won’t.

Please add your name to my SignOn.org petition urging Ben Bernanke and the Fed to close down the JP Morgan loophole.

Thanks!

–U.S. Senator Jeff Merkley (D-OR)

MERS’ Owners Offer Bogus Title Certification

From: Charles Cox [mailto:charles@bayliving.com]
Sent: Friday, June 29, 2012 5:10 AM
To: Charles Cox
Subject: MERS’ Owners Offer Bogus Title Certification

WE’VE GOT THEM ON THE RUN

Banks and servicers concede that title is probably not going their way in the courts

Editor’s Notes (from Neil Garfield):

SECURITIZATION SCAM REACHES NEW HIEGHTS IN DOCUMENT FABRICATION

In a bold move to head off obviously correct arguments about the lack of authenticity of title or authority to pursue fake foreclosures, the banks and services and title companies have come up with a new product: A Title Guarantee Certificate and Policy, that on its face will get Judges, lawyers and even homeowners thinking they were wrong to challenge the chain of ownership and that the foreclosure is legitimate. This gives cover to the investment bank who can now pitch bad loans over the fence onto investors who were explicitly and expressly protected from risks associated with bad or shaky loans.

Taken straight out of the pages of the con man’s playbook, the banks and servicers have come up with another fabricated piece of paper to waive in front of ignorant judges to prove that the chain of title "is what it is." This ignores the basic rule of evidence that while the title report and policy may be admitted into evidence they are not admitted (if the lawyer does his job) as to what is contained in them — nor, more importantly are they proof of title. But the newly minted "Foreclosure Title Guarantee Certificate and Policy" issued by 1st American title is probably going to shift the burden of persuasion over to the borrower at least temporarily. The only remedy for the homeowner is to file for discovery an convince the judge that you are entitled to full, complete, and accurate answers.

Here is the scam once used extensively with Lloyd’s of London. I had a client whose business was conning people out of their money but he stuck with large institutions and people with enough wealth they could afford to lose some money. He borrows several bars of lead made up in the shape of platinum bars. He buys a Lloyd’s certificate for a fee and his indemnification of Lloyd’s that neither he, nor anyone through him or even as co-beneficiary of the insurance policy will make a claim and if they do, he will pay for the defense and pay the damage award.

At the same time he has already sold the lead to someone else under an arrangement whereby he maintains the lead bars in the vault for safe-keeping. So like the rating companies and appraisers, Lloyd’s issues the policies, collects the fee, gets the signature of the buyer of the policy that no claims will be made, and Lloyd’s retreats into the background. So if Lloyd’s wants good faith money on deposit, this only reduces the "profit" or reward from the scam but it doesn’t eliminate it. At worst one scam will pay for the other.

The lead/iron bars are put into a high security vault with the Lloyd’s of London certificate, appearing to authenticate the bars as platinum and insuring them for millions of dollars. My client goes out and buys 3 Sheraton hotels in Houston using the "platinum" as collateral. He drains the hotels dry in three or four months, holds onto them another month or two and then gives the hotels back to the previous owners in lieu of foreclosure.

When the hapless former owners go to the vault and collect the collateral they bring it to a professional who states that it is not platinum it is lead and pretty rough lead at that looking nothing like platinum. So then they go to Lloyd’s who confirmed the issuance of the certificate and policy of insurance who informs them that the policy no longer covers the loss because of a breach of the indemnification.

This is what the banks, service companies and title companies who own MERS are suddenly coming up with and it is advertised that this special certificate and title insurance policy can be procured at the beginning or in the middle of a foreclosure. No such insurance product ever existed before and none will exist for very long now, but it might be enough to convince judges and demoralize homeowner and their attorneys to get another few hundred thousand foreclosures through the system.

What lawyer should do in practice is to demand to see the entire transaction and correspondence file. The title company will be forced to reveal the separate declaration in which the promise is made not to ever make a claim and that if there is one, the bank or servicer "indemnifies" the tile company and holds the title company harmless from any potential payment of any potential claim, although the payment will appear to look like it came from the title carrier. If they don’t show it, then they really are on the hook for the money supposedly guaranteed in the policy.

This is the same story as the fake securitization of badly originated loans in which the paperwork from the very start was wrong and the parties who loaned and borrowed money were left with no documents setting forth the terms of repayment — except the documentation contained in the PSA that establishes co-obligors and guarantors of payment.

Thus the newest document from the fake securitizers is another official looking instrument that effectively disposes of the issue of title — unless it is tested in court. The carrier dare not withhold the declaration that they can’t be responsible for payment without becoming responsible for payment bringing their exposure up from zero to hundreds of thousands of dollars on each transaction.

DO NOT ACCEPT TITLE POLICIES WITHOUT ASSURANCES THAT THEY WILL PAY AND THAT NO OTHER AGREEMENT EXISTS IN WHICH THE TITLE COMPANY IS PROTECTED FROM PAYING. ATTORNEYS SOULD BE ALERT FOR THIS IS A DEFINITE AREA OF POTENTIAL MALPRACTICE THAT IS MOST CERTAINLY GOING TO HIT OUR SHORES. HOMEOWNERS SHOULD MAKE CERTAIN THEY HIRE A LICENSED ATTORNEY WITH PLENTY OF EXPERIENCE IN NEGOTIATING THE TERMS OF THE TITLE COMMITMENT AND TITLE POLICY.

California non-judicial foreclosure cases and ruling recent to date

California Cases – 2004 to Present
Including Federal cases interpreting California law
LISTED WITH MOST RECENT CASES FIRST
Go to cases 2000 – 2003

Cadlerock Joint Venture v. Lobel     Docket
Cal.App. 4th Dist., Div. 3 (G045936)  6/20/12TRUSTEE’S SALES / DEFICIENCY JUDGMENTS: When a single lender contemporaneously makes two non-purchase money loans secured by two deeds of trust referencing a single parcel of real property and soon thereafter assigns the junior loan to a different entity, the assignee of the junior loan, who is subsequently “sold out” by the senior lienholder’s nonjudicial foreclosure sale, may pursue the borrower for a money judgment in the amount of the debt owed. The court pointed out that there was no suggestion in the record that the loan originator and assignees were affiliated in any way or that two loans were created, when one would have sufficed, as an artifice to evade C.C.P. Section 580d. (Section 580d prohibits a lender from obtaining a deficiency judgment after non-judicially foreclosing its deed of trust.)
Nickell v. Matlock     Docket
Cal.App. 2nd Dist. (B230321)  6/4/12QUIET TITLE: Normally, a defendant has no right to participate in the case after its default has been entered. But Code of Civil Procedure Section 764.010, pertaining to quiet title actions, provides that “[t]he court shall not enter judgment by default but shall in all cases require evidence of plaintiff’s title and hear such evidence as may be offered respecting the claims of any of the defendants . . .” The court held that, while default may be entered, Section 764.010 requires that before issuing a default judgment the trial court must hold an evidentiary hearing in open court, and that defendants were entitled to participate in the hearing even though their answers to the complaint had been stricken as a result of sanctions, and their defaults had been entered.
Cal Sierra Construction v. Comerica Bank     Docket
Cal.App. 3rd Dist. (C060707)  5/31/12MECHANICS LIENS: The court held that only owners, and not lenders, are entitled to bring a “Lambert” motion. This term refers to Lambert v. Superior Court (1991) 228 Cal.App.3d 383, which held that where a claimant has already filed suit to enforce a mechanics lien or stop notice, the owner may file a motion in the action to have the matter examined by the trial court. On such motion, the claimant bears the burden of establishing the “probable validity” of the claim underlying the lien or stop notice. If the claimant fails to meet that burden, the lien and stop notice may be released in whole or in part.
American Property Management Corporation v. Superior Court     Docket
Cal.App., 4th Dist., Div. 1 (D060868)  5/24/12INDIANS – SOVEREIGN IMMUNITY: The court held that a California limited liability company (“the LLC”), which was wholly owned through a series of California limited liability companies by an Indian tribe, was not entitled to sovereign immunity. The LLC owned a hotel and the lawsuit involved a dispute with its property management company. The court stated that the dispositive fact was that the LLC was a California limited liability company. Nevertheless, it went through the weighing process prescribed by the US 10th Circuit Court of Appeals in Breakthrough Mgmt. Group, Inc. v. Chukchansi Gold Casino & Resort629 F.3d 1173, which concluded that a court needs to determine whether a tribe’s entities are an “arm of the tribe” by looking to a variety of factors when examining the relationship between the tribe and its entities, including but not limited to: (1) their method of creation; (2) their purpose; (3) their structure, ownership, and management, including the amount of control the tribe has over the entities; (4) whether the tribe intended for the entities to have tribal sovereign immunity; (5) the financial relationship between the tribe and the entities; and (6) whether the purposes of tribal sovereign immunity are served by granting immunity to the entities. The court concluded that the balance of these factors weighed heavily against sovereign immunity, and reiterated that the most significant fact was the LLC’s organization as a California limited liability company.The concurring opinion would not accord the same dispositive effect of formation under state law as a limited liability company that the majority did, but agreed that the factors set forth by the 10th Circuit weighed against sovereign immunity.

[Ed. note: The “weighing” process is impossible to do with any certainty at the time of contracting with an LLC (or other entity) in which an Indian tribe owns an interest. In spite of the favorable outcome of this state court appellate opinion, it seems that in order to be safe, you need to insist on a specific waiver of sovereign immunity from a tribe that has an interest in any entity you enter into a contract with.]

Shady Tree Farms v. Omni Financial     Docket
Cal.App. 5th Dist. (F062924)  5/22/12MECHANICS LIENS: Plaintiff contracted directly with the owner of a development to deliver trees, and recorded a mechanics lien after not being paid. The court held that plaintiff’s mechanics lien was invalid because it failed to provide defendant construction lender with a preliminary 20-day notice under Civil Code Section 3097(b). Section 3097(a), requiring a 20-day notice to the owner, original contractor and construction lender, did not apply because plaintiff was under direct contract with the owner, and the subsection contains an exception for such persons. However, Section 3097(b) requires a 20-day notice to the construction lender by anyone under direct contract with the owner, except “the contractor”. The court interpreted that term to refer only to the general contractor, so the exception did not apply to plaintiff.
Deutsche Bank v. McGurk     Docket
Cal.App. 2nd Dist. (B231591)  5/22/12QUIET TITLE: Defendant McGurk filed a previous quiet title action against a purchaser who had defrauded her, and recorded a lis pendens. She also named as a defendant the lender holding a deed of trust executed by the purchaser. McGurk dismissed the lender after the lender filed bankruptcy intending to pursue the lender in the bankruptcy action. The lender then assigned the note and deed of trust to plaintiff, after which McGurk took the default of the purchaser. Plaintiff brought this declaratory relief action seeking a determination of the validity of the deed of trust. The court held that 1) even though the assignment was recorded subsequent to the lis pendens, plaintiff stands in the shoes of the lender, whose deed of trust recorded prior to the lis pendens, 2) while plaintiff took the assignment subject to the risk that its assignor’s interest would be proven to have been invalid, that risk never came to fruition because the assignor was dismissed, 3) the case was remanded to the trial court to determine the validity of the deed of trust.
Herrera v. Federal National Mortgage Association     Docket
Cal.App. 4th Dist., Div. 2 (E052943)  5/17/12TRUSTEE’S SALES: MERS, as nominee beneficiary, has the power to assign its interest under a deed of trust. Even assuming plaintiffs can allege specific facts showing that MERS’ assignment of the deed of trust was void, a plaintiff in a suit for wrongful foreclosure is required to demonstrate the alleged imperfection in the foreclosure process was prejudicial to the plaintiff’s interests. Not only did plaintiffs fail to show prejudice, but if MERS lacked the authority to assign the deed of trust, the true victim would not be the plaintiffs, who were admittedly in default, but the lender whose deed of trust was improperly assigned. Finally, Civil Code Section 2932.5, requiring recordation of an assignment of a mortgage, applies only to mortgages that give a power of sale to the creditor, not to deeds of trust which grant a power of sale to the trustee.
Estates of Collins and Flowers (Flowers v. Dancy)     Docket
Cal.App. 3rd Dist. (C064815)FORGERY: The son of one of two property owners forged a deed after they both had died. The court held that the administrator of the estates of the property owners was precluded from attacking the admittedly forged deed due to the “unclean hands” doctrine. The administrator, prior to being appointed as such, wrongfully sought to control the house by filing a defective mechanics lien, filing a baseless quiet title action for his own benefit, and renting the property to tenants for his own benefit, without regard for the other heirs of the two deceased property owners. The court pointed out that a forged deed is a nullity, but a party’s conduct may estop him from asserting that the deed is forged, and that the unclean hands doctrine can prevent a party from attacking a forged deed.The court also addressed the fact that as the other heirs should not suffer as a result of the administrator’s wrongful conduct. However, the court found that there was no evidence that any heirs who had not aided, ratified, or acquiesced in the administrator’s actions actually exist in this case.
Sumner Hill Homeowners’ Association v. Rio Mesa Holdings     Docket
Cal.App. 5th Dist. (F058617)  5/2/12EASEMENTS: In the published portion of the opinion, the court held that a subdivision map failed to provide public access to a river as required by Government Code Section 66478.4 ifthe river is navigable, but that the challenge to the map was barred by the 90-day statute of limitations in Government Code Section 66499.37. The court did not reach the question of whether or not the river is navigable. The court also held that implied and equitable easement rights are sufficient “title” to support a slander of title action, and that defendant slandered plaintiffs’ title by recording a Notice of Permission to Use Land Under Civil Code Section 813 that purported to restrict plaintiffs use of the easement.The court also addressed Streets and Highways Code Section 8353, which provides that the vacation of a street or highway extinguishes all private easements claimed by reason of the purchase of a lot by reference to a map on which the street or highway is shown, unless within two years after the vacation, the claimant records a notice describing the private easement. The court held that this section does not apply to private easements that are based on other or additional grounds besides the fact that the purchase was by reference to a map depicting a street.
Haynes v. EMC Mortgage Corporation     Docket
Cal.App. 1st Dist. (A131023)  4/9/12TRUSTEE’S SALES: Civil Code Section 2932.5, which requires the assignee of a mortgagee to record the assignment before exercising a power to sell the real property, applies only to mortgages and not to deeds of trust. Section 2932.5 requires the assignment of a mortgage to be recorded so that a prospective purchaser knows that the mortgagee has the authority to exercise the power of sale. This is not necessary when a deed of trust is involved, since the trustee conducts the sale and transfers title. (Ed. note: The result was not affected by the fact that the assignee substituted a new trustee.)
Brown v. Wells Fargo Bank     Docket
Cal.App. 2nd Dist (B233679)     Case complete 6/20/12TRUSTEE’S SALES: Plaintiff filed suit and sought a preliminary injunction to prevent a trustee’s sale. The trial court granted the injunction on the condition that plaintiff deposit $1,700 a month into a client trust account. The trial court subsequently dissolved the injunction after plaintiff failed to make any payments. The appellate court affirmed, and further determined that the appeal was frivolous because no viable issue was raised on appeal. It directed the court clerk to send a copy of the opinion to the California State Bar for consideration of discipline of plaintiff’s attorney.
Connolly v. Trabue     Docket     Sup.Ct. Docket
Cal.App. 1st Dist. (A131984)  4/10/12     Petition for review and depublication request filed with Cal Supreme Ct. 5/21/12PRESCRIPTIVE EASEMENTS: Plaintiffs brought an action to establish a prescriptive easement to a portion of defendant’s property they had fenced in 1998. Plaintiff and defendant’s predecessor intended to do a lot line adjustment that would transfer the disputed area to plaintiffs, but it was not accomplished because of an error in a deed. The trial court ruled that, even if such an easement had been acquired by Plaintiffs, their claim was barred by the doctrine of laches because they had delayed in asserting their claim in a timely manner. The appellate court reversed, holding that the doctrine of laches is inapplicable in an action involving a claim for a prescriptive easement because 1) once a prescriptive easement is established for the statutory period, the owner of the easement is under no obligation to take further action, rather, it is the record owner who must bring an action within 5 years after the prescriptive period commences, 2) this was an action at law, not equity, and laches applies only to equitable actions and 3) there was no evidence that plaintiffs were aware of the error in deed until shortly before they filed this action. [Ed. note: Plaintiff’s occupation of the disputed area was apparently exclusive, but the court did not discuss cases holding that a prescriptive easement cannot be established where the use is exclusive. For example, see Harrison v. Welch.]
Bank of America v. Mitchell     Docket
Cal.App. 2nd Dist. (B233924)  4/10/12     Case complete 6/11/12TRUSTEE’S SALES / DEFICIENCY JUDGMENTS: The court acknowledged existing case law holding that a “sold out” junior holder of a deed of trust can obtain a deficiency judgment when the junior lien is wiped out by a trustee’s sale under a senior deed of trust. But the court held that a deficiency judgment was not available in this case where the same lender held both deeds of trust and assigned the junior deed of trust to plaintiff after the trustee’s sale. The court also held that this applies regardless of whether the lender purchases at its own trustee’s sale or where, as here, a 3rd party purchases at the sale.
Montgomery Sansome LP v. Rezai     Docket
Cal.App. 1st Dist. (A130272, A130694)  3/28/12     Case complete 5/29/12MECHANICS LIENS/CONTRACTOR LICENSING: Plaintiff’s certificate of limited partnership with the California Secretary of State was in the name of “Montgomery-Sansome, LP”. Its contractor’s license was in the name of Montgomery Sansome LTD. A fictitious business name statement named Montgomery Sansome LTD, L.P. and incorrectly stated that it was a general partnership. The contract entered into with defendant to perform certain repairs named plaintiff as Montgomery Sansome LTD, LP. The trial court granted a summary judgment in favor of defendant, holding that plaintiff could not recover because the entity that signed the contract was not licensed. The appellate court reversed, holding that there is a triable issue of fact regarding whether there is actually only a single entity. Plaintiff did not violate the licensing law if the entity that entered into the contract is actually the same as the entity that signed the contract. The court distinguished cases holding that the licensing law is violated where a corporation or partnership enters into a contract and the principal is licensed, but not the entity.
Debrunner v. Deutsche Bank     Docket     Sup.Ct. Docket
Cal.App. 6th Dist. (H036379)  3/16/12     Petition for review and depublication request DENIED by Cal Supreme Ct. 6/13/12TRUSTEE’S SALES: The court upheld the trial court’s grant of a demurrer in favor of the lender without leave to amend, holding:
1. Since each assignment of deed of trust provided for the assignment “together with the note or notes therein described”, it was not necessary to separately endorse the promissory note.
2. Physical possession of the note is not a precondition to nonjudicial foreclosure.
3. A notice of default does not need to be filed by the person holding the note. C.C. 2924(a)(1) permits a notice of default to be filed by the “trustee, mortgagee or beneficiary, or any of their authorized agents”.
4. A notice of default (NOD) is valid even though the substitution of the trustee identified in the NOD is not recorded until after the NOD records.
Walker v. Ticor Title Company of California     Docket
Cal.App. 1st Dist. (A126710)  3/15/12     Case complete 5/16/12ESCROW: Plaintiffs filed suit against Ticor and 12 other defendants alleging defendants conspired to fraudulently induce them to refinance real estate loans. The court upheld the judgment in favor of Ticor, holding as follows:
1. Even though Ticor gave the loan documents to the loan broker in order to have plaintiffs sign them at home, this did not violate a provision of the lender’s closing instructions prohibiting the release of loan documents without lender’s prior approval because the lender was fully aware that this was Ticor’s and the loan broker’s practice so, therefore, it impliedly consented to it.
2. It was reasonable for the jury to conclude that Ticor did not violate a provision of the lender’s closing instructions requiring the closing agent to “coordinate the settlement” because the loan broker’s activity of obtaining signatures was only part of the larger coordination of the settlement handled and supervised by Ticor.
3. It was permissible for the loan broker to provide copies of the “Notice of Right to Cancel” because nothing in the language of the instructions precluded Ticor from delegating this task, nor could plaintiffs have been damaged by such a delegation.
4. One of the plaintiffs notified Ticor after the loan closed that his wife had not signed the loan documents. This was insufficient to establish that Ticor aided and abetted the loan broker’s fraud because it did not show that Ticor had actual knowledge of the fraud.
5. It was improper for the trial court to reduce the amount of attorney’s fees awarded to Ticor based on plaintiff’s financial condition.
Kavin v. Frye     Docket
Cal.App. 2nd Dist. (B230076)  3/5/12     Case complete 5/7/12OPTION TO RENEW LEASE:
1. An option to renew a lease was not effective where it was exercised by only one of four tenants, and the other tenants did not authorize the first tenant to do so.
2. A lease provision stating that all lessees are jointly and severally liable for lease obligations is not an authorization for only one lessee to execute an option to extend the lease.
3. The option was executed late per the terms of the lease. Normally, a lessor can waive the time requirement for an option since the provision normally benefits only the lessor. Here, however, the lessor could not waive the provision on behave of two of the tenants who, since they signed the lease basically as guarantors, also stood to benefit by the expiration of the option period.
SCI California Funeral Services v. Five Bridges Foundation     Docket
Cal.App. 1st Dist. (A126053)  2/14/12     Case complete 4/17/12DAMAGES-DIMINUTION IN VALUE: In this non-title insurance case, plaintiff purchased property, including an easement that was determined, in another action, to be invalid. The court held that the buyer’s damages for loss of the easement included, in addition to diminution in value caused by loss of the easement, damages attributable to the fact that the easement had additional unique value to a neighbor, which plaintiff could have used as a “bargaining chip” to obtain a higher price when negotiating a sale of the easement to the neighbor.[Ed. Note: This case may not be applicable to title insurance because standard ALTA policies contain a provision limiting liability for damages to “the difference between the value of the Title as insured and the value of the Title subject to the risk insured against by this policy”. CLTA policies contain a similar provision. The ALTA/CLTA Homeowners Policy of Title Insurance contains a provision limiting damages to “your actual loss”.]
California Redevelopment Association v. Matosantos     Docket
53 Cal.4th 231 – Cal. Supreme Court (S194861)  12/29/11REDEVELOPMENT AGENCIES:
1. Assembly Bill 1X 26, which bars redevelopment agencies from engaging in new business and provides for their windup and dissolution, is constitutional.
2. Assembly Bill 1X 27, which offers redevelopment agencies the alternative to continue to operate if the cities and counties that created them agree to make payments into funds benefiting the state’s schools and special districts, is unconstitutional.
Stebley v. Litton Loan Servicing     Docket     Sup.Ct. Docket
202 Cal.App.4th 522 – 3rd Dist. (C066130)  11/30/11 (Pub. Order 12/29/11)    Petition for review and depublication request by Cal Supreme Ct. DENIED 3/14/12TRUSTEE’S SALES: The court upheld the trial court’s sustaining of a demurrer without leave to amend in an action alleging that defendant violated Civil Code Section 2923.5, which requires that before a notice of default can be filed, a lender must attempt to contact the borrower and explore options to prevent foreclosure. The court held:
1. Section 2923.5 does not provide for damages or for setting aside a foreclosure sale. The only remedy available is to provide the borrower more time before a foreclosure sale occurs. After the sale, the statute provides no relief.
2. The statute does not require a lender to modify the loan.
3. While a tender of the loan amount is not necessary to delay a foreclosure sale, it is necessary in order to set aside a sale after it occurs.
4. Plaintiff’s cause of action for dependant adult abuse fails because plaintiff failed to allege that the property was taken wrongfully where an ordinary foreclosure sale occurred.
Portico Management Group v. Harrison     Docket     Sup.Ct. Docket
202 Cal.App.4th 464 – 3rd Dist. (C062060)  12/28/11     Petition for review by Cal Supreme Ct. DENIED 4/11/12TRUSTS: In the published portion of the opinion, the court held that an arbitration award and judgment against a trust, and not against the trustees in their capacity as trustees, were not valid because a trust is not an entity or person capable of owning title to property. A trust is, rather, a fiduciary relationship with respect to property. The court pointed out that if the judgment had been against the trustees in their representative capacities, it would have also bound successor trustees. Although the lawsuit properly named the trustees, for some reason plaintiff did not seek to correct or modify the arbitration award or judgment to indicate that it was properly against the trustees.
Gray1 CPB v. Kolokotronis     Docket
202 Cal.App.4th 480 – 3rd Dist (C064954)  12/2/11 (Pub. Order 12/28/11)     Case complete 2/28/12GUARANTY: The court rejected defendant’s contention that the guaranty he signed was actually a demand note, which would have meant that he could compel the lender to foreclose on the security first and that the waiver of his rights under various antideficiency statutes would be invalid. The court held that the following language in the guaranty did not turn the guaranty into a promissory note: “whether due or not due,” “on demand,” and “not contingent upon and are independent of the obligations of Borrower.”
Lona v. Citibank     Docket
202 Cal.App.4th 89 – 6th Dist (H036140)  12/21/11     Case complete 2/22/12TRUSTEE’S SALES: The court reversed a summary judgment in favor of defendants in an action seeking to set aside a trustee’s sale on the basis that the loan was unconscionable. The court held that summary judgment was improper for two reasons:
1. The homeowner presented sufficient evidence of triable issues of material fact regarding unconscionability. Plaintiff asserted that the loan broker ignored his inability to repay the loan (monthly loan payments were four times his monthly income) and, as a person with limited English fluency, little education, and modest income, he did not understand many of the details of the transaction which was conducted entirely in English.
2. Plaintiff did not tender payment of the debt, which is normally a condition precedent to an action by the borrower to set aside the trustee’s sale, but defendants’ motion for summary judgment did not address the exceptions to this rule that defendant relied upon.The case contains a good discussion of four exceptions to the tender requirement: 1. If the borrower’s action attacks the validity of the underlying debt, a tender is not required since it would constitute an affirmation of the debt. 2. A tender will not be required when the person who seeks to set aside the trustee’s sale has a counter-claim or set-off against the beneficiary. 3. A tender may not be required where it would be inequitable to impose such a condition on the party challenging the sale. 4. No tender will be required when the trustor is not required to rely on equity to attack the deed because the trustee’s deed is void on its face.
Pioneer Construction v. Global Investment Corp.     Modification Order     Docket     Sup.Ct. Docket
202 Cal.App.4th 161 – 2nd Dist. (B225685)  12/21/11     Request for depublication DENIED 3/28/12MECHANICS LIENS: The court held that:
1. A mechanics lien claimant who provided labor and materials prepetition to a debtor in bankruptcy can record a mechanics lien after the property owner files for bankruptcy without violating the automatic stay. (11 U.S.C. §362(b)(3).)
2. A mechanics lienor must, and defendant did, file a notice of lien in the debtor’s bankruptcy proceedings to inform the debtor and creditors of its intention to enforce the lien. (11 U.S.C. §546(b)(2)
3. The 90-day period to file an action after recording a mechanics lien is tolled during the pendency of the property owner’s bankruptcy. Accordingly, an action to enforce the lien was timely when filed 79 days after a trustee’s sale by a lender who obtained relief from the automatic stay. (The property ceased to be property of the estate upon completion of the trustee’s sale.)
Harbour Vista v. HSBC Mortgage Services     Docket
201 Cal.App.4th 1496 – 4th Dist., Div. 3 (G044357)  12/19/11     Case complete 2/21/12QUIET TITLE: Normally, a defendant has no right to participate in the case after its default has been entered. But Code of Civil Procedure Section 764.010, pertaining to quiet title actions, provides that “[t]he court shall not enter judgment by default but shall in all cases require evidence of plaintiff’s title and hear such evidence as may be offered respecting the claims of any of the defendants . . .” The court held that, while default may be entered, Section 764.010 requires that before issuing a default judgment the trial court must hold an evidentiary hearing in open court, and that a defendant is entitled to participate in the hearing even when it has not yet answered the complaint and is in default.
Park v. First American Title Insurance Company     Docket
201 Cal.App.4th 1418 – 4th Dist., Div. 3 (G044118)  11/23/11 (Pub. Order 12/16/11)     Case complete 2/15/12TRUSTEE’S SALES: A trustee’s sale was delayed due to defendant’s error in preparing the deed of trust. However, the court held that plaintiff could not establish damages because she could not prove that a potential buyer was ready, willing and able to purchase the property when the trustee’s sale was originally scheduled. Such proof would require showing that a prospective buyer made an offer, entered into a contract of sale, obtained a cashier’s check, or took any equivalent step that would have demonstrated she was ready, willing, and able to purchase plaintiff’s property. Also, plaintiff would need to show that the prospective buyer was financially able to purchase the property, such as by showing that the prospective buyer had obtained financing for the sale, preapproval for a loan or had sufficient funds to purchase the property with cash.
Bardasian v. Superior Court     Docket
201 Cal.App.4th 1371 – 3rd Dist. (C068488)  12/15/11TRUSTEE’S SALES: Civil Code Section 2923.5 requires that before a notice of default can be filed, a lender must attempt to contact the borrower and explore options to prevent foreclosure. Where the trial court ruled on the merits that a lender failed to comply with Section 2923.5, it was proper to enjoin the sale pending compliance with that section, but it was not proper to require plaintiff to post a bond and make rent payments. Also, discussions in connection with a loan modification three years previously did not constitute compliance with the code section.
Lang v. Roche     Docket
201 Cal.App.4th 254 – 2nd Dist. (B222885)  11/29/11     Case complete 2/3/12SHERIFF’S SALES: Plaintiff sought to set aside a Sheriff’s sale arising from the execution on a judgment rendered in another action. Defendant had obtained that judgment by default after service by publication even though plaintiff was defendant’s next door neighbor and could easily be found. The court set the sale aside, holding that even though C.C.P. 701.780 provides that an execution sale is absolute and cannot be set aside, that statute does not eliminate plaintiff’s right of equitable redemption where the judgment is void due to lack of personal jurisdiction.
Promenade at Playa Vista HOA v. Western Pacific Housing     Docket     Sup.Ct. Docket
200 Cal.App.4th 849 – 2nd Dist. (B225086)  11/8/11     Petition for review by Cal Supreme Ct. GRANTED 1/25/12CC&R’S: In a construction defect action brought by a condominium homeowners association, the court held that a developer cannot compel binding arbitration of the litigation pursuant to an arbitration provision in the Declaration of Covenants, Conditions, and Restrictions. CC&R’s are not a contract between the developer and the homeowners association. Instead, the provisions in the CC&R’s are equitable servitudes and can be enforced only by the homeowners association or the owner of a condominium, not by a developer who has sold all the units.
Alpha and Omega Development v. Whillock Contracting     Docket     Sup.Ct. Docket
200 Cal.App.4th 656 – 4th Dist., Div. 1 (D058445)  11/2/11     Petition for review by Cal Supreme Ct. DENIED 2/15/12LIS PENDENS: This is a slander of title and malicious prosecution action brought after defendant’s unsuccessful action to foreclose a mechanics lien. Plaintiff’s slander of title allegation is based on defendant’s recordation of a lis pendens in the prior mechanics lien action. The appellate court upheld the trial court’s granting of defendant’s anti-SLAPP motion and striking the slander of title cause of action, because recording a lis pendens is privileged under Civil Code Section 47(b)(4).
Biancalana v. T.D. Service Company     Docket     Sup.Ct. Docket
200 Cal.App.4th 527 – 6th Dist. (H035400)  10/31/11     Petition for review by Cal Supreme Ct. GRANTED 2/15/12TRUSTEE’S SALES: Inadequacy of the sale price is not a sufficient ground for setting aside a trustee’s sale of real property in the absence of any procedural errors. The unpaid balance of the loan secured by the subject deed of trust was $219,105. The trustee erroneously told the auctioneer to credit bid the delinquency amount ($21,894.17). Plaintiff was the successful bidder with a bid of $21,896. The court refused to set aside the sale because there were no procedural errors and the mistake was within the discretion and control of the trustee, who was acting as agent for the lender. The court distinguished Millennium Rock Mortgage, Inc. v. T.D. Service Co. because here the mistake was made by defendant in the course and scope of its duty as the beneficiary’s agent, not by the auctioneer as in Millennium Rock.The case also contains a discussion of the rule that once the trustee’s deed has been delivered, a rebuttable presumption arises that the foreclosure sale has been conducted regularly and properly. But where the deed has not been transferred, the sale may be challenged on the grounds of procedural irregularity.
First Bank v. East West Bank     Docket
199 Cal.App.4th 1309 – 2nd Dist. (B226061)  10/17/11     Case complete 12/19/11RECORDING: Where two deeds of trust secured by the same real property were simultaneously time-stamped for recording by the County Recorder’s Office but were indexed at different times, the lenders have equal priority. The recording laws protect subsequent purchasers and neither bank was a subsequent purchaser. The court acknowledged that a subsequent purchaser (or lender) who records his interest before the prior interest is indexed has priority, but this rule does not apply when both deeds of trust were recorded simultaneously.
Dollinger DeAnza Assoc. v. Chicago Title Insurance Company     Docket     Sup.Ct. Docket
199 Cal.App.4th 1132 – 6th Dist. (H035576)  9/9/11 (Pub. Order 10/6/11)     Request for depublication DENIED 1/4/12TITLE INSURANCE: Plaintiff’s title insurance policy, which was issued in 2004, insured property that originally consisted of seven parcels, but which had been merged into a single parcel pursuant to a Notice of Merger recorded by the City of Cupertino in 1984. The policy did not except the Notice of Merger from coverage. Plaintiff filed this action after Chicago Title denied its claim for damages alleged to result from the inability to sell one of the parcels separately. The court ruled in favor of Chicago, holding:
1. While the notice of merger may impact Plaintiff’s ability to market the separate parcel, it has no affect on Plaintiff’s title to that parcel, so it does not constitute a defect in title. It does not represent a third person’s claim to an interest in the property.
2. Chicago is not barred by principals of waiver or estoppel from denying plaintiff’s claim, after initially accepting the claim, because 1) waiver only applies to insurers that do not reserve rights when accepting a tender of defense and 2) plaintiff failed to show detrimental reliance, which is one of the elements of estoppel.
3. Plaintiff’s claim for breach of the implied covenant of good faith and fair dealing cannot be maintained where benefits are not due under plaintiff’s insurance policy.
4. Since the court held that the Notice of Merger was not a defect in title, it did not need to consider Chicago’s contention that the Notice of Merger was void because the County Recorder indexed it under the name of the City, rather than the name of the property owner.
[Ed. note: This case must have dealt with an ALTA 1992 policy. The ALTA 2006 policy made changes to the Covered Risks.]
Sukut Construction v. Rimrock CA     Docket     Sup.Ct. Docket
199 Cal.App.4th 817 – 4th Dist., Div. 1 (D057774)  9/30/11     Petition for review by Cal Supreme Ct. DENIED 12/14/11MECHANICS LIENS: Plaintiff could not establish a mining lien under Civil Code Section 3060 for removing rocks from a quarry because a quarry is not a mine and the rocks were not minerals. The court did not address whether plaintiff could establish a regular mechanics lien because it held that plaintiff was judicially estopped from asserting that position after leading defendant to believe that it was asserting only a mining claim.
UNPUBLISHED: First American Title Insurance Company v. Ordin     Docket
Cal.App. 2nd Dist. (B226671)  9/14/11     Case complete 11/17/11TITLE INSURANCE: An arbitrator found that defendants did not lose coverage under their title policy when they conveyed title to their wholly owned corporation, then to themselves as trustees of their family trust and finally to a wholly owned limited liability company. This conflicts with the holding in Kwok v. Transnation Title Insurance Company and this could have been an interesting case, except that whether the ruling was right or wrong was not before the court. The court held only that the arbitrator’s award could not be overturned, even if the the law was applied incorrectly, because there was no misconduct by the arbitrator.
Calvo v. HSBC Bank     Docket     Sup.Ct. Docket
199 Cal.App.4th 118 – 2nd Dist. (B226494)  9/13/11     Petition for review by Cal Supreme Ct. DENIED 1/4/12TRUSTEE’S SALES: Notice of the assignment of a deed of trust appeared only in the substitution of trustee, which was recorded on the same date as the notice of trustee’s sale, and which stated that MERS, as nominee for the assignee lender, was the present beneficiary. Plaintiff sought to set aside the trustee’s sale for an alleged violation of Civil Code section 2932.5, which requires the assignee of a mortgagee to record an assignment before exercising a power to sell real property. The court held that the lender did not violate section 2932.5 because that statute does not apply when the power of sale is conferred in a deed of trust rather than a mortgage.
Robinson v. Countrywide Home Loans     Docket
199 Cal.App.4th 42 – 4th Dist., Div. 2 (E052011)  9/12/11     Case complete 11/15/11TRUSTEE’S SALES: The trial court properly sustained defendant lender’s demurrer without leave to amend because 1) the statutory scheme does not provide for a preemptive suit challenging MERS authority to initiate a foreclosure and 2) even if such a statutory claim were cognizable, the complaint did not allege facts sufficient to challenge the trustee’s authority to initiate a foreclosure.
Hacienda Ranch Homes v. Superior Court (Elissagaray)     Docket
198 Cal.App.4th 1122 – 3rd Dist. (C065978)  8/30/11     Case complete 11/1/11ADVERSE POSSESSION: Plaintiffs (real parties in interest) acquired a 24.5% interest in the subject property at a tax sale. The court rejected plaintiffs’ claim of adverse possession under both 1) “color of title” because the tax deed by which they acquired their interest clearly conveyed only a 24.5% interest instead of a 100% interest, and 2) “claim of right” because plaintiffs’ claims of posting for-sale signs and clearing weeds 2 or 3 times a year did not satisfy the requirement of protecting the property with a substantial enclosure or cultivating or improving the property, as required by Code of Civil Procedure Section 325. The court also pointed out that obtaining adverse possession against cotenants requires evidence much stronger than that which would be required against a stranger, and plaintiffs failed to establish such evidence in this case.
Gramercy Investment Trust v. Lakemont Homes Nevada, Inc.     Docket
198 Cal.App.4th 903 – 4th Dist., Div. 2 (E051384)  8/24/11     Case complete 10/27/11ANTIDEFICIENCY: After a judicial foreclosure, the lender obtained a deficiency judgment against a guarantor. The court held that the choice of law provision designating the law of New York was unenforceable because there were insufficient contacts with New York. California is where the contract was executed, the debt was created and guaranteed, the default occurred and the real property is located. Also, Nevada law does not apply, even though the guarantor was a Nevada corporation, because Nevada had no connection with the transaction. The court also held that the guarantor was not entitled to the protection of California’s antideficiency statutes because the guaranty specifically waived rights under those statutes in accordance with Civil Code Section 2856.
Hill v. San Jose Family Housing Partners     Docket
198 Cal.App.4th 764 – 6th Dist. (H034931)  8/23/11     Case complete 10/25/11EASEMENTS: Plaintiff, who had entered into an easement agreement with defendant’s predecessor to maintain a billboard on a portion of defendant’s property, filed an action to prevent defendant from constructing a multi-unit building that would allegedly block the view of the billboard. Defendant asserted that the easement was unenforceable because it violated city and county building codes. The court held:
1. The easement was enforceable because the property’s use for advertising purposes is not illegal in and of itself. Although the instrumentality of that use, i.e., the billboard, may be illegal, that is not a bar to the enforcement of the agreement.
2. The easement agreement did not specifically state that it included the right to view the billboard from the street, but the parties necessarily intended the easement to include that right since viewing the billboard by passing traffic is the purpose of the easement.
3. Nevertheless, the trial court improperly denied a motion for a retrial to re-determine damages based on new evidence that the city had instituted administrative proceedings to have the billboard removed. The award of damages was based on plaintiff’s expected revenue from the billboard until 2037, and such damages will be overstated if the city forces plaintiff to remove the billboard.
Fontenot v. Wells Fargo Bank     Docket     Sup.Ct. Docket
198 Cal.App.4th 256 – 1st Dist. (A130478)  8/11/11     Depublication request DENIED 11/30/11FORECLOSURE / MERS: Plaintiff alleged a foreclosure was unlawful because MERS made an invalid assignment of an interest in the promissory note and because the lender had breached an agreement to forbear from foreclosure. The appellate court held that the trial court properly sustained a demurrer to the fourth amended complaint without leave to amend. The court held that MERS had a right to assign the note even though it was not the beneficiary of the deed of trust because in assigning the note it was acting on behalf of the beneficiary and not on its own behalf. Additionally, Plaintiff failed to allege that the note was not otherwise assigned by an unrecorded document. The court also held that plaintiff failed to properly allege that the lender breached a forbearance agreement because plaintiff did not attach to the complaint a copy of a letter (which the court held was part of the forbearance agreement) that purportedly modified the agreement. Normally, a copy of an agreement does not have to be attached to a complaint, but here the trial court granted a previous demurrer with leave to amend specifically on condition plaintiff attach a copy of the entire forbearance agreement to the amended pleading.
Boschma v. Home Loan Center     Docket
198 Cal.App.4th 230 – 4th Dist., Div. 3 (G043716)  8/10/11     Case complete 10/11/11LOAN DISCLOSURE: Borrowers stated a cause of action that survived a demurrer where they alleged fraud and a violation of California’s Unfair Competition Law (B&PC 17200, et seq.) based on disclosures indicating that borrowers’ Option ARM loan may result in negative amortization when, in fact, making the scheduled payments would definitely result in negative amortization. However, the court also pointed out that at trial in order to prove damages plaintiffs will have to present evidence that, because of the structure of the loans, they suffered actual damages beyond their loss of equity. For every dollar by which the loan balances increased, plaintiffs kept a dollar to save or spend as they pleased, so they will not be able to prove damages if their “only injury is the psychological revelation . . . that they were not receiving a free lunch from defendant”.
Thorstrom v. Thorstrom     Docket
196 Cal.App.4th 1406 – 1st Dist. (A127888)  6/29/11     Case complete 8/30/11EASEMENTS: Plaintiffs were not able to preclude defendants’ use of a well on plaintiffs’ property. The historic use of the well by the common owner (the mother of the current owners) indicated an intent for the well to serve both properties, and an implied easement was created in favor of defendants when the mother died and left one parcel to each of her two sons. However, the evidence did not establish that defendants were entitled to exclusive use of the well, so both properties are entitled to reasonable use of the well consistent with the volume of water available at any given time.
Herrera v. Deutsche Bank     Docket
196 Cal.App.4th 1366 – 3rd Dist. (C065630)  5/31/11 (Cert. for pub. 6/28/11)     Case complete 8/30/11TRUSTEE’S SALES: Plaintiffs sought to set aside a trustee’s sale, claiming that the Bank had not established that it was the assignee of the note, and that the trustee (“CRC”) had not established that it was properly substituted as trustee. To establish that the Bank was the beneficiary and CRC was the trustee, defendants requested that the trial court take judicial notice of the recorded Assignment of Deed of Trust and Substitution of Trustee, and filed a declaration by an employee of CRC referring to the recordation of the assignment and substitution, and stating that they “indicated” that the Bank was the assignee and CRC was the trustee. The trial court granted defendants’ motion for summary judgment and the appellate court reversed. The Court acknowledged that California law does not require the original promissory note in order to foreclose. But while a court may take judicial notice of a recorded document, that does not mean it may take judicial notice of factual matters stated therein, so the recorded documents do not prove the truth of their contents. Accordingly, the Bank did not present direct evidence that it held the note.Ed. notes: 1. It seems that the Bank could have avoided this result if it had its own employee make a declaration directly stating that the Bank is the holder of the note and deed of trust, 2. In the unpublished portion of the opinion, the Court held that if the Bank is successful in asserting its claim to the Property, there is no recognizable legal theory that would require the Bank to pay plaintiffs monies they expended on the property for back taxes, insurance and deferred maintenance.
Tashakori v. Lakis     Docket     Sup.Ct. Docket
196 Cal.App.4th 1003 – 2nd Dist. (B220875)  6/21/11     Petition for review by Cal Supreme Ct. DENIED 9/21/11EASEMENTS: The court granted plaintiffs an “equitable easement” for driveway purposes. Apparently, plaintiffs did not have grounds to establish a prescriptive easement. But a court can award an equitable easement where the court applies the “relative hardship” test and determines, as the court did here, that 1) the use is innocent, which means it was not willful or negligent, 2) the user will suffer irreparable harm if relief is not granted and 3) there is little harm to the underlying property owner.
Conservatorship of Buchenau (Tornel v. Office of the Public Guardian)     Docket
196 Cal.App.4th 1031 – 2nd Dist. (B222941)  5/31/11 (Pub. order 6/21/11)     Case complete 8/24/11CONTRACTS: A purchaser of real property was held liable for damages for refusing to complete the purchase contract, even though the seller deposited the deed into escrow 19 days after the date set for close of escrow. The escrow instructions did not include a “time is of the essence” clause, so a reasonable time is allowed for performance. The purchaser presented no evidence that seller’s delay of 19 days was unreasonable following a two-month escrow.
Diamond Heights Village Assn. v. Financial Freedom Senior Funding Corp.     Docket     Sup.Ct. Docket
196 Cal.App.4th 290 – 1st Dist. (A126145)  6/7/11     Petition for review by Cal Supreme Ct. DENIED 9/21/11HOMEOWNERS ASSOCIATION LIENS:
1. A homeowner’s association recorded a notice of assessment lien, judicially foreclosed and obtained a judgment against the homeowners. However, it did not record an abstract of judgment, which would have created a judgment lien, nor did it record a writ of execution, which would have created an execution lien. The court held that a subsequently recorded deed of trust had priority because when an assessment lien is enforced through judicial action, the debt secured by the lien is merged into the judgment. The association’s previous rights were merged into the judgment, substituting in their place only such rights as attach to the judgment.
2. After defendant lender prevailed on summary judgment as to the single cause of action naming the lender, trial proceeded as to the owners of the property, including a cause of action for fraudulent conveyance of a 1/2 interest in the property pertaining to a transfer from the original owner to himself and his mother. The trial court ruled in favor of the Association on the fraudulent conveyance cause of action AND held that defendant lender’s deed of trust was set aside as to that 1/2 interest. The appellate court held that trial of those remaining claims was proper, including trial of the Association’s cause of action against the homeowners for fraudulent conveyance of their condominium unit. It was not proper, however, to void the lender’s security interest in the property (in whole or part) when the lender had not been joined as a party to the fraudulent conveyance cause of action, and final judgment had already been entered in its favor.
Hamilton v. Greenwich Investors XXVI      Modification     Docket
195 Cal.App.4th 1602 – 2nd Dist. (B224896)  6/1/11     Case complete 8/17/11TRUSTEE’S SALES:
1. Plaintiff/borrower’s failure to disclose, in earlier bankruptcy proceedings, the existence of his breach of contract and fraud claims against the lender bars the borrower from litigating those claims now. The court distinguished several cases that permitted a debtor in bankruptcy from subsequently pursuing a cause of action that was not disclosed in the bankruptcy pleadings on the basis that in those cases the defendant was not a creditor in the bankruptcy and because the schedules specifically asked the debtor to disclose any offsets against the debts that were listed. This action against the lender amounts to an offset against the loan, so by listing the loan and failing to list this claim, the borrower’s bankruptcy schedules were inaccurate.
2. The borrower’s causes of action for breach of contract and fraud fail in any event because the borrower did not allege the essential fact of payment of sums due from the borrower (i.e. performance by the borrower) or set forth an excuse for performance.
3. The borrower cannot state a cause of action for violations of Civil Code Section 2923.5, which requires lenders to contact borrowers to explore options to avoid foreclosure, because the only remedy for such violations is postponement of the foreclosure sale, and borrower’s house has been sold.
***DECERTIFIED***
Ferguson v. Avelo Mortgage     Modification     Docket     Sup.Ct. Docket
Cal.App. 2nd Dist. (B223447)  6/1/11     Petition for review by Cal Supreme Ct. DENIED & DECERTIFIED 9/14/11FORECLOSURE / MERS:
1. A Notice of Default was defective because it was signed by a trustee before recordation of the substitution of trustee substituting it in place of the original trustee. But the Notice of Sale was properly given because it recorded at the same time as the substitution and included the statutorily required affidavit attesting to the mailing of a copy of the substitution to all persons to whom an NOD must be mailed. Since the NOS was valid, the court held that the sale was merely voidable and not void. Therefore, unlike a void sale (such as where a substitution of trustee is not recorded until after the trustee’s sale is completed), where the sale is merely voidable the plaintiff must tender full payment of the debt in order to bring an action setting aside the sale. The plaintiff did not make such a tender, so the trial court properly refused to set aside the sale.
2. Mortgage Electronic Registration Systems (MERS), as nominee of the original lender had the authority to assign the note and deed of trust to defendant, even if MERS does not possess the original note.
Creative Ventures, LLC v. Jim Ward & Associates     Docket     Sup.Ct. Docket
195 Cal.App.4th 1430 – 6th Dist. (H034883)  5/31/11     Petition for review by Cal Supreme Ct. DENIED 8/10/11USURY:
1. The real estate broker arranged loan exception to the Usury Law does not apply were a corporation was not licensed as a broker, even though the officer who negotiated the loan was licensed, where the officer was acting on behalf of the corporation and not on his own behalf.
2. The payee of the note assigned the note to multiple investors. In order to take free of the borrower’s defenses against the original payee, the assignees would have had to be holders in due course. They were not holders in due course because a) the original payee did not endorse the note and transfer possession of the note to the assignees, both of which are requirements for holder in due course status, and b) each investor was assigned a partial interest and partial assignees cannot be holders in due course.
3. The individual investors did not receive usurious interest because the interest rate itself was not usurious. But since the overall interest was usurious when the payee’s brokerage fee was included, the investors must refund the illegal interest each received.
4. The fact that the investors did not intend to violate the Usury Law is irrelevant because the only intent required is the intent to receive payment of interest.
5. An award of treble damages is within the discretion of the trial court, and the trial court properly exercised its discretion not to award treble damages because the conduct of defendants was not intentional.
Ribeiro v. County of El Dorado     Docket     Sup.Ct. Docket
195 Cal.App.4th 354 – 3rd Dist. (C065505)  5/10/111     Petition for review by Cal Supreme Ct. DENIED 8/24/11TAX SALES: “Caveat emptor” applies to tax sales. Accordingly, plaintiff/tax sale purchaser could not rescind the tax sale and obtain his deposit back where he was unaware of the amount of 1915 Act bond arrearages and where the County did not mislead him.
The Main Street Plaza v. Cartwright & Main, LLC     Docket
194 Cal.App.4th 1044 – 4th Dist., Div. 3 (G043569)  4/27/11     Case complete 6/27/11EASEMENTS: Plaintiff sought to establish a prescriptive easement for parking and access. The trial court granted a motion for summary judgment against plaintiff because it had not paid taxes on the easement. The appellate court reversed because, while payment of property taxes is an element of a cause of action for adverse possession, payment of taxes is not necessary for an easement by prescription, unless the easement has been separately assessed. A railway easement over the same area was separately assessed, but that is irrelevant because the railway easement and the prescriptive easement were not coextensive in use.
Liberty National Enterprises v. Chicago Title Insurance Company     Docket
194 Cal.App.4th 839 – 2nd Dist. (B222455)  4/6/11 (pub. order 4/26/11)     Case complete 6/28/11NOTE: This case is not summarized because it deals with disqualification of a party’s attorney, and not with issues related to title insurance. It is included here only to point out that fact.
Barry v. OC Residential Properties     Docket     Sup.Ct. Docket
194 Cal.App.4th 861 – 4th Dist., Div. 3 (G043073)  4/26/11     Petition for review by Cal Supreme Ct. DENIED 7/13/11TRUSTEE’S SALES: Under C.C.P. 729.035 a trustee’s sale to enforce a homeowners association lien is subject to a right of redemption for 90 days after the sale, and under C.C.P. 729.060 the redemption price includes reasonable amounts paid for maintenance, upkeep and repair. Defendant purchased plaintiff’s interest in a common interest development at a foreclosure sale of a homeowners association lien. Plaintiff sought to redeem the property and defendant included certain repair costs in the redemption amount. Plaintiff asserted that the costs were not for reasonable maintenance, upkeep and repair. The court held that the costs were properly included because the person seeking to redeem has the burden of proof, and plaintiff failed to carry that burden in this case. Plaintiff also asserted that she should not have to pay the repair costs because the work was performed by an unlicensed contractor. The court held that the cost of the repair work was properly included because plaintiff would receive a windfall if she did not have to reimburse those costs and because this is not an action in which a contractor is seeking compensation.
McMackin v. Ehrheart     Docket
194 Cal.App.4th 128 – 2nd Dist. (B224723)  4/8/11     Case complete 6/9/11CONTRACTS / PROBATE: This case involves a “Marvin” agreement, which is an express or implied contract between nonmarital partners. Plaintiff sought to enforce an alleged oral agreement with a decedent to leave plaintiff a life estate in real property. The court held that since the agreement was for distribution from an estate, it is governed by C.C.P. Section 366.3, which requires the action to be commenced within one year after the date of death. But the court further concluded that, depending on the circumstances of each case, the doctrine of equitable estoppel may be applied to preclude a party from asserting the statute of limitations set forth in section 366.3 as a defense to an untimely action where the party’s wrongdoing has induced another to forbear filing suit.
Ferwerda v. Bordon     Docket
193 Cal. App. 4th 1178 – 3rd Dist. (C062389)  3/25/11     Petition for review by Cal Supreme Ct. DENIED 6/8/11CC&R’s
In the published portion of the opinion, the court held:
1. The following language in the CC&R’s gave the Homeowners Association the authority to adopt new design standards pertaining to development of lots in the subdivision: “in the event of a conflict between the standards required by [the Planning] Committee and those contained herein, the standards of said Committee shall govern”; and
2. The Planning Committee could not adopt a rule that allowed for attorney’s fees to be awarded to the prevailing party in a lawsuit because such a provision was not contained in the CC&R’s. Adopting the rule was an attempt by the committee to insert a new provision that binds homeowners without their approval.In the unpublished portion of the opinion, the court held that the Planning Committee acted properly in denying the plaintiff’s building plans. (The details are not summarized here because that part of the opinion is not certified for publication.)
Capon v. Monopoly Game LLC     Docket
193 Cal. App. 4th 344 – 1st Dist. (A124964)  3/4/11     Case complete 5/5/11HOME EQUITY SALES CONTRACT ACT: In the published portion of the opinion, the court held that plaintiff was entitled to damages under the Home Equity Sales Contract Act because the purchaser was subject to the Act and the purchase contract did not comply with it. There is an exception in the Act for a purchaser who intends to live in the property. The principal member of the LLC purchase asserted that he intended to live in the property, but the court held the exception does not apply because the purchaser was the LLC rather than the member, so his intent was irrelevant.
Gomes v. Countrywide Home Loans     Docket     Cal. Sup.Ct. Docket     U.S. Supreme Ct. Docket
192 Cal. App. 4th 1149 – 4th Dist., Div. 1 (D057005)  2/18/11     Petition for review by Cal Supreme Ct. DENIED 5/18/11, Petition for a writ of certiorari DENIED 10/11/11FORECLOSURE / MERS: A borrower brought an action to restrain a foreclosure of a deed of trust held by MERS as nominee for the original lender. A Notice of Default had been recorded by the trustee, which identified itself as an agent for MERS. The court held that 1) There is no legal basis to bring an action in order to determine whether the person electing to sell the property is duly authorized to do so by the lender, unless the plaintiff can specify a specific factual basis for alleging that the foreclosure was not initiated by the correct party; and 2) MERS has a right to foreclose because the deed of trust specifically provided that MERS as nominee has the right to foreclose.
Schuman v. Ignatin     Docket
191 Cal. App. 4th 255 – 2nd Dist. (B215059)  12/23/10     Case complete 2/23/11CC&R’s: The applicable CC&R’s would have expired, but an amendment was recorded extending them. Plaintiff filed this action alleging that defendant’s proposed house violated the CC&R’s. The trial court held that the amendment was invalid because it was not signed by all of the lot owners in the subdivision. Since the CC&R’s had expired, it did not determine whether the proposed construction would have violated them. The appellate court reversed and remanded, holding that the defect in the amendment rendered it voidable, not void, and it could no longer be challenged because the four-year statute of limitations contained in C.C.P. 343 had run.
Schelb v. Stein     Docket
190 Cal. App. 4th 1440 – 2nd Dist. (B213929)  12/17/10     Case complete 2/16/11MARKETABLE RECORD TITLE ACT: In a previous divorce action, in order to equalize a division of community property, the husband was ordered to give the wife a note secured by a deed of trust on property awarded to the husband. In this case (many years later), the court held that under the Marketable Record Title Act, the deed of trust had expired. (Civil Code Section 882.020.) However, under Family Code Section 291, the underlying family law judgment does not expire until paid, so it is enforceable as an unsecured judgment.
Vuki v. Superior Court     Docket
189 Cal. App. 4th 791 – 4th Dist., Div. 3 (G043544)  10/29/10     Case complete 1/3/11TRUSTEE’S SALES: Unlike section 2923.5 as construed by this court in Mabry v. Superior Court (2010) 185 Cal.App.4th 208, neither Section 2923.52 or Section 2923.53 provides any private right of action, even a very limited one as this court found in Mabry. Civil Code section 2923.52 imposes a 90-day delay in the normal foreclosure process. But Civil Code section 2923.53 allows for an exemption to that delay if lenders have loan modification programs that meet certain criteria. The only enforcement mechanism is that a violation is deemed to be a violation of lenders license laws. Section 2923.54 provides that a violation of Sections 2923.52 or 2923.53 does not invalidate a trustee’s sale, and plaintiff also argued that a lender is not entitled to a bona fide purchaser protection. The court rejected that argument because any noncompliance is entirely a regulatory matter, and cannot be remedied in a private action.
Abers v. Rounsavell     Mod Opinion     Docket
189 Cal. App. 4th 348 – 4th Dist., Div. 3 (G040486)  10/18/10     Case complete 12/20/10LEASES: Leases of residential condominium units required a re-calculation of rent after 30 years based on a percentage of the appraised value of the “leased land”. The term “leased land” was defined to consist of the condominium unit and an undivided interest in the common area of Parcel 1, and did not include the recreational area (Parcel 2), which was leased to the Homeowners Association. The Court held that the language of the leases was clear. The appraisals were to be based only on the value of the lessees’ interest in Parcel 1 and not on the value of the recreational parcel.
UNPUBLISHED: Residential Mortgage Capital v. Chicago Title Ins. Company     Docket
Cal.App. 1st Dist. (A125695)  9/20/10     Case complete 11/23/10ESCROW: An escrow holder released loan documents to a mortgage broker at the broker’s request in order to have the borrowers sign the documents at home. They were improperly backdated and the broker failed to provide duplicate copies of the notice of right to rescind. Due these discrepancies, the lender complied with the borrower’s demand for a rescission of the loan, and filed this action against the escrow holder for amounts reimbursed to the borrower for finance charges and attorney’s fees. The Court held that the escrow holder did not breach a duty to the lender because it properly followed the escrow instructions, and it is common for escrow to release documents to persons associated with the transaction in order for them to be signed elsewhere.
Starr v. Starr     Docket
189 Cal. App. 4th 277 – 2nd Dist. (B219539)  9/30/10     Case complete 12/16/10COMMUNITY PROPERTY: In a divorce action the Court ordered the husband to convey title to himself and his former wife. Title had been taken in the husband’s name and the wife executed a quitclaim deed. But Family Code Section 721 creates a presumption that a transaction that benefits one spouse was the result of undue influence. The husband failed to overcome this presumption where the evidence showed that the wife executed the deed in reliance on the husband’s representation that he would subsequently add her to title. The husband was, nevertheless, entitled to reimbursement for his separate property contribution in purchasing the property.
Malkoskie v. Option One Mortgage Corp.     Docket
188 Cal. App. 4th 968 – 2nd Dist. (B221470)  9/23/10     Case complete 11/23/10TRUSTEE’S SALES: After plaintiff stipulated to a judgment in an unlawful detainer action, she could not challenge the validity of the trustee’s sale in a subsequent action because the subsequent action is barred by collateral estoppel. Because the action was barred, the court did not reach the question of the validity of the trustee’s sale based on the substitution of trustee being recorded after trustee’s sale proceedings had commenced and based on assignments of the deed of trust into the foreclosing beneficiary being recorded after the trustee’s deed.
Lee v. Fidelity National Title Ins. Co.     Docket     Sup.Ct. Docket
188 Cal. App. 4th 583 – 1st Dist. (A124730)  9/16/10     Petition for review and depublication by Cal Supreme Ct. DENIED 12/1/10TITLE INSURANCE:
1. The insureds could have reasonably expected that they were buying a title insurance policy on APN 22, and not just APN 9, where both the preliminary report and policy included a reference to APN 22, listed exclusions from coverage that were specific to APN 22, and attached an assessor’s parcel map with an arrow pointing to both APN 9 and 22.
2. A preliminary report is merely an offer to issue a title policy, but an insured has the right to expect that the policy will be consistent with the terms of the offer.
3. There was a triable issue of fact as to whether a neighbor’s construction of improvements on APN 22 was sufficient to commence the running of the statute of limitations, where the insureds testified that they did not know the precise location of APN 22 and assumed that the neighbors constructed the improvements on their own property.
4. There was a triable issue of fact as to whether Fidelity National Title Insurance Company acted as escrow holder or whether the escrow was conducted by its affiliate, Fidelity National Title Company (only the insurance company was named as a defendant).
Chicago Title Insurance Company v. AMZ Insurance Services     Docket     Sup.Ct. Docket
188 Cal. App. 4th 401 – 4th Dist., Div. 3 (G041188)  9/9/10     Petition for review and depublication by Cal Supreme Ct. DENIED 12/15/10ESCROW: A document entitled “Evidence of Property Insurance” (“EOI”) constitutes a binder under Insurance Code Section 382.5(a). In this case an EOI was effective to obligate the insurer to issue a homeowner’s policy even though the escrow failed to send the premium check. In order to cancel the EOI the insured has to be given notice pursuant to Insurance Code Section 481.1, which the insurer did not do. The escrow holder paid the insured’s loss and obtained an assignment of rights. The court held that the escrow holder did not act as a volunteer in paying the amount of the loss, and is entitled to be reimbursed by the insurance company under the doctrine of equitable subrogation.
Vanderkous v. Conley     Docket
188 Cal. App. 4th 111 – 1st Dist (A125352)  9/2/10     Case complete 11/3/10QUIET TITLE: 1) In a quiet title action the court has equitable powers to award compensation as necessary to do complete justice, even though neither party’s pleadings specifically requested compensation. 2) Realizing that the court was going to require plaintiff to compensate defendant in exchange for quieting title in plaintiff’s favor, plaintiff dismissed the lawsuit. However, the dismissal was invalid because it was filed following trial after the case had been submitted to the court.
Purdum v. Holmes     Docket
187 Cal. App. 4th 916 – 2nd Dist. (B216493)  7/29/10     Case complete 10/22/10NOTARIES: A notary was sued for notarizing a forged deed. He admitted that he knew the grantor had not signed the deed, but the lawsuit was filed more than six years after the deed was signed and notarized. The court held that the action was barred by the six-year limitation period in C.C.P. 338(f)(3) even though plaintiff did not discover the wrongful conduct until well within the six year period.
Perlas v. GMAC Mortgage     Docket
187 Cal. App. 4th 429 – 1st Dist. (A125212)  8/11/10     Case complete 10/10/10DEEDS OF TRUST: Borrowers filed an action against a lender to set aside a deed of trust, setting forth numerous causes of action. Borrowers’ loan application (apparently prepared by a loan broker) falsely inflated the borrowers’ income. In the published portion of the opinion. The court held in favor of the lender, explaining that a lender is not in a fiduciary relationship with borrowers and owes them no duty of care in approving their loan. A lender’s determination that the borrowers qualified for the loan is not a representation that they could afford the loan. One interesting issue in the unpublished portion of the opinion was the court’s rejection of the borrowers’ argument that naming MERS as nominee invalidated the deed of trust because, as borrower argued, the deed of trust was a contract with MERS and the note was a separate contract with the lender.
Soifer v. Chicago Title Company     Modification     Docket     Sup.Ct. Docket
187 Cal. App. 4th 365 – 2nd Dist. (B217956)  8/10/10     Petition for review by Cal Supreme Ct. DENIED 10/27/10TITLE INSURANCE: A person cannot recover for errors in a title company’s informal communications regarding the condition of title to property in the absence of a policy of title insurance or the purchase of an abstract of title. There are two ways in which an interested party can obtain title information upon which reliance may be placed: an abstract of title or a policy of title insurance. Having purchased neither, plaintiff cannot recover for title company’s incorrect statement that a deed of trust in foreclosure was a first lien.
In re: Hastie (Weinkauf v. Florez)     Docket     Sup.Ct. Docket
186 Cal. App. 4th 1285 – 1st Dist. (A127069)  7/22/10     Petition for review by Cal Supreme Ct. filed late and DENIED 9/21/10DEEDS: An administrator of decedent’s estate sought to set aside two deeds on the basis that the grantees were the grandson and granddaughter of decedent’s caregiver. Defendant did not dispute that the transfers violated Probate Code Section 21350, which prohibits conveyances to a fiduciary, including a caregiver, or the fiduciary’s relatives, unless specified conditions are met. Instead, defendant asserted only that the 3-year statute of limitations had expired. The court held that the action was timely because there was no evidence indicating that the heirs had or should have had knowledge of the transfer, which would have commenced the running of the statute of limitations.
Bank of America v. Stonehaven Manor, LLC     Docket     Sup.Ct. Docket
186 Cal. App. 4th 719 – 3rd Dist. (C060089)  7/12/10     Petition for review by Cal Supreme Ct. DENIED 10/20/10ATTACHMENT: The property of a guarantor of a debt–a debt which is secured by the real property of the principal debtor and also that of a joint and several co-guarantor–is subject to attachment where the guarantor has contractually waived the benefit of that security (i.e. waived the benefit of Civil Code Section 2849).
Jackson v. County of Amador     Docket
186 Cal. App. 4th 514 – 3rd Dist. (C060845)  7/7/10     Depublication request DENIED 9/15/10RECORDING LAW: An owner of two rental houses sued the county recorder for recording a durable power of attorney and two quitclaim deeds that were fraudulently executed by the owner’s brother. The superior court sustained the recorder’s demurrer without leave to amend. The court of appeal affirmed, holding that the legal insufficiency of the power of attorney did not provide a basis for the recorder to refuse to record the power of attorney under Government Code Section 27201(a) and the recorder did not owe the owner a duty to determine whether the instruments were fraudulently executed because the instruments were notarized.
Luna v. Brownell     Docket
185 Cal. App. 4th 668 – 2nd Dist. (B212757)  6/11/10     Case complete 8/17/10DEEDS: A deed transferring property to the trustee of a trust is not void as between the grantor and grantee merely because the trust had not been created at the time the deed was executed, if (1) the deed was executed in anticipation of the creation of the trust and (2) the trust is in fact created thereafter. The deed was deemed legally delivered when the Trust was established.
Mabry v. Superior Court     Docket     Sup.Ct. Docket
185 Cal. App. 4th 208 – 4th Dist., Div. 3 (G042911)  6/2/10     Petition for review by Cal Supreme Ct. DENIED 8/18/10TRUSTEE’S SALES: The court answered, and provided thorough explanations for, a laundry list of questions regarding Civil Code Section 2923.5, which requires a lender to explore options for modifying a loan with a borrower prior to commencing foreclosure proceedings.
1. May section 2923.5 be enforced by a private right of action?  Yes.
2. Must a borrower tender the full amount of the mortgage indebtedness due as a prerequisite to bringing an action under section 2923.5?  No.
3. Is section 2923.5 preempted by federal law?  No.
4. What is the extent of a private right of action under section 2923.5?  It is limited to obtaining a postponement of a foreclosure to permit the lender to comply with section 2923.5.
5. Must the declaration required of the lender by section 2923.5, subdivision (b) be under penalty of perjury?  No.
6. Does a declaration in a notice of default that tracks the language of section 2923.5(b) comply with the statute, even though such language does not on its face delineate precisely which one of three categories applies to the particular case at hand?  Yes.
7. If a lender forecloses without complying with section 2923.5, does that noncompliance affect the title acquired by a third party purchaser at the foreclosure sale?  No.
8. Did the lender comply with section 2923.5?  Remanded to the trial court to determine which of the two sides is telling the truth.
9. Can section 2923.5 be enforced in a class action in this case?  Not under these facts, which are highly fact-specific.
10. Does section 2923.5 require a lender to rewrite or modify the loan? No.
612 South LLC v. Laconic Limited Partnership     Docket
184 Cal. App. 4th 1270 – Cal.App. 4th Dist., Div. 1 (D056646)  5/25/10     Case complete 7/26/10ASSESSMENT BOND FORECLOSURE:
1. Recordation of a Notice of Assessment under the Improvement Act of 1911 imparted constructive notice even though the notice did not name the owner of the subject property and was not indexed under the owner’s name. There is no statutory requirement that the notice of assessment be indexed under the name of the property owner.
2. A Preliminary Report also gave constructive notice where it stated: “The lien of special tax for the following municipal improvement bond, which tax is collected with the county taxes. . .”
3. A property owner is not liable for a deficiency judgment after a bond foreclosure because a property owner does not have personal liability for either delinquent amounts due on the bond or for attorney fees incurred in prosecuting the action.
Tarlesson v. Broadway Foreclosure Investments     Docket
184 Cal. App. 4th 931 – 1st Dist. (A125445)  5/17/10     Case complete 7/20/10HOMESTEADS: A judgment debtor is entitled to a homestead exemption where she continuously resided in property, even though at one point she conveyed title to her cousin in order to obtain financing and the cousin subsequently conveyed title back to the debtor. The amount of the exemption was $150,000 (later statutorily changed to $175,000) based on debtor’s declaration that she was over 55 years old and earned less than $15,000 per year, because there was no conflicting evidence in the record.
UNPUBLISHED: MBK Celamonte v. Lawyers Title Insurance Corporation     Docket     Sup.Ct. Docket
Cal.App. 4th Dist., Div. 3 (G041605)  4/28/10     Petition for review by Cal Supreme Ct. DENIED 7/21/10TITLE INSURANCE / ENCUMBRANCES: A recorded authorization for a Mello Roos Assessment constitutes an “encumbrance” covered by a title policy, even where actual assessments are conditioned on the future development of the property.
Plaza Home Mortgage v. North American Title Company     Docket     Sup.Ct. Docket
184 Cal. App. 4th 130 – 4th Dist., Div. 1 (D054685)  4/27/10     Depublication request DENIED 8/11/10ESCROW / LOAN FRAUD: The buyer obtained 100% financing and managed to walk away with cash ($54,000) at close of escrow. (Actually, the buyer’s attorney-in-fact received the money.) The lender sued the title company that acted as escrow holder, asserting that it should have notified the lender when it received the instruction to send the payment to the buyer’s attorney-in-fact after escrow had closed. The court reversed a grant of a motion for summary judgment in favor of the escrow, pointing out that its decision is narrow, and holding only that the trial court erred when it determined the escrow did not breach the closing instructions contract merely because escrow had closed. The case was remanded in order to determine whether the escrow breached the closing instructions contract and if so, whether that breach proximately caused the lender’s damages.
Garcia v. World Savings     Docket     Sup.Ct. Docket
183 Cal. App. 4th 1031 – 2nd (B214822)  4/9/10     Petition for review and depublication by Cal Supreme Ct. DENIED 6/23/10TRUSTEE’S SALES: A lender told plaintiffs/owners that it would postpone a trustee’s sale by a week to give plaintiffs time to obtain another loan secured by other property in order to bring the subject loan current. Plaintiffs obtained a loan the following week, but the lender had conducted the trustee’s sale on the scheduled date and the property was sold to a third party bidder. Plaintiffs dismissed causes of action pertaining to setting aside the sale and pursued causes of action for breach of contract, wrongful foreclosure and promissory estoppel. The court held that there was no consideration that would support the breach of contract claim because plaintiffs promised nothing more than was due under the original agreement. Plaintiffs also could not prove a cause of action for wrongful foreclosure because that cause of action requires that the borrower tender funds to pay off the loan prior to the trustee’s sale. However, plaintiffs could recover based on promissory estoppel because procuring a high cost, high interest loan by using other property as security is sufficient to constitute detrimental reliance.
LEG Investments v. Boxler     Docket
183 Cal. App. 4th 484 – 3rd Dist. (C058743)  4/1/10     Certified for Partial Publication     Case complete 6/2/10PARTITION: A right of first refusal in a tenancy in common agreement does not absolutely waive the right of partition. Instead, the right of first refusal merely modifies the right of partition to require the selling cotenant to first offer to sell to the nonselling cotenant before seeking partition. [Ed. note: I expect that the result would have been different if the right of partition had been specifically waived in the tenancy in common agreement.]
Steiner v. Thexton     Docket
48 Cal. 4th 411 – Cal. Supreme Court (S164928)  3/18/10OPTIONS: A contract to sell real property where the buyer’s performance was entirely conditioned on the buyer obtaining regulatory approval to subdivide the property is an option. Although plaintiffs’ promise was initially illusory because no consideration was given at the outset, plaintiffs’ part performance of their bargained-for promise to seek a parcel split cured the initially illusory nature of the promise and thereby constituted sufficient consideration to render the option irrevocable.
Grotenhuis v. County of Santa Barbara     Docket
182 Cal. App. 4th 1158 – 2nd Dist. (B212264)  3/15/10     Case complete 5/18/10PROPERTY TAXES: Subject to certain conditions, a homeowner over the age of 55 may sell a principle residence, purchase a replacement dwelling of equal or lesser value in the same county, and transfer the property tax basis of the principal residence to the replacement dwelling. The court held that this favorable tax treatment is not available where title to both properties was held by an individual’s wholly owned corporation. The court rejected plaintiffs’ argument that the corporation was their alter ego because that concept is used to pierce the corporate veil of an opponent, and not to enable a person “to weave in and out of corporate status when it suits the business objective of the day.”
Clear Lake Riviera Community Assn. v. Cramer     Docket
182 Cal.App. 4th 459 – 1st Dist. (A122205)  2/26/10     Case complete 4/29/10HOMEOWNER’S ASSOCIATIONS: Defendant homeowners were ordered to bring their newly built house into compliance with the homeowners association’s guidelines where the house exceed the guidelines’ height restriction by nine feet. Even though the cost to the defendants will be great, they built the house with knowledge of the restriction and their hardship will not be grossly disproportionate to the loss the neighbors would suffer if the violation were not abated, caused by loss in property values and loss of enjoyment of their properties caused by blocked views. The height restriction was contained in the associations guidelines and not in the CC&R’s, and the association did not have records proving the official adoption of the guidelines. Nevertheless, the court held that proper adoption was inferred from the circumstantial evidence of long enforcement of the guidelines by the association.
Forsgren Associates v. Pacific Golf Community Development     Docket     Sup. Ct. Docket
182 Cal.App. 4th 135 – 4th Dist., Div. 2 (E045940)  2/23/10     Petition for review by Cal Supreme Ct. DENIED 6/17/10MECHANIC’S LIENS: 1. Owners of land are subject to mechanic’s liens where they were aware of the work being done by the lien claimant and where they failed to record a notice of non-responsibility.
2. Civil Code Section 3128 provides that a mechanic’s lien attaches to land on which the improvement is situated “together with a convenient space about the same or so much as may be required for the convenient use and occupation thereof”. Accordingly, defendant’s land adjacent to a golf course on which the lien claimant performed work is subject to a mechanic’s lien, but only as to the limited portions where a tee box was located and where an irrigation system was installed.
3. The fact that adjacent property incidentally benefits from being adjacent to a golf course does not support extending a mechanic’s lien to that property.
4. The owners of the adjacent property were liable for interest, but only as to their proportionate share of the amount of the entire mechanic’s lien.
Steinhart v. County of Los Angeles      Docket
47 Cal.4th 1298 – Cal. Supreme Court (S158007)  2/4/10PROPERTY TAXES: A “change in ownership”, requiring a property tax reassessment, occurs upon the death of a trust settlor who transferred property to a revocable trust, and which became irrevocable upon the settlor’s death. The fact that one trust beneficiary was entitled to live in the property for her life, and the remaining beneficiaries received the property upon her death, did not alter the fact that a change in ownership of the entire title had occurred.
Kuish v. Smith     Docket
181 Cal.App.4th 1419 – 4th Dist., Div. 3 (G040743)  2/3/10     Case complete 4/12/10CONTRACTS: 1. Defendants’ retention of a $600,000 deposit designated as “non-refundable” constituted an invalid forfeiture because a) the contract did not contain a valid liquidated damages clause, and b) plaintiff re-sold the property for a higher price, so there were no out-of-pocket damages. 2. The deposit did not constitute additional consideration for extending the escrow because it was labeled “non-refundable” in the original contract.
Kendall v. Walker (Modification attached)     Docket
181 Cal.App.4th 584 – 1st Dist. (A105981)  12/30/09     Case complete 3/29/10WATER RIGHTS: An owner of land adjoining a navigable waterway has rights in the foreshore adjacent to his property separate from that of the general public. The court held that the boundary in the waterway between adjacent parcels of land is not fixed by extending the boundary lines into the water in the direction of the last course ending at the shore line. Instead, it is fixed by a line drawn into the water perpendicular to the shore line. Accordingly, the court enjoined defendants from allowing their houseboat from being moored in a manner that crossed onto plaintiffs’ side of that perpendicular boundary line.
Junkin v. Golden West Foreclosure Service     Docket
180 Cal.App.4th 1150 – 1st Dist. (A124374)  1/5/10     Case complete 3/12/10USURY: The joint venture exception to the Usury Law, which has been developed by case law, provides that where the relationship between the parties is a bona fide joint venture or partnership, an advance by a joint venturer is an investment and not a loan, making the Usury Law inapplicable. The court applied the exception to a loan by one partner to the other because instead of looking at the loan in isolation, it looked at the entire transaction which it determined to be a joint venture. The case contains a good discussion of the various factors that should be weighed in determining whether the transaction is a bona fide joint venture. The presence or absence of any one factor is not, alone, determinative. The factors include whether or not: 1) there is an absolute obligation of repayment, 2) the investor may suffer a loss, 3) the investor has a right to participate in management, 4) the subject property was purchased from a third party and 5) the parties considered themselves to be partners.
Banc of America Leasing & Capital v. 3 Arch Trustee Services     Docket
180 Cal.App.4th 1090 – 4th Dist., Div. 3 (G041480)  12/11/09     Case complete 3/8/10TRUSTEE’S SALES: A judgment lien creditor is not entitled to receive a notice of default, notice of trustee’s sale or notice of surplus sale proceeds unless the creditor records a statutory request for notice. The trustee is required to disburse surplus proceeds only to persons who have provided the trustee with a proof of claim. The burden rests with the judgment creditor to keep a careful watch over the debtor, make requests for notice of default and sales, and to submit claims in the event of surplus sale proceeds.
Park 100 Investment Group v. Ryan     Docket
180 Cal.App.4th 795 – 2nd Dist. (B208189)  12/23/09     Case complete 2/26/10LIS PENDENS: 1. A lis pendens may be filed against a dominant tenement when the litigation involves an easement dispute. Although title to the dominant tenement would not be directly affected if an easement right was shown to exist, the owner’s right to possession clearly is affected2.A recorded lis pendens is a privileged publication only if it identifies an action previously filed with a court of competent jurisdiction which affects the title or right of possession of real property. If the complaint does not allege a real property claim, or the alleged claim lacks evidentiary merit, the lis pendens, in addition to being subject to expungement, is not privileged.
Millennium Rock Mortgage v. T.D. Service Company     Modification     Docket
179 Cal.App.4th 804 – 3rd Dist. (C059875)  11/24/09     Case complete 1/26/10TRUSTEE’S SALES: A trustee’s sale auctioneer erroneously read from a script for a different foreclosure, although the correct street address was used. The auctioneer opened the bidding with the credit bid from the other foreclosure that was substantially less than the correct credit bid. The errors were discovered after the close of bidding but prior to the issuance of a trustee’s deed. The court held that the errors constituted an “irregularity” sufficient to give the trustee the right to rescind the sale.The court distinguished 6 Angels v. Stuart-Wright Mortgage, in which the court held that a beneficiary’s negligent miscalculation of the amount of its credit bid was not sufficient to rescind the sale. In 6 Angels the error was totally extrinsic to the proper conduct of the sale itself. Here there was inherent inconsistency in the auctioneer’s description of the property being offered for sale, creating a fatal ambiguity in determining which property was being auctioned.
Fidelity National Title Insurance Company v. Schroeder     Docket
179 Cal.App.4th 834 – 5th Dist. (F056339)  11/24/09     Case complete 1/25/10JUDGMENTS: A judgment debtor transferred his 1/2 interest in real property to the other cotenant prior to the judgment creditor recording an abstract of judgment. The court held that if the trial court on remand finds that the transfer was intended to shield the debtor’s property from creditors, then the transferee holds the debtor’s 1/2 interest as a resulting trust for the benefit of the debtor, and the creditor’s judgment lien will attach to that interest. The court also held that the transfer cannot be set aside under the Uniform Fraudulent Transfer Act because no recoverable value remained in the real property after deducting existing encumbrances and Gordon’s homestead exemption.The case contains a good explanation of the difference between a resulting (“intention enforcing”) and constructive (“fraud-rectifying”) trust. A resulting trust carries out the inferred intent of the parties; a constructive trust defeats or prevents the wrongful act of one of them.
Zhang v. Superior Court     Docket     Sup.Ct. Docket
Cal.App. 4th Dist., Div. 2 (E047207) 10/29/09     Petition for review by Cal Supreme Ct. GRANTED 2/10/10INSURANCE / BAD FAITH: Fraudulent conduct by an insurer does not give rise to a private right of action under the Unfair Insurance Practices Act (Insurance Code section 790.03 et seq.), but it can give rise to a private cause of action under the Unfair Competition Law (Business and Professions Code section 17200 et seq.).
Presta v. Tepper     Docket
179 Cal.App.4th 909 – 4th Dist., Div. 3 (G040427)  10/28/09     Case complete 1/25/10TRUSTS: An ordinary express trust is not an entity separate from its trustee, like a corporation is. Instead, a trust is merely a relationship by which one person or entity holds property for the benefit of some other person or entity. Consequently, where two men entered into partnership agreements as trustees of their trusts, the provision of the partnership agreement, which required that upon the death of a partner the partnership shall purchase his interest in the partnership, was triggered by the death of one of the two men.
Wells Fargo Bank v. Neilsen      Modification     Docket     Sup.Ct. Docket
178 Cal.App.4th 602 – 1st Dist. (A122626)  10/22/09 (Mod. filed 11/10/09)     Petition for review by Cal Supreme Ct. DENIED 2/10/10CIRCUITY OF PRIORITY: The Court follows the rule in Bratcher v. Buckner, even though Bratcherinvolved a judgment lien and two deeds of trust and this case involves three deeds of trust. The situation is that A, B & C have liens on the subject property, and A then subordinates his lien to C’s lien. The problem with this is that C appears to be senior to A, which is senior to B, which is senior to C, so that each lien is senior and junior to one of the other liens.The Court held that the lien holders have the following priority: (1) C is paid up to the amount of A’s lien, (2) if the amount of A’s lien exceeds C’s lien, A is paid the amount of his lien, less the amount paid so far to C, (3) B is then paid in full, (4) C is then paid any balance still owing to C, (5) A is then paid any balance still owing to A.

This is entirely fair because A loses priority as to the amount of C’s lien, which conforms to the intent of the subordination agreement. B remains in the same position he would be in without the subordination agreement since his lien remains junior only to the amount of A’s lien. C steps into A’s shoes only up to the amount of A’s lien.

NOTE: The odd thing about circuity of priority cases is that they result in surplus proceeds after a foreclosure sale being paid to senior lienholders. Normally, only junior lienholders and the foreclosed out owner are entitled to share in surplus proceeds, and the purchaser takes title subject to the senior liens.

Schmidli v. Pearce     Docket
178 Cal.App.4th 305 – 3rd Dist. (C058270)  10/13/09      Case complete 12/15/09MARKETABLE RECORD TITLE ACT: This case was decided under the pre-2007 version of Civil Code Section 882.020, which provided that a deed of trust expires after 10 years if the maturity date is “ascertainable from the record”. The court held that this provision was not triggered by a Notice of Default, which set forth the maturity date and which was recorded prior to expiration of the 10-year period. NOTE: In 2007, C.C. Section 882.020 was amended to make it clear that the 10-year period applies only where the maturity date is shown in the deed of trust itself.
Nielsen v. Gibson     Docket
178 Cal.App.4th 318 – 3rd Dist. (C059291)  10/13/09     Case complete 12/15/09ADVERSE POSSESSION: 1. The “open and notorious” element of adverse possession was satisfied where plaintiff possessed the subject property by actual possession under such circumstances as to constitute reasonable notice to the owner. Defendant was charged with constructive knowledge of plaintiff’s possession, even though defendant was out of the country the entire time and did not have actual knowledge.2. The 5-year adverse possession period is tolled under C.C.P. Section 328 for up to 20 years if the defendant is “under the age of majority or insane”. In the unpublished portion of the opinion the court held that although the defendant had been ruled incompetent by a court in Ireland, there was insufficient evidence that defendant’s condition met the legal definition of “insane”.
Ricketts v. McCormack     Docket     Sup.Ct. Docket
177 Cal.App.4th 1324 – 2nd Dist. (B210123)  9/27/09     Petition for review by Cal Supreme Ct. DENIED 12/17/09RECORDING LAW: Civil Code Section 2941(c) provides in part, “Within two business days from the day of receipt, if received in recordable form together with all required fees, the county recorder shall stamp and record the full reconveyance or certificate of discharge.” In this class action lawsuit against the County recorder, the court held that indexing is a distinct function, separate from recording a document, and is not part of section 2941(c)’s stamp-and-record requirement.The court distinguished indexing, stamping and recording:
Stamping: The “stamping” requirement of Section 2941(c) is satisfied when the Recorder endorses on a reconveyance the order of receipt, the day and time of receipt and the amount of fees paid.
Recording: The reconveyance is “recorded” once the Recorder has confirmed the document meets all recording requirements, created an entry for the document in the “Enterprise Recording Archive” system, calculated the required fees and confirmed payment of the correct amount and, finally, generated a lead sheet containing, among other things, a bar code, a permanent recording number and the words “Recorded/Filed in Official Records.”
Indexing: Government Code Section 27324 requires all instruments “presented for recordation” to “have a title or titles indicating the kind or kinds of documents contained therein,” and the recorder is “required to index only that title or titles captioned on the first page of a document.
Starlight Ridge South Homeowner’s Assn. v. Hunter-Bloor     Docket
177 Cal.App.4th 440 – 4th Dist., Div. 2 (E046457)  8/14/09 (Pub. Order 9/3/09)     Case complete 10/19/09CC&R’s: Under Code Civ. Proc. Section 1859, where two provisions appear to cover the same matter, and are inconsistent, the more specific provision controls over the general provision. Here the provision of CC&R’s requiring each homeowner to maintain a drainage ditch where it crossed the homeowners’ properties was a specific provision that controlled over a general provision requiring the homeowner’s association to maintain landscape maintenance areas.
First American Title Insurance Co. v. XWarehouse Lending Corp.     Docket
177 Cal.App.4th 106 – 1st Dist. (A119931)  8/28/09      Case complete 10/30/09TITLE INSURANCE: A loan policy provides that “the owner of the indebtedness secured by the insured mortgage” becomes an insured under the loan policy. Normally, this means that an assignee becomes an insured. However, where the insured lender failed to disburse loan proceeds for the benefit of the named borrower, an indebtedness never existed, and the warehouse lender/assignee who disbursed money to the lender did not become an insured. The court pointed out that the policy insures against defects in the mortgage itself, but not against problems related to the underlying debt.NOTE: In Footnote 8 the court distinguishes cases upholding the right of a named insured or its assignee to recover from a title insurer for a loss due to a forged note or forged mortgage because in those cases, and unlike this case, moneys had been actually disbursed or credited to the named borrower by either the lender or its assignee.
Wells Fargo v. D & M Cabinets     Docket
177 Cal.App.4th 59 – 3rd Dist. (C058486)  8/28/09     Case complete 10/28/09JUDGMENTS: A judgment creditor, seeking to sell an occupied dwelling to collect on a money judgment, may not bypass the stringent requirements of C.C.P. Section 704.740 et seq. when the sale is conducted by a receiver appointed under C.C.P Section 708.620. The judgment creditor must comply with Section 704.740, regardless of whether the property is to be sold by a sheriff or a receiver.
Sequoia Park Associates v. County of Sonoma     Docket     Sup.Ct. Docket
176 Cal.App.4th 1270 – 1st Dist. (A120049)  8/21/09     Petition for review by Cal Supreme Ct. DENIED 12/2/09PREEMPTION: A County ordinance professing to implement the state mobilehome conversion statutes was preempted for the following reasons: (1) Gov. Code Section 66427.5 expressly preempts the power of local authorities to inject other factors when considering an application to convert an existing mobilehome park from a rental to a resident-owner basis, (2) the ordinance is impliedly preempted because the Legislature has established a dominant role for the state in regulating mobilehomes, and has indicated its intent to forestall local intrusion into the particular terrain of mobilehome conversions and (3) the County’s ordinance duplicates several features of state law, a redundancy that is an established litmus test for preemption.
Citizens for Planning Responsibly v. County of San Luis Obispo     Docket     Sup.Ct. Docket
176 Cal.App.4th 357 – 2nd Dist (B206957)  8/4/09     Petition for review by Cal Supreme Ct. DENIED 10/14/09PREEMPTION: The court held that the State Aeronautics Act, which regulates the development and expansion of airports, did not preempt an initiative measure adopted by the voters because none of the following three factors necessary to establish preemption was present: (1) The Legislature may so completely occupy the field in a matter of statewide concern that all, or conflicting, local legislation is precluded, (2) the Legislature may delegate exclusive authority to a city council or board of supervisors to exercise a particular power over matters of statewide concern, or (3) the exercise of the initiative power would impermissibly interfere with an essential governmental function.
Delgado v. Interinsurance Exchange of the Auto Club of So. Cal.     Docket
47 Cal.4th 302 – Cal. Supreme Court (S155129)  8/3/09INSURANCE / BAD FAITH: The case is not as relevant to title insurance as the lower court case, which held that an insurance company acted in bad faith as a matter of law where a potential for coverage was apparent from the face of the complaint. The Supreme Court reversed, basing its decision on the meaning of “accident” in a homeowner’s policy, and holding that an insured’s unreasonable belief in the need for self-defense does not turn the resulting intentional act of assault and battery into “an accident” within the policy’s coverage clause. Therefore, the insurance company had no duty to defend its insured in the lawsuit brought against him by the injured party.
1538 Cahuenga Partners v. Turmeko Properties     Docket
176 Cal.App.4th 139 – 2nd Dist. (B209548)  7/31/09     Case complete 10/7/09RECONVEYANCE: [This is actually a civil procedure case that it not of much interest to title insurance business, but it is included here because the underlying action sought to cancel a reconveyance.] The court ordered that a reconveyance of a deed of trust be cancelled pursuant to a settlement agreement. The main holding was that a trial court may enforce a settlement agreement against a party to the settlement that has interest in the subject matter of the action even if the party is not named in the action, where the non-party appears in court and consents to the settlement.
Lee v. Lee     Docket
175 Cal.App.4th 1553 – 5th Dist. (F056107)  7/29/09     Case complete 9/28/09DEEDS / STATUTE OF FRAUDS:
1. The Statute of Frauds does not apply to an executed contract, and a deed that is executed by the grantor and delivered to the grantee is an executed contract. The court rejected defendants’ argument that the deed did not reflect the terms of sale under a verbal agreement.
2. While the alteration of an undelivered deed renders the conveyance void, the alteration of a deed after it has been delivered to the grantee does not invalidate the instrument as to the grantee. The deed is void only as to the individuals who were added as grantees after delivery.
White v. Cridlebaugh     Docket
178 Cal.App.4th 506 – 5th Dist. (F053843)  7/29/09  (Mod. 10/20/09)     Case complete 12/21/09MECHANIC’S LIENS: Under Business and Professions Code Section 7031, a property owner may recover all compensation paid to an unlicensed contractor, in addition to not being liable for unpaid amounts. Furthermore, this recovery may not be offset or reduced by the unlicensed contractor’s claim for materials or other services.
Linthicum v. Butterfield     Docket     Sup.Ct. Docket
175 Cal.App.4th 259 – 2nd Dist. (B199645)  6/24/09     Petition for review by Cal Supreme Ct. DENIED 9/9/09NOTE: This is a new opinion following a rehearing. The only significant changes from the original opinion filed 4/2/09 (modified 4/8/09) involve the issue of a C.C.P. 998 offer, which is not a significant title insurance or escrow issue.
EASEMENTS: The court quieted title to an easement for access based on the doctrine of “balancing conveniences ” or “relative hardship”. Prohibiting the continued use of the roadway would cause catastrophic loss to the defendants and insignificant loss to the plaintiffs. However, the court remanded the case for the trial court to determine the width of the easement, which should be the minimal width necessary. The court reversed the judgment insofar as it awarded a utility easement to the defendants because they did not seek to quiet title to an easement for utilities, even though they denied the material allegations of that cause of action.
United Rentals Northwest v. United Lumber Products     Docket
174 Cal.App.4th 1479 – 5th Dist. (F055855)  6/18/09     Case complete 8/18/09MECHANIC’S LIENS: Under Civil Code Section 3106, a “work of improvement” includes the demolition and/or removal of buildings. The court held that lumber drying kilns are “buildings” so the contractor who dismantled and removed them was entitled to a mechanic’s lien.
People v. Shetty     Docket     Sup.Ct. Docket
174 Cal.App.4th 1488 – 2nd Dist. (B205061)  6/18/09     Petition for review by Cal Supreme Ct. DENIED 9/30/09HOME EQUITY SALES CONTRACT ACT: This case is not significant from a title insurance standpoint, but it is interesting because it is an example of a successful prosecution under the Home Equity Sales Contract Act (Civil Code Section 1695 et seq.).
Strauss v. Horton     Modification     Docket
46 Cal.4th 364 – Cal. Supreme Court (S168047)  5/26/09SAME SEX MARRIAGE: The California Supreme Court upheld Proposition 8, which amended the California State Constitution to provide that: “Only marriage between a man and a woman is valid or recognized in California.” Proposition 8 thereby overrode portions of the ruling of In re Marriage Cases, which allowed same-sex marriages. But the Court upheld the marriages that were performed in the brief time same-sex marriage was legal from 5:00pm on June 16, 2008 (when In re Marriage Cases was final) through November 4, 2008 (the day before Proposition 8 became effective restricting the definition of marriage to a man and a woman).
In re Marriage of Lund     Docket
174 Cal.App.4th 40 – 4th Dist., Div. 3 (G040863)  5/21/09     Case complete 7/27/09COMMUNITY PROPERTY: An agreement accomplished a transmutation of separate property to community property even though it stated that the transfer was “for estate planning purposes”. A transmutation either occurs for all purposes or it doesn’t occur at all.
St. Marie v. Riverside County Regional Park, etc.     Docket
46 Cal.4th 282 – Cal. Supreme Court (S159319)  5/14/09OPEN SPACE DEDICATION: Property granted to a Regional Park District is not “actually dedicated” under Public Resources Code Section 5540 for open space purposes until the district’s Board of Directors adopts a resolution dedicating the property for park or open space purposes. Therefore, until the Board of Directors adopts such a resolution, the property may be sold by the District without voter or legislative approval.
Manhattan Loft v. Mercury Liquors     Docket     Sup.Ct. Docket
173 Cal.App.4th 1040 – 2nd Dist. (B211070)  5/6/09     Petition for review by Cal Supreme Ct. DENIED 8/12/09LIS PENDENS: An arbitration proceeding is not an “action” that supports the recordation of a notice of pendency of action. The proper procedure is for a party to an arbitration agreement to file an action in court to support the recording of a lis pendens, and simultaneously file an application to stay the litigation pending arbitration.
Murphy v. Burch     Docket
46 Cal.4th 157 – Cal. Supreme Court (S159489)  4/27/09EASEMENT BY NECESSITY: This case contains a good discussion of the law of easements by necessity, which the court held did not apply in this case to provide access to plaintiff’s property. This means plaintiff’s property is completely landlocked because the parties had already stipulated that a prescriptive easement could not be established.An easement by necessity arises by operation of law when 1) there is a strict necessity as when a property is landlocked and 2) the dominant and servient tenements were under the same ownership at the time of the conveyance giving rise to the necessity. The second requirement, while not categorically barred when the federal government is the common grantor, requires a high burden of proof to show 1) the intent of Congress to establish the easement under federal statutes authorizing the patent and 2) the government’s lack of power to condemn the easement. Normally, a reservation of an easement in favor of the government would not be necessary because the government can obtain the easement by condemnation.

The court pointed out that there is a distinction between an implied grant and implied reservation, and favorably quotes a treatise that observes: “an easement of necessity may be created against the government, but the government agency cannot establish an easement by necessity over land it has conveyed because its power of eminent domain removes the strict necessity required for the creation of an easement by necessity.”

Abernathy Valley, Inc. v. County of Solano     Docket
173 Cal.App.4th 42 – 1st Dist. (A121817)  4/17/09     Case complete 6/22/09SUBDIVISION MAP ACT: This case contains a very good history of California’s Subdivision Map Act statutes. The court held that parcels shown on a 1909 map recorded pursuant to the 1907 subdivision map law are not entitled to recognition under the Subdivision Map Act’s grandfather clause (Government Code Section 66499.30) because the 1907 act did not regulate the “design and improvement of subdivisions”. The court also held that a local agency may deny an application for a certificate of compliance that seeks a determination that a particular subdivision lot complies with the Act, where the effect of issuing a certificate would be to effectively subdivide the property without complying with the Act.
Linthicum v. Butterfield     Modification     Docket     Sup.Ct. Docket
172 Cal.App.4th 1112 – 2nd Dist. (B199645)  4/2/09
SEE NEW OPINION FILED 6/24/09
EASEMENTS: The court quieted title to an easement for access based on the doctrine of “balancing conveniences ” or “relative hardship”. Prohibiting the continued use of the roadway would cause catastrophic loss to the defendants and insignificant loss to the plaintiffs. However, the court remanded the case for the trial court to determine the width of the easement, which should be the minimal width necessary. The court reversed the judgment insofar as it awarded a utility easement to the defendants because they did not seek to quiet title to an easement for utilities, even though they denied the material allegations of that cause of action.
McAvoy v. Hilbert     Docket
172 Cal.App.4th 707 – 4th Dist., Div 1 (D052802)  3/24/09     Case complete 5/27/09ARBITRATION: C.C.P. Section 1298 requires that an arbitration provision in a real estate contract be accompanied by a statutory notice and that the parties indicate their assent by placing their initials on an adjacent space or line. The court held that a listing agreement that is part of a larger transaction for the sale of both a business and real estate is still subject to Section 1298, and refused to enforce an arbitration clause that did not comply with that statute.
Peak-Las Positas Partners v. Bollag     Modification     Docket
172 Cal.App.4th 101 – 2nd Dist. (B205091)  3/16/09     Case complete 5/27/09ESCROW: Amended escrow instructions provided for extending the escrow upon mutual consent which “shall not be unreasonably withheld or delayed”. The court held that substantial evidence supported the trial court’s determination that the seller’s refusal to extend escrow was unreasonable. The court pointed out the rule that equity abhors a forfeiture and that plaintiff had paid a non-refundable deposit of $465,000 and spent $5 million in project costs to obtain a lot line adjustment that was necessary in order for the property to be sold.
Alfaro v. Community Housing Improvement System & Planning Assn     Modification     Docket     Sup.Ct. Docket
171 Cal.App.4th 1356 6th Dist. (H031127)  2/19/09     Petition for review by Cal Supreme Ct. DENIED 5/13/09CC&R’s: The court upheld the validity of recorded CC&R’s containing an affordable housing restriction that required property to remain affordable to buyers with low to moderate income. The court reached several conclusions:
1. Constructive notice of recorded CC&R’s is imparted even if they are not referenced in a subsequent deed,
2. CC&R’s may describe an entire tract, and do not need to describe individual lots in the tract,
3. An affordable housing restriction is a reasonable restraint on alienation even if it is of indefinite duration,
4. Defendants had a duty as sellers to disclose the existence of the CC&R’s. Such disclosure was made if plaintiffs were given, prior to close of escrow, preliminary reports that disclosed the CC&R’s.
5. The fact that a victim had constructive notice of a matter from public records is no defense to fraud. The existence of such public records may be relevant to whether the victim’s reliance was justifiable, but it is not, by itself, conclusive.
6. In the absence of a claim that defendants somehow prevented plaintiffs from reading the preliminary reports or deeds, or misled them about their contents, plaintiffs cannot blame defendants for their own neglect in reading the reports or deeds. Therefore, the date of discovery of alleged fraud for failing to disclose the affordable housing restriction would be the date plaintiffs received their preliminary reports or if they did not receive a preliminary report, the date they received their deeds.
Kwok v. Transnation Title Insurance Company     Docket     Sup.Ct. Docket
170 Cal.App.4th 1562 – 2nd Dist. (B207421)  2/10/09     Petition for review by Cal Supreme Ct. DENIED 4/29/09TITLE INSURANCE: Plaintiffs did not succeed as insureds “by operation of law” under the terms of the title insurance policy after transfer of the property from a wholly owned limited liability company, of which appellants were the only members, to appellants as trustees of a revocable family trust. This case highlights the importance of obtaining a 107.9 endorsement, which adds the grantee as an additional insured under the policy.
Pro Value Properties v. Quality Loan Service Corp.     Docket
170 Cal.App.4th 579 – 2nd Dist. (B204853)  1/23/09     Case complete 3/27/09TRUSTEE’S SALES: A Trustee’s Deed was void because the trustee failed to record a substitution of trustee. The purchaser at the sale was entitled to a return of the money paid plus interest. The interest rate is the prejudgment interest rate of seven percent set forth in Cal. Const., Art. XV, Section 1. A trustee’s obligations to a purchaser are based on statute and not on a contract. Therefore, Civil Code Section 3289 does not apply, since it only applies to a breach of a contract that does not stipulate an interest rate.
Sixells v. Cannery Business Park     Docket     Sup.Ct. Docket
170 Cal.App.4th 648 – 3rd Dist. (C056267)  12/29/08     Petition for review by Cal Supreme Ct. DENIED 3/25/09CONTRACTS: The Subdivision Map Act (Gov. Code, Section 66410 et seq.) prohibits the sale of a parcel of real property until a final subdivision map or parcel map has been filed unless the contract to sell the property is “expressly conditioned” upon the approval and filing of a final map (66499.30(e)). Here, the contract satisfied neither requirement because it allowed the purchaser to complete the purchase if, at its election, the subject property was made into a legal parcel by recording a final map or if the purchaser “waived” the recording of a final map. Therefore the contract was void.
Patel v. Liebermensch     Docket
45 Cal.4th 344 – Cal. Supreme Court (S156797)  12/22/08SPECIFIC PERFORMANCE: The material factors required for a  written contract are the seller, the buyer, the price to be paid, the time and manner of payment, and the property to be transferred, describing it so it may be identified. Here, specific performance of an option was granted even though it was not precise as to the time and manner of payment because where a contract for the sale of real property specifies no time of payment, a reasonable time is allowed. The manner of payment is also a term that may be supplied by implication.
In re Marriage of Brooks and Robinson     Docket     Sup.Ct. Docket
169 Cal.App.4th 176 – 4th Dist., Div. 2 (E043770)  12/16/08     Request for review and depublication by Cal Supreme Ct. DENIED 3/25/09COMMUNITY PROPERTY: The act of taking title to property in the name of one spouse during marriage with the consent of the other spouse effectively removes that property from the general presumption that the property is community property. Instead, there is a presumption that the parties intended title to be held as stated in the deed. This presumption can only be overcome by clear and convincing evidence of a contrary agreement, and not solely by tracing the funds used to purchase the property or by testimony of an intention not disclosed at the time of the execution of the conveyance. Because the court found that there was no agreement to hold title other than as the separate property of the spouse who acquired title in her own name, it did not reach the issue of whether a purchaser from that spouse was a BFP or would be charged with knowledge of that the seller’s spouse had a community property interest in the property.
The Formula, Inc. v. Superior Court     Docket
168 Cal.App.4th 1455 – 3rd Dist. (C058894)  12/10/09     Case complete 2/10/09LIS PENDENS: A notice of litigation filed in another state is not authorized for recording under California’s lis pendens statutes. An improperly filed notice of an action in another state is subject to expungement by a California court, but not under the authority of C.C.P. Section 405.30, and an order of expungement is given effect by being recorded in the chain of title to overcome the effect of the earlier filing.
Ekstrom v. Marquesa at Monarch Beach HOA     Docket     Sup.Ct. Docket
168 Cal.App.4th 1111 – 4th Dist., Div. 3 (G038537)  12/1/08     Depublication request DENIED 3/11/09CC&R’s: A provision in CC&R’s requiring all trees on a lot to be trimmed so as to not exceed the roof of the house on the lot, unless the tree does not obstruct views from other lots, applies to palm trees even though topping a palm tree will kill it. All trees means “all trees”, so palm trees are not exempt from the requirement that offending trees be trimmed, topped, or removed.
Spencer v. Marshall     Docket
168 Cal.App.4th 783 – 1st Dist. (A119437)  11/24/08     Case complete 1/26/09HOME EQUITY SALES: The Home Equity Sales Contract Act applies even where the seller is in bankruptcy and even where the seller’s Chapter 13 Bankruptcy Plan allows the seller to sell or refinance the subject property without further order of the court.
Kachlon v. Markowitz     Docket
168 Cal.App.4th 316 – 2nd Dist. (B182816)  11/17/08     Case complete 1/27/09TRUSTEE’S SALES:
1. The statutorily required mailing, publication, and delivery of notices in nonjudicial foreclosure, and the performance of statutory nonjudicial foreclosure procedures, are privileged communications under the qualified, common-interest privilege, which means that the privilege applies as long as there is no malice. The absolute privilege for communications made in a judicial proceeding (the “litigation privilege”) does not apply.
2. Actions seeking to enjoin nonjudicial foreclosure and clear title based on the provisions of a deed of trust are actions on a contract, so an award of attorney fees under Civil Code Section 1717 and provisions in the deed of trust is proper.
3. An owner is entitled to attorney fees against the trustee who conducted trustee’s sale proceedings where the trustee did not merely act as a neutral stakeholder but rather aligned itself with the lender by denying that the trustor was entitled to relief.
Hines v. Lukes     Docket
167 Cal.App.4th 1174 – 2nd Dist. (B199971)  10/27/08     Case complete 12/31/08EASEMENTS: [Not significant from a title insurance standpoint]. The underlying dispute concerns an easement but the case involves only civil procedure issues pertaining to the enforcement of a settlement agreement.
Satchmed Plaza Owners Association v. UWMC Hospital Corp.     Docket
167 Cal.App.4th 1034 – 4th Dist., Div. 3 (G038119)  10/23/08     Case complete 12/23/08RIGHT OF FIRST REFUSAL: [Not significant from a title insurance standpoint]. The underlying dispute concerns a right of first refusal but the case involves only civil procedure issues pertaining to a party’s waiver of its right to appeal where it has accepted the benefits of the favorable portion of judgment.
Gray v. McCormick     Docket     Sup.Ct. Docket
167 Cal.App.4th 1019 – 4th Dist., Div. 3 (G039738)  10/23/08     Petition for review by Cal Supreme Ct. DENIED 1/14/09EASEMENTS: Exclusive easements are permitted under California law, but the use by the owner of the dominant tenement is limited to the purposes specified in the grant of easement, not all conceivable uses of the property.
In re Estate of Felder     Docket
167 Cal.App.4th 518 – 2nd Dist.   (B205027)  10/9/08     Case complete 12/11/08CONTRACTS: [Not significant from a title insurance standpoint]. The case held that an estate had the right to retain the entire deposit upon a purchaser’s breach of a sales contract even though the estate had only a 1/2 interest in the subject property.
Secrest v. Security National Mortgage Loan Trust     Order Modifying Opinion     Docket     Sup.Ct. Docket
167 Cal.App.4th 544 – 4th Dist., Div. 3 (G039065)  10/9/08, Modified 11/3/08     Petition for review by Cal Supreme Ct. DENIED 12/17/08LOAN MODIFICATION: Because a note and deed of trust come within the statute of frauds, a Forbearance Agreement also comes within the statute of frauds pursuant to Civil Code section 1698. Making the downpayment required by the Forbearance Agreement was not sufficient part performance to estop Defendants from asserting the statute of frauds because payment of money alone is not enough as a matter of law to take an agreement out of the statute, and the Plaintiffs have legal means to recover the downpayment if they are entitled to its return. In addition to part performance, the party seeking to enforce the contract must have changed position in reliance on the oral contract to such an extent that application of the statute of frauds would result in an unjust or unconscionable loss, amounting in effect to a fraud.
FDIC v. Dintino     Docket
167 Cal.App.4th 333 – 4th Dist., Div. 1 (D051447)  9/9/08 (Pub. Order 10/2/08)     Case complete 12/2/08TRUST DEEDS: A lender who mistakenly reconveyed a deed of trust could not sue under the note because it would violate the one action rule. However, the lender prevailed on its unjust enrichment cause of action. The applicable statute of limitations was the 3-year statute for actions based on fraud or mistake, and not the 4-year statute for actions based on contract. Nevertheless, the action was timely because the statute did not begin to run until the lender reasonably discovered its mistake, and not from the date of recordation of the reconveyance. Finally, the court awarded defendant attorney’s fees attributable to defending the contract cause of action because defendant prevailed on that particular cause of action even though he lost the lawsuit.
California Coastal Commission v. Allen     Docket     Sup.Ct. Docket
167 Cal.App.4th 322 – 2nd Dist. (B197974)  10/1/08     Petition for review by Cal Supreme Ct. DENIED 1/14/09HOMESTEADS:
1. The assignees of a judgment properly established their rights as assignees by filing with the clerk of the court an acknowledgement of assignment of judgment.
2. The subject property was not subject to a homestead exemption because the debtor transferred the property to a corporation of which he was the sole shareholder. The homestead exemption only applies to the interest of a natural person in a dwelling.
3. The debtor could not claim that he was only temporarily absent from a dwelling in order to establish it as his homestead where he leased it for two years. This is true even though the debtor retained the right to occupy a single car section of the garage and the attic.
In re Marriage of Holtemann     Docket     Sup.Ct. Docket
162 Cal.App.4th 1175 – 2nd Dist. (B203089)  9/15/08     Petition for review by Cal Supreme Ct. DENIED 12/10/08COMMUNITY PROPERTY: Transmutation of separate property to community property requires language which expressly states that the characterization or ownership of the property is being changed. Here, an effective transmutation occurred because the transmutation agreement clearly specified that a transmutation was occurring and was not negated by arguably confusing language in a trust regarding the parties’ rights to terminate the trust. The court also stated that it was not aware of any authority for the proposition that a transmutation can be conditional or temporary. However, while questioning whether a transmutation can be conditional or temporary, the court did not specifically make that holding because the language used by the parties was not conditional.
Mission Shores Association v. Pheil     Docket
166 Cal.App.4th 789 – 4th Dist., Div. 2 (E043932)  9/5/08     Case complete 11/7/08CC&R’s: Civil Code Section 1356 allows a court to reduce a super-majority voting requirement to amend CC&R’s where the court finds that the amendment is reasonable. Here the court reduced the 2/3 majority requirement to a simple majority for an amendment to limit rentals of homes to 30 days or more.
Zanelli v. McGrath     Docket
166 Cal.App.4th 615 – 1st Dist. (A117111)  9/2/08     Case complete 11/4/08EASEMENTS:
1. The doctrine of merger codified in Civil Code Sections 805 and 811 applies when “the right to the servitude,” and “the right to the servient tenement” are not vested in a single individual, but in the same persons;2. The doctrine of merger applies regardless of whether the owners held title as joint tenants or tenants in common. Also, the fact that one owner held his interest in one of the properties as trustee for his inter vivos revocable trust does not preclude merger because California law recognizes that when property is held in this type of trust the settlor has the equivalent of full ownership of the property. (If he had held title only in a representative capacity as a trustee for other beneficiaries under the terms of an irrevocable trust, then his ownership might not result in extinguishment by merger because he would only hold the legal title for the benefit of others.) The court cites Galdjie v. Darwish (2003) 113 Cal.App.4th 1331, stating that a revocable inter vivos trust is recognized as simply a probate avoidance device, but does not prevent creditors of the settlers from reaching trust property.

(3) After being extinguished by merger, an easement is not revived upon severance of the formerly dominant and servient parcels unless it is validly created once again.

Ritter & Ritter v. The Churchill Condominium Assn.     Docket
166 Cal.App.4th 103 – 2nd Dist. (B187840) 7/22/08  (pub. order 8/21/08)     Case complete 10/21/08HOMEOWNERS’ ASSOCIATIONS: A member of a condominium homeowners’ association can recover damages from the association which result from a dangerous condition negligently maintained by the association in the common area. However, the court found in favor of the individual directors because a greater degree of fault is necessary to hold unpaid individual board members liable, and such greater degree of fault was not present here.
Kempton v. City of Los Angeles     Docket     Sup.Ct. Docket
165 Cal.App.4th 1344 – 2nd Dist. (B201128) 8/13/08     Request for Depublication by Cal Supreme Ct. DENIED 11/12/08NUISANCE: A private individual may bring an action against a municipality to abate a public nuisance when the individual suffers harm that is specially injurious to himself, or where the nuisance is a public nuisance per se, such as blocking a public sidewalk or road. The court held that plaintiff’s assertions that neighbors’ fences were erected upon city property, prevent access to plaintiff’s sidewalk area, and block the sightlines upon entering and exiting their garage were sufficient to support both a public nuisance per se and specific injury.
Claudino v. Pereira     Docket     Sup.Ct. Docket
165 Cal.App.4th 1282 – 3rd Dist. (C054808) 8/12/08     Petition for review by Cal Supreme Ct. DENIED 11/12//08SURVEYS: Determining the location of a boundary line shown on a plat recorded pursuant to the 1867 Townsite Acts requires an examination of both the plat and the surveyor’s field notes. Here, the plat showed the boundary as a straight line, but the court held that the boundary followed the center line of a gulch because the field notes stated that the boundary was “down said gulch”.
Zack’s, Inc. v. City of Sausalito     Docket
165 Cal.App.4th 1163 – 1st Dist. (A118244) 8/11/08     Case complete 10/14/08TIDELANDS / PUBLIC STREETS: A statute authorizing the City’s lease of tidelands does not supersede other state laws establishing procedures for the abandonment of public streets. Because the City failed to follow the normal procedure for abandonment of the portion of the street upon which it granted a lease, the leasehold was not authorized and can therefore be deemed a nuisance.
Gehr v. Baker Hughes Oil Field Operations     Docket     Sup.Ct. Docket
165 Cal.App.4th 660 – 2nd Dist. (B201195) 7/30/08     Petition for review by Cal Supreme Ct. DENIED 10/16/08NUISANCE: Plaintiff purchased from Defendant real property that was contaminated, and Defendant had begun the remediation process. The 3-year statute of limitations for suing under a permanent nuisance theory had expired. So Plaintiff sued for nuisance damages under a continuing nuisance theory, seeking interest rate differential damages based on the difference in the interest rate between an existing loan and a loan that plaintiff could have obtained if not for the contamination.The court held that plaintiff’s claim for interest rate differential damages is actually a claim for diminution in value, which may not be recovered under a continuing nuisance theory. Damages for diminution in value may only be recovered for permanent, not continuing, nuisances. When suing for a continuing nuisance, future or prospective damages are not allowed, such as damages for diminution in the value of the subject property. A nuisance can only be considered “continuing” if it can be abated, and therefore a plaintiff suing under this theory may only recover the costs of abating the nuisance.

If the nuisance has inflicted a permanent injury on the land, the plaintiff generally must bring a single lawsuit for all past, present, and future damages within three years of the creation of the nuisance. But if the nuisance is one which may be discontinued at any time, it is considered continuing in character and persons harmed by it may bring successive actions for damages until the nuisance is abated. Recovery is limited, however, to actual injury suffered prior to commencement of each action.

Witt Home Ranch v. County of Sonoma     Docket     Sup.Ct. Docket
165 Cal.App.4th 543 – 1st Dist. (A118911) 7/29/08     Petition for review by Cal Supreme Ct. DENIED 5/28/08SUBDIVISION MAP ACT: This case contains a good history of California’s Subdivision Map Act statutes. The court held that the laws governing subdivision maps in 1915 did not regulate the “design and improvement of subdivisions,” as required by the grandfather clause of Government Code Section 66499.30. The subdivision map in this case was recorded in 1915 and no lots were subsequently conveyed, so the map does not create a valid subdivision.
T.O. IX v. Superior Court     Docket     Sup.Ct. Docket
165 Cal.App.4th 140 – 2nd Dist. (B203794) 7/24/08     Petition for review by Cal Supreme Ct. DENIED 9/10/08MECHANIC’S LIENS: A mechanic’s lien claimant recorded a mechanic’s lien against each of the nine parcels in a project, each lien for the full amount due under the contract. The court held that defendant could record a single release bond under Civil Code Section 3143 to release all of the liens.
Kassir v. Zahabi     Docket
164 Cal.App.4th 1352 – 4th Dist., Div. 3 (G038449) 3/5/08 (Pub. Order 4/3/08, Received 7/16/08)     Case complete 5/9/08SPECIFIC PERFORMANCE: The trial court ordered Defendant to specifically perform his contract to sell real property to Plaintiff, and further issued a judgment ordering Defendant to pay Plaintiff for rents accruing during the time Defendant was able to perform the agreement but refused to do so. The court held that because the property was overencumbered, Defendant would have received nothing under the agreement and no offset was required.The court explained that because execution of the judgment in a specific performance action will occur later than the date of performance provided by the contract, financial adjustments must be made to relate their performance back to the contract date, namely: 1) when a buyer is deprived of possession of the property pending resolution of the dispute and the seller receives rents and profits, the buyer is entitled to a credit against the purchase price for the rents and profits from the time the property should have been conveyed to him, 2) a seller also must be treated as if he had performed in a timely fashion and is entitled to receive the value of his lost use of the purchase money during the period performance was delayed, 3) if any part of the purchase price has been set aside by the buyer with notice to the seller, the seller may not receive credit for his lost use of those funds and 4) any award to the seller representing the value of his lost use of the purchase money cannot exceed the rents and profits awarded to the buyer, for otherwise the breaching seller would profit from his wrong.
Grant v. Ratliff     Docket     Sup.Ct. Docket
164 Cal.App.4th 1304 – 2nd Dist. (B194368) 7/16/08     Request for depublication by Cal Supreme Ct. DENIED 10/1/08PRESCRIPTIVE EASEMENTS: The plaintiff/owner of Parcel A sought to establish a prescriptive easement to a road over Parcel B. In order to establish the requisite 5-year period of open and notorious possession, the plaintiff needed to include the time that the son of the owner of Parcel B spent living in a mobile home on Parcel A. The court held that the son’s use of Parcel A was not adverse but was instead a matter of “family accommodation” and, therefore, a prescriptive easement was not established. The court also discussed: 1) a party seeking to establish a prescriptive easement has the burden of proof by clear and convincing evidence and 2) once the owner of the dominant tenement shows that use of an easement has been continuous over a long period of time, the burden shifts to the owner of the servient tenement to show that the use was permissive, but the servient tenement owner’s burden is a burden of producing evidence, and not a burden of proof.
SBAM Partners v. Wang     Docket
164 Cal.App.4th 903 – 2nd Dist. (B204191) 7/9/08     Case complete 9/10/08HOMESTEADS: Under C.C.P. Section 704.710, a homestead exemption is not allowed on property acquired by the debtor after the judgment has been recorded unless it was purchased with exempt proceeds from the sale, damage or destruction of a homestead within the six-month safe harbor period.
Christian v. Flora     Docket
164 Cal.App.4th 539 – 3rd Dist. (C054523) 6/30/08     Case complete 9/2/08EASEMENTS: Where parcels in a subdivision are resubdivided by a subsequent parcel map, the new parcel map amends the provisions of any previously recorded parcel map made in compliance with the Map Act. Here, although the deeds to plaintiffs referred to the original parcel map, since the intent of the parties was that the easement shown on the amended parcel map would be conveyed, the grantees acquired title to the easement shown on the amended map.
Lange v. Schilling     Docket
163 Cal.App.4th 1412 – 3rd Dist. (C055471) 5/28/08; pub. order 6/16/08     Case Complete 8/18/08REAL ESTATE AGENTS: The clear language of the standard California real estate purchase agreement precludes an award of attorney’s fees if a party does not attempt mediation before commencing litigation. Because plaintiff filed his lawsuit before offering mediation, there was no basis to award attorney’s fees.
Talbott v. Hustwit     Docket     Sup.Ct. Docket
164 Cal.App.4th 148 – 4th Dist., Div. 3 (G037424) 6/20/08     Petition for review and depublication DENIED by Cal Supreme Ct. 9/24/08GUARANTEES:
1. C.C.P. 580a, which requires an appraisal of the real property security before the court may issue a deficiency judgment, does not apply to an action against a guarantor.
2. A lender cannot recover under a guaranty where there the debtor and guarantor already have identical liability, such as with general partners or trustees of a revocable trust in which the debtor is the settlor, trustee and primary beneficiary. Here, however, a  guarantee signed by the trustees of the debtors’ trust is enforceable as a “true guarantee” because, although the debtors were the settlors, they were a) secondary, not primary, beneficiaries and b) were not the trustees.
Mayer v. L & B Real Estate     Sup.Ct. Docket
43 Cal.4th 1231 – Cal. Supreme Court (S142211) 6/16/08TAX SALES: The one-year statute of limitations for attacking a tax sale does not begin to run against a property owner who is in “undisturbed possession” of the subject property until that owner has actual notice of the tax sale. Ordinarily, a property owner who has failed to pay property taxes has sufficient knowledge to put him on notice that a tax sale might result. However, in this case the property owners did not have notice because they purchased a single piece of commercial property and received a single yearly tax bill. They had no reason to suspect that due to errors committed by the tax assessor, a small portion of their property was being assessed separately and the tax bills were being sent to a previous owner.NOTE: This creates a hazard for title companies insuring after a tax sale in reliance on the one-year statute of limitations in Revenue and Taxation Code Section 3725.
California Golf v. Cooper     Docket     Sup.Ct. Docket
163 Cal.App.4th 1053 – 2nd Dist. (B195211) 6/9/08     Petition for review by Cal Supreme Ct. DENIED 9/17/08TRUSTEE’S SALES:
1. A bidder at a trustee’s sale may not challenge the sale on the basis that the lender previously obtained a decree of judicial foreclosure because the doctrine of election of remedies benefits only the trustor or debtor.
2. A lender’s remedies against a bidder who causes a bank to stop payment on cashier’s checks based on a false affidavit asserting that the checks were lost is not limited to the remedies set forth in CC Section 2924h, and may pursue a cause of  action for fraud against the bidder.
(The case contains a good discussion (at pp. 25 – 26) of the procedure for stopping payment on a cashier’s check by submitting an affidavit to the issuing bank.)
Biagini v. Beckham     Docket
163 Cal.App.4th 1000 – 3rd Dist. (C054915) 6/9/08     Case complete 8/11/08DEDICATION:
1. Acceptance of a dedication may be actual or implied. It is actual when formal acceptance is made by the proper authorities, and implied when a use has been made of the property by the public 1) of an  intensity that is reasonable for the nature of the road and 2) for such a length of time as will evidence an intention to accept the dedication. BUT the use in this case was not sufficient because the use was by neighbors whose use did not exceed what was permitted pursuant to a private easement over the same area.
2. A statutory offer of dedication can be revoked as to the public at large by use of the area that is inconsistent with the dedication, but the offer remains open for formal acceptance by the public entity to which the offer was made.
Steiner v. Thexton     Docket     Sup.Ct. Docket
Cal.App. 3rd Dist. (C054605) 5/28/08     REVERSED by Cal. Supreme Ct.OPTIONS: A contract to sell real property where the buyer’s performance was entirely conditioned on the buyer obtaining regulatory approval to subdivide the property is an option. An option must be supported by consideration, but was not here, where the buyer could back out at any time. Buyer’s promise to deliver to seller copies “of all information, reports, tests, studies and other documentation” was not sufficient consideration to support the option.
In re Marriage Cases     Docket
43 Cal.4th 757 – Cal. Supreme Court (S147999) 5/15/08MARRIAGE: The language of Family Code Section 300 limiting the designation of marriage to a union “between a man and a woman” is unconstitutional and must be stricken from the statute, and the remaining statutory language must be understood as making the designation of marriage available both to opposite-sex and same-sex couples.
Harvey v. The Landing Homeowners Association     Docket
162 Cal.App.4th 809 – 4th Dist., Div. 1 (D050263) 4/4/08 (Cert. for Pub. 4/30/08)     Case complete 6/30/08HOMEOWNERS ASSOCIATIONS: The Board of Directors of an HOA has the authority to allow owners to exclusively use common area accessible only to those owners where the following provision of the CC&R’s applied: “The Board shall have the right to allow an Owner to exclusively use portions of the otherwise nonexclusive Common Area, provided that such portions . . . are nominal in area and adjacent to the Owner’s Exclusive Use Area(s) or Living Unit, and, provided further, that such use does not unreasonably interfere with any other Owner’s use . . .” Also, this is allowed under Civil Code Section 1363.07(a)(3)(E).
Salma v. Capon     Docket
161 Cal.App.4th 1275 – 1st Dist. (A115057) 4/9/08     Case complete 6/11/08HOME EQUITY SALES: A seller claimed he sold his house for far less than it was worth “due to the duress of an impending trustee’s sale and the deceit of the purchasers”. The case involves procedural issues that are not relevant to this web site. However, it is included here because it demonstrates the kind of mess that can occur when you are dealing with property that is in foreclosure. Be careful, folks.
Aviel v. Ng     Docket
161 Cal.App.4th 809 – 1st Dist. (A114930) 2/28/08; pub. order 4/1/08     Case complete 5/6/08LEASES / SUBORDINATION: A lease provision subordinating the lease to “mortgages” also applied to deeds of trust because the two instruments are functionally and legally the same. Therefore a foreclosure of a deed of trust wiped out the lease.
People v. Martinez     Docket
161 Cal.App.4th 754 – 4th Dist., Div. 2 (E042427) 4/1/08     Case complete 6/2/08FORGERY: This criminal case involves a conviction for forgery of a deed of trust. [NOTE: The crime of forgery can occur even if the owner actually signed the deed of trust. The court pointed out that “forgery is committed when a defendant, by fraud or trickery, causes another to execute a document where the signer is unaware, by reason of such trickery, that he is executing a document of that nature.”
Pacific Hills Homeowners Association v. Prun     Docket
160 Cal.App.4th 1557 – 4th Dist., Div. 3 (G038244) 3/20/08     Case complete 5/27/08CC&R’s: Defendants built a gate and fence within the setback required by the CC&R’s. 1) The court held that the 5-year statute of limitations of C.C.P. 336(b) applies to unrecorded as well as recorded restrictions, so that the shorter 4-year statute of limitations of C.C.P. 337 is inapplicable. 2) The court upheld the trial court’s equitable remedy of requiring the HOA to pay 2/3 of the cost of relocation defendant’s gate based upon the HOA’s sloppiness in not pursuing its case more promptly.
Nicoll v. Rudnick     Docket
160 Cal.App.4th 550 – 5th Dist. (F052948) 2/27/08     Case complete 4/28/08WATER RIGHTS: An appropriative water right established in a 1902 judgment applied to the entire 300 acre parcel so that when part of the parcel was foreclosed and subsequently re-sold, the water rights must be apportioned according to the acreage of each parcel, not according to the prior actual water usage attributable to each parcel. NOTE: This case contains a good explanation of California water rights law.
Real Estate Analytics v. Vallas     Docket
160 Cal.App.4th 463 – 4th Dist., Div. 1 (D049161) 2/26/08     Case complete 5/29/08SPECIFIC PERFORMANCE: Specific performance is appropriate even where the buyer’s sole purpose and entire intent in buying the property was to earn money for its investors and turn a profit as quickly as possible. The fact that plaintiff was motivated solely to make a profit from the purchase of the property does not overcome the strong statutory presumption that all land is unique and therefore damages were inadequate to make plaintiff whole for the defendant’s breach.
Fourth La Costa Condominium Owners Assn. v. Seith     Docket
159 Cal.App.4th 563 – 4th Dist., Div. 1 (D049276) 1/30/08     Case complete 4/1/08CC&R’s/HOMEOWNER’S ASSOCIATIONS: The court applied CC 1356(c)(2) and Corp. Code 7515, which allow a court to reduce the supermajority vote requirement for amending CC&R’s and bylaw because the amendments were reasonable and the balloting requirements of the statutes were met.
02 Development, LLC v. 607 South Park, LLC     Docket
159 Cal.App.4th 609 – 2nd Dist. (B200226) 1/30/08     Case complete 4/3/08SPECIFIC PERFORMANCE: 1) An assignment of a purchaser’s rights under a purchase agreement prior to creation of the assignee as an LLC is valid because an organization can enforce pre-organization contracts if the organization adopts or ratifies them. 2) A purchaser does not need to prove that it already had the necessary funds, or already had binding commitments from third parties to provide the funds, when the other party anticipatorily repudiates the contract. All that plaintiff needed to prove was that it would have been able to obtain the necessary funding (or funding commitments) in order to close the transaction on time.
Richeson v. Helal     Docket     Sup.Ct. Docket
158 Cal.App.4th 268 – 2nd Dist. (B187273) 11/29/07; Pub. & mod. order 12/21/07 (see end of opinion)     Petition for review by Cal Supreme Ct. DENIED 2/20/08CC&R’s / MUNICIPALITIES: An Agreement Imposing Restrictions (“AIR”) and CC&R’s did not properly lend themselves to an interpretation that would prohibit the City from changing the permitted use or zoning and, were they so construed, the AIR and CC&R’s would be invalid as an attempt by the City to surrender its future right to exercise its police power respecting the property. Here, the AIR and CC&R’s did not prohibit the City from issuing a new conditional use permit allowing the continued use of the subject property as a neighborhood market.
Bill Signs Trucking v. Signs Family Ltd. Partnership     Docket     Sup.Ct. Docket
157 Cal.App.4th 1515 – 4th Dist., Div. 1 (D047861) 12/18/07     Petition for review by Cal Supreme Ct. DENIED 4/9/08LEASES / RIGHT OF FIRST REFUSAL: A tenant’s right of first refusal under a commercial lease is not triggered by the conveyance of an interest in the property between co-partners in a family limited partnership that owns the property and is the landlord.
Schweitzer v. Westminster Investments     Docket     Sup.Ct. Docket
157 Cal.App.4th 1195 – 4th Dist., Div. 1 (D049589) 12/13/07     Petition for review by Cal Supreme Ct. DENIED 3/26/08EQUITY PURCHASERS:
1) The bonding requirement of the Home Equity Sales Contracts Act (Civil Code Section 1695.17) is void for vagueness under the due process clause and may not be enforced. Section 1695.17 is vague because it provides no guidance on the amount, the obligee, the beneficiaries, the terms or conditions of the bond, the delivery and acceptance requirements, or the enforcement mechanisms of the required bond.
2) Although the bond requirement may not be enforced, the remainder of the statutory scheme remains valid because the bond provisions are severable from the balance of the enactment.
3) The court refused to set aside the deed in favor of the equity purchaser because, first, the notice requirements of Civil Code Section 1695.5 appear to have been met and, second, the seller’s right to rescind applies before the deed is recorded but the statute “does not specify that a violation of section 1695.5 provides grounds for rescinding a transaction after recordation of the deed”.
Crestmar Owners Association v. Stapakis     Docket
157 Cal.App.4th 1223 – 2nd Dist. (B191049) 12/13/07     Case complete 2/15/07CC&R’s: Where a developer failed to convey title to two parking spaces as required by the CC&R’s, the homeowner’s association was able to quiet title even though more than 20 years had passed since the parking spaces should have been conveyed. The statute of limitations does not run against someone, such as the homeowner’s association here, who is in exclusive and undisputed possession of the property.
Washington Mutual Bank v. Blechman     Docket     Sup.Ct. Docket
157 Cal.App.4th 662 – 2nd Dist. (B191125) 12/4/07     Petition for review by Cal Supreme Ct. DENIED 3/19/08TRUSTEE’S SALES: The foreclosing lender and trustee are indispensable parties to a lawsuit which seeks to set aside a trustee’s sale. Therefore, a default judgment against only the purchaser at the trustee’s sale is subject to collateral attack.
Garretson v. Post     Docket     Sup.Ct. Docket
156 Cal.App.4th 1508 – 4th Dist., Div.2 (E041858) 11/20/07     Petition for review by Cal Supreme Ct. DENIED 2/27/08TRUSTEE’S SALES: A cause of action for wrongful foreclosure does not fall within the protection of Code of Civil Procedure section 425.16, commonly referred to as the anti-SLAPP statute (strategic lawsuit against public participation).
Murphy v. Burch     Docket     Sup.Ct. Docket
Cal.App. 1st Dist. (A117051) 11/19/07
AFFIRMED by Cal Supreme Ct. 4/27/09EASEMENT BY NECESSITY: An easement by necessity arises by operation of law when 1) there is a strict necessity as when a property is landlocked and 2) the dominant and servient tenements were under the same ownership at the time of the conveyance giving rise to the necessity. However, the second requirement is not met when the properties were owned by the federal government because the Government has the power of eminent domain, rendering it unnecessary to resort to the easement by necessity doctrine in order to acquire easements.The court attempts to distinguish Kellogg v. Garcia, 102 Cal.App.4th 796, by pointing out that in that case the issue of eminent domain did not arise because the dominant tenement was owned by a private party and the servient tenements by the federal government. [Ed. Note: the court does not adequately address the fact that the government does not always have the power of eminent domain. It only has that power if a public purpose is involved. Also, I do not think the court adequately distinguishes Kellogg, which seems to hold that common ownership by the federal government satisfies the requirement of common ownership.]
Elias Real Estate v. Tseng     Docket     Sup.Ct. Docket
156 Cal.App.4th 425 – 2nd Dist. (B192857) 10/25/07     Petition for review by Cal Supreme Ct. DENIED 2/13/08SPECIFIC PERFORMANCE: Acts of a partner falling within Corp. Code 16301(1) (acts in ordinary course of business) are not subject to the statute of frauds. Acts of a partner falling within Corp. Code 16301(2) (acts not in the ordinary course of business) are subject to the statute of frauds. In this case, a sale of the partnership’s real property was not in the ordinary course of business, so it fell within Corp. Code 16301(2) and plaintiff could not enforce a contract of sale signed by only one partner.
Strong v. State Board of Equalization     Docket     Sup.Ct. Docket
155 Cal.App.4th 1182 – 3rd Dist. (C052818) 10/2/07     Petition for review by Cal Supreme Ct. DENIED 1/3/08CHANGE OF OWNERSHIP: The statute that excludes transfers between domestic partners from property tax reassessment is constitutional.
County of Solano v. Handlery     Docket     Sup.Ct. Docket
155 Cal.App.4th 566 – 1st Dist. (A114120) 9/21/07     Petition for review by Cal Supreme Ct. DENIED 12/12/07DEEDS: The County brought an action against grantors’ heirs to invalidate restrictions in a deed limiting the subject property to use as a county fair or similar public purposes. The court refused to apply the Marketable Record Title Act to eliminate the power of termination in favor of the grantors because the restrictions are enforceable under the public trust doctrine.
Baccouche v. Blankenship     Docket
154 Cal.App.4th 1551 – 2nd Dist (B192291) 9/11/07     Case complete 11/16/07EASEMENTS: An easement that permits a use that is prohibited by a zoning ordinance is not void. It is a valid easement, but cannot be enforced unless the dominant owner obtains a variance. As is true with virtually all land use, whether a grantee can actually use the property for the purposes stated in the easement is subject to compliance with any applicable laws and ordinances, including zoning restrictions.
WRI Opportunity Loans II LLC v. Cooper     Docket
154 Cal.App.4th 525 – 2nd Dist. (B191590) 8/23/07     Case complete 10/26/07USURY: The trial court improperly granted a motion for summary judgment on the basis that the loan was exempt from the usury law.1. The common law exception to the usury law known as the “interest contingency rule” provides that interest that exceeds the legal maximum is not usurious when its payment is subject to a contingency so that the lender’s profit is wholly or partially put in hazard. The hazard in question must be something over and above the risk which exists with all loans – that the borrower will be unable to pay.
2. The court held that the interest contingency rule did not apply to additional interest based on a percentage of the sale price of completed condominium units because the lender was guaranteed additional interest regardless of whether the project generated rents or profits.
3. The loan did not qualify as a shared appreciation loan, permitted under Civil Code Sections 1917-1917.006, because the note guaranteed the additional interest regardless of whether the property appreciated in value or whether the project generated profits.
4. The usury defense may not be waived by guarantor of a loan. (No other published case has addressed this issue.)
Archdale v. American International Specialty Lines Ins. Co.     Docket
154 Cal.App.4th 449 – 2nd Dist. (B188432) 8/22/07     Case complete 10/26/07INSURANCE: The case contains good discussions of 1) an insurer’s liability for a judgment in excess of policy limits where it fails to accept a reasonable settlement offer within policy limits and 2) the applicable statutes of limitation.
REVERSED by Cal. Supreme Court 12/22/08
Patel v. Liebermensch
     Docket     Sup.Ct. Docket
154 Cal.App.4th 373 – 4th, Div. 1 (D048582) 8/21/07REVERSED: SPECIFIC PERFORMANCE: Specific performance of an option was denied where the parties never reached agreement on the amount of  the deposit, the length of time of the escrow or payment of escrow expenses if there were a delay. One judge dissented on the basis that the option contract was sufficiently clear to be specifically enforced and the court should insert reasonable terms in place of the uncertain terms.
In Re Marriage of Ruelas     Docket
154 Cal.App.4th 339 – 2nd Dist. (B191655) 8/20/07     Case complete 10/26/07RESULTING TRUST: A resulting trust was created where a daughter acquired property in her own name and the evidence showed that she was acquiring the property for her parents who had poor credit.
Stoneridge Parkway Partners v. MW Housing Partners     Docket     Sup.Ct. Docket
153 Cal.App.4th 1373 – 3rd Dist. (C052082) 8/3/07     Petition for review by Cal Supreme Ct. DENIED 11/14/07USURY: The exemption to the usury law for loans made or arranged by real estate brokers applies to a loan in which the broker who negotiated the loan was an employee of an affiliate of the lender, but nevertheless acted as a third party intermediary in negotiating the loan.
Kinney v. Overton     Docket     Sup.Ct. Docket
153 Cal.App.4th 482 – 4th Dist., Div. 3 (G037146) 7/18/07     Petition for review by Cal Supreme Ct. DENIED 10/10/07EASEMENTS: Former Civil Code Section 812 provided that

“[t]he vacation . . . of streets and highways shall extinguish all private easements therein claimed by reason of the purchase of any lot by reference to a map or plat upon which such streets or highways are shown, other than a private easement necessary for the purpose of ingress and egress to any such lot from or to a public street or highway, except as to any person claiming such easement who, within two years from the effective date of such vacation or abandonment . . . shall have recorded in the office of the recorder of the county in which such vacated or abandoned streets or highways are located a verified notice of his claim to such easement . . .” [Emphasis added.]

The court held that cross-complainant could not maintain an action against the person occupying the disputed abandoned parcel because it was not necessary for access and he did not record the notice required by C.C. Section 812. The court specifically did not address the state of title to the disputed parcel or what interest, if any, cross-defendant may have in the parcel.

Hartzheim v. Valley Land & Cattle Company     Docket     Sup.Ct. Docket
153 Cal.App.4th 383 – 6th Dist. (H030053) 7/17/07     Petition for review by Cal Supreme Ct. DENIED 10/10/07LEASES / RIGHT OF FIRST REFUSAL: A right of first refusal in a lease was not triggered by a partnership’s conveyance of property to the children and grandchildren of its partners for tax and estate planning purposes because it did not constitute a bona fide offer from any third party. The court considered three factors: 1) the contract terms must be reviewed closely to determine the conditions necessary to invoke the right, 2) where a right of first refusal is conditioned upon receipt of a bona fide third party offer to purchase the property, the right is not triggered by the mere conveyance of that property to a third party and 3) the formalities of the transaction must be reviewed to determine its true nature.
Berryman v. Merit Property Mgmt.     Docket     Sup.Ct. Docket
152 Cal.App.4th 1544 – 4th Dist., Div. 3 (G037156) 5/31/07     Petition for review by Cal Supreme DENIED 10/10/07HOMEOWNER’S ASSOCIATIONS: Fees charged by a homeowner’s association upon a transfer of title by a homeowner are limited by Civil Code Section 1368 to the association’s actual costs. The court held that this limitation does not apply to fees charged by a management company hired by the association.
Cal-Western Reconveyance Corp. v. Reed     Docket
152 Cal.App.4th 1308 – 2nd Dist. (B193014) 6/29/07     Case complete 8/29/07TRUSTEE’S SALES: After a trustee’s sale, the trustee deposited the surplus proceeds into court under CC 2924j in order to determine who was entitled to the excess proceeds. The court held that:
(1) The distribution of surplus proceeds to satisfy child and spousal support arrearages was proper because the County had properly recorded an abstract of support judgment,
(2) The trial court erred in distributing proceeds to the debtor’s former wife to satisfy her claims for a community property equalization payment and for attorney fees ordered in the dissolution proceeding, because no recorded lien or encumbrance secured those claims, which in any event were discharged in the debtor’s bankruptcy proceeding (because child and spousal support obligations are not dischargeable, but property settlement payments are dischargeable), and
(3) The trial court erred in distributing proceeds to the debtor’s former lawyer, who was retained to assist the debtor in the collection of proceeds from the trustee’s sale, because an attorney’s lien on the prospective recovery of a client must be enforced in a separate action.
(4) The debtor failed to produce sufficient evidence to support his claim that he was entitled to the $150,000 homestead exemption applicable when a debtor is physically disabled and unable to engage in substantial gainful employment (so he was entitled to only the standard $50,000 homestead exemption).
Poseidon Development v. Woodland Lane Estates     Order Modifying Opinion     Docket
152 Cal.App.4th 1106 – 3rd Dist. (C052573) 6/28/07     Case complete 8/31/07PROMISSORY NOTES: A penalty that applied to late payments of installments did not apply to a late payment of the final balloon payment of principal. The penalty was 10% of the amount due, which made sense for regular installments, but bore no reasonable relationship to actual damages if applied to the balloon payment.
Carr v. Kamins     Docket
151 Cal.App.4th 929 – 2nd Dist. (B191247) 5/31/07     Case complete 8/1/07QUIET TITLE: A quiet title judgment was set aside by defendant’s heir four years after being entered because the heir was not named and served. The plaintiff believed the defendant to be deceased, but made no effort to locate and serve the defendant’s heirs. [Even though this case contains some unique facts, the fact that a default judgment can be set aside four years after being entered demonstrates the danger of relying on default judgments and the need to closely examine the court file and surrounding circumstances before doing so.]
Estate of Yool     Docket
151 Cal.App.4th 867 – 1st Dist. (A114787) 5/31/07     Case complete 7/31/07RESULTING TRUST: A decedent held title with her daughter for the purpose of facilitating financing and did not intend to acquire beneficial title. A probate court properly ordered the Special Administrator to convey title to the daughter based on the Resulting Trust Doctrine. It held that the four-year statute of limitations under C.C.P. 343 applied and not C.C.P. 366.2, which limits actions to collect on debts of the decedent to one year after the date of death.
Kalway v. City of Berkeley     Docket
151 Cal.App.4th 827 – 1st Dist. (A112569) 5/31/07     Case complete 8/1/07SUBDIVISION MAP ACT: Plaintiff husband transferred title of a parcel to his wife in order to avoid merger under the Subdivision Map Act of a substandard parcel into their adjoining lot. The court held that plaintiffs could not evade the Map Act in this manner. It also held that the City had no authority to obtain an order canceling the deed, but that the wife also had no right to further transfer title to the substandard lot except back to her husband.
Delgado v. Interinsurance Exchange of the Auto Club of So. Cal.     Docket     Sup.Ct. Docket
Cal.App. 2nd Dist. (B191272) 6/25/07
REVERSED BY CALIFORNIA SUPREME COURTBAD FAITH: An insurance company acted in bad faith as a matter of law where a potential for coverage was apparent from the face of the complaint. The insured allegedly assaulted plaintiff and there was a potential for coverage because the insured may have acted in self defense. The case contains a thorough analysis of the duties of defense and indemnity.
Blackmore v. Powell     Docket     Sup.Ct. Docket
150 Cal.App.4th 1593 – 2nd Dist. (B185326) 5/22/07     Request for depublication DENIED 8/29/07EASEMENTS: An easement “for parking and garage purposes” includes the exclusive right to build and use a garage. Granting an exclusive easement may constitute a violation under the Subdivision Map act, but here there is no violation because the exclusive use of the garage covers only a small portion of the easement and is restricted to the uses described in the easement deed.
Amalgamated Bank v. Superior Court     Docket     Sup.Ct. Docket
149 Cal.App.4th 1003 – 3rd Dist. (C052156, C052395) 4/16/07     Petition for review by Cal Supreme Ct. DENIED 8/8/07LIS PENDENS:
1. In deciding a writ petition from an order granting or denying a motion to expunge a lis pendens after judgment and pending appeal, an appellate court must assess whether the underlying real property claim has “probable validity”. This is the same test that is used before judgment. “Probable validity” post-judgment means that it is more likely than not the real property claim will prevail at the end of the appellate process.
2. A judicial foreclosure sale to a third party is absolute, subject only to the right of redemption, and may not be set aside, except that under C.C.P. Section 701.680(c)(1) the judgment debtor may commence an action to set aside the sale within 90 days only if the purchaser at the sale was the judgment creditor. Here, a potential bidder who was stuck in traffic and arrived too late to the sale could not set it aside because only the judgment debtor can do that and because a third party purchased at the sale.
L&B Real Estate v. Housing Authority of Los Angeles     Docket
149 Cal.App.4th 950 – 2nd Dist. (B189740) 4/13/07     Case complete 6/13/07TAX DEEDS: Because public property is exempt from taxation, tax deeds purporting to convey such property for nonpayment of taxes are void. Two parcels were inadvertently not included in a deed to the State (subsequently conveyed to the Housing Authority of Los Angeles). Accordingly, the tax collector thought that those parcels were still owned by the seller and sold them at a tax sale after real estate taxes were not paid on them. The court also points out that plaintiff was not a good faith purchaser because it had constructive and actual knowledge of the fact that the Housing Authority’s low income housing was partially located on the two parcels sold at the tax sale.
Ulloa v. McMillin Real Estate     Docket
149 Cal.App.4th 333 – 4th Dist., Div. 1 (D048066) 3/7/07 (Cert. for pub. 4/4/07)     Case complete 6/4/07STATUTE OF FRAUDS: The Statute of Frauds requires the authority of an agent who signs a sales agreement to be in writing if the agent signs on behalf of the party to be charged. However, a plaintiff purchaser whose agent signed her name with only verbal authorization is not precluded by the Statute of Frauds from bringing the action because the defendant is the party to be charged.
Jordan v. Allstate Insurance Company     Docket     Sup.Ct. Docket
148 Cal.App.4th 1062 – 2nd Dist. (B187706) 3/22/07      Petition for review and depublication DENIED 6/27/07BAD FAITH: Where there is a genuine issue as to the insurer’s liability under the policy, there can be no bad faith liability imposed on the insurer for advancing its side of that dispute. However, there can be bad faith liability where an insurer denies coverage but a reasonable investigation would have disclosed facts showing the claim was covered under other provisions of the policy. The court clarified that an insurer’s failure to investigate can result in bad faith liability only if there is coverage. If there is no coverage, then any failure to properly investigate cannot cause the insured any damage.
Shah v. McMcMahon     Docket
148 Cal.App.4th 526 – 2nd Dist. (B188972) 3/12/07     Case complete 5/16/07LIS PENDENS: Plaintiffs could not appeal an order for attorney’s fees awarded in a hearing of a motion to expunge a lis pendens. The only remedy is to challenge the award by way of a petition for writ of mandate.
Sterling v. Taylor     Docket
40 Cal.4th 757 – Cal. Supreme Court (S121676) 3/1/07STATUTE OF FRAUDS: If a memorandum signed by the seller includes the essential terms of the parties’ agreement (i.e. the buyer, seller, price, property and the time and manner of payment), but the meaning of those terms is unclear, the memorandum is sufficient under the statute of frauds if extrinsic evidence clarifies the terms with reasonable certainty. Because the memorandum itself must include the essential contractual terms, extrinsic evidence cannot supply those required terms, however, it can be used to explain essential terms that were understood by the parties but would otherwise be unintelligible to others. In this case, the memorandum did not set forth the price with sufficient clarity because it was uncertain whether it was to be determined by a multiplier applied to the actual rent role or whether the price specified was the agreed price even though it was based on the parties’ incorrect estimate of the rent role.
Jet Source Charter v. Doherty     Docket
148 Cal.App.4th 1 – 4th Dist., Div. 1 (D044779) 1/30/07     (Pub. order and modification filed 2/28/07 – see end of opinion) Case complete 5/1/07PUNITIVE DAMAGES: Parts I, II, III and IV NOT certified for publication: Where the defendant’s conduct only involves economic damage to a single plaintiff who is not particularly vulnerable, an award which exceeds the compensatory damages awarded is not consistent with due process.
Dyer v. Martinez     Docket     Sup.Ct. Docket
147 Cal.App.4th 1240 – 4th Dist., Div. 3 (G037423) 2/23/07     Petition for review by Cal Supreme Ct. DENIED 6/13/07RECORDING: A lis pendens that was recorded but not indexed does not impart constructive notice, so a bona fide purchaser for value takes free of the lis pendens. The party seeking recordation must ensure that all the statutory requirements are met and the recorder is deemed to be an agent of the recording party for this purpose.
Behniwal v. Mix     Docket
147 Cal.App.4th 621 – 4th Dist., Div. 3 (G037200) 2/7/07     Case complete 4/13/07SPECIFIC PERFORMANCE: In a specific performance action, a judgment for plaintiff’s attorneys’ fees cannot be offset against the purchase price that the successful plaintiff must pay defendant for the property. A judgment for attorneys’ fees is not an incidental cost that can be included as part of the specific performance judgment, and it is not a lien that relates back to the filing of the lis pendens. Instead, it is an ordinary money judgment that does not relate back to the lis pendens. So, while plaintiff’s title will be superior to defendant’s liens that recorded subsequent to the lis pendens, those liens are nevertheless entitled to be paid to the extent of available proceeds from the full purchase price.
Castillo v. Express Escrow     Docket
146 Cal.App.4th 1301 – 2nd Dist. (B186306) 1/18/07     Case complete 3/20/07MOBILEHOME ESCROWS:
1) Health and Safety Code Section 18035(f) requires the escrow agent for a mobile home sale to hold funds in escrow upon receiving written notice of a dispute between the parties, even though the statute specifically states “unless otherwise specified in the escrow instructions” and even though the escrow instructions provided that escrow was to close unless “a written demand shall have been made upon you not to complete it”.
2) Section 18035(f) does not require the written notice of dispute to cite the code section, or to be in any particular form, or that the notice be addressed directly to the escrow holder, or that the notice contain an express request not to close escrow. The subdivision requires nothing more than that the escrow agent receive notice in writing of a dispute between the parties. So receiving a copy of the buyer’s attorney’s letter to the seller was sufficient to notify the escrow agent that a dispute existed.
Rappaport-Scott v. Interinsurance Exchange     Docket
146 Cal.App.4th 831 – 2nd Dist (B184917) 1/11/07     Case complete 3/14/07INSURANCE: An insurer’s duty to accept reasonable settlement offers within policy limits applies only to third party actions and not to settlement offers from an insured. An insurer has a duty not to unreasonable withhold payments due under a policy. But withholding benefits under a policy is not unreasonable if there is a genuine dispute between the insurer and the insured as to coverage or the amount of payment due, which is what occurred in this case.
In re: Rabin
BAP 9th Circuit 12/8/06BANKRUPTCY/HOMESTEADS: Under California law, the homestead exemption rights of registered domestic partners are identical to those of people who are married. Therefore, domestic partners are limited to a single combined exemption, in the same manner as people who are married. In the absence of a domestic partnership or marriage, each cotenant is entitled to the full homestead exemption.
Wachovia Bank v. Lifetime Industries     Docket
145 Cal.App.4th 1039 – 4th Dist., Div. 2 (E037560) 12/15/06     Case complete 2/16/07OPTIONS:
1. When the holder of an option to purchase real property exercises the option and thereby obtains title to the property, the optionee’s title relates back to the date the option was given, as long as the optionee has the right to compel specific performance of the option. But where the optionee acquires title in a transaction unconnected with the option, such as where there has been a breach of the option agreement so that the optionee did not have the right to specific performance, the optionee takes subject to intervening interests just like any other purchaser.
2. Civil Code Section 2906 provides a safe harbor for a lender to avoid the rule against “clogging” the equity of redemption as long as the option is not dependent on the borrower’s default. But even if the lender falls outside the safe harbor because the exercise of the option is dependent upon borrower’s default, it does not automatically follow that the option is void. Instead, the court will analyze the circumstances surrounding the transaction and the intent of the parties to determine whether the option is either void or a disguised mortgage. Also, even if the transaction is a disguised mortgage the optionee (now mortgagee) has a right to judicially foreclose, which will wipe out intervening interests.
Wright v. City of Morro Bay     Docket     Sup.Ct. Docket
144 Cal.App.4th 767, 145 Cal.App.4th 309a – 2nd Dist (B176929) 11/7/06     Modification of Opinion 12/6/06     Petition for review by Cal Supreme Ct. DENIED 2/21/07DEDICATION/ABANDONMENT: C.C.P. 771.010, which provides for termination of an offer of dedication if not accepted within 25 years, did not apply because 1) the statute cannot be applied retroactively to the City’s acceptance occurring more than 25 years after the offer of dedication and 2) the area covered by the dedicated road has never been used by anyone, so the requirement that the property be “used as if free of the dedication” was not met.
State Farm General Insurance Co. v. Wells Fargo Bank     Docket
143 Cal.App.4th 1098 – 1st Dist. (A111643) 10/10/06     Case complete 12/11/06The “superior equities rule” prevents an insurer, who is subrogated to the rights of the insured after paying a claim, from recovering against a party whose equities are equal or superior to those of the insurer. Thus, an insurer may not recover from an alleged tortfeasor where the tortfeasor’s alleged negligence did not directly cause the insured’s loss. The court questioned the continued vitality of the superior equities rule in California, but felt compelled to follow a 1938 Supreme Court case that applied the rule. The court suggests that the Supreme Court should re-address the issue in light of modern day fault principles.
Corona Fruits & Veggies v. Frozsun Foods     Docket     Sup.Ct. Docket
143 Cal.App.4th 319 – 2nd Dist. (B184507) 9/25/06     Petition for review by Cal Supreme Ct. DENIED 12/20/06UCC: A UCC-1 financing statement filed in the name of Armando Munoz is not effective where the debtor’s true name was Armando Munoz Juarez.
Warren v. Merrill     Docket
143 Cal.App.4th 96 – 2nd Dist. (B186698) 9/21/06     Case complete 11/21/06QUIET TITLE: The Court quieted title in plaintiff where title was taken in the real estate agent’s daughter’s name as part of a fraudulent scheme perpetrated by the agent. This is not a significant title insurance case, but I posted it for reference since it involves quiet title.
McKell v. Washington Mutual     Docket     Sup.Ct. Docket
142 Cal.App.4th 1457 – 2nd Dist. (B176377) 9/18/06     Request for depublication DENIED 1/17/07RESPA: Washington Mutual (i) charged hundreds of dollars in “underwriting fees” when the underwriting fee charged by Fannie Mae and Freddie Mac to WAMU was only $20 and (ii) marked up the charges for real estate tax verifications and wire transfer fees. The court followed Kruse v. Wells Fargo Home Mortgage (2d Cir. 2004) 383 F.3d 49, holding that marking up costs, for which no additional services are performed, is a violation of RESPA. Such a violation of federal law constitutes an unlawful business practice under California’s Unfair Competition Law (“UCL”) and a breach of contract. Plaintiffs also stated a cause of action for an unfair business practice under the UCL based on the allegation that WAMU led them to believe they were being charged the actual cost of third-party services.
Reilly v. City and County of San Francisco     Docket     Sup.Ct. Docket
142 Cal.App.4th 480 – 1st Dist. (A109062) 8/29/06     Request for depublication DENIED 12/13/06PROPERTY TAX: A change in ownership of real property held by a testamentary trust occurs when an income beneficiary of the trust dies and is succeeded by another income beneficiary. Also, for purposes of determining change in ownership, a life estate either in income from the property or in the property itself is an interest equivalent in value to the fee interest.
Markowitz v. Fidelity     Docket     Sup.Ct. Docket
142 Cal.App.4th 508 – 2nd Dist. (B179923) 5/31/06     Publication ordered by Cal. Supreme Court 8/30/06ESCROW: Civil Code Section 2941, which permits a title insurance company to record a release of a deed of trust if the lender fails to do so, does not impose an obligation on an escrow holder/title company to record the reconveyance on behalf of the trustee. Citing other authority, the Court states that an escrow holder has no general duty to police the affairs of its depositors; rather, an escrow holder’s obligations are limited to faithful compliance with the parties’ instructions, and absent clear evidence of fraud, an escrow holder’s obligations are limited to compliance with the parties’ instructions. The fact that the borrower had an interest in the loan escrow does not mean that he was a party to the escrow, or to the escrow instructions.
Cebular v. Cooper Arms Homeowners Association     Docket     Sup.Ct. Docket
142 Cal.App.4th 106 – 2nd Dist. (B182555) 8/21/06     Request for review by Cal Supreme Ct. DENIED 11/15/06; Request to publish Part III, Sec. B filed 10/24/06COVENANTS, CONDITIONS AND RESTRICTIONS: It is not unreasonable for CC&R’s to allocate dues obligations differently for each unit, along with the same allocation of voting rights, even though each unit uses the common areas equally. Although the allocation does not make much sense, courts are disinclined to question the wisdom of agreed-to restrictions.
Bernard v. Foley     Docket
39 Cal.4th 794 – Cal. Supreme Court (S136070) (8/21/06)TESTAMENTARY TRANSFERS: Under Probate Code Section 21350, “care custodians” are presumptively disqualified from receiving testamentary transfers from dependent adults to whom they provide personal care, including health services. The Court held that the term “care custodian” includes unrelated persons, even where the service relationship arises out of a preexisting personal friendship rather than a professional or occupational connection. Accordingly, the Court set aside amendments to decedent’s will that were made shortly before decedent’s death, which would have given most of the estate to the care providers.
Regency Outdoor Advertising v. City of Los Angeles     Docket
39 Cal.4th 507 – Cal. Supreme Court (S132619) 8/7/06     Modification of Opinion 10/11/06ABUTTER’S RIGHTS: There is no right to be seen from a public way, so the city is not liable for damages resulting from the view of plaintiff’s billboard caused by planting trees along a city street. The court pointed out that a private party who blocks the view of someone’s property by obstructing a public way would be liable to someone in plaintiff’s position.
Kleveland v. Chicago Title Insurance Company     Docket     Sup.Ct. Docket
141 Cal.App.4th 761 – 2nd Dist. (B187427) 7/24/06     Case complete 10/5/06     Request for depublication DENIED 10/25/06TITLE INSURANCE: An arbitration clause in a title policy is not enforceable where the preliminary report did not contain an arbitration clause and did not incorporate by reference the arbitration clause in the CLTA policy actually issued. (The preliminary report incorporated by reference the provisions of a Homeowner’s Policy of Title Insurance with a somewhat different arbitration clause, but a CLTA policy was actually issued.)
Essex Insurance Company v. Five Star Dye House     Docket
38 Cal.4th 1252 – Cal. Supreme Court (S131992) 7/6/06INSURANCE: When an insured assigns a claim for bad faith against the insurer, the assignee may recover Brandt (attorney) fees. Although purely personal causes of action are not assignable, such as claims for emotional distress or punitive damages, Brandt fees constitute an economic loss and are not personal in nature.
Peak Investments v. South Peak Homeowners Association     Docket
140 Cal.App.4th 1363 – 4th Dist., Div. 3 (G035851) 6/28/06     Case complete 8/31/06HOMEOWNER’S ASSOCIATIONS: Where CC&R’s require approval by more than 50 percent of owners in order to amend the Declaration, Civil Code Section 1356(a) allows a court, if certain conditions are met, to reduce the percentage of votes required, if it was approved by “owners having more than 50 percent of the votes in the association”. The Court held that the quoted phrase means a majority of the total votes in the HOA, not merely a majority of those votes that are cast.
CTC Real Estate Services v. Lepe     Docket
140 Cal.App.4th 856 – 2nd Dist. (B185320) 6/21/06     Case complete 8/23/06TRUSTEE’S SALES: The victim of an identity theft, whose name was used to obtain a loan secured by a purchase money deed of trust to acquire real property, may, as the only claimant, recover undistributed surplus proceeds that remained after a trustee sale of the property and the satisfaction of creditors. The Court pointed out that a victim of theft is entitled to recover the assets stolen or anything acquired with the stolen assets, even if the value of those assets exceeds the value of that which was stolen.
Slintak v. Buckeye Retirement Co.     Docket     Sup.Ct. Docket
139 Cal.App.4th 575 – 2nd Dist. (B182875) 5/16/06     Request for review by Cal Supreme Ct. DENIED 9/13/06MARKETABLE RECORD TITLE ACT
1) Under Civil Code Section 882.020(a)(1), a deed of trust expires after 10 years where “the final maturity date or the last date fixed for payment of the debt or performance of the obligation is ascertainable from the record”. Here, the October 1992 Notice of Default was recorded and contained the due date of the subject note; thus, the due date is “ascertainable from the record” and the 10-year limitations period of section 882.020(a)(1) applies.2) Under C.C. Section 880.260, if an action is commenced and a lis pendens filed by the owner to quiet or clear title, the running of the 10-year limitations period is reset and a new 10-year limitations period commences on the date of the recording of the lis pendens. After the expiration of the recommenced 10-year period, the power of sale in the trust deed expires.
Preciado v. Wilde     Docket     Sup.Ct. Docket
139 Cal.App.4th 321 – 2nd Dist. (B182257) 5/9/06     Request for review by Cal Supreme Ct. DENIED 8/16/06ADVERSE POSSESSION: Plaintiffs failed to establish adverse possession against defendant, with whom they held title as tenants in common. Before title may be acquired by adverse possession as between cotenants, the occupying tenant must impart notice to the tenant out of possession, by acts of ownership of the most open, notorious and unequivocal character, that he intends to oust the latter of his interest in the common property. Such evidence must be stronger than that which would be required to establish title by adverse possession in a stranger.
UNPUBLISHED Harbor Pipe v. Stevens
Cal.App. 4th Dist., Div. 3 (G035530) 4/4/06     Case complete 6/6/06JUDGMENTS: A judgment lien against the settlor of a revocable trust attached to trust property where the identity of the settlor is reflected in the chain of title, so a purchaser takes subject to the judgment lien. NOTE: In other words, title companies need to check the names of the settlors in the General Index when title is held in trust.
Aaron v. Dunham     Docket     Sup.Ct. Docket
137 Cal.App.4th 1244 – 1st Dist. (A109488) 3/15/06     Request for review by Cal Supreme Ct. DENIED 6/21/06PRESCRIPTIVE EASEMENTS: 1) Permission granted to an owner does not constitute permission to a successor. 2) Under Civil Code Section 1008, signs preventing prescriptive rights must be posted by an owner or his agent, so signs posted by a lessee without the knowledge of the owner, do not qualify.
***DECERTIFIED***
Newmyer v. Parklands Ranch     Docket     Sup.Ct. Docket
Cal.App. 2nd Dist. (B180461) 3/23/06     Request for review by Cal Supreme Ct. DENIED; CA opinion DECERTIFIED 6/14/06EASEMENTS: The owner of the dominant tenement possessing over the servient tenement an access easement that includes the right to grant other easements for “like purposes” may convey to an owner of property adjoining the dominant tenement an enforceable easement for access over the servient tenement.
Marion Drive LLC v. Saladino     Docket     Sup.Ct. Docket
136 Cal.App.4th 1432 – 2nd Dist. (B182727) 2/27/06     Request for review by Cal Supreme Ct. DENIED 5/24/06ASSESSMENT LIEN: After a tax sale, the holder of a bond secured by a 1911 Act assessment lien has priority as to surplus tax sale proceeds over a subsequently recorded deed of trust. This is true even though the bond holder purchased the property from the tax sale purchaser. The Court rejected defendant’s argument that fee title had merged with the assessment lien.
Barnes v. Hussa     Docket
136 Cal.App.4th 1358 – 3rd Dist. (C049163) 2/24/06     Case complete 4/26/06LICENSES / WATER RIGHTS: The Plaintiff did not overburden a license to run water in a pipeline across defendant’s property where he extended the pipeline to other property he owned because there was no increase in the burden on the servient tenement and no harm to defendants. A couple of interesting things pointed out by the Court are: 1) A person entitled to use water may use it elsewhere as long as others are not injured by the change, and 2) “An irrevocable license . . . is for all intents and purposes the equivalent of an easement.”
***REVERSED***
Mayer v. L & B Real Estate
     Docket     Sup.Ct. Docket
Cal.App. 2nd Dist. (B180540) 2/14/06     REVERSED by Cal Supreme Ct. 6/16/08TAX SALES: The one-year statute of limitations for attacking a tax sale applies to preclude an action by a property owner who had actual notice of the tax sale, even where the tax collector’s conduct was egregious. The Court did not reach the question of whether the tax collector satisfied its due process obligations, but refers to a Supreme Court case which held that the limitations period is enforceable even if the defect is constitutional in nature. That case recognized a limited exception where an owner is in “undisturbed possession” such that the owner lacked any reasonable means of alerting himself to the tax sale proceedings.
Wright Construction Co. v. BBIC Investors     Docket     Sup.Ct. Docket
136 Cal.App.4th 228 – 1st Dist. (A109876) 1/31/06     Request for review by Cal Supreme Ct. DENIED 4/26/06MECHANICS’ LIENS: A mechanic’s lien is premature and invalid under Civil Code Section 3115 if it is recorded before the contractor “completes his contract”. A contract is complete for purposes of commencing the recordation period under section 3115 when all work under the contract has been performed, excused, or otherwise discharged. Here, because of the tenant’s anticipatory breach of the contract, plaintiff had “complete[d] [its] contract” within the meaning of section 3115 the day before the claim of lien was recorded, so the claim of lien was not premature. In a previous writ proceeding, the Court held that the landlord’s notice of nonresponsibility was invalid under the “participating owner doctrine” because the landlord caused the work of improvement to be performed by requiring the lessee to make improvements.
Torres v. Torres     Docket     Sup.Ct. Docket
135 Cal.App.4th 870 – 2nd Dist. (B179146) 1/17/06     Request for review by Cal Supreme Ct. DENIED 4/12/06POWER OF ATTORNEY: 1) A statutory form power of attorney is not properly completed where the principal marks the lines specifying the powers with an “X” instead of initials, as required by the form. However, the form is not the exclusive means of creating a power of attorney, so even though it is not valid as a statutory form, it is valid as regular power of attorney. 2) Under Probate Code Section 4264, an attorney in fact may not make a gift of the principal’s property unless specifically authorized to do so in the power of attorney. Here, the principal quitclaimed the property to himself, the other attorney in fact and the principal as joint tenants. However, the court refused to invalidate the conveyance because the plaintiff failed to produce any evidence that the conveyance was not supported by consideration.
Ung v. Koehler     Order Modifying Opinion     Docket     Sup.Ct. Docket
135 Cal.App.4th 186 – 1st Dist. (A109532) 12/28/05     Request for review by Cal Supreme Ct. DENIED 4/12/06TRUSTEE’S SALES:
1. Expiration of the underlying obligation does not preclude enforcement of the power of sale under a deed of trust.
2. A power of sale expires after 60 years or, if the last date fixed for payment of the debt is ascertainable from the record, 10 years after that date.
3. In order to avoid a statutory absurdity, a notice of default that is recorded more than 10 years after “the last date fixed for payment of the debt” does not constitute a part of the “record” for purposes of Civil Code Section 882.020(a).
Trust One Mortgage v. Invest America Mortgage     Docket
134 Cal.App.4th 1302 – 4th Dist., Div. 3 (G035111) 12/15/05     Case complete 2/21/06TRUSTEE’S SALES/ANTI-DEFICIENCY: An indemnification agreement is enforceable after a non-judicial foreclosure where the indemnitor is not the same person as the obligor. If the indemnitor and obligor were the same, the indemnity would be void as an attempt to circumvent antideficiency protections.
UNPUBLISHED OPINION
Citifinancial Mortgage Company v. Missionary Foundation     Docket
Cal.App. 2nd (B178664) 12/14/05     Case complete 2/16/06MARKETABLE RECORD TITLE ACT: (UNPUBLISHED OPINION) Under Civil Code Section 882.020(a)(1), a deed of trust becomes unenforceable 10 years after the final maturity date, or the last date fixed for payment of the debt or performance of the obligation, if that date is ascertainable from the record. Here, the record showed via an Order Confirming Sale of Real Property that the obligation was due five years after close of escrow. The Court held that since “close of escrow” is an event, and not a date certain, Section 882.020(a)(1) did not apply in spite of the fact that escrow must have closed in order for the deed of trust to have been recorded.
McElroy v. Chase Manhattan Mortgage Corp.     Docket
134 Cal.App. 4th 388 – 4th Dist., Div. 3 (G034588) 11/1/05     Case complete 2/1/06TRUSTEE’S SALES: The Court refused to set aside a trustee’s sale where the lender foreclosed after the trustors tendered payment in the form of a “Bonded Bill of Exchange Order”. The Court determined that “the Bill is a worthless piece of paper, consisting of nothing more than a string of words that sound as though they belong in a legal document, but which, in reality, are incomprehensible, signifying nothing.”
***DECERTIFIED***
The Santa Anita Companies v. Westfield Corporation     Docket     Sup.Ct. Docket
134 Cal.App.4th 77 – 2nd Dist. (B175820) 11/17/05     Request for review by Cal Supreme Ct. DENIED and DECERTIFIED 01/25/06DEEDS: The 3-year statute of limitations under C.C.P. 338(d) to seek relief on the ground of mistake does not begin to run until discovery of the mistake or receiving facts that would put a reasonable person on notice of the mistake. The fact that carefully reading the deed would have revealed the mistake is not sufficient to charge the plaintiff with notice, so the statute of limitations did not begin to run until plaintiff actually became aware of the error, and this action was therefore timely.
Big Valley Band of Pomo Indians v. Superior Court     Docket
133 Cal.App.4th 1185 – 1st Dist. (A108615) 11/1/05     Case complete 1/4/06INDIANS: An employment agreement with an Indian tribe contained the following clause: “Any claim or controversy arising out of or relating to any provisions of this Agreement, or breach thereof, shall . . . be resolved by arbitration under the rules of the American Arbitration Association in San Francisco, California, and judgment on any award by the arbitrators may be entered in any court having such jurisdiction”. The court held that the effect of the arbitration clause as limited to a consent to arbitrate and enforce any award in state court. But this clause was insufficient to waive the tribe’s immunity from a breach of contract action brought in state court. So plaintiffs are apparently free to bring the same breach of contract claims in an arbitration proceeding.
Behniwal v. Mix     Docket
133 Cal.App.4th 1027 – 4th Dist., Div. 3 (G034074) 9/30/05     Case complete 1/3/06STATUTE OF FRAUDS: A sales contract signed on the sellers’ behalf by their real estate agent did not satisfy the Statute of Frauds because the agent did not have written authority to sign for the sellers. However, a contract which must be in writing can be ratified if the ratification is also in writing. Here the sellers ratified the contract by a sufficient written ratification where they subsequently signed disclosure documents that specifically referred to the contract signed by the real estate agent.
Behniwal v. Superior Court     Docket
133 Cal.App.4th 1048 – 4th Dist., Div. 3 (G035299) 9/30/05     Case complete 1/3/06LIS PENDENS: (Related to Mix v. Superior Court, several cases below.) Having determined that the plaintiffs have at least a “probably valid” real property claim, the Court issued a peremptory writ of mandate directing the Superior Court to vacate its order expunging the lis pendens. The lis pendens will therefore protect plaintiff’s claim until the time for appeal to the Supreme Court expires or unless the Supreme Court issues its own writ directing that the lis pendens be expunged.
Zipperer v. County of Santa Clara     Docket
133 Cal.App.4th 1013 – 6th Dist. (H028455) 9/30/05 (Mod. 10/28/05)     Case complete 12/28/05EASEMENTS:
PUBLISHED PORTION: The Solar Shade Control Act provides that “. . . no person owning, or in control of a property shall allow a tree or shrub to be placed, or, if placed, to grow on such property, subsequent to the installation of a solar collector on the property of another so as to cast a shadow greater than 10 percent of the collector absorption area”. The County is exempt from the Act because it adopted an ordinance pursuant to a statute allowing cities and counties to exempt themselves from the Act. The Court did not address the issue of whether the act applies where a tree is not “placed” by a property owner.UNPUBLISHED PORTION: A common law easement for light and air generally may be created only by express written instrument. A statutory “solar easement” under Civil Code Section 801.5 may be created only by an instrument containing specified terms. The Court held that the County did not have an obligation to trim trees to avoid shading plaintiff’s solar panels, rejecting several theories asserted by plaintiff.
Fishback v. County of Ventura     Docket
133 Cal.App.4th 896 – 2nd Dist. (B177462) 10/26/05     Case complete 1/9/06SUBDIVISION MAP ACT: Under the 1937 and 1943 Subdivision Map Acts, “subdivision” was defined as “any land or portion thereof shown on the last preceding tax roll as a unit or as contiguous units which is divided for the purpose of sale . . . into five or more parcels within any one year period.” The Court makes numerous points interpreting those statutes, some of the most significant being: 1) Once the fifth parcel is created within a one-year period, all the parcels created within that year constitute a subdivision; 2) Even though a unit of land is defined as a unit as shown on the last tax roll preceding the division, that does not mean the unit shown on the last preceding tax roll is a legal parcel, and legal parcels cannot be created by dividing that illegal parcel; and 3) If land is divided for the purpose of sale, it is irrelevant that the retained parcel is not held for the purpose of sale. Thus, for example, if the owner of a unit of land divides it in half, the unit is divided for the purpose of sale even if the owner intends to sell only one half and keep the other.
Attorney General Opinion No. 04-1105
10/3/05ASSESSOR’S RECORDS: County Assessors maintain parcel boundary map data, which is detailed geographic information used to describe and define the precise geographic boundaries of assessor’s parcels. When maintained in electronic format, Assessors must make copies in electronic format available to the public. The fee charged for producing the copy is limited to the direct cost of producing the copy in electronic format, and may not include expenses associated with the county’s initial gathering of the information, with initial conversion of the information into electronic format, or with maintaining the information.
Villacreses v. Molinari     Docket     Sup.Ct. Docket
132 Cal.App.4th 1223 – 4th Dist., Div. 3 (G034719) 9/26/05     Request for review by Cal Supreme Ct. DENIED 12/14/05ARBITRATION: Section 1298 requires that an arbitration provision in a real estate contract be accompanied by a statutory notice and that the parties indicate their assent by placing their initials on an adjacent space or line. The arbitration notice, standing alone, does not constitute an arbitration provision. So the Defendants could not compel arbitration where the contract contained only the notice, but did not contain a separate arbitration provision.The Court has a good sense of humor. The opinion contains the following memorable quotes:

1. “If the first rule of medicine is ‘Do no harm,’ the first rule of contracting should be ‘Read the documents’.”

2. “. . . to paraphrase the immortal words of a former President of the United States, the applicability of this purported arbitration agreement to the instant dispute ‘depends upon what the meaning of the word “it” is.'”

Campbell v. Superior Court (La Barrie)     Docket     Sup.Ct. Docket
132 Cal.App.4th 904 – 4th Dist., Div. 1 (D046064) 9/14/05     Request for review by Cal Supreme Ct. DENIED 12/14/05LIS PENDENS: A cause of action for a constructive trust or an equitable lien does not support a lis pendens where it is merely for the purpose of securing a judgment for money damages. [Ed. Note: The Court in this and similar cases make the absolute statement that “an equitable lien does not support a lis pendens”, and explain that the lien is sought merely to secure a money judgment. But it is unclear whether the Court would reach the same conclusion in a pure equitable lien case. For example, where a loan is paid off with the proceeds of a new loan, but the new mortgage accidentally fails to be recorded, an action to impose an equitable lien seeks more than a mere money judgment. It seeks to allow the new lender to step into the shoes of the old lender and, in my opinion, a lis pendens should be allowed.]
Fripp v. Walters Docket     Docket     Sup.Ct. Docket
132 Cal.App.4th 656 – 3rd Dist. (C046733) 9/7/05 (ONLY PART I CERTIFIED FOR PUBLICATION)     Request for review by Cal Supreme Ct. DENIED 11/16/05BOUNDARIES / SURVEYS: A conveyance referring to a parcel map cannot convey more property than the creator of the parcel map owned. The Court rejected Defendant’s claim that the recorded parcel map was a “government sanctioned survey” which precludes a showing that the boundaries established by the parcel map are erroneous. The court explained that the rule cited by Defendants applies only to official survey maps that create boundaries. Boundary lines cannot be questioned after the conveyance of public land to a private party, even if they are inaccurate.
Title Trust Deed Service Co. v. Pearson     Docket
132 Cal.App.4th 168 – 2nd Dist (B175067) 8/25/05     Case complete 10/28/05HOMESTEADS: A declared homestead exemption applies to surplus proceeds from a trustee’s sale. [Comment: Applying the declared homestead exemption to trustee’s sales is fine. But the Court also seems to want to pay surplus proceeds to the debtor up to the amount of the exemption before paying the holder of a junior trust deed. This should be wrong since the homestead exemption does not apply to voluntary liens. I think the Court does not adequately address what appears to me to be a circuity of priority problem: The homestead exemption is senior to the judgment lien, which in this case happens to be senior to a junior TD, which is senior to the homestead exemption.]
In re Marriage of Benson     Docket
36 Cal.4th 1096 – Cal. Supreme Court (S122254) 8/11/05COMMUNITY PROPERTY: The doctrine of partial performance, which is an exception to the Statute of Frauds, is not an exception to the requirement of Family Code Section 852 that an agreement to transmute property be in writing. The concurring opinion points out that the Court does not decide what statutory or equitable remedy would be available to make whole a spouse who has been disadvantaged by an illusory oral promise to transmute property, or what sanction may be employed against a spouse who has used section 852(a) as a means of breaching his or her fiduciary duty and gaining unjust enrichment.
First Federal Bank v. Fegen     Docket
131 Cal.App.4th 798 – 2nd Dist. (B174252) 7/29/05     Case complete 9/29/05JUDGMENTS: The Court dismissed an appeal as being moot where the debtor did not post a bond after a sheriff’s sale of real property. C.C.P. Section 917.4 provides that an appeal of an order directing the sale of real property does not stay enforcement of the order. A sheriff’s sale is final, except that the debtor can commence an action within 90 days to set aside the sale if the judgment creditor is the successful bidder. Here, the debtor failed to file an action within 90 days so the sale is final.
Bear Creek Master Association v. Edwards     Docket     Sup.Ct. Docket
130 Cal.App.4th 1470 – 4th Dist. Div. 2 (E034859) 7/13/05     Request for review by Cal Supreme Ct. DENIED 10/19/05CONDOMINIUMS: The definition of “condominium” in Civil Code Section 1351(f) does not require that an actual structure has been built; rather it only requires that it be described in a recorded condominium plan. (Note, however, that under CC 1352 the condominium does not come into existence until a condominium unit has been conveyed.) The case also contains an extensive discussion of the procedural requirements for foreclosing on an assessment lien recorded by the homeowner’s association.
Woodridge Escondido Property Owners Assn. v. Nielsen     Docket     Sup.Ct. Docket
130 Cal.App.4th 559 – 4th Dist. Div. 1 (D044294) 5/25/05 (pub. order 6/16/05)     Request for review by Cal Supreme Ct. DENIED 8/31/05CC&R’s: A provision in CC&R’s that prohibited construction of a permanent structure in an easement area applied to a deck because it was attached to the house and had supporting posts that were buried in the ground, such that it was designed to continue indefinitely without change and was constructed to last or endure.
Beyer v. Tahoe Sands Resort     Docket
129 Cal.App.4th 1458 – 3rd Dist. (C045691) 6/8/05     Case complete 8/8/05EASEMENTS: California Civil Code Section 805 provides that a servitude cannot be held by the owner of the servient tenement. The Court held that the term “owner” under Section 805 means the owner of the full fee title, both legal and equitable, such that a property owner who owns less than full title may validly create easements in his own favor on his land. Here, the Court held that the grantor could reserve an easement over property conveyed to a time-share trustee where the grantor held all beneficial interest in the trust and the grantee held just bare legal title.
Bank of America v. La Jolla Group     Docket     Sup.Ct. Docket
129 Cal.App.4th 706 – 5th Dist. (F045318) 5/19/05     Request for review by Cal Supreme Ct. DENIED 9/7/05TRUSTEE’S SALES: A trustee’s sale, which was accidentally held after the owner and lender agreed to reinstate the loan, is invalid. The conclusive presumptions in Civil Code Section 2924 pertain only to notice requirements, not to every defect or inadequacy. The Court points out that the advantages of being a bona fide purchaser are not limited to the presumptions set forth in Section 2924, but does not discuss it further because the defendant did not argue that its bona fide purchaser status supports its position in any way other than the statutory presumptions.
Zabrucky v. McAdams     Docket
129 Cal.App.4th 618 – 2nd Dist. (B167590) 5/18/05     Case complete 7/20/05COVENANTS, CONDITIONS & RESTRICTIONS: The Court interpreted a provision in CC&R’s to prohibit an addition to a house which would unreasonably obstruct a neighbor’s view. The Court painstakingly nit-picked through the provisions of the CC&R’s and compared the provisions and the facts to other cases where courts have done the same. The main conclusion I draw is that these cases are each unique and it is very difficult to determine in advance what a court will do. In fact, one judge dissented in this case. This means it can be very dangerous to issue endorsements such as CLTA Endorsement No. 100.6 or 100.28, insuring against this kind of provision in CC&R’s.
Anolik v. EMC Mortgage Corp.     Docket     Sup.Ct. Docket
Cal.App. 3rd Dist. (C044201) 4/29/05 (Mod. 5/26/05)     Request for review by Cal Supreme Ct. DENIED and DECERTIFIED 8/10/05***DECERTIFIED***
TRUSTEE’S SALES:
1. To be valid, a notice of default must contain at least one correct statement of a breach, and it must be substantial enough to authorize use of the drastic remedy of nonjudicial foreclosure.
2. An assertion in a notice of default of one or more breaches qualified with the words “if any” does not satisfy the requirements of section 2924 because it indicates that the lender has no clue as to the truth or falsity of the assertion.
3. It is not proper to declare a payment in default when the time for imposing a late fee on that payment has not expired because the default is not sufficiently substantial at that point.
4. Under Civil Code Section 2954, a lender cannot force impound payments for property taxes until the borrower has failed to pay two consecutive tax installments.
Kangarlou v. Progressive Title Company     Docket
128 Cal.App.4th 1174 – 2nd Dist. (B177400) 4/28/05     Case complete 6/29/05ESCROW: 1. Under Civil Code Section 1717, plaintiff can recover attorney’s fees after prevailing in an action against the escrow holder, even though the escrow instructions limited attorney’s fees to actions to collect escrow fees.
2. Under Business and Professions Code Section 10138, an escrow holder has a duty to obtain evidence that a real estate broker was regularly licensed before delivering compensation.
Paul v. Schoellkopf     Docket     Sup.Ct. Docket
128 Cal.App.4th 147 – 2nd Dist. (B170379) 4/5/05     Request for review by Cal Supreme Ct. DENIED 6/15/05ESCROW: A provision for attorneys’ fees in escrow instructions limited to fees incurred by the escrow company in collecting for escrow services does not apply to other disputes between the buyer and seller.
Knight v. Superior Court     Docket     Sup.Ct. Docket
128 Cal.App.4th 14 – 3rd Dist. (C048378) 4/4/05     Request for review by Cal Supreme Ct. DENIED 6/29/05DOMESTIC PARTNERSHIPS: Family Code Section 308.5, enacted by Proposition 22, 3/7/00, states: “Only marriage between a man and a woman is valid or recognized in California.” This statute did not prohibit the legislature from enacting California’s Domestic Partnership Law, Family Code Section 297, et seq., because Section 308.5 pertains only to marriages, not to other relationships.
Estate of Seifert     Docket     Sup.Ct. Docket
128 Cal.App.4th 64 – 3rd Dist. (C046456) 4/4/05     Request for review by Cal Supreme Ct. DENIED 6/22/05ADVERSE POSSESSION: A fiduciary, including an executor, may not acquire title by adverse possession against the heirs. Once the executor was appointed, the statutory period for his adverse possession of the subject property ceased to run.
Melendrez v. D & I Investment     Docket     Sup.Ct. Docket
127 Cal.App.4th 1238 – 6th Dist. (H027098) 3/29/05     Request for review by Cal Supreme Ct. DENIED 6/22/05 TRUSTEE’S SALES: A trustee’s sale cannot be set aside where the purchaser at the sale is a bona fide purchaser (“BFP”). The elements of being a BFP are that the buyer 1) purchase the property in good faith for value, and 2) have no knowledge or notice of the asserted rights of another. The value paid may be substantially below fair market value. Also, the buyer’s sophistication and experience in purchasing at trustee’s sales does not disqualify him from being a BFP, although in evaluating whether the buyer is a BFP, the buyer’s foreclosure sale experience may be considered in making the factual determination of whether he had knowledge or notice of the conflicting claim.
Radian Guaranty v. Garamendi     Docket     Sup.Ct. Docket
127 Cal.App.4th 1280 – 1st Dist. (A105789) 3/29/05     Request for review by Cal Supreme Ct. DENIED 7/20/05TITLE INSURANCE: Radian’s Lien Protection Policy constitutes title insurance pursuant to Insurance Code Section 12340.1. Because Radian does not possess a certificate of authority to transact title insurance, it is not authorized to sell the policy in California or anywhere else in the United States, pursuant to California’s monoline statutes: Ins. Code Section 12360 (title insurance) and Ins. Code Section 12640.10 (mortgage guaranty insurance).
Gardenhire v. Superior Court     Docket     Sup.Ct. Docket
128 Cal.App.4th 426a – 6th Dist. (H026601) 3/22/05     Request for review by Cal Supreme Ct. DENIED 6/8/05TRUSTS: A trust can be revoked by a will where the trust provided for revocation by “any writing” and the will expressed a present intent to revoke the trust. The Court pointed out that a will, which is inoperative during the testator’s life, can nevertheless have a present and immediate effect upon delivery, such as notice of intent to revoke.
Jones v. Union Bank of California     Docket     Sup.Ct. Docket
127 Cal.App.4th 542 – 2nd Dist. (B173302) 3/11/05     Request for review by Cal Supreme Ct. DENIED 6/8/05When a lender successfully defends an action to set aside or enjoin a foreclosure sale, the antideficiency provisions of C.C.P. Section 580d do not prohibit an award of attorney fees. In addition, Civil Code sections 2924c and 2924d do not limit the amount of fees the court may award.
O’Toole Company v. Kingsbury Court HOA     Docket
126 Cal.App.4th 549 – 2nd Dist. (B172607) 2/3/05     Case complete 4/8/05HOMEOWNER’S ASSOCIATIONS: In a suit to enforce a judgment, the trial court properly appointed a receiver and levied a special emergency assessment when defendant-homeowners association failed to pay. The Court pointed out that regular assessments are exempt from execution, but not special assessments.
State of California ex rel. Bowen v. Bank of America     Docket     Sup.Ct. Docket
126 Cal.App.4th 225 – 2nd Dist. (B172190) 1/31/05     Request for review by Cal Supreme Ct. DENIED 5/18/05ESCHEAT: This is a qui tam action filed on behalf of the State Controller. The court held that unused reconveyance fees do not need to be escheated because the obligation to return a specific sum of money is neither certain nor liquidated under Civil Code Section 2941 or under the provisions of the deeds of trust. This case was against lenders and I believe it would not apply in the context of escrow and title insurance.
Van Klompenburg v. Berghold     Docket     Sup.Ct. Docket
126 Cal.App.4th 345 – 3rd Dist. (C045417) 1/31/05     Request for review by Cal Supreme Ct. DENIED 5/11/05EASEMENTS: Where the grant of easement states that the right of way shall be “kept open” and “wholly unobstructed”, the normal rule does not apply, which would otherwise allow the owner of the servient estate to erect a locked gate as long as the owner of the dominant estate is given a key and the gate does not unreasonably interfere with the use of the easement.
State of California v. Old Republic Title Company     Docket     Sup.Ct. Docket
125 Cal.App.4th 1219 – 1st Dist. (A095918) 1/20/05     NOTE: request for order directing republication of court of appeal opinion DENIED 8/16/06.
Overruled in part on issue not significant to title insurance – SEE BELOW.
TITLE INSURANCE: Old Republic was found liable for 1) failing to escheat unclaimed funds in escrow accounts, 2) failing to return fees collected for reconveyances which were not used and 3) failing to pay interest collected on escrow funds to the depositing party.Of particular interest, the Court stated:
“Insurance Code Section 12413.5 provides that interest on escrow funds must be paid to the depositing party ‘unless the escrow is otherwise instructed by the depositing party . . . .’ Any title company is free to draft escrow instructions that, with full disclosure to and agreement from the depositing party, direct that the arbitrage interest differential be paid to the company. It is a matter of disclosing the pertinent costs and benefits to the customer.”

State of California v. PriceWaterhouseCoopers
39 Cal.4th 1220 – Cal. Supreme Court (S131807) 8/31/06

FALSE CLAIMS ACT: A political subdivision may not bring an action under Government Code section 12652, subdivision (c), to recover funds on behalf of the state or another political subdivision.

Frei v. Davey     Docket
124 Cal.App.4th 1506 – 4th Dist., Div. 3 (G033682) 12/17/04     Case complete 2/22/05CONTRACTS: Under the most recent version of the CAR purchase contract, the prevailing party is barred from recovering attorney fees if he refused a request to mediate.
Mix v. Superior Court     Docket      Sup.Ct. Docket
124 Cal.App.4th 987 – 4th Dist., Div. 3  12/7/04  (G033875)     Request for review by Cal Supreme Ct. DENIED 2/16/05LIS PENDENS: (Related to Behniwal v. Superior Court, several cases above.) After the claimant loses at trial, the trial court must expunge a lis pendens pending appeal unless claimant can establish by a preponderance of the evidence the probable validity of the real property claim. Claimants will rarely be able to do this because it requires a trial court to determine that its own decision will probably be reversed on appeal. The court points out that this strict result is tempered by claimant’s ability to petition the appellate court for a writ of mandate, so that the appellate court can make its own determination of the probability of the trial court’s decision being reversed on appeal.
D’Orsay International Partners v. Superior Court     Docket     Sup.Ct. Docket
123 Cal.App.4th 836 – 2nd Dist. 10/29/04 (B174411)     Request for review by Cal Supreme Ct. DENIED 1/26/05MECHANIC’S LIENS: The court ordered the release of a mechanic’s lien because there was no actual visible work on the land or the delivery of construction materials. The criteria applicable to a design professional’s lien do not apply where the claimant filed a mechanic’s lien. The court specifically did not address the question of whether a contractor performing design services or employing design professionals may assert a design professionals’ lien.
Gibbo v. Berger     Docket     Sup.Ct. Docket
123 Cal.App.4th 396 – 4th Dist., Div. 2 10/22/04 (E035201)     Case complete 12/27/04    Req. for Depublication by Cal. Supreme Ct. DENIED 2/16/05USURY: The usury exemption for loans arranged by real estate brokers does not apply where the broker functioned as an escrow whose involvement was limited to preparing loan documents on the terms provided by the parties, ordering title insurance, and dispersing funds, all in accordance with the parties’ instructions. In order to “arrange a loan” the broker must act as a third party intermediary who causes a loan to be obtained or procured. Such conduct includes structuring the loan as the agent for the lender, setting the interest rate and points to be paid, drafting the terms of the loan, reviewing the loan documents, or conducting a title search.
Knapp v. Doherty     Docket
123 Cal.App.4th 76 – 6th Dist. 9/20/04 (H026670)     Case complete 12/21/04TRUSTEE’S SALES:
1. Civil Code Section 2924 requires the trustee to give notice of sale only “after the lapse of the three months” following recordation of the notice of default. The Notice of Sale technically violated this requirement because it was served by mail on the property owner several days prior to the end of three months. However, this did not invalidate the sale because the owner did not suffer prejudice from the early notice.
2. Incorrectly stating the date of the default in the Notice of Default did not invalidate the sale because the discrepancy was not material.
Royal Thrift and Loan v. County Escrow     Docket
123 Cal.App.4th 24 – 2nd Dist. 10/15/04 (B165006)     Case complete 12/16/04TRUSTEE’S SALES:
1. Postponements of a trustee’s sale during an appeal were reasonable, so they do not count toward the 3-postponement limit of Civil Code Section 2924g(c)(1). The postponements fall under the “stayed by operation of law” exception. However, the Court recognized that the better course would have been to re-notice the trustee’s sale after the appeal.
2. The court indicated that an appeal from an action to quiet title against a deed of trust should stay the trustee’s sale proceedings under Code of Civil Procedure Section 916 pending the appeal. However, the court did not formally make that holding because the owner did not appeal and the issues involving the appellants (escrow holder and bonding company) did not require a holding on that issue.
Tesco Controls v. Monterey Mechanical Co.     Docket
124 Cal.App.4th 780 – 3rd Dist. 12/6/04 (C042184) (Opinion on rehearing)     Case complete 2/7/05MECHANIC’S LIENS: A mechanic’s lien release that waives lien rights up to the date stated in the release is effective to waive lien rights up to that date, even if the progress payments did not fully compensate the lien claimant.
Gale v. Superior Court     Docket
122 Cal.App.4th 1388 – 4th Dist., Div. 3  10/6/04 (G033968) (Mod. 10/22/04)     Rehearing Denied 10/22/04; Case Complete 12/10/04LIS PENDENS / DIVORCE
1. The automatic stay contained in a divorce summons does not apply to the sale by the husband, as managing member of a family-owned management company, of real property vested in the management company.
2. A petition for dissolution of marriage which does not allege a community interest in specific real property does not support the filing of a lis pendens.
Nwosu v. Uba     Docket
122 Cal.App.4th 1229 – 6th Dist. 10/1/04 (H026182)     Case complete 12/01/04The court held that a transaction was a bona fide sale and not an equitable mortgage. The complicated facts provide little of interest to the title insurance business, other than to note the fact that a deed can be held to be a mortgage if the deed was given to secure a debt. The case contains a good discussion of the distinction between legal claims, for which there is a right to a jury trial, and equitable claims, for which there is no right to a jury trial.
Moores v. County of Mendocino     Docket
122 Cal.App.4th 883 – 1st Dist. 9/24/04 (A105446)     Case complete 11/24/04SUBDIVISION MAP ACT: The enactment of an ordinance requiring the County to record notices of merger did not result in the unmerger of parcels that had previously merged under the County’s previous automatic merger ordinance. The County properly sent a subsequent notice under Gov. Code Section 66451.302 notifying property owners of the possibility of a merger. Accordingly, plaintiff’s parcels remain merged.
Larsson v. Grabach     Docket     Sup.Ct. Docket
121 Cal.App.4th 1147 – 5th Dist. 8/25/04 (F042675)     Request for review by Cal Supreme Ct. DENIED 12/15/04EASEMENTS: An easement by implication can be created when an owner of real property dies intestate and the property is then divided and distributed to the intestate’s heirs by court decree.
Felgenhauer v. Soni     Docket
121 Cal.App.4th 445 – 2nd Dist. 8/5/04 (B157490)     Case complete 10/8/04PRESCRIPTIVE EASEMENTS: To establish a claim of right, which is one of the elements necessary to establish a prescriptive easement, the claimant does not need to believe he is entitled to use of the easement. The phrase “claim of right” has caused confusion because it suggests the need for an intent or state of mind. But it does not require a belief that the use is legally justified; it simply means that the property was used without permission of the owner of the land.
Jonathan Neil & Assoc. v. Jones     Docket
33 Cal.4th 917 – Cal. Supreme Court (S107855) 8/5/04 (Mod. 10/20/04)INSURANCE: A tort action for breach of the duty of good faith and fair dealing exists only in regard to the issues of bad faith payment of claims and unreasonable failure to settle. It does not pertain to the general administration of an insurance policy or to other contract settings. In this case, a tort cause of action does not lie for the insurer’s bad faith conduct in setting an unfairly high insurance premium.
Bello v. ABA Energy Corporation     Docket
121 Cal.App.4th 301 – 1st Dist. 8/2/04 (A102287)     Case complete 10/6/04RIGHTS OF WAY: A grant of a public right of way includes uses made possible by future development or technology, which are not in existence at the time of the grant. Here, the Court held that a right of way included the right to install a pipeline to transport natural gas.
California National Bank v. Havis     Docket
120 Cal.App.4th 1122 – 2nd Dist. 7/23/04 (B167152)     Case complete 9/22/04DEEDS OF TRUST: A bank holding a deed of trust holder was paid outside of escrow with a check. The bank sent a letter to escrow stating that it had “received payoff funds . . . it is our policy to issue the Full Reconveyance 10 days after receipt of the payoff check. Therefore, a Full Reconveyance will be sent to the County Recorder on or about August 5, 2002”. The escrow relied on the letter and closed escrow without paying off the lender. The check bounced and the lender began foreclosure.The Court reversed a summary judgment in favor of defendants, holding that the letter did not constitute a payoff demand statement binding on the bank under CC 2943. The Court determined that there was a triable issue of fact as to whether the parties could reasonably have relied on the letter. [Ed. note: The Court exhibited a scary lack of understanding of real estate transactions, and could not come to grips with the fact that reconveyances from institutional lenders never record at close of escrow.]
Kirkeby v. Sup. Ct. (Fascenelli)     Docket
33 Cal.4th 642 – Cal. Supreme Court 7/22/04 (S117640)LIS PENDENS: An action to set aside a fraudulent conveyance supports the recording of a lis pendens. The court stated that “[b]y definition, the voiding of a transfer of real property will affect title to or possession of real property”. (Ed. note: Several appellate court decisions have held that actions to impose equitable liens and constructive trusts do not support a lis pendens. The Supreme Court did not deal with those issues but it seems that, using the court’s language, it could similarly be said that “by definition imposing an equitable lien or constructive trust will affect title to or possession of real property.”)
Tom v. City and County of San Francisco     Docket     Sup.Ct. Docket
120 Cal.App.4th 674 – 1st Dist. 6/22/04 (A101950)     Request for review by Cal Supreme Ct. DENIED 10/13/04TENANCY IN COMMON AGREEMENTS: In order to evade burdensome regulations for converting apartments to condominiums, it has become a common practice in San Francisco for a group of people to acquire a multi-unit residential building and enter into a tenancy in common agreement establishing an exclusive right of occupancy for each dwelling unit. Seeking to end this practice, the People’s Republic of San Francisco enacted an ordinance prohibiting exclusive right of occupancy agreements. The Court held that the ordinance is unconstitutional because it violates the right of privacy set forth in Article I, section I of the California Constitution.
California Attorney General Opinion No. 03-1108
6/9/04RECORDING: A memorandum of lease is a recordable instrument.
Yeung v. Soos     Docket
119 Cal.App.4th 576 – 2nd Dist. 6/16/04 (B165939) (Mod. 7/2/04)     Case complete 9/10/04QUIET TITLE: A default judgment after service by publication is permissible in a quiet title action. However, the judgment may not be entered by the normal default prove-up methods; the court must require evidence of the plaintiff’s title, including live witnesses and complete authentication of the underlying real property records. Nevertheless, the judgment is not rendered void because the default prove-up method was used rather than an evidentiary hearing.
Villa de Las Palmas HOA v. Terifaj     Docket
33 Cal.4th 73 – Cal. Supreme Court 6/14/04 (S109123)RESTRICTIONS: Use restrictions in amended declarations are binding on owners who purchased prior to recordation of the amendment. They are also subject to the same presumption of validity as the original declaration.
In re Marriage of Gioia     Docket
119 Cal.App.4th 272 – 2nd Dist. 6/9/04 (B166803)     Case complete 8/11/04BANKRUPTCY: A bankruptcy trustee’s notice of abandonment of property was effective even though it was ambiguous because it did not specifically state that the trustee will be deemed to have abandoned the property 15 days from the date of mailing of the notice. The court also states that an abandonment is irrevocable even if the property later becomes more valuable.
Dieckmeyer v. Redevelopment Agency of Huntington Beach     Docket     Sup.Ct. Docket
127 Cal.App.4th 248 – 4th Dist., Div. 3  2/28/05 (G031869) (2nd Opinion)     Case complete 5/5/05DEEDS OF TRUST: Where a deed of trust secures both payment of a promissory note and performance of contractual obligations (CC&R’s in this case), the trustor is not entitled to reconveyance of the deed of trust after the note is paid off, but before the contractual obligations are satisfied.
Textron Financial v. National Union Fire Insurance Co.     Docket      Sup.Ct. Docket
118 Cal.App.4th 1061 – 4th Dist., Div. 3  5/20/04 (G020323) (Mod. 6/18/04)     Req. for rev. and depub. by Cal Supreme Ct. DENIED 9/15/04INSURANCE / PUNITIVE DAMAGES:
1. The amount of attorney’s fees incurred by an insured in obtaining policy benefits and recoverable under Brandt v. Sup. Ct. are limited to the fees under the contingency fee agreement between the insured and its counsel, and not a higher figure based on the reasonable value of the attorney’s services.
2. Punitive damages must be based on compensatory damages awarded for tortious conduct, including breach of the implied covenant of good faith and fair dealing, excluding the sum recovered on the breach of contract claim.
3. When compensatory damages are neither exceptionally high nor low, and the defendant’s conduct is neither exceptionally extreme nor trivial, the outer constitutional limit on the amount of punitive damages is approximately four times the amount of compensatory damages.
4. The wealth of a defendant cannot justify an otherwise unconstitutional punitive damages award.
Blackburn v. Charnley     Docket     Sup.Ct. Docket
117 Cal.App.4th 758 – 2nd Dist. 4/8/04 (B166080)     Request for review by Cal Supreme Ct. DENIED 7/21/04SPECIFIC PERFORMANCE: Specific performance is available even though the contract referred to lots which had not yet been subdivided. This violation of the Subdivision Map Act made the contract voidable at the option of the buyer, who chose to enforce the contract instead. The requirement in the standard CAR contract to mediate in order to collect attorney’s fees does not apply where an action is filed in order to record a lis pendens and where mediation was conducted pursuant to the court’s own practices.
Hedges v. Carrigan     Docket
117 Cal.App.4th 578 – 2nd Dist. 4/6/04 (B166248)     Case complete 6/11/04ARBITRATION: The Federal Arbitration Act preempts C.C.P. Section 1298, which requires that an arbitration clause in a real estate contract contain a specified notice and be in a specified type size. Preemption requires that the transaction affect interstate commerce, which the court found existed because the anticipated financing involved an FHA loan, and the purchase agreement was on a copyrighted form that stated it could only be used by members of the National Association of Realtors. [Ed. note: the form does not say that!] However, in the unpublished portion of the opinion, the court held that the arbitration clause could not be enforced because it required that the parties initial it in order to acknowledge their agreement to arbitration, and they did not all do so. [Ed. note: the concurring opinion makes much more sense than the majority opinion!]
Kapner v. Meadowlark Ranch Assn.     Docket
116 Cal.App.4th 1182 – 2nd Dist. 3/17/04 (B163525)     Case complete 5/25/04ADVERSE POSSESSION / PRESCRIPTIVE EASEMENTS: A prescriptive easement cannot be established where the encroacher’s use is exclusive. The Court affirmed the trial court’s order requiring the property owner to sign an encroachment agreement or remove the encroachment.
Harrison v. Welch     Docket     Sup.Ct. Docket
116 Cal.App.4th 1084 – 3rd Dist. 3/12/04 (C044320)     Request for depublication DENIED 6/23/04ADVERSE POSSESSION / PRESCRIPTIVE EASEMENTS:
1) In the uncertified Part I of the opinion, the court rejected Defendant’s claim of adverse possession because real property taxes were not paid on any area outside of Defendant’s lot. The court rejected defendant’s creative argument that real property taxes were paid on all land within the setback area where defendant’s house was 3-1/2 feet from the property line, and a zoning ordinance required a 5-foot setback.
2) A prescriptive easement cannot be established where the encroacher’s use is exclusive. The opinion contains an excellent discussion of the case law on this issue.
3) The 5-year statute of limitations in C.C.P. Sections 318 and 321, within which a plaintiff must bring an action to recover real property, does not commence until the encroacher’s use of the property has ripened into adverse possession.
Brizuela v. CalFarm Insurance Company     Docket     Sup.Ct. Docket
116 Cal.App.4th 578 – 2nd Dist. 3/3/04 (B160875)     Review by Cal Supreme Ct. DENIED 6/9/04INSURANCE: Where an insurance policy requires an insured who has filed a claim to submit to an examination under oath, that obligation is a condition precedent to obtaining benefits under the policy. The insurer is entitled to deny the claim without showing it was prejudiced by the insured’s refusal.
Hanshaw v. Long Valley Road Assn.     Docket     Sup.Ct. Docket
116 Cal.App.4th 471 – 3rd Dist. 3/2/04 (C041796)     Review by Cal Supreme Ct. DENIED 5/19/04PUBLIC STREETS: An offer of dedication of a public street that is not formally accepted may, nevertheless, be accepted by subsequent public use. This is known as common law dedication. However, counties have a duty to maintain only those roads that are “county roads”, and a public road does not become a county road unless specifically accepted as such by the appropriate resolution of the Board of Supervisors.
Miner v. Tustin Avenue Investors     Docket
116 Cal.App.4th 264 – 4th Dist., Div.3  2/27/04 (G031703)     Case complete 5/4/04LEASES / ESTOPPEL CERTIFICATES: A lease contained an option to renew for 5 years, but the tenant signed an estoppel certificate stating that the lease was in full force and effect, and that the tenant had no options except the following: (blank lines that followed were left blank). The Court held that the tenant was not bound by the estoppel certificate because it was ambiguous as to whether it referred only to options outside of the lease or whether the tenant had somehow given up his option rights.
Tremper v. Quinones     Docket
115 Cal.App.4th 944 – 2nd Dist. 2/17/04 (B165218)     Case complete 5/3/04GOOD FAITH IMPROVER: Attorney’s fees and costs may be included in the calculation of damages awarded against a person bringing an action as a good faith improver under C.C.P. Section 871.3, regardless of whether the costs and fees were incurred in prosecuting a complaint or defending against a cross complaint, and even where the good faith improver issues are part of a quiet title action which would not ordinarily support an award of attorney’s fees and costs.
Kertesz v. Ostrovsky     Docket
115 Cal.App.4th 369 – 4th Dist., Div.3  1/28/04 (G030640)     Case complete 4/2/04JUDGMENTS / BANKRUPTCY: The time for renewing a judgment was 10 years from entry of the judgment, plus the amount of time between the debtor’s filing of a bankruptcy petition and the date of the Bankruptcy Court’s order of nondischargeability, plus an additional 30 days under Bankruptcy Code Section 108(c). The court reached this conclusion even though the judgment was entered before the bankruptcy petition was filed, and the 10-year period for renewing the judgment expired long after the bankruptcy was closed.NOTE: I believe the judge misunderstood the automatic stay and Bankruptcy Code Section 108(c). I do not believe the automatic stay applies when a period of time for taking an action commences prior to bankruptcy, and expires after the bankruptcy case is closed.
Rancho Santa Fe Association v. Dolan-King     Docket     Sup.Ct. Docket
115 Cal.App.4th 28 – 4th Dist., Div.1  1/7/04 (D040637/D041486)     Pet. for Review by Cal Supreme Ct. DENIED 4/28/04HOMEOWNER’S ASSOCIATIONS: Regulations adopted and interpreted by a Homeowner’s Association must be reasonable from the perspective of the entire development, not by determining on a case-by-case basis the effect on individual homeowners.
Gray Cary Ware & Freidenrich v. Vigilant Insurance Co.     Docket
114 Cal.App.4th 1185 – 4th Dist., Div.1  1/12/04 (D041811)     Case complete 3/15/04INSURANCE: Civil Code Section 2860(c) provides for the arbitration of disputes over the amount of legal fees or the hourly billing rate of Cumis counsel, but does not apply to other defense expenses.

Losing the Paper – White Paper

From: Charles Cox [mailto:charles@bayliving.com]
Sent: Friday, June 15, 2012 11:15 AM
To: Charles Cox
Subject: Losing the Paper – White Paper

Attached.

Charles
Charles Wayne Cox
Email: mailto:Charles
Websites: http://www.NHCwest.com; www.BayLiving.com; and www.ForensicLoanAnalyst.com
1969 Camellia Ave.
Medford, OR 97504-5403
(541) 727-2240 direct
(541) 610-1931 eFax

Paralegal; CA Licensed Real Estate Broker; Forensic Loan Analyst. Litigation Support and Expert Witness Services.

Losing the Paper – White Paper – Alan White.pdf

CFPB files amicus brief in TILA appeal

From: Charles Cox [mailto:charles@bayliving.com]
Sent: Thursday, April 05, 2012 6:23 AM
To: Charles Cox
Subject: CFPB files amicus brief in TILA appeal

CFPB files amicus brief in TILA appeal

By Martin C. Bryce, Jr. on March 29th, 2012

On March 26, the CFPB filed an amicus brief in an appeal involving the Truth in Lending Act before the Tenth Circuit. The question presented in Rosenfield v HSBC Bank, USA is whether a lawsuit seeking rescission is timely where the consumer provided notice of rescission to the lender within three years of closing but did not file suit until after the three-year deadline had passed. In its brief, the CFPB takes the position that a borrower need only send notice of rescission to the lender within the three-year period to validly exercise a right to rescind.

The majority of courts that have looked at this issue, including the Ninth Circuit most recently, have concluded that the requirement for the borrower to also file suit within the three-year period is consistent with the language of section 1635 of TILA and prior precedent, including the U.S. Supreme Court’s decision in Beach v. Ocwen Fed. Bank. Nonetheless, the CFPB disagrees, taking the contrary position that notice is all that’s required. According to its brief, the CFPB intends to file amicus briefs taking the same position in at least three other appellate cases (which are in the Third, Fourth and Eighth Circuits).

While arguing that a borrower need not also file a rescission lawsuit within the three-year period, the CFPB provides no clear answer for the question of how long a borrower can wait to file suit. Instead, the CFPB suggests only that a time limit for bringing a rescission lawsuit may exist and offers possible sources for that limit.

In its press release announcing the amicus filing, the CFPB stated that “the CFPB is committed to filing amicus briefs in litigation involving the federal consumer financial protection laws that it oversees and in which the CFPB determines its views will assist the courts in correctly resolving the matters.” (The CFPB has also filed amicus briefs in two appeals involving the Fair Debt Collection Practices Act–one in the Tenth Circuit and the other in the Eleventh Circuit.)

We think it’s worth noting that the CFPB’s proactive approach stands in stark contrast to the approach taken by the Federal Reserve Board when it was charged with implementing federal consumer financial protection statutes such as TILA. When the Fed felt the courts were incorrectly interpreting the statute in question, the Fed would generally address the issue by proposing revisions to the implementing regulation or official staff commentary rather than by submitting an amicus brief.

Rosenfield_vs_HSBC_Amicus.pdf

Bank of NY Mellon must face lawsuit on Countrywide

From: Charles Cox [mailto:charles@bayliving.com]
Sent: Thursday, April 05, 2012 10:17 AM
To: Charles Cox
Subject: Bank of NY Mellon must face lawsuit on Countrywide

Bank of NY Mellon must face lawsuit on Countrywide

4/3/2012

April 3 (Reuters) – A federal judge rejected Bank of New York Mellon Corp’s bid to dismiss a lawsuit by investors over its role as trustee for mortgage-backed securities that led to an $8.5 billion settlement by Bank of America Corp.

U.S. District Judge William Pauley in Manhattan said on Tuesday that bondholders who invested in 26 trusts alleged to have contained risky mortgage loans from the former Countrywide Financial Corp may pursue claims against Bank of New York Mellon. He dismissed a variety of other claims.

The decision relates to a lawsuit challenging Bank of New York Mellon’s performance of its day-to-day obligations as a trustee, which includes ensuring that underlying home loans are properly documented and that bondholders’ rights are protected.

Beth Kaswan, a lawyer for four pension funds in Chicago, Michigan and Pennsylvania that brought the case, said the decision leaves intact claims over securities backed by more than $30 billion of loans, and which have suffered more than $9 billion of losses or delinquencies.

She said she believes the decision is the first to let investors in mortgage-backed securities pursue claims against a trustee under the 1939 federal Trust Indenture Act.

"The decision is a watershed," Kaswan said.

Kevin Heine, a spokesman for Bank of New York Mellon, said the company was pleased that the court narrowed the issues to be considered and removed the vast majority of trusts from the suit. "We respectfully disagree with ruling’s application of the Trust Indenture Act to non-indenture securitizations and will continue to defend against those claims," he said.

Countrywide had been the largest U.S. mortgage lender before being acquired by Charlotte, North Carolina-based Bank of America in July 2008.

The lawsuit was filed six weeks after Bank of America reached the $8.5 billion settlement in June, which was to resolve claims by investors in 530 mortgage securitization trusts that lost billions of dollars when the housing market collapsed.

Some investors in that case faulted Bank of New York Mellon, which negotiated the accord, for accepting a low payout. The settlement was intended to resolve many of Bank of America’s liabilities from the Countrywide purchase.

NEGLIGENCE ALLEGED

In the current case, the pension funds accused Bank of New York Mellon of negligence and breach of fiduciary duty for doing nothing to remedy Countrywide’s inadequate servicing of home loans contained in the trusts.

The bondholders said Bank of New York Mellon failed to take possession of loan files, including the original mortgage notes, or require Countrywide to fix or buy back defective loans.

Such failures "created considerable uncertainty" and should make the bank responsible for bondholder losses, regardless of the fairness of the $8.5 billion settlement, the complaint said.

Pauley said the bondholders could pursue claims that Bank of New York Mellon did not properly notify them that Countrywide had defaulted on some obligations, whether as a servicer or as a mortgage lender.

The judge nonetheless said the bondholders could sue only on the basis of the 26 trusts in which they invested, not all 530 trusts covered by the $8.5 billion settlement.

On Feb. 27, Bank of America won a victory when the 2nd U.S. Circuit Court of Appeals ruled that the $8.5 billion settlement should be reviewed in a New York State court.

That ruling reversed Pauley’s October decision to move the case to federal court. It meant the settlement’s fairness will be reviewed under a state law that gives Bank of New York Mellon wide discretion to negotiate with bondholders.

The case is Retirement Board of the Policemen’s Annuity and Benefit Fund of the City of Chicago et al v. Bank of New York Mellon, U.S. District Court, Southern District of New York, No. 11-05459.

For the Retirement Board: David Scott of Scott & Scott.

For BNY Mellon: Matthew Ingber and Paula Lin of Mayer Brown.

(Reporting by Jonathan Stempel)

Charles
Charles Wayne Cox – Oregon State Director for the National Homeowners Cooperative
Email: mailto:Charles
Websites: http://www.NHCwest.com; www.BayLiving.com; and www.ForensicLoanAnalyst.com
1969 Camellia Ave.
Medford, OR 97504-5403
(541) 727-2240 direct
(541) 610-1931 eFax

Paralegal; CA Licensed Real Estate Broker; Certified Forensic Loan Analyst. Litigation Support; Mortgage and Real Estate Expert Witness Services.

Retirement-Board-of-the-Policemen.pdf

OR Attorney General Amicus Brief, Bofa/MERS – Hooker Appeal 9th Circuit

From: Charles Cox [mailto:charles@bayliving.com]
Sent: Wednesday, March 28, 2012 10:52 AM
To: Charles Cox
Subject: OR Attorney General Amicus Brief, Bofa/MERS – Hooker Appeal 9th Circuit

See Amicus attached.

Thanks Brian!

Charles
Charles Wayne Cox – Oregon State Director for the National Homeowners Cooperative
Email: mailto:Charles
Websites: http://www.NHCwest.com; www.BayLiving.com; and www.ForensicLoanAnalyst.com
1969 Camellia Ave.
Medford, OR 97504-5403
(541) 727-2240 direct
(541) 610-1931 eFax


Defending or Litigating Foreclosure?
Click Here For More Information

Paralegal; CA Licensed Real Estate Broker; Certified Forensic Loan Analyst. Litigation Support; Mortgage and Real Estate Expert Witness Services.

OR AG Amicus brief.pdf

BK Risk of MERS – White Paper

From: Charles Cox [mailto:charles@bayliving.com]
Sent: Wednesday, March 28, 2012 11:20 AM
To: Charles Cox
Subject: BK Risk of MERS – White Paper

Interesting, this…

Charles
Charles Wayne Cox – Oregon State Director for the National Homeowners Cooperative
Email: mailto:Charles
Websites: http://www.NHCwest.com; www.BayLiving.com; and www.ForensicLoanAnalyst.com
1969 Camellia Ave.
Medford, OR 97504-5403
(541) 727-2240 direct
(541) 610-1931 eFax


Defending or Litigating Foreclosure?
Click Here For More Information

Paralegal; CA Licensed Real Estate Broker; Certified Forensic Loan Analyst. Litigation Support; Mortgage and Real Estate Expert Witness Services.

MERS BK White Paper and the All-in-One-Basket.pdf

CA-HSBC Loses MTD

From: Charles Cox [mailto:charles@bayliving.com]
Sent: Thursday, March 29, 2012 8:34 AM
To: Charles Cox
Subject: CA-HSBC Loses MTD

Interesting case raising PSA issues and showing improper transfers; attacks on the securitization; QWR; FDCPA; B&P Code 17200 issues; see footnotes. Should be an interesting case to follow. Starting to get traction in California in some jurisdictions.

Charles
Charles Wayne Cox – Oregon State Director for the National Homeowners Cooperative
Email: mailto:Charles
Websites: http://www.NHCwest.com; www.BayLiving.com; and www.ForensicLoanAnalyst.com
1969 Camellia Ave.
Medford, OR 97504-5403
(541) 727-2240 direct
(541) 610-1931 eFax


Defending or Litigating Foreclosure?
Click Here For More Information

Paralegal; CA Licensed Real Estate Broker; Certified Forensic Loan Analyst. Litigation Support; Mortgage and Real Estate Expert Witness Services.

CA-Johnson-v-HSBC-w.pdf

investors bring $1.8 billion RMBS lawsuit against six investment banks

From: Charles Cox [mailto:charles@bayliving.com]
Sent: Thursday, May 31, 2012 6:56 AM
To: Charles Cox
Subject: investors bring $1.8 billion RMBS lawsuit against six investment banks

Foreign investors bring $1.8 billion RMBS lawsuit against six investment banks

· Orrick Herrington & Sutcliffe LLP

· May 29 2012

·

On May 22, 2012, Blue Heron Funding Ltd., Phoenix Light SF Limited, Silver Elms CDO PLC and Kleros Preferred Funding V PLC filed a summons with notice in the New York State Court against six investment banks and their related entities over $1.8 billion in RMBS certificates originally issued between 2005 and 2007. The plaintiffs, which are incorporated in either the Cayman Islands or Ireland, alleged that the offering materials issued by the defendant banks in connection with their respective RMBS offerings contained material misstatements and omissions regarding the underwriting and appraisal standards used in connection with the underlying mortgage loans, the statistical characteristics of those loans and the credit ratings of the securities. The plaintiffs assert claims under Sections 11, 12 and 15 of the Securities Act of 1933 and seek to recover a combined total of $1.8 billion, plus legal fees, interest, and punitive damages

Phoenix Light et al v. JP Morgan et al.pdf

Default Judgment in Quiet Title Not Allowed – California

From: Charles Cox [mailto:charles@bayliving.com]
Sent: Friday, June 08, 2012 7:02 AM
To: Charles Cox
Subject: Default Judgment in Quiet Title Not Allowed – California

A note from attorney Mark Didak:

Lender’s oral promise to postpone foreclosure unenforceable, Eighth Circuit holds

From: Charles Cox [mailto:charles@bayliving.com]
Sent: Monday, June 11, 2012 6:58 AM
To: Charles Cox
Subject: Lender’s oral promise to postpone foreclosure unenforceable, Eighth Circuit holds

Lender’s oral promise to postpone foreclosure unenforceable, Eighth Circuit holds

· Ballard Spahr LLP

· Alan S. Kaplinsky

· USA

· June 4 2012

A lender’s oral promise to postpone a foreclosure sale of a borrower’s home is a “credit agreement” that must be in writing to be enforceable under the Minnesota Credit Agreement Statute (MCA), the U.S. Court of Appeals for the Eighth Circuit has ruled.

The May 21, 2012, decision in Brisbin v. Aurora Loan Services, LLC, should deter attempts by borrowers to unwind foreclosure sales based on alleged oral promises by lenders or servicers. The MCA prohibits a debtor from suing on a “credit agreement” unless it is in writing and defines a “credit agreement” to mean “an agreement to lend or forbear repayment of money … to otherwise extend credit, or to make any other financial accommodation.”

Asserting the MCA did not bar her claim for promissory estoppel, the borrower argued that the lender’s promise to postpone the sale while it reviewed her request for a loan modification was not a forbearance agreement under the MCA because the lender retained its contractual right to foreclose after completing the review process. The Eighth Circuit disagreed, observing that a forbearance agreement “does not necessarily negate the underlying contractual obligation for eventual payment.”

The Eighth Circuit also rejected the plaintiff’s attempt to invalidate the foreclosure sale based on the lender’s alleged failure to comply with Minnesota’s foreclosure-by-advertisement statute that allows a mortgagee to postpone a scheduled foreclosure but requires notice of the postponement to be published by “the party requesting the postponement.” The Eighth Circuit found that, even if the postponement had been requested by the lender rather than the plaintiff, the statute’s notice requirement was not triggered because the foreclosure sale was not actually postponed.

The plaintiff had also asserted claims for negligent and intentional misrepresentation, which the Eighth Circuit rejected based on “the overwhelming evidence that reinstatement of the mortgage was impracticable” and the plaintiff’s failure to provide “a more concrete statement” of how she would have raised the large sum necessary to reinstate the loan. Finally, the plaintiff also failed in her attempt—raised for the first time on appeal—to claim detrimental reliance. The Eighth Circuit found that the plaintiff had not identified any evidence in the record that she had considered filing for bankruptcy or invoking her statutory right to a five-month postponement of the foreclosure sale, or that the lender’s promise specifically induced her to forgo those options

www.ballardspahr.com_~_media_Files_Alerts_2012-06-04-Brisbin-Aurora-Loan.pdf

Supreme Court clarifies lenders’ right to credit bid

From: Charles Cox [mailto:charles@bayliving.com]
Sent: Monday, June 11, 2012 6:58 AM
To: Charles Cox
Subject: Supreme Court clarifies lenders’ right to credit bid

Supreme Court clarifies lenders’ right to credit bid

· Herrick Feinstein LLP

· Stephen Selbst, Paul Rubin and Adam D. Wolper

· USA

· June 4 2012

In Radlax Gateway Hotel, LLC v. Amalgamated Bank, the United States Supreme Court on May 29th resolved a dispute among federal appeals courts by confirming the right of secured lenders to credit bid when debtors propose to sell assets under a reorganization plan. This ensures that debtors cannot confirm "cramdown" plans that cash out lenders at their collateral’s appraised value. In what it called an "easy case," the Court unanimously held that the debtor could not sell its assets under a reorganization plan without giving the lender the right to credit bid its claim. As we reported to you in previous Alerts, two federal appellate courts (the Third and Fifth Circuits) had held otherwise, allowing the debtors to evade the Bankruptcy Code’s credit-bidding requirement to the dismay of lenders. But the Supreme Court effectively overruled the decisions of those appellate courts by unequivocally stating that the "debtors may not obtain confirmation of a Chapter 11 cramdown plan that provides for the sale of collateral free of the Bank’s lien, but does not permit the Bank to credit-bid at the sale."

Pursuant to the "cramdown" provision of the Bankruptcy Code, a debtor can only confirm a plan over the objection of the secured lender if the plan provides one of the following treatments for the lender’s claim: (i) the lender retains its lien and receives deferred cash payments; (ii) the debtor sells the property free and clear of the lien, but allows the lender the right to credit bid at the sale (unless the debtor shows "cause" to deny the right to credit bid); or (iii) the plan provides for the secured creditor to realize the "indubitable equivalent" of its claim.

In Radlax, the debtor sought to sell its assets to a "stalking horse" bidder without giving the lender the right to credit bid the value of its debt. Relying on the Third and Fifth Circuits’ decisions, the debtor argued that it complied with the "indubitable equivalent" cramdown option by paying the sale proceeds to the lender, and therefore claimed it did not have to permit the lender to credit bid. Both the bankruptcy court and the Seventh Circuit Court of Appeals rejected the debtor’s argument, disagreeing with the Third and Fifth Circuits’ approach, which set up a showdown at the Supreme Court.

In its decision, the Supreme Court emphasized the need for predictability in bankruptcy court litigation. It also acknowledged that the purpose of credit bidding is to protect creditors against a sale of their collateral at an artificially depressed price.

Lenders now know that a debtor cannot deprive them of their right to credit bid unless the debtor meets the extremely difficult, rarely satisfied requirement of showing "cause" to do so.

In Re RadLAX.docx

The Foreclosure Report – May 2012

Foreclosure Activity Shows Mixed Results

May 2012 Foreclosure activity was mixed with lenders more likely impacted by local market conditions then any overall trends. In Arizona, Foreclosure Sales were up 30.1 percent over last month but still down 39.2 percent vs. May 2011. In Oregon, Foreclosure Sales were down 21.3 percent over last month but flat vs. May 2011. In California, Foreclosure Sales were up 6.1 percent vs. previous month, driven by Sales to 3rd parties that were up 14.0 percent. Nevada’s Time to Foreclose is continuing to increase, up 9.4 percent to an all time high of 464 days. This is due to the Foreclosure Fraud Reform Law (Assembly Bill 284) that went into effect October 1, 2011.

In California, three Senate Bills under the Homeowner Bill of Rights are being actively debated by the legislature. While Senate Bill 1473, Senate Bill 1474, and Assembly Bill 1950 have already been passed, they should have little impact on foreclosure activity throughout the state. However if passed, two of the three remaining bills (Senate Bill 1470 and Senate Bill 1471) will significantly impact the Foreclosure Marketplace.

“”I continue to find the push to “Stop” foreclosures, as we are currently seeing play out in the CA Legislature, ludicrous. The real problem is negative equity, and the only thing stopping foreclosures will accomplish is insuring that we are stuck with the negative equity problem for far longer then necessary.” stated Sean O’Toole, Founder & CEO of ForeclosureRadar. “I completely get why folks are mad at both the banks and the situation. However, stopping foreclosures will lead to a much longer economic recovery, increased blight, fewer jobs, lower property tax receipts, and fewer opportunities for new homebuyers and investors. Please call your state representatives today and urge them to vote no on these measures.”

 

ARIZONA’S FORECLOSURE MARKET
Arizona Foreclosure Starts Arizona Foreclosure Sales Arizona Foreclosure Timeframes
View all Arizona statistics by county, city or ZIP »

CALIFORNIA’S FORECLOSURE MARKET
Arizona Foreclosure Starts Arizona Foreclosure Sales Arizona Foreclosure Timeframes
View all California statistics by county, city or ZIP »

NEVADA’S FORECLOSURE MARKET
Arizona Foreclosure Starts Arizona Foreclosure Sales Arizona Foreclosure Timeframes
View all Nevada statistics by county, city or ZIP »

OREGON’S FORECLOSURE MARKET
Arizona Foreclosure Starts Arizona Foreclosure Sales Arizona Foreclosure Timeframes
View all Oregon statistics by county, city or ZIP »
WASHINGTON’S FORECLOSURE MARKET
Arizona Foreclosure Starts Arizona Foreclosure Sales Arizona Foreclosure Timeframes

Default Judgment in Quiet Title Not Allowed

From: Charles Cox [mailto:charles@bayliving.com]
Sent: Tuesday, June 05, 2012 10:05 AM
To: Charles Cox
Subject: Default Judgment in Quiet Title Not Allowed

In a quiet title action, default judgment entered against defendants is reversed where the trial court did not allow the defaulting defendants to put on evidence at a prejudgment evidentiary hearing to determine the merits of the quiet title action, as required by Code Civ. Procedure section 764.010

Cal.App.4th-Nickell v. Matlock.docx

Judges Sue California Over Pensions

From: Charles Cox [mailto:charles@bayliving.com]
Sent: Sunday, June 03, 2012 7:58 AM
To: Charles Cox
Subject: Judges Sue California Over Pensions

http://www.courthousenews.com/2012/03/15/44718.htm

I guess siding with the banksters isn’t helping them save their pensions after all…imagine that!

Charles
Charles Wayne Cox
Email: mailto:Charles
Websites: http://www.NHCwest.com; www.BayLiving.com; and www.ForensicLoanAnalyst.com
1969 Camellia Ave.
Medford, OR 97504-5403
(541) 727-2240 direct
(541) 610-1931 eFax

Paralegal; CA Licensed Real Estate Broker; Forensic Loan Analyst. Litigation Support and Expert Witness Services.

U.S. Audit Cites OCC Lapses In Oversight Of Foreclosure Process

From: Charles Cox [mailto:charles@bayliving.com]
Sent: Monday, June 04, 2012 8:39 AM
To: Charles Cox
Subject: U.S. Audit Cites OCC Lapses In Oversight Of Foreclosure Process

http://www.treasury.gov/about/organizational-structure/ig/Recent%20Audit%20Reports%20and%20Testimonies/OIG12054.pdf Link to the report for judicial notice.

http://www.bloomberg.com/news/2012-06-01/u-s-audit-cites-occ-lapses-in-oversight-of-foreclosure-process.html for Bloomberg Report

U.S. Audit Cites OCC Lapses In Oversight Of Foreclosure Process

By Carter Dougherty – Jun 1, 2012 10:50 AM PT

The Office of the Comptroller of the Currency underestimated the risks in bank foreclosure practices from 2008 to 2010 and gave examiners a 13-year-old handbook that didn’t address how securitization affects loan documentation, a Treasury Department audit found.

Treasury’s inspector general’s office reviewed the OCC’s work in the years following the onset of the credit crisis. The period was later found to be rife with abusive foreclosure practices including use of fraudulent documentation by servicers. Five major banks, including JPMorgan Chase & Co. (JPM), Bank of America Corp. and Wells Fargo & Co. (WFC), settled claims from 49 states and the federal government for $25 billion on Feb. 9.

“During this time OCC did not consider foreclosure documentation and processing to be an area of significant risk and, as a result, did not focus examination resources on this function,” Jeffrey Dye, the inspector general’s director of banking audits, wrote in the May 31 report.

In missing what “turned out to be serious foreclosure issues,” the OCC relied too heavily on the banks’ own internal quality-control procedures, he said. The bank programs, in turn, focused on loss mitigation and compliance with investor guidelines, not foreclosure documentation, the report found.

The inspector general also faulted the OCC, the primary federal supervisor for national banks, for failing to update its handbook on mortgage banking examinations for 13 years. The guide didn’t address the effects of securitization or new mortgage products that were at the heart of the housing bust, the report concludes.

Comptroller Thomas Curry told the inspector general in a May 15 letter that the OCC manual will be updated, but stressed that the agency issued supplemental guidance to examiners in 2006 and 2007.

OCC spokesman Robert Garsson declined to comment on the Treasury report.

To contact the reporter on this story: Carter Dougherty in Washington at cdougherty6

To contact the editor responsible for this story: Maura Reynolds at mreynolds34

OIG12054.pdf

ALLONGES, ASSIGNMENTS AND ENDORSEMENTS: THE REAL DEAL

From: Charles Cox [mailto:charles@bayliving.com]
Sent: Monday, June 04, 2012 10:52 AM
To: Charles Cox
Subject: ALLONGES, ASSIGNMENTS AND ENDORSEMENTS: THE REAL DEAL

ALLONGES, ASSIGNMENTS AND ENDORSEMENTS: THE REAL DEAL

Posted on June 4, 2012 by Neil Garfield

ALLONGES, ASSIGNMENTS AND INDORSEMENTS

Excerpt from 2nd Edition Attorney Workbook, Treatise and Practice Manual

AND Subject Matters to be Covered in July Workshop

ALLONGE: An allonge is variously defined by different courts and sources. But the one thing they all have in common is that it is a very specific type of writing whose validity is presumed to be invalid unless accompanied by proof that the allonge was executed by the Payor (not the Payee) at the time of or shortly after the execution of a negotiable instrument or a promissory note that is not a negotiable instrument. People add all sorts of writing to notes but the additions are often notes by the payee that are not binding on the Payor because that is not what the Payor signed. In the context of securitization, it is always something that a third party has done after the note was signed, sometimes years after the note was signed.

A Common Definition is “An allonge is generally an attachment to a legal document that can be used to insert language or signatures when the original document does not have sufficient space for the inserted material. It may be, for example, a piece of paper attached to a negotiable instrument or promissory note, on which endorsements can be written because there isn’t enough room on the instrument itself. The allonge must be firmly attached so as to become a part of the instrument.”

So the first thing to remember is that an allonge is not an assignment nor is it an indorsement (UCC spelling) or endorsement (common spelling). This distinction was relatively unimportant until claims of “securitization” were made asserting that loans were being transferred by way of an allonge. By definition that is impossible. An allonge is neither an amendment, nor an assignment nor an endorsement of a loan, note, mortgage or obligation. Lawyers who miss this point are conceding something that is basic to contract law, the UCC and property law in each state.

It is important to recognize the elements of an allonge:

  1. By definition it is on a separate piece of paper containing TERMS that could not fit on the instrument itself. Since the documents are prepared in advance of the “closing” with the borrower, I can conceive of no circumstances where the note or other instrument would be attached to an allonge when there was plenty of time to reprint the note with all the terms and conditions. The burden would then shift to the pretender lender to establish why it was necessary to put these “terms” on a separate piece of paper.
  2. The separate piece of paper must be affixed to the note in such a manner as to demonstrate that the allonge was always there and formed the basis of the agreement between all signatories intended to be bound by the instrument (note). The burden is on the pretender lender to prove that the allonge was always present — a burden that is particularly difficult without the signature or initials of the party sought to be bound by the “terms” expressed in the allonge.
  3. The attached paper must contain terms, conditions or provisions that are relevant to the duties and obligations of the parties to the original instrument — in this case the original instrument is a promissory note. The burden of proof in such cases might include foundation testimony from a live witness who can testify that the signor on the note knew the allonge existed and agreed to the terms.
  4. ERROR: An allonge is not just any piece of paper attached to the original instrument. If it is being offered as an allonge but it is actually meant to be used as an assignment or indorsement, then additional questions of fact arise, including but not limited to consideration. In the opinion of this writer, the reason transfers are often “documented” with instruments called an “allonge” is that by its appearance it gives the impression that (1) it was there since inception of the instrument and (2) that the borrower agreed to it. An additional reason is that the issue consideration for the transfer is avoided completely if the “allonge” is accepted as a document of transfer.
  5. As a practice pointer, if the document contains terms and conditions of the loan or repayment, then it is being offered as an allonge. But it is not a valid allonge unless the signor of the original instrument (the note) agreed to the contents expressed on the allonge, since the proponent of this evidence wishes the court to consider the allonge part of the note itself.
  6. If the instrument contains language of transfer then it is not an allonge in that it fails to meet the elements required for proffering evidence of the instrument as an allonge.

ASSIGNMENT: All contracts require an offer, acceptance and consideration to be enforced. An assignment is a contract. In the context of mortgage loans and litigation, an assignment is a document that recites the terms of a transaction in which the loan, note, obligation, mortgage or deed of trust is transferred and accepted by the assignee in exchange for consideration. Within the context of loans that are subject to securitization claims or claims of assignment the documents proffered by the pretender lender are missing two out of three components: consideration and acceptance. The assignment in this context is an offer that cannot and in fact must not be accepted without violating the authority of the manager or “trustee” of the SPV (REMIC) pool.

Like all contracts it must be supported by consideration. An assignment without consideration is probably void, almost certainly voidable and at the very least requires the proponent of this instrument as evidence to be admitted into the record to meet the burden of proof as to foundation.

The typical assignment offered in foreclosure litigation states that “for value received” the assignor, being the owner of the note described, hereby assigns, transfers and conveys all right, title and interest to the assignee. The problem is obvious — there was no value received if the loan was not funded by the assignee or was being purchased by the assignee at the time of the alleged transfer. A demand for records of the assignor and assignee would show how the parties actually treated the transaction from an accounting point of view.

In the same way as we look at the bookkeeping records of the “payee” on the original note to determine if the payee was in fact the “lender” as declared in the note and mortgage, we look to the books and records of the assignor and assignee to determine the treatment of the transaction on their own books and records.

The highest probability is that there will be no entry on either the balance sheet categories or the income statement categories because the parties were already paid a fee at the inception of the “loan” which was not disclosed to the borrower in violation of TILA. At most there might be the recording of an additional fee for “processing” the “assignment”. At no time will the assignor nor the assignee show the transaction as a loan receivable, the absence of which is powerful evidence that the assignor did not own the loan and therefore conveyed nothing, and that the assignee paid nothing in the assignment “transaction” because there was no transaction.

Any accountant (CPA) should be able to render a report on this limited aspect. Such an accountant could recite the same statements contained herein as the reason why you are in need of the discovery and what it will show. Such a statement should not say that the evidence will prove anything, but rather than this information will lead to the discovery of admissible evidence as to whether the party whose records are being produced was acting in the capacity of servicer, nominee, lender, real party in interest, assignee or assignor.

The foundation for the assignment instrument must be by way of testimony (I doubt that “business records” could suffice) explaining the transaction and validating the assignment and the facts showing consideration, offer and acceptance. Acceptance is difficult in the context of securitization because the assignment is usually prepared (a) long after the close out date in the pooling and servicing agreement and (b) after the assignor or its agents have declared the loan to be in default. Both points violate virtually all pooling and servicing agreements that require performing loans to be pooled, ownership of the loan to be established by the assignor, the assignment executed in recordable form and many PSA’s require actual recording — a point missed by most analysts.

If we assume for the moment that the origination of the loan met the requirements for perfecting a mortgage lien on the subject property, the party managing the “pool” (REMIC, Trust etc.) would be committing an ultra vires act on its face if they accepted the loan, debt, obligation, note, mortgage or deed of trust into the pool years after the cut-off date and after the loan was declared in default. Acceptance of the assignment is a key component here that is missed by most judges and lawyers. The assumption is that if the assignment was offered, why wouldn’t the loan be accepted. And the answer is that by accepting the loan the manager would be committing the pool to an immediate loss of principal and income or even the opportunity for income.

Thus we are left with a Hobson’s choice: either the origination documents were void or the assignments of the origination documents were void. If the origination documents were void for lack of consideration and false declarations of facts, there could not be any conditions under which the elements of a perfected mortgage lien would be present. If the origination was valid, but the assignments were void, then the record owner of the loan is party who is admitted to have been paid in full, thus releasing the property from the encumbrance of the mortgage lien. Note that releasing the original lien neither releases any obligation to whoever paid it off nor does it bar a judgment lien against the homeowner — but that must be foreclosed by judicial means (non-judicial process does not apply to judgment liens under any state law I have reviewed).

INDORSEMENTS OR ENDORSEMENTS: The spelling varies depending upon the source. The common law spelling and the one often used in the UCC begins with the letter “I”. They both mean the same thing and are used interchangeably.

An indorsement transfers rights represented by the instruments to another individual other than the payee or holder. Indorsements can be open, qualified, conditional, bearer, with recourse, without recourse, requiring a subsequent indorsement, as a bailment (collection), or transferring all right title and interest. The types of indorsements vary as much as human imagination which is why an indorsement, alone, it frequently insufficient to establish the rights of the parties without another evidence, such as a contract of assignment.

The typical definition starts with an overall concept: “An indorsement on a negotiable instrument, such as a check or a promissory note, has the effect of transferring all the rights represented by the instrument to another individual. The ordinary manner in which an individual endorses a check is by placing his or her signature on the back of it, but it is valid even if the signature is placed somewhere else, such as on a separate paper, known as an allonge, which provides a space for a signature.” Another definition often appearing in cases and treatises is “ the act of the owner or payee signing his/her name to the back of a check, bill of exchange, or other negotiable instrument so as to make it payable to another or cashable by any person. An endorsement may be made after a specific direction (“pay to Dolly Madison” or “for deposit only”), called a qualified endorsement, or with no qualifying language, thereby making it payable to the holder, called a blank endorsement. There are also other forms of endorsement which may give credit or restrict the use of the check.”

Entire books have been written about indorsements and they have not exhausted all the possible interpretations of the act or the words used to describe the writing dubbed an “indorsement” or the words contained within the words described as an indorsement. As a result, courts are justifiably reluctant to accept an indorsed instrument on its face with parole evidence — unless the other party makes the mistake of failing to object to the foundation, and in the case of the mortgage meltdown practices of fabrication, forgery and fraud, by failing to deny the indorsement was ever made except for the purposes of litigation and has no relation to any legitimate business transaction.

Once the indorsement is put in issue as a material fact that is disputed, then the discovery must proceed to determine when the indorsement was created, where it was done, the parties involved in its creation and the parties involved in the execution of the indorsement, as well as the circumstantial evidence causing the indorsement to be made. A blank indorsement is no substitute for an assignment nor is it evidence that any transaction took place win which consideration (money) exchanged hands. Further blank indorsements might be yet another violation of the PSA, in which the indorsement must be with recourse and be unqualified naming the assignee.

A “trustee” of an alleged SPV (REMIC) who accepts such a document would no doubt be acting ultra vires (acting outside of the authority vested in the person purported to have acted) and it is doubtful that any evidence exists where the trustee was informed that the proposed indorsement or assignment involved a loan and a pool which was five years past the cutoff, already declared in default and which failed to meet the formal terms of assignment set forth in the PSA. A deposition upon written questions or oral deposition might clear the matter up by directing the right questions to the right person designated to be the person who represents the entity that claims to manage the SPV (REMIC) pool. In order to accomplish that, prior questions must be asked and answered as to the identity of such individuals and entities “with sufficient specificity such that they can be identified in subsequent demands for discovery or the issuance of a subpoena.”

Throughout this process, the defender in foreclosure must be ever vigilant in maintaining control of the narrative lest the other side wrest control and redirect the Judge to the allegation (without any evidence in the record) that the debt exists (or worse, has been admitted), the default occurred (or worse, has been admitted) and that the pretender is the lender (or worse, has been admitted as such).

Litigation – Don’t wait until appeal to respond to evidentiary objections

From: Charles Cox [mailto:charles@bayliving.com]
Sent: Thursday, May 31, 2012 6:56 AM
To: Charles Cox
Subject: Litigation – Don’t wait until appeal to respond to evidentiary objections

Don’t wait until appeal to respond to your opponent’s evidentiary objections

· Duane Morris LLP

· Paul J. Killion

· May 25 2012

California appellate courts continue to work through application of Reid v. Google (2010) 50 Cal.4th 512 to evidentiary objections raised in summary judgment proceedings. For those facing this issue—either in the trial court or on appeal—a new decision by Division Three of the Second District is a must read. (Tarle v. Kaiser Foundation Health Plan Inc. (2nd Dist., Div. 3, May 22, 2012 No. B224739) __Cal.App.4th__.)

The Tarle decision addressed the question “whether, in the context of a summary judgment motion, a party must provide the trial court with [an] opposition to an opponent’s objections or be barred from challenging on appeal the trial court’s order sustaining the objections.” The case arose out of an employment discrimination suit. In response to the employer’s summary judgment motion, the plaintiff submitted 750 pages of evidence, which was met by 200 pages of objections from the employer, comprised of 335 separate objections. The plaintiff did not file any opposition to the objections or request a continuance to do so. At the hearing, the trial court sustained all but 13 of the employer’s objections and granted summary judgment.

On appeal, the plaintiff tried to challenge the objections for the first time, but was rebuffed by the Court of Appeal. While the trial court was required under Reid v. Google to rule on each objection, the opponent was not “free to remain silent and then challenge the adverse ruling on appeal.” Ultimately, because of other issues surrounding the evidence, the Tarle judgment was reversed and remanded. But the Court’s holding as to an opponent’s duty to respond to objections is worth noting, particularly because it provides several practical tips for preserving the appellate record post-Reid v. Google.

First, a party faced with written objections must respond—preferably in writing, but at minimum orally at the hearing (and on the record)—or they lose their right to challenge any subsequent adverse ruling on appeal.

Second, if there is not enough time to respond to the objections—which are typically submitted with reply papers—or if the objections are too overwhelming in number, request a continuance to respond. “[W]e are confident that trial courts will grant parties reasonable continuances to allow written oppositions to be filed, where properly sought.”

Third, if the objections truly are overwhelming to the point of harassment, “the proper course of action is to seek trial court intervention at that time, and obtain a ruling requiring the opposing party to exercise restraint.”

Waiting until appeal to raise responses to written objections will not work after Tarle.

Cal.App.2nd-Tarle v. Kaiser Foundation et al.pdf
Cal.4th-Reid v. Google.pdf

Bank of America, MERS Lose Bid to Dismiss Texas Fee Suit

From: Charles Cox [mailto:charles@bayliving.com]
Sent: Friday, May 25, 2012 7:46 AM
To: Charles Cox
Subject: Bank of America, MERS Lose Bid to Dismiss Texas Fee Suit

Bloomberg News

Bank of America, MERS Lose Bid to Dismiss Texas Fee Suit

By Margaret Cronin Fisk and Tom Korosec on May 24, 2012

Bank of America Corp. (BAC) and Mortgage Electronic Registration Systems Inc. failed to persuade a judge to dismiss a lawsuit claiming they shortchanged Texas counties out of uncollected mortgage filing fees.

“The plaintiffs have brought sufficient evidence to allow the case to go forward,” U.S. District Judge Reed O’Connor in Dallas said. O’Connor threw out several claims in the lawsuit at the end of a court hearing yesterday.

O’Connor allowed the counties to seek damages and an injunction limiting future filings by MERS. He rejected county allegations that MERS was filing false liens, which would have allowed the counties to seek $10,000 for each contested filing.

“The $10,000 per is out,” Thomas Hefferon, attorney for Bank of America, said in an interview after the hearing.

Dallas County filed the initial complaint in September, alleging that Merscorp Inc.’s MERS was established by banks including Charlotte, North Carolina-based Bank of America to avoid paying filing fees, as well as to ease transfers of mortgages. Dallas revised the lawsuit in October, seeking to represent all other Texas counties in which a deed of trust has been filed identifying MERS as a beneficiary.

MERS, which runs an electronic registry of mortgages, said it followed Texas law and didn’t shortchange counties on fees.

‘Perfectly Legal’

“What MERS does and how it does it is perfectly appropriate, perfectly legal,” MERS lawyer Robert Brochin said at yesterday’s hearing. “The designation of MERS as a false lienholder should be categorically denied.”

Most of the case remains following Judge O’Connor’s decision, Stephen Malouf, an attorney for Dallas County, said in an interview after the hearing. The counties will be seeking to enjoin MERS from continuing to operate as it has in the state, he said. “We’d like to see it stopped.”

MERS tracks servicing rights and ownership interests in mortgage loans on its registry, allowing banks to buy and sell loans without recording transfers with counties. MERS acts as the lender’s nominee and remains the mortgagee of record as long as the note promising repayment is owned by a MERS member.

Dallas County claims this allows banks that own stakes in MERS to buy and sell loans without properly recording transfers with counties and paying the fee. Dallas County District Attorney Craig Watkins said last year his county may be owed as much as $100 million.

Other Counties

Counties in other states including Kentucky, Michigan, Ohio and Oklahoma also filed suits claiming the MERS system has cheated them out of filing fees. The Kentucky suit was dismissed in February. Delaware’s attorney general last year filed an unrelated suit, alleging MERS used deceptive practices that hide information from borrowers.

“The MERS system has created massive confusion as to the true owners of the beneficial interests in mortgage loans and mortgages throughout the United States, and the loss of revenues has harmed U.S. counties,” Dallas County lawyers said in court papers last year.

“As of today, the system they are so proud of is a complete and total failure,” Malouf said at the hearing before O’Connor. “It has made the property recording system in the U.S. spaghetti.”

Every County

The Dallas County class-action lawsuit would cover every county in Texas where MERS is identified as beneficiary or where “any record has been filed” that would cause MERS to be identified in deed files as a grantor of interest in a property, unless “MERS itself actually holds in the property the interest that MERS purports to be granting,” county lawyers said in court filings.

Under Texas law, “there is no duty to record assignments, or other documents,” lawyers for MERS and Bank of America said in court papers March 9.

“The Texas Property Code, which contains various statutes concerning recording interests in land, allows parties to record interests in land to protect their interests but does not require that any recording occur,” the defendants said in the filing. “The counties have suffered no injury — and thus lack standing — from nonpayment of recording fees for documents that were never recorded.”

MERS doesn’t create new documents when a deed of trust is assigned to a new lender, Hefferon, the Bank of America lawyer, said at yesterday’s hearing. “There is no obligation to send a document that doesn’t exist,” he said. “There is no injury if you haven’t collected a fee or don’t do the work.”

Jason Lobo, a MERS spokesman, didn’t immediately return a call for comment.

The lawsuit is Dallas County v. Merscorp Inc., 11-cv-02733, U.S. District Court, Northern District of Texas (Dallas).

Please Keep April Charney in your prayers…

From: Charles Cox [mailto:charles@bayliving.com]
Sent: Friday, May 25, 2012 6:56 AM
To: Charles Cox
Subject: Please Keep April Charney in your prayers…

April Charney’s Latest Battle

Most of you are familiar with Boot Camper April Charney and her tireless work on behalf of homeowners in Florida. Now, April is fighting another unexpected battle: she is hospitalized after complications during treatment for a kidney stone. She has been in critical condition for several days, on a respirator and undergoing dialysis. As of this writing, Max has just learned from April’s family that her condition has seemingly improved though still quite serious. Please send your prayers, good thoughts, positive energy or whatever suits your beliefs to April and her family. Read Matt Weidner’s tribute to April.

More Court Justification and Ratification of Forgery and Fraud

From: Charles Cox [mailto:charles@bayliving.com]
Sent: Friday, May 25, 2012 6:54 AM
To: Charles Cox
Subject: More Court Justification and Ratification of Forgery and Fraud

Get ready for more disgust with the “legal system”…

Stewart-et-al._v_Bierman-et-al._MemoOpinion_0512-1.pdf

Borrower’s “show me the note” argument fails to halt foreclosure

From: Charles Cox [mailto:charles@bayliving.com]
Sent: Friday, May 25, 2012 6:38 AM
To: Charles Cox
Subject: Borrower’s "show me the note" argument fails to halt foreclosure

Borrower’s "show me the note" argument fails to halt foreclosure

· Sheppard Mullin Richter & Hampton LLP

· Alejandro E. Moreno and Shannon Petersen

· USA

· May 18 2012

·

In Debrunner v. Deutsche Bank Nat. Trust Co. (Cal.App. 6 Dist., 2012) — Cal.Rptr.3d —-, 2012 WL 883128, the California Court of Appeal affirmed the dismissal of a complaint for wrongful foreclosure with prejudice, holding that a beneficiary under a deed of trust need not possess the original promissory note to commence foreclosure and that a borrower cannot avoid foreclosure based on a technical deficiency without showing actual prejudice.

Plaintiff Debrunner was a private investor who extended credit to two borrowers secured by a second deed of trust on real property. The borrowers had previously obtained a loan from Quick Loans Funding, Inc. Quick Loans assigned the deed of trust and promissory note to Option One Mortgage Corporation, which later assigned them to FV-1, Inc., which later assigned them to Deutsche Bank, which appointed Saxon Mortgage Services, Inc. to service the loan.

The borrowers defaulted. Deutsche Bank recorded a notice of default naming itself as the creditor but providing the contact information for Saxon Mortgage. The plaintiff filed suit to halt the foreclosure, claiming Deutsche Bank had no right to foreclose because it did not physically possess the original promissory note and had not provided the correct contact information.

The Court rejected both arguments. It held that "nothing in the applicable statutes . . . precludes foreclosure when the foreclosing party does not possess the original promissory note." The plaintiff’s attempted reliance on provisions of the California Commercial Code regarding negotiable instruments was misplaced because those provisions did not "displace the detailed, specific, and comprehensive set of legislative procedures … established for nonjudicial foreclosures." The Court also held that, even if the notice of default was defective because it did not provide contact information for Deutsche Bank, the plaintiff did not and could not show prejudice as required to halt the foreclosure.

Cal.App.6th-DeBrunner v. Deutsche Bank.docx

New Webinar: Making The Attorney General Settlement Work For You

From: Charles Cox [mailto:charles@bayliving.com]
Sent: Monday, May 07, 2012 11:37 AM
To: Charles Cox
Subject: New Webinar: Making The Attorney General Settlement Work For You

The Attorney General Settlement has now been approved by the court, and regardless of whether we like the terms, the process, or lack thereof, it is done. There have been many questions regarding the terms of the settlement, and how consumers can benefit from it. In order to answer the most common questions posed and give you guidance on how to submit a credible claim under the new rules, we are offering a comprehensive webinar to help you understand how to make the settlement work for you. We will review the settlement terms relating to foreclosures, loan modifications and shorts sales, discuss tactics and strategies that will help you accomplish your goal and finally, provide demand sample letters that you can submit to let the bank know that you are aware of your rights. The webinar will conclude with a round table discussion including a question and answer session. To accomodate all, the webinar will be offered on May 12, 2012 at 12:00 PDT and again on June 2, 2012 at 12:00 PDT. If you attend on May 12, 2012 and would like to repeat the seminar, you may do so on June 2, 2012 without any additional charge. Sign up now as spaces are limited!

Learn more at www.legallinknews.com

Attorney General Kamala D. Harris Issues Statement on May Revision – Moonbeam at work…why am I not surprised!

From: Charles Cox [mailto:charles@bayliving.com]
Sent: Monday, May 14, 2012 4:24 PM
To: Charles Cox
Subject: Attorney General Kamala D. Harris Issues Statement on May Revision – Moonbeam at work…why am I not surprised!

News Release

May 14, 2012

FOR IMMEDIATE RELEASE

Contact: (415) 703-5837

Attorney General Kamala D. Harris Issues Statement on May Revision

SACRAMENTO — Attorney General Kamala D. Harris today issued the following statement on the Governor’s May Revision:

"The state Department of Justice stood firm for over a year against the nation’s largest banks on behalf of California homeowners harmed by the foreclosure crisis. This effort resulted in an agreement that will provide billions in relief to California homeowners who are experiencing hardship. The agreement also required the banks to pay an additional $410 million to get homeowners the expert help they need to keep their homes.

The Governor’s May Revision, however, proposes to redirect this $410 million from the state’s homeowners to other budget purposes. While the state is undeniably facing a difficult budget gap, these funds should be used to help Californians stay in their homes. I plan to work with the Governor and Legislature toward a balanced budget that honors our obligations to California’s homeowners."

# # #

Max Gardner Personal Message to Bankruptcy Boot Camp Graduates

From: Charles Cox [mailto:charles@bayliving.com]
Sent: Wednesday, May 16, 2012 1:41 PM
To: Charles Cox
Subject: Max Gardner Personal Message to Bankruptcy Boot Camp Graduates

Special Announcement

Health and Boot Camp Schedule Update

Bob Godnik

As many of you already know, Max has for some time been undergoing treatment for malignant tumors in his lungs and bladder. Recent testing revealed new tumor growth in his liver. Surgical intervention offers uncertain results, and Max has concluded that his time is better spent with his family and furthering his mission to teach attorneys rather than undergoing and recovering from medical procedures which might do little to extend his remaining time.

There is, of course, still much work to be done. In the interests of accomplishing as much as possible and spreading information to as many consumer attorneys as possible without unduly straining Max’s health, we are making some changes.

First, Max has decided not to travel outside of North Carolina for live events. Second, live Boot Camps at the Farm will end this summer.

While Max loves the intensive, interactive nature of the Farm Boot Camps, attendance is necessarily limited and hosting the event is taxing for him and for his wife, Victoria.

The June Boot Camp at the Farm will go forward as scheduled, from June 7-11. We hope to offer one or two additional Boot Camps at the Farm in July and/or August. After that, all events will be scheduled in more metropolitan locations, at venues that will allow Max to reach a larger number of attorneys in a single session.

Max sincerely thanks each of you for your interest and support and wants you to know that he is as committed as ever to the war on predatory lenders, slippery servicers and dishonest debt collectors.

Accidentally Released – and Incredibly Embarrassing – Documents Show How Goldman et al Engaged in ‘Naked Short Selling’

From: Charles Cox [mailto:charles@bayliving.com]
Sent: Thursday, May 17, 2012 5:19 AM
To: Charles Cox
Subject: Accidentally Released – and Incredibly Embarrassing – Documents Show How Goldman et al Engaged in ‘Naked Short Selling’

ally Released – and Irt Selling’

POSTED: May 15, 5:39 PM ET

It doesn’t happen often, but sometimes God smiles on us. Last week, he smiled on investigative reporters everywhere, when the lawyers for Goldman, Sachs slipped on one whopper of a legal banana peel, inadvertently delivering some of the bank’s darker secrets into the hands of the public.

The lawyers for Goldman and Bank of America/Merrill Lynch have been involved in a legal battle for some time – primarily with the retail giant Overstock.com, but also with Rolling Stone, the Economist, Bloomberg, and the New York Times. The banks have been fighting us to keep sealed certain documents that surfaced in the discovery process of an ultimately unsuccessful lawsuit filed by Overstock against the banks.

Last week, in response to an Overstock.com motion to unseal certain documents, the banks’ lawyers, apparently accidentally, filed an unredacted version of Overstock’s motion as an exhibit in their declaration of opposition to that motion. In doing so, they inadvertently entered into the public record a sort of greatest-hits selection of the very material they’ve been fighting for years to keep sealed.

I contacted Morgan Lewis, the firm that represents Goldman in this matter, earlier today, but they haven’t commented as of yet. I wonder if the poor lawyer who FUBARred this thing has already had his organs harvested; his panic is almost palpable in the air. It is both terrible and hilarious to contemplate. The bank has spent a fortune in legal fees trying to keep this material out of the public eye, and here one of their own lawyers goes and dumps it out on the street.

The lawsuit between Overstock and the banks concerned a phenomenon called naked short-selling, a kind of high-finance counterfeiting that, especially prior to the introduction of new regulations in 2008, short-sellers could use to artificially depress the value of the stocks they’ve bet against. The subject of naked short-selling is a) highly technical, and b) very controversial on Wall Street, with many pundits in the financial press for years treating the phenomenon as the stuff of myths and conspiracy theories.

Now, however, through the magic of this unredacted document, the public will be able to see for itself what the banks’ attitudes are not just toward the “mythical” practice of naked short selling (hint: they volubly confess to the activity, in writing), but toward regulations and laws in general.

“Fuck the compliance area – procedures, schmecedures,” chirps Peter Melz, former president of Merrill Lynch Professional Clearing Corp. (a.k.a. Merrill Pro), when a subordinate worries about the company failing to comply with the rules governing short sales.

We also find out here how Wall Street professionals manipulated public opinion by buying off and/or intimidating experts in their respective fields. In one email made public in this document, a lobbyist for SIFMA, the Securities Industry and Financial Markets Association, tells a Goldman executive how to engage an expert who otherwise would go work for “our more powerful enemies,” i.e. would work with Overstock on the company’s lawsuit.

“He should be someone we can work with, especially if he sees that cooperation results in resources, both data and funding,” the lobbyist writes, “while resistance results in isolation.”

There are even more troubling passages, some of which should raise a few eyebrows, in light of former Goldman executive Greg Smith’s recent public resignation, in which he complained that the firm routinely screwed its own clients and denigrated them (by calling them "Muppets," among other things).

Here, the plaintiff’s motion refers to an “exhibit 96,” which refers to “an email from [Goldman executive] John Masterson that sends nonpublic data concerning customer short positions in Overstock and four other hard-to-borrow stocks to Maverick Capital, a large hedge fund that sells stocks short.”

Was Goldman really disclosing “nonpublic data concerning customer short positions” to its big hedge fund clients? That would be something its smaller, “Muppet” customers would probably want to hear about.

When I contacted Goldman and asked if it was true that Masterson had shared nonpublic customer information with a big hedge fund client, their spokesperson Michael Duvally offered this explanation:

Among other services it provides, Securities Lending at Goldman provides market color information to clients regarding various activity in the securities lending marketplace on a security specific or sector specific basis. In accordance with the group’s guidelines concerning the provision of market color, Mr. Masterson provided a client with certain aggregate information regarding short balances in certain securities. The information did not contain reference to any particular clients’ short positions.

You can draw your own conclusions from that answer, but it’s safe to say we’d like to hear more about these practices.

Anyway, the document is full of other interesting disclosures. Among the more compelling is the specter of executives from numerous companies admitting openly to engaging in naked short selling, a practice that, again, was often dismissed as mythical or unimportant.

A quick primer on what naked short selling is. First of all, short selling, which is a completely legal and often beneficial activity, is when an investor bets that the value of a stock will decline. You do this by first borrowing and then selling the stock at its current price, then returning the stock to your original lender after the price has gone down. You then earn a profit on the difference between the original price and the new, lower price.

What matters here is the technical issue of how you borrow the stock. Typically, if you’re a hedge fund and you want to short a company, you go to some big-shot investment bank like Goldman or Morgan Stanley and place the order. They then go out into the world, find the shares of the stock you want to short, borrow them for you, then physically settle the trade later.

But sometimes it’s not easy to find those shares to borrow. Sometimes the shares are controlled by investors who might have no interest in lending them out. Sometimes there’s such scarcity of borrowable shares that banks/brokers like Goldman have to pay a fee just to borrow the stock.

These hard-to-borrow stocks, stocks that cost money to borrow, are called negative rebate stocks. In some cases, these negative rebate stocks cost so much just to borrow that a short-seller would need to see a real price drop of 35 percent in the stock just to break even. So how do you short a stock when you can’t find shares to borrow? Well, one solution is, you don’t even bother to borrow them. And then, when the trade is done, you don’t bother to deliver them. You just do the trade anyway without physically locating the stock.

Thus in this document we have another former Merrill Pro president, Thomas Tranfaglia, saying in a 2005 email: “We are NOT borrowing negatives… I have made that clear from the beginning. Why would we want to borrow them? We want to fail them.”

Trafaglia, in other words, didn’t want to bother paying the high cost of borrowing “negative rebate” stocks. Instead, he preferred to just sell stock he didn’t actually possess. That is what is meant by, “We want to fail them.” Trafaglia was talking about creating “fails” or “failed trades,” which is what happens when you don’t actually locate and borrow the stock within the time the law allows for trades to be settled.

If this sounds complicated, just focus on this: naked short selling, in essence, is selling stock you do not have. If you don’t have to actually locate and borrow stock before you short it, you’re creating an artificial supply of stock shares.

In this case, that resulted in absurdities like the following disclosure in this document, in which a Goldman executive admits in a 2006 email that just a little bit too much trading in Overstock was going on: “Two months ago 107% of the floating was short!”

In other words, 107% of all Overstock shares available for trade were short – a physical impossibility, unless someone was somehow creating artificial supply in the stock.

Goldman clearly knew there was a discrepancy between what it was telling regulators, and what it was actually doing. “We have to be careful not to link locates to fails [because] we have told the regulators we can’t,” one executive is quoted as saying, in the document.

One of the companies Goldman used to facilitate these trades was called SBA Trading, whose chief, Scott Arenstein, was fined $3.6 million in 2007 by the former American Stock Exchange for naked short selling.

The process of how banks circumvented federal clearing regulations is highly technical and incredibly difficult to follow. These companies were using obscure loopholes in regulations that allowed them to short companies by trading in shadows, or echoes, of real shares in their stock. They manipulated rules to avoid having to disclose these “failed” trades to regulators.

The import of this is that it made it cheaper and easier to bet down the value of a stock, while simultaneously devaluing the same stock by adding fake supply. This makes it easier to make money by destroying value, and is another example of how the over-financialization of the economy makes real, job-creating growth more difficult.

In any case, this document all by itself shows numerous executives from companies like Goldman Sachs Execution and Clearing (GSEC) and Merrill Pro talking about a conscious strategy of “failing” trades – in other words, not bothering to locate, borrow, and deliver stock within the time alotted for legal settlement. For instance, in one email, GSEC tells a client, Wolverine Trading, “We will let you fail.”

More damning is an email from a Goldman, Sachs hedge fund client, who remarked that when wanting to “short an impossible name and fully expecting not to receive it” he would then be “shocked to learn that [Goldman’s representative] could get it for us.”

Meaning: when an experienced hedge funder wanted to trade a very hard-to-find stock, he was continually surprised to find that Goldman, magically, could locate the stock. Obviously, it is not hard to locate a stock if you’re just saying you located it, without really doing it.

As a hilarious side-note: when I contacted Goldman about this story, they couldn’t resist using their usual P.R. playbook. In this case, Goldman hastened to point out that Overstock lost this lawsuit (it was dismissed because of a jurisdictional issue), and then had this to say about Overstock:

Overstock pursued the lawsuit as part of its longstanding self-described "Jihad" designed to distract attention from its own failure to meet its projected growth and profitability goals and the resulting sharp drop in its stock price during the 2005-2006 period.

Good old Goldman — they can’t answer any criticism without describing their critics as losers, conspiracy theorists, or, most frequently, both. Incidentally, Overstock rebounded from the 2005-2006 short attack to become a profitable company again, during the same period when Goldman was needing hundreds of billions of dollars in emergency Fed lending and federal bailouts to stave off extinction.

Anyway, this galactic screwup by usually-slick banker lawyers gives us a rare peek into the internal mindset of these companies, and their attitude toward regulations, the markets, even their own clients. The fact that they wanted to keep all of this information sealed is not surprising, since it’s incredibly embarrassing stuff, if you understand the context.

More to come: until then, here’s the motion, and pay particular attention to pages 14-19.

UPDATE: Well, I guess I shouldn’t feel too badly for the lawyer who stepped on this land mine. For Morgan Lewis counsel Joe Floren, karma, it seems, really is a bitch.

FTC affirms consumers’ rights under holder in due course rule

From: Charles Cox [mailto:charles@bayliving.com]
Sent: Thursday, May 17, 2012 7:54 AM
To: Charles Cox
Subject: FTC affirms consumers’ rights under holder in due course rule

FTC affirms consumers’ rights under holder in due course rule

· Goodwin Procter LLP

· Crystal N. Kaldjob

The FTC issued an advisory opinion affirming its interpretation of the holder in due course rule. The rule permits consumers who enter into credit contracts with a seller of goods to assert the same legal claims and defenses against a third party who purchases the credit contract as they would have against the original seller. The advisory opinion, issued in response to a request from the National Consumer Law Center and other consumer protection advocacy groups, clarifies that courts should not limit consumers’ ability to seek affirmative relief only to instances where a rescission right under state law exists. The NCLC requested the opinion after a number of courts denied relief absent a state law rescission claim.

Press release from FTC: http://www.ftc.gov/opa/2012/05/holderrule.shtm

Advisory Opinion is attached.

Charles
Charles Wayne Cox
Email: mailto:Charles
Websites: http://www.NHCwest.com; www.BayLiving.com; and www.ForensicLoanAnalyst.com
1969 Camellia Ave.
Medford, OR 97504-5403
(541) 727-2240 direct
(541) 610-1931 eFax

Paralegal; CA Licensed Real Estate Broker; Forensic Loan Analyst. Litigation Support and Expert Witness Services.

120510advisoryopinionholderrule.pdf

BOMBSHELL- FEDERAL CLAIMS AGAINT JPMORGAN CHASE SURVIVE

From: Charles Cox [mailto:charles@bayliving.com]
Sent: Friday, May 18, 2012 8:16 AM
To: Charles Cox
Subject: BOMBSHELL- FEDERAL CLAIMS AGAINT JPMORGAN CHASE SURVIVE

May 18th, 2012 | Author: Matthew D. Weidner, Esq.

Hat tip to Nye Lavalle and Jackie Mack!

In my mind, JPMorgan ranks among the very top of the most aggressive and abusive litigators in the whole fraudclosure arena. They surround themselves with monster paid lawyers then attack the whistleblowers and those who dare to challenge with the ferocity of an out of control criminal street gang.

And so I love seeing them get a few shots thrown back their direction.

Understand, the position we are in around this nation is the banks do whatever they want. They engage in whatever abusive and violent and bullying conduct they care to, then they just cloak themselves behind the highest priced lawyers and navigate their way through whatever court system they need to in order to walk away with no consequence.

In this case and so many others, you see them slithering and bashing and beating a homeowner in a federal case. I’ve read pleadings after pleadings and the legal position they assert is,

SCREW YOU AMERICAN TAXPAYER, WE OWN THESE LAWS, WE DO WHAT WE WANT

(and then just as a kicker they throw in)

AND WE’RE COMING AFTER THE CONSUMER LAWYERS WHO DARED TO CHALLENGE US

But one judge dared to keep the scales of justice balanced equally, a quite extraordinary fact, frankly. Read the opinion: (order is attached)

Defendants, JP Morgan Chase & Co., a foreign corporation, JPMorgan Chase

Bank, N.A., individually and as successor to (collectively “Chase”), Washington Mutual

Bank, a dissolved federal bank (“WaMu”), and Federal National Mortgage Corporation, a

federally-chartered corporation (“FNMA”), (collectively, the “Defendants”), pursuant to

Rule 12(b)(6), Federal Rule of Civil Procedure, move to dismiss Plaintiff’s First

Amended Complaint. Defendants seek dismissal on grounds that (1) Plaintiff waived her

claims by failing to assert them in a 2006 mortgage foreclosure case; (2) Plaintiff fails to

state any causes of action in the various counts of the First Amended Complaint inasmuch

as she fails to differentiate among Defendants in her allegations; (3) Count I fails to state

a cause of action because the Florida Deceptive and Unfair Trade Practices Act

(“FDUTPA”), section 501.201, et seq., Florida Statutes, does not apply to Defendants; (4)

Count II fails to state a cause of action because Defendants are not debt collectors as

defined by the Fair Debt Collection Practices Act (“FDCPA”) and initiating a mortgage

foreclosure action does not constitute a debt collection; (5) Plaintiff fails to state a claim

under the Florida Consumer Collection Practices Act (“FCCPA”), section 559.72, Florida

Statutes, in Count II; (6) Plaintiff fails to state a cause of action for civil conspiracy in

Count III; (7) Plaintiff failed to state a cause of action for abuse of legal process in Count

IV; and (8) Count V, alleging violations of the RICO statute,18 U.S.C. § 1962, fails to

state a cause of action.

With respect to the asserted waiver of Plaintiff’s claims for her failure to assert

them in the 2006 foreclosure case, the Court is not convinced, at this stage of the

proceedings, that Plaintiff waived her claims because the complaint includes allegations

based on conduct that occurred after her alleged breach of the mortgage loan agreement.

She asserts that the facts supporting her claims were not brought to light until revelations

of fraud in the mortgage industry began to unfold in the fall of 2010. Additionally, the

Court cannot base a dismissal on matters outside the four corners of the complaint. See

Milburn v. United States, 734 F.2d 762, 765 (11th Cir. 1984). While JPMC claims it is

not liable for any conduct of WaMu that occurred prior to September 25, 2008, the date

on which the Purchase and Assumption Agreement (“PAA”) was executed between

JPMC and WaMu, the PAA has not even been filed with the Court. Furthermore,

Plaintiff asserts that her claims against Defendant JPMC are predicated on its alleged

servicing of the loan, conduct that occurred after September 25, 2008.

Defendants claim exemption from FDUTPA as banking corporations regulated by

a federal agency; however, application of the exemption cannot be determined with

certainty from the four corners of the First Amended Complaint. The Court is not

convinced that the exemption would apply to Defendants who, as Plaintiff alleges, acted

as loan servicers, and the exemption clearly would not apply to non-banks such as

JPMCC and FNMA. Also, although Defendants assert that they are not “debt collectors”

within the meaning of the FDCPA because they were not attempting to collect a debt due

another, there remains a question of fact as to whether 15 U.S.C. § 1692(f) applies to

activities by JPMCC, JPMC, WaMu, and FNMA, as alleged by Plaintiff, to enforce a

security interest via mortgage foreclosure. See 15 U.S.C. § 1692a(6).

Questions of fact preclude dismissal of Plaintiff’s FCCPA claim as well, because

she plainly alleges that Defendants knew they did not have the legal right to collect the

alleged debt and knew that Plaintiff was not in default. See Fla. Stat § 559.72(9).

Likewise, Plaintiff is able to overcome dismissal of her common law claims for civil

conspiracy and abuse of process through her factual allegations that Defendants acted

unlawfully, and in agreement, with the intent to defraud her through the use of sham

documents and fabricated evidence, and that their actions caused her damages. Finally,

her civil RICO claims under 18 U.S.C. § 1962 adequately allege facts, at least for this

stage of the proceedings, to support each of the statutory elements for the predicate acts

that allegedly divested her of her homestead. Plaintiff is able to avoid the time-bar of her

civil RICO claim inasmuch as she alleges she was prevented from discovering that she

was the victim of fraud by Defendants’ concealment of the alleged fraud.

FL-USDC-Middle-Order-Coursen-v-JPMorgan.pdf

FDCPA claims are reinstated – Debt Collector Status Depends on if Entity Originated the Debt and When “Default” Occurred

From: Charles Cox [mailto:charles@bayliving.com]
Sent: Friday, May 18, 2012 9:26 AM
To: Charles Cox
Subject: FDCPA claims are reinstated – Debt Collector Status Depends on if Entity Originated the Debt and When "Default" Occurred

FDCPA claims are reinstated

· Winston & Strawn LLP

·

·

On April 30th, the Sixth Circuit addressed liability under the Fair Debt Collection Practices Act. It held that an entity that did not originate the debt in question (a mortgage) but acquired it and attempts to collect on it, is either a creditor or a debt collector depending on the default status of the debt at the time it was acquired. The same is true of a loan servicer, which can either stand in the shoes of a creditor or become a debt collector, depending on whether the debt was assigned for servicing before the default or alleged default occurred.

Gilbert.050312.pdf

Robo-signing lawsuit reinstated/4th says TILA 3 year SOL doesn’t require borrowers to file rescission but just notify creditor

From: Charles Cox [mailto:charles@bayliving.com]
Sent: Friday, May 18, 2012 9:26 AM
To: Charles Cox
Subject: Robo-signing lawsuit reinstated/4th says TILA 3 year SOL doesn’t require borrowers to file rescission but just notify creditor

Robo-signing lawsuit reinstated

· Winston & Strawn LLP

· May 7 2012

·

On May 3rd, the Fourth Circuit reinstated the homeowners’ Truth in Lending Act ("TILA") and state consumer law claims asserted against the bank holding plaintiffs’ mortgage. The Court holds that TILA’s three-year statute of limitation does not require borrowers to file a claim for rescission to invoke that right. TILA rescission claims are timely if the consumer notifies the creditor within three years.

Charles
Charles Wayne Cox
Email: mailto:Charles
Websites: http://www.NHCwest.com; www.BayLiving.com; and www.ForensicLoanAnalyst.com
1969 Camellia Ave.
Medford, OR 97504-5403
(541) 727-2240 direct
(541) 610-1931 eFax

Paralegal; CA Licensed Real Estate Broker; Forensic Loan Analyst. Litigation Support and Expert Witness Services.

Gilbert.050312.pdf

Hogan Highlights

From: Charles Cox [mailto:charles@bayliving.com]
Sent: Friday, May 18, 2012 11:54 AM
To: Charles Cox
Subject: Hogan Highlights

Hogan Highlights

by Beth Findsen at Findsenlaw

Here is the AZ Supreme Court decision in Hogan v WaMu

Hogan v WaMu AZ SC 2012

In my opinion, the best parts (even though some should be entirely obvious, in Arizona, they aren’t always) are:

Hogan argues that a deed of trust, like a mortgage,“may be enforced only by, or in behalf of, a person who is entitled to enforce the obligation the mortgage secures.”Restatement (Third) of Prop.: Mortgages § 5.4(c) (1997); see Hill v. Favour, 52 Ariz. 561, 568-69, 84 P.2d 575, 578 (1938). We agree.

The trust deed transfers an interest in real property, securing the repayment of the money owed under the note. See A.R.S. §§ 33-801(4), -801(8), -801(9), -805, -807(A).

Arizona’s anti-deficiency statutes protect against such occurrences by precluding deficiency judgments against debtors whose foreclosed residential property consists of 2.5 acres or less, as is the case here. See A.R.S. § 33-814(G); Mid Kansas Fed. Sav. & Loan Ass’n of Wichita v. Dynamic Dev. Corp., 167 Ariz. 122, 126, 804 P.2d 1310, 1314 (1991); Emily Gildar, Arizona’s Anti-Deficiency Statutes: Ensuring Consumer Protection in a Foreclosure Crisis, 42 Ariz. St. L.J. 1019, 1020 (2010). Moreover, the trustee owes the trustor a fiduciary duty, and may be held liable for conducting a trustee’s sale when the trustor is not in default. See Patton v. First Fed. Sav. & Loan Ass’n of Phoenix, 118 Ariz. 473, 476, 578 P.2d 152, 155 (1978).

And these selections show what needs to be pled in Arizona, if feasible:

But Hogan has not alleged that WaMu and Deutsche Bank are not entitled to enforce the underlying note; rather, he alleges that they have the burden of demonstrating their rights before a non-judicial foreclosure may proceed.

Hogan’s complaints do not affirmatively allege that WaMu and Deutsche Bank are not the holders of the notes in question or that they otherwise lack authority to enforce the notes.

The dispositive question here is whether the trustee, acting pursuant to its own power of sale or on behalf of the beneficiary, had the statutory right to foreclose on the deeds of trust. See Cervantes v. Countrywide Home Loans, Inc., 656 F.3d 1034, 1043-44 (9th Cir. 2011).

Hogan does not dispute that he is in default under the deeds of trust and has alleged no reason to dispute the trustee’s right.

hogan-v-wamu-az-sc-2012.pdf

Class Action Certified in ND of California USDC for Mortgage Loan Appraisal Suit

From: Charles Cox [mailto:charles@bayliving.com]
Sent: Saturday, May 19, 2012 6:13 AM
To: Charles Cox
Subject: Class Action Certified in ND of California USDC for Mortgage Loan Appraisal Suit

Conspiracy to inflate appraisals…imagine that.

Charles
Charles Wayne Cox
Email: mailto:Charles
Websites: http://www.NHCwest.com; www.BayLiving.com; and www.ForensicLoanAnalyst.com
1969 Camellia Ave.
Medford, OR 97504-5403
(541) 727-2240 direct
(541) 610-1931 eFax

Paralegal; CA Licensed Real Estate Broker; Forensic Loan Analyst. Litigation Support and Expert Witness Services.

S.D.Cal._3-11-cv-02091_16.pdf

CAMFFG PB County investment fund overwhelmingly infested with nothing-backed securities…Is your county/state infested?

On Sat, Apr 21, 2012 at 7:21 AM, April Charney <april.charney> wrote:

And don’t for a minute think that your investment/pension fund or that of any judge is any different or has any immunity or resistance to this economic wasting disease. We all share this disease, rich and poor and it is destabilizing all of our economic, social, judicial and political systems and all that we hold dear. Now, what are we going to do about it?

Palm Beach County, Florida’s Reliance on Mortgage Investments Corrupts Foreclosure Process
April 21st, 2012 | Author: Matthew D. Weidner, Esq.

http://mattweidnerlaw.com/blog/?utm_source=Matt+Weidner+Law+Blog&utm_campaign=203e53a8db-RSS_EMAIL_CAMPAIGN&utm_medium=email

As most of you know, Lisa Epstein is running for Palm Beach County Clerk of Court. Let me share with you a staggering fact that she found buried deep in public reports

My own county, Palm Beach, Florida has a 1.45 billion dollar investment fund (as of end of FY ’10-’11 on Sept 30, 2011). Of that, 45.5% is invested in Fannie and securities and 15.1% is in Freddie securities. That’s 55.6% of our county’s entire investment portfolio. See page 92 & 93 here (my county’s financial reports)

I encourage everyone to think about the implications of the trustee of the government’s purse being wrapped up so tightly with what’s happening in foreclosure courtrooms. (And think about this for your own counties.)

We all know that our public records and our courtrooms are cesspools of fraud, forgery, lies and deceit. The “leaders” have long been hell bent on grinding through foreclosures like they were sending wood into a woodchipper. Due process and the facts be dammed, “GET OUT OF THAT HOUSE AND GET OUT OF MY COURTROOM!” We hear repeatedly that “we have a duty to taxpayers”, but that misses the critical point…..the duty is to THE LAW. Not the fund managers. Now I’m certain some judges and players think that ignoring facts and law and throwing foreclosures into the woodchipper is the quickest way to grind through the crisis, but this philosophy ignores the long term (catastrophic consequences). The wood they’re throwing into the wood chipper results in unmarketable title. Consider Michael Olenick’s analysis that found more than 10,000 foreclosure final judgments that have not resulted in sales. What’s the hold up? Part of the hold up is trying to glue back together all the pieces after they’ve come shooting out of the wood chipper.

The losses at the GSEs that are already realized (but concealed of course from the dopes that read financial statements) are exponentially understated. Extrapolate those institutional losses down to the county’s portfolio and I say slash the alleged value of the investment by a massive percentage. And when you slash that holding, you slash important things like police and fireman salaries and health care and other vital services.

Bernie Madoff was a kid playing with glue and scissors in his parent’s basement compared to what’s occurring here. Then compare all of this reporting to, (as just one example) the absurd reporting from Florida’s Retirement Fund that I’ve written about frequently. (See Here) It’s all just fantasy and delusion. Dangerous fantasy and delusion.

Have a look at the report….this kind of analysis is why Lisa is far better qualified to serve in a position of public trust……

Concentration of credit risk is the risk of loss attributed to the magnitude of an investment in a
single issuer.

Federal National Mortgage Association (Fannie Mae) $ 601,821,169 41.5%
Small Business Administration 237,942,298 16.4%
Federal Home Loan Mortgage Company (Freddie Mac) 219,667,909 15.1%
Government National Mortgage Association (Ginnie Mae) 173,558,490 11.9%
Invesco AIM Institutional Money Market Fund 77,241,447 5.3%
Federal Home Loan Bank 45,781,641 3.1%
General Electric 37,572,760 2.6%

PALM BEACH FISCAL REPORT

april.charney

Deadly Clear's avatarDeadly Clear

One of the most important decisions for Borrowers Rights in the history of Hawaii has been made with this decision.  Honorable Judge J. Michael Seabright of the Hawaii United States District Court, today GRANTED the homeowners’ Motion to Dismiss the case filed against them in federal district court by Plaintiff Deutsche Bank National Trust Company, as Trustee Morgan Stanley ABS Capital I Inc. Trust 2007-NC1 Mortgage Pass-Through Certificates, Series 2007-NC1. 

View original post 1,104 more words

Mortgage paperwork mess: Next housing shock?

Scott Pelley reports how problems with mortgage documents are prompting lawsuits and could slow down the weak housing market

  • Play CBS Video Video The next housing shockAs more and more Americans face mortgage foreclosure, banks’ crucial ownership documents for the properties are often unclear and are sometimes even bogus, a condition that’s causing lawsuits and hampering an already weak housing market. Scott Pelley reports.
  • Video Extra: Eviction reprieveFlorida residents AJ and Brenda Boyd spent more than a year trying to renegotiate their mortgage and save their home. At the last moment, questions about who owns their mortgage saved them from eviction.
  • Video Extra: “Save the Dream” eventsBruce Marks, founder and CEO of the nonprofit Neighborhood Assistance Corporation of America talks to Scott Pelley about his “Save the Dream” events and how foreclosures are causing a crisis in America.
(CBS News)If there was a question about whether we’re headed for a second housing shock, that was settled last week with news that home prices have fallen a sixth consecutive month. Values are nearly back to levels of the Great Recession. One thing weighing on the economy is the huge number of foreclosed houses.Many are stuck on the market for a reason you wouldn’t expect: banks can’t find the ownership documents.Who really owns your mortgage?
Scott Pelley explains a bizarre aftershock of the U.S. financial collapse: An epidemic of forged and missing mortgage documents.

It’s bizarre but, it turns out, Wall Street cut corners when it created those mortgage-backed investments that triggered the financial collapse. Now that banks want to evict people, they’re unwinding these exotic investments to find, that often, the legal documents behind the mortgages aren’t there. Caught in a jam of their own making, some companies appear to be resorting to forgery and phony paperwork to throw people – down on their luck – out of their homes.

In the 1930s we had breadlines; venture out before dawn in America today and you’ll find mortgage lines. This past January in Los Angeles, 37,000 homeowners facing foreclosure showed up to an event to beg their bank for lower payments on their mortgage. Some people even slept on the sidewalk to get in line.

So many in the country are desperate now that they have to meet in convention centers coast to coast.

In February in Miami, 12,000 people showed up to a similar event. The line went down the block and doubled back twice.

Video: The next housing shock
Extra: Eviction reprieve
Extra: “Save the Dream” events

Dale DeFreitas lost her job and now fears her home is next. “It’s very emotional because I just think about it. I don’t wanna lose my home. I really don’t,” she told “60 Minutes” correspondent Scott Pelley.

“It’s your American dream,” he remarked.

“It was. And still is,” she replied.

These convention center events are put on by the non-profit Neighborhood Assistance Corporation of America, which helps people figure what they can afford, and then walks them across the hall to bank representatives to ask for lower payments. More than half will get their mortgages adjusted, but the rest discover that they just can’t keep their home.

For many that’s when the real surprise comes in: these same banks have fouled up all of their own paperwork to a historic degree.

“In my mind this is an absolute, intentional fraud,” Lynn Szymoniak, who is fighting foreclosure, told Pelley.

While trying to save her house, she discovered something we did not know: back when Wall Street was using algorithms and computers to engineer those disastrous mortgage-backed securities, it appears they didn’t want old fashioned paperwork slowing down the profits.

“This was back when it was a white hot fevered pitch to move as many of these as possible,” Pelley remarked.

“Exactly. When you could make a whole lotta money through securitization. And every other aspect of it could be done electronically, you know, key strokes. This was the only piece where somebody was supposed to actually go get documents, transfer the documents from one entity to the other. And it looks very much like they just eliminated that stuff all together,” Szymoniak said.

Szymoniak’s mortgage had been bundled with thousands of others into one of those Wall Street securities traded from investor to investor. When the bank took her to court, it first said it had lost her documents, including the critical assignment of mortgage which transfers ownership. But then, there was a courthouse surprise.

“They found all of your paperwork more than a year after they initially said that they had lost it?” Pelley asked.

“Yes,” she replied.

Asked if that seemed suspicious to her, Szymoniak said, “Yes, absolutely. What do you imagine? It fell behind the file cabinet? Where was all of this? ‘We had it, we own it, we lost it.’ And then more recently, everyone is coming in saying, ‘Hey we found it. Isn’t that wonderful?’”

But what the bank may not have known is that Szymoniak is a lawyer and fraud investigator with a specialty in forged documents. She has trained FBI agents.

She told Pelley she asked for copies of those documents.

Asked what she found, Szymoniak told Pelley, “When I looked at the assignment of my mortgage, and this is the assignment: it looked that even the date they put in, which was 10/17/08, was several months after they sued me for foreclosure. So, what they were saying to the court was, ‘We sued her in July of 2008 and we acquired this mortgage in October of 2008.’ It made absolutely no sense.”

Produced by Robert Anderson and Daniel Ruetenik

Now for the pleading

Timothy L. McCandless, Esq. SBN 147715

LAW OFFICES OF TIMOTHY L. MCCANDLESS

1881 Business Center Drive, Ste. 9A

San Bernardino, CA 92392

Tel:  909/890-9192

Fax: 909/382-9956

Attorney for Plaintiffs

 

SUPERIOR COURT OF THE STATE OF CALIFORNIA

 

COUNTY OF ____________

___________________________________,And ROES 1 through 5,000,

Plaintiff,

v.

SAND CANYON CORPORATION f/k/a OPTION ONE MORTGAGE CORPORATION; AMERICAN HOME MORTGAGE SERVICES, INC.; WELLS FARGO BANK, N.A., as Trustee for SOUNDVIEW HOME LOAN TRUST 2007-OPT2; DOCX, LLC; and PREMIER TRUST DEED SERVICES and all persons unknown claiming any legal or  equitable right, title, estate, lien, or interest  in the property described in the complaint adverse to Plaintiff’s title, or any cloud on Plaintiff’s  title thereto, Does 1 through 10, Inclusive,

Defendants.

CASE NO:FIRST AMENDED COMPLAINT

FOR QUIET TITLE, DECLARATORY RELIEF, TEMPORARY RESTRAINING ORDER, PRELIMINARY INJUNTION AND PERMANENT INJUNCTION, CANCELATION OF INSTRUMENT AND FOR DAMAGES ARISING FROM:

SLANDER OF TITLE; TORTUOUS

VIOLATION OF STATUTE [Penal

Code § 470(b) – (d); NOTARY FRAUD;

///

///

///

///

Plaintiffs ___________________________ allege herein as follows:

GENERAL ALLEGATIONS

            1.         Plaintiffs ___________ (hereinafter individually and collectively referred to as “___________”), were and at all times herein mentioned are,  residents of the County of _________, State of California and the lawful owner of a parcel of real property commonly known as: _________________, California _______ and the legal description is:

Parcel No. 1:

A.P.N. No. _________ (hereinafter “Subject Property”).

2.         At all times herein mentioned, SAND CANYON CORPORATION f/k/a OPTION ONE MORTGAGE CORPORATION (hereinafter SAND CANYON”), is and was, a corporation existing by virtue of the laws of the State of California and claims an interest adverse to the right, title and interests of Plaintiff in the Subject Property.

3.         At all times herein mentioned, Defendant AMERICAN HOME MORTGAGE SERVICES, INC. (hereinafter “AMERICAN”), is and was, a corporation existing by virtue of the laws of the State of Delaware, and at all times herein mentioned was conducting ongoing business in the State of California.

4.         At all times herein mentioned, Defendant WELLS FARGO BANK, N.A., as Trustee for SOUNDVIEW HOME LOAN TRUST 2007-OPT2 (hereinafter referred to as “WELLS FARGO”), is and was, a member of the National Banking Association and makes an adverse claim to the Plaintiff MADRIDS’ right, title and interest in the Subject Property.

5.         At all times herein mentioned, Defendant DOCX, L.L.C. (hereinafter “DOCX”), is and was, a limited liability company existing by virtue of the laws of the State of Georgia, and a subsidiary of Lender Processing Services, Inc., a Delaware corporation.

6.         At all times herein mentioned, __________________, was a company existing by virtue of its relationship as a subsidiary of __________________.

7.         Plaintiffs are ignorant of the true names and capacities of Defendants sued herein as DOES I through 10, inclusive, and therefore sues these Defendants by such fictitious names and all persons unknown claiming any legal or equitable right, title, estate, lien, or interest in the property described in the complaint adverse to Plaintiffs’ title, or any cloud on Plaintiffs’ title thereto. Plaintiffs will amend this complaint as required to allege said Doe Defendants’ true names and capacities when such have been fully ascertained. Plaintiffs further allege that Plaintiffs designated as ROES 1 through 5,000, are Plaintiffs who share a commonality with the same Defendants, and as the Plaintiffs listed herein.

8.         Plaintiffs are informed and believe and thereon allege that at all times herein mentioned, Defendants, and each of them, were the agent and employee of each of the remaining Defendants.

9.         Plaintiffs allege that each and every defendants, and each of them, allege herein ratified the conduct of each and every other Defendant.

10.       Plaintiffs allege that at all times said Defendants, and each of them, were acting within the purpose and scope of such agency and employment.

11.       Plaintiffs are informed and believe and thereupon allege that circa July 2004, DOCX was formed with the specific intent of manufacturing fraudulent documents in order create the false impression that various entities obtained valid, recordable interests in real

properties, when in fact they actually maintained no lawful interest in said properties.

12.       Plaintiffs are informed and believe and thereupon allege that as a regular and ongoing part of the business of Defendant DOCX was to have persons sitting around a table signing names as quickly as possible, so that each person executing documents would sign approximately 2,500 documents per day. Although the persons signing the documents claimed to be a vice president of a particular bank of that document, in fact, the party signing the name was not the person named on the document, as such the signature was a forgery, that the name of the person claiming to be a vice president of a particular financial institution was not a “vice president”, did not have any prior training in finance, never worked for the company they allegedly purported to be a vice president of, and were alleged to be a vice president simultaneously with as many as twenty different banks and/or lending institutions.

13.       Plaintiffs are informed and believe and thereupon allege that the actual signatories of the instruments set forth in Paragraph 12 herein, were intended to and were fraudulently notarized by a variety of notaries in the offices of DOCX in Alpharetta, GA.

14.       Plaintiffs are informed and believe and thereupon allege that for all purposes the intent of Defendant DOCX was to intentionally create fraudulent documents, with forged signatures, so that said documents could be recorded in the Offices of County Recorders through the United States of America, knowing that such documents would forgeries, contained false information, and that the recordation of such documents would affect an interest in real property in violation of law.

15.       Plaintiffs allege that on or about, ____________, that they conveyed a first deed of  trust (hereinafter “DEED”) in favor of Option One Mortgage, Inc. with an interest of

Interested Call our offices now!!!!

Southern California

909-890-9192

Northern California

925-957-9797

Fix Income Inequality with $10 million Loans for Everyone the 99 solution

“I wonder how many audience members know that Bair’s plan is more or less exactly the revenue model for all of America’s biggest banks. You go to the Fed, get a buttload of free money, lend it out at interest (perversely enough, including loans right back to the U.S. government), then pocket the profit.” Matt Taibbi

From Rolling Stone’s Matt Taibbi on Sheila Bair’s Sarcastic Piece

I hope everyone saw ex-Federal Deposit Insurance Corporation chief Sheila Bair’s editorial in the Washington Post, entitled, “Fix Income Inequality with $10 million Loans for Everyone!” The piece might have set a world record for public bitter sarcasm by a former top regulatory official.

In it, Bair points out that since we’ve been giving zero-interest loans to all of the big banks, why don’t we do the same thing for actual people, to solve the income inequality program? If the Fed handed out $10 million to every person, and then got each of those people to invest, say, in foreign debt, we could all be back on our feet in no time:

Under my plan, each American household could borrow $10 million from the Fed at zero interest. The more conservative among us can take that money and buy 10-year Treasury bonds. At the current 2 percent annual interest rate, we can pocket a nice $200,000 a year to live on. The more adventuresome can buy 10-year Greek debt at 21 percent, for an annual income of $2.1 million. Or if Greece is a little too risky for you, go with Portugal, at about 12 percent, or $1.2 million dollars a year. (No sense in getting greedy.)

Every time I watch a Republican debate, and hear these supposedly anti-welfare crowds booing the idea of stiffer regulation of Wall Street, I wonder how many audience members know that Bair’s plan is more or less exactly the revenue model for all of America’s biggest banks. You go to the Fed, get a buttload of free money, lend it out at interest (perversely enough, including loans right back to the U.S. government), then pocket the profit.http://www.democracynow.org/embed/story/2011/7/22/pushing_crisis_gop_cries_wolf_on

Logo of the United States Federal Deposit Insu...
Logo of the United States Federal Deposit Insurance Corporation, which incorporates the seal. (Photo credit: Wikipedia)

Considering that we now know that the Fed gave out something like $16 trillion in secret emergency loans to big banks on top of the bailouts we actually knew about, you might ask yourself: How are these guys in financial trouble? How can they not be making mountains of money, risk-free? But they are in financial trouble:

• We’re about to see yet another big blow to all of the usual suspects – Goldman, Citi, Bank of America, and especially Morgan Stanley, all of whom face potential downgrades by Moody’s in the near future.

We’ve known this was coming for some time, but the news this week is that the giant money-managing firm BlackRock is talking about moving its business elsewhere. Laurence Fink, BlackRock’s CEO, told the New York Times: “If Moody’s does indeed downgrade these institutions, we may have a need to move some business around to higher-rated institutions.”

It’s one thing when Zero Hedge, William Black, myself, or some rogue Fed officers in Dallas decide to point fingers at the big banks. But when big money players stop trading with those firms, that’s when the death spirals begin.

Morgan Stanley in particular should be sweating. They’re apparently going to be downgraded three notches, where they’ll be joining Citi and Bank of America at a level just above junk. But no worries: Bank CFO Ruth Porat announced that a three-level downgrade was “manageable” and that only losers rely totally on agencies like Moody’s to judge creditworthiness. “A lot of clients are doing their own credit work,” she said.

• Meanwhile, Bank of America reported its first-quarter results yesterday. Despite that massive ongoing support from the Fed, it earned just $653 million in the first quarter, but astonishingly the results were hailed by most of the financial media as good news. Its home-turf paper, the San Francisco Chronicle, crowed that BOA “Posts Higher Profits As Trading Results Rebound.” Bloomberg, meanwhile, summed up results this way: “Bank of America Beats Analyst Estimates As Trading Jumps.”

But the New York Times noted that BOA’s first-quarter profit of $653 million was down from $2 billion a year ago, and paled compared to results of more successful banks like Chase and Wells Fargo.

Zero Hedge, meanwhile, posted an amusing commentary on BOA’s results, pointing out that the bank quietly reclassified nearly two billion dollars’ worth of real estate loans. This is from BOA’s report:

During 1Q12, the bank regulatory agencies jointly issued interagency supervisory guidance on nonaccrual policies for junior-lien consumer real estate loans. In accordance with this new guidance, beginning in 1Q12, we classify junior-lien home equity loans as nonperforming when the first-lien loan becomes 90 days past due even if the junior-lien loan is performing. As a result of this change, we reclassified $1.85B of performing home equity loans to nonperforming.

In other words, Bank of America described nearly two billion dollars of crap on their books as performing loans, until the government this year forced them to admit it was crap.

ZH and others also noted that BOA wildly underestimated its exposure to litigation, but that’s nothing new. Anyway, despite the inconsistencies in its report, and despite the fact that it’s about to be downgraded – again – Bank of America’s shares are up again, pushing $9 today.

Homeowner Evicted and Foreclosed–Case Over: Regains Title and Possession of House. NOW IT’S OVER!

Homeowner Evicted and Foreclosed–Case Over: Regains Title and Possession of House. NOW IT’S OVER!

I spent over two years, 2,000 hours of research and thousands of dollars as a Pro Se litigant fighting my lender, servicer, trustee and others. I just received notice from the Superior Court of Burbank, California:

Fannie Mae’s unlawful detainer complaint was “quashed” and I won my Motion for Summary Judgment against them voiding the foreclosure, unlawful detainer and all assignments.

Although I listed five (5) broken chains of title in my paperwork, the Judge only wanted to discuss one. I had to prove through case law citations that it is unlawful for a note to separate from the mortgage or deed of trust. I gave the judge more than 20 decisions including a US Supreme Court case. With that, I finally won!

As of today, I launched a one page website http://www.HOWIWONMYFORECLOSURE.COM My intention is to teach others how to do what I did through seminars throughout the country in mass (if there is an interest) and a maximum of eight people one-on-one; by phone, Skype or in person. I think I discovered one Achilles heel that may get through the courts. Time will tell.

Might ask who helped him achieve this result ….   🙂

CA – One attorney’s response to April Charney’s posting & Court’s Memorandum Re Judicial Notice, Allonge, Authenticity of Note…

From: Charles Cox [mailto:charles@bayliving.com]
Sent: Monday, April 23, 2012 7:22 AM
To: Charles Cox
Subject: CA – One attorney’s response to April Charney’s posting & Court’s Memorandum Re Judicial Notice, Allonge, Authenticity of Note…

April is correct. For example, in the September 26, 2011 order in Mata v. Citimortgage, the court ruled that the putative assignee of a mortgage has the burden of proving it received a valid assignment–at least where the borrower can allege facts (as distinct from speculation) indicating otherwise; and that where the putative owner fails to meet that burden, the borrower states a claim for a declaration that the putative owner does not actually have an enforceable interest in the note.

With respect to the appropriate use of pooling and servicing agreements, it is true is that borrowers lack standing to enforce or attack their provisions. However, PSA nevertheless may be used as evidence regarding those sales and transfers when trying to prove (or allege the factual basis for) a claim that the putative owners of a particular mortgage never acquired an enforceable interest, because the sale or transfer was never perfected in accordance with the law of the state where the property is located and the terms of the PSA. Getting facts from pooling and servicing agreements and relying on them to allege or prove claims in a lawsuit is NOT an effort to enforce or attack the PSA.

Regarding the UCC, at least in some states (e.g., California), there are strong arguments that the state’s version of the UCC does not apply to real property mortgages on properties located in those states. On the other hand, the California Commercial Code may very well apply to sales and other transfers by and to Californians if the mortgaged property is located in another jurisdiction.

–Mark Didak

CA-USDC-Central-Order-Mata-v-Citibank.pdf
gov.uscourts.cacd.488751.111.0.pdf

The Foreclosure Fraud in America in a Nutshell

Go Away Federal Reserve System!
Go Away Federal Reserve System! (Photo credit: r0b0r0b)


The untold story in the foreclosure crisis unfolding across America is that, following a foreclosure perpetrated by one of the October 2008 Bailout Banks (e.g. Bank of America, Citibank, JPMorgan, Wells Fargo) Fannie Mae or Freddie Mac suddenly appear as the record owner of Average Joe’s home. These federal government sponsored entities then go into local housing court and get a court order authorizing them to evict Joe. If Joe resists, these supposedly charitable institutions obtain a writ ordering the local sheriff to forcibly remove Joe from his home.

Newt Gingrich recently admitted to accepting $1.8 million from Freddie Mac ($25,0000 to $30,000 a month during one span of time) for advising this proto-fascist entity. Gingrich claims that he supports Fannie and Freddie because he believes the federal government “should have programs to help low income people acquire the ability to buy homes.” But Fannie and Freddie don’t do this and never have. When government “helps” someone by subsidizing the purchase of something (through easy credit or lower-than-market rates), it makes that something more expensive. Helping someone buy something that is overpriced because of your help is not help. Fannie/Freddie subsidies not only hurt the low income people they intend to help, they hurt everyone by subsidizing, and therefore distorting, the entire housing market. Fannie/Freddie’s charity has now taken a dark turn. Like their Depression-era New Deal predecessor the Regional Agricultural Credit Corp., Fannie/Freddie are now repossessing homes at an increasing and alarming rate.

Mr. Gingrich either does not understand economics – government subsidies make things more expensive, not less expensive, and therefore hurt their intended beneficiaries – or he is a vain, selfish, and cynical man with no interest in actually helping his neighbor.

You decide.

THE OCTOBER 2008 BAILOUT PAID OFF THE HOLDERS OF MORTGAGE BACKED SECURITES AND DERIVATIVE INSUREDS

The facts indicate that the Federal Reserve “printed” at least 16 trillion dollars as part of the 2008 bailouts. The bigger questions, however, who got it, why and what did the Fed get in return? The Fed doesn’t just print money. It prints money to buy stuff. Most often this is U.S. Treasuries. That changed in October of 2008. In and after October 2008 the Fed printed new money to buy mortgage-backed securities (MBS) that were defaulting at a rapid rate. Want proof? Here is a link to the Federal Reserve balance sheet which shows that the Fed is holding over a trillion dollars in mortgage backed securities that it began acquiring in 2008.

Why is the Federal Reserve holding all these MBS? Because when “the market” collapsed in September of 2008, what really collapsed is the Fannie/Freddie/Wall Street mortgage “daisy chain” securitization scheme. As increasing numbers of MBS went into default, the purchasers of derivatives (naked insurance contracts betting on MBS default) began filing claims against the insurance writers (e.g. AIG) demanding payment. This started in February 2007 when HSBC Bank announced billions in MBS losses, gained momentum in June of 2007 when Bear Stearns announced $3.8 billion in MBS exposure in just one Bear Stearns fund, and further momentum with the actual collapse of Bear Stears in July and August of 2007. By September of 2008, the Bear Stearns collapse proved to be the canary in the coal mine as the claims on off-balance sheet derivatives became the cascading cross defaults that Alan Greenspan warned could collapse the entire Western financial system.

Part of what happened in October 2008 is that the Federal Reserve paid AIG’s and others’ derivative obligations to the insureds (pension funds, hedge funds, major banks, foreign banks) who held the naked insurance contracts guaranteeing Average Joe’s payments. To understand this, imagine that a cataclysmic event occurred in the U.S. that destroyed nearly every car in the U.S. and further that Allstate insured all of these cars. That is what happened to AIG. When the housing market collapsed and borrowers began defaulting on their securitized loans, AIG’s derivative obligations exceeded its ability (or willingness) to pay. So the Fed stepped in as the insurer of last resort and bailed out AIG (and probably others). When an insurer pays on a personal property claim, it has “subrogation” rights. This means when it pays it has the right to demand possession of the personal property it insured or seek recovery from those responsible for the loss. In Allstate’s case this is wrecked cars. In the case of AIG and the Fed, it is MBS. That is what the trillions of MBS on the Fed’s balance sheet represent: wrecked cars that Fannie and Freddie are now liquidating for scrap value.

Thank you Mr. Gingrich. Great advice.

BUT FANNIE/FREDDIE WASN’T MY LENDER AND WASN’T MY MORTGAGEE, SO HOW CAN THEY TAKE MY HOUSE?

To understand how it came to be that the Fed has paid Average Joe’s original actual lender (the MBS purchaser) and now Fannie and Freddie are trying to take Joe’s home, you first have to understand some mortgage law and securitization basics.

The Difference Between Notes and Mortgages

When you close on the purchase of your home, you sign two important documents. You sign a promissory note that represents your legal obligation to pay. You sign ONE promissory note. You sign ONE promissory note because it is a negotiable instrument, payable “to the order of” the “lender” identified in the promissory note. If you signed two promissory notes on a $300,000 loan from Countrywide, you could end up paying Countrywide (or one of its successors) $600,000.

At closing you also sign a Mortgage (or a Deed of Trust in Deed of Trust States). You may sign more than one Mortgage. You may sign more than one Mortgage because it does not represent a legal obligation to pay anything. You could sign 50 Mortgages relating to your $300,000 Countrywide loan and it would not change your obligation. A Mortgage is a security instrument. It is security and security only. Without a promissory note, a mortgage is nothing. Nothing.

You “give” or “grant” a mortgage to your original lender as security for the promise to pay as represented by the promissory note. In real estate law parlance, you “give/grant” the “mortgage” to the “holder” of your “promissory note.”

If you question my bona fides in commenting on the important distinction between notes and mortgages, I know what I am talking about. I tried and won perhaps the first securitized mortgage lawsuit ever in the country in First National Bank of Elk River v. Independent Mortgage Services, 1996 WL 229236 (Minn. Ct. App. No. DX-95-1919).

In FNBER v. IMS a mortgage assignee (IMS) claimed the ownership of two mortgages relating to loans (promissory notes) held by my client, the First National Bank of Elk River (FNBER). After a three-day trial where IMS was capably represented by a former partner of the international law firm Dorsey & Whitney, my client prevailed and the Court voided the recorded mortgage assignments to IMS. My client prevailed not because of my great skill but because it had actual, physical custody of the original promissory notes (payable to the order of my client) and had been “servicing” (receiving payments on) the loans for years notwithstanding the recorded assignment of mortgage. The facts at trial showed that IMS rejected the loans because they did not conform to their securitization parameters. In short, IMS, as the “record owner” of the mortgages without any provable connection to the underlying notes, had nothing. FNBER, on the other hand, had promissory notes payable to the order of FNBER but did not have “record title” to the mortgages. FNBER was the winner because its possession of and entitlement to enforce the notes made it the “legal owner” of the mortgages.

The lesson: if you have record title to a mortgage but cannot show that you have possession of and/or entitlement to enforce the promissory notes that the mortgage secures, you lose.

This is true for 62 million securitized loans.

Securitization – The Car That Doesn’t Go In Reverse

There is nothing per se illegitimate about securitization. The law has for a long time recognized the rights of a noteholder to sell off pro-rata interests in the note. So long as the noteholder remains the noteholder he has the right to exercise rights in a mortgage (take the house) when there is a default on the note. Securitization does not run afoul of traditional real estate and foreclosure law when the mortgage holder can prove his connection to the noteholder.

But modern securitization doesn’t work this way.

The “securitization” of a “mortgage loan” today involves multiple parties but the most important parties and documents necessary for evaluating whether a bank has a right to foreclose on a mortgage are:

(1) the Borrower (Average Joe);

(2) the Original Lender (Mike’s Baitshop and Mortgages or Bailey Savings & Loan – whoever is across the closing table from Joe);

(3) the Original Mortgagee (could be Mike’s B&M, but could be anyone, including Fannie’s Creature From the Black Lagoon, the mortgagee “nominee” MERS);

(4) the “Servicer” of the loan as identified in the PSA (usually a Bank or anyone with “servicer” in its name, the entity to whom Joe makes his payments);

(5) the mortgage loan “pooling and servicing agreement” (PSA) and the PSA Trust created by the PSA;

(6) the “PSA Trust” is the “special purpose entity” created by the PSA. The PSA Trust is the heart of the PSA. It holds all securitized notes and mortgages and also sells MBS securities to investors; and

(7) the “Trustee” of the PSA Trust is the entity responsible for safekeeping of Joe’s promissory note and mortgage and the issuer of MBS.

The PSA Servicer is essentially the Chief Operating Officer and driver of the PSA. Without the Servicer, the securitization car does not go. The Servicer is the entity to which Joe pays his “mortgage” (really his note, but you get it) every month. When Joe’s loan gets “sold” multiple times, the loan is not actually being sold, the servicing rights are. The Servicer has no right, title or interest in either the promissory note or the mortgage. Any right that the Servicer has to receive money is derived from the PSA. The PSA, not Joe’s Note or Joe’s Mortgage, gives the Servicer the right to take droplets of cash out of Joe’s monthly payments before distributing the remainder to MBS purchasers.

The PSA Trustee and the sanctity of the PSA Trust are vitally important to the validity of the PSA. The PSA promoters (the usual suspects, Goldman Sachs, Lehman Bros., Merrill, Deutchebank, Barclays, etc.) persuaded MBS purchasers to part with trillions of dollars based on the idea that they would ensure that Joe’s Note would be properly endorsed by every person or entity that touched it after Joe signed it, that they would place Joe’s Note and Joe’s Mortgage in the vault-like PSA Trust and the note and mortgage would remain in the PSA Trust with a green-eyeshade, PSA Trustee diligently safekeeping them for 30 years. Further, the PSA promoters hired law firms to persuade the MBS purchasers that the PSA Trust, which is more than100 percent funded (that is, oversold) by the MBS purchasers, was the real owner of Joe’s Note and Joe’s Mortgage and that the PSA Trust, using other people’s money, had purchased or soon would purchase thousands of similar notes and mortgages in a “true sale” in accordance with FASB 140.

The PSA does not distribute pool proceeds that can be tracked pro rata to identifiable loans. In this respect, in the wrong hands (e.g. Countrywide’s Angelo Mozilo) PSAs have the potential to operate like a modern “daisy chain” fraud whereby the PSA oversells the loans in the PSA Trust, thus defrauding the MBS investors. The PSA organizers also do not inform Joe at the other end of the chain that they have sold his $300,000 loan for $600,000 and that the payout to the MBS purchasers (and other derivative side-bettors) when Joe defaults is potentially multiples of $300,000.

The PSA organizers can cover the PSA’s obligations to MBS purchasers through derivatives. Derivatives are like homeowners’ fire insurance that anyone can buy. If everyone in the world can bet that Joe’s home is going to burn down and has no interest in preventing it, odds are that Joe’s home will burn down. This is part of the reason Warren Buffet called derivatives a “financial weapon of mass destruction.” They are an off-balance sheet fiat money multiplier (the Fed stopped reporting the explosive expansion of M3 in 2006 most likely because of derivatives and mortgage loan securitization fraud), and create incentive for fraud. On the other end of the chain, Joe has no idea that the “Lender” across the table from him has no skin in the game and is more than likely receiving a commission for dragging Joe to the table.

A serious problem with modern securitization is that it destroys “privity.” Privity of contract is the traditional notion that there are two parties to a contract and that only a party to the contract can enforce or renegotiate that contract. Put simply, if A and B have a contract, C cannot enforce B’s rights against A (unless A expressly agrees or C otherwise shows a lawful agency relationship with B). The frustration for Joe is that he cannot find the other party to his transaction. When Joe talks to his “bank” (really his Servicer) and tries to renegotiate his loan, his bank tells him that a mysterious “investor” will not approve. He can’t do this because they don’t exist, have been paid or don’t have the authority to negotiate Joe’s loan.

Joe’s ultimate “investor” is the Fed, as evidenced by the trillion of MBSs on its balance sheet. Although Fannie/Freddie purportedly now “own” 80 percent of all U.S. “mortgage loans,” Fannie/Freddie are really just the Fed’s repo agents. Joe has no privity relationship with Fannie/Freddie. Fannie, Freddie and the Fed know this. So they are using the Bailout Banks to frontrun the process – the Bailout Bank (who also have no cognizable connection to the note and therefore no privity relationship with Joe) conducts a fraudulent foreclosure by creating a “record title” right to foreclose and, when the fraudulent process is over, hands the bag of stolen loot (Joe’s home) to Fannie and Freddie.

Record Title and Legal Title

Virtually all 62 million securitized notes define the “Noteholder” as “anyone who takes this Note by transfer and who is entitled to receive payment under this Note…” Very few of the holders of securitized mortgages can establish that they both hold (have physical possession of) the note AND are entitled to receive payments on the notes. For whatever reason, if a Bailout Bank has possession of an original note, it is usually endorsed payable to the order of some other (often bankrupt) entity.

If you are a Bailout Bank and you have physical possession of an original securitized note, proving that you are “entitled to receive payment” on the note is nearly impossible. First, you have to explain how you obtained the note when it should be in the hands of a PSA Trustee and it is not endorsed by the PSA Trustee. Second, even if you can show how you obtained the note, explaining why you are entitled to receive payments when you paid nothing for it and when the Fed may have satisfied your original creditors is a very difficult proposition. Third, because a mortgage is security for payments due to the noteholder and only the noteholder, if you cannot establish legal right to receive payments on the note but have a recorded mortgage all you have is “record” title to the mortgage. You have the “power” to foreclose (because courts trust recorded documents) but not necessarily the legal “right” to foreclose. Think FNBER v. IMS.

The “robosigner” controversy, reported by 60 Minutes months ago, is a symptom of the banks’ problem with “legal title” versus “record title.” The 60 Minutes reports shows that Bailout Banks are hiring 16 year old, independent contractors from Backwater, Georgia to pose as vice presidents and sign mortgage assignments which they “record” with local county recorders. This is effective in establishing the Bailout Banks’ “record title” to the “mortgage.” Unlike real bank vice presidents subject to Sarbanes-Oxley, Backwater 16-year olds have no reason to ask: “Where is the note?”; “Is my bank the noteholder?”; or “Is my Bank entitled to receive payments on the note?”

The Federal Office of the Comptroller of the Currency and the Office of Thrift Supervision agree with this analysis. In April of 2011 the OCC and OTS reprimanded the Bailout Banks for fraudulently foreclosing on millions of Average Joe’s:

…without always ensuring that the either the promissory note or the mortgage document were properly endorsed or assigned and, if necessary, in the possession of the appropriate party at the appropriate time…

The OCC and OTS further found that the Bailout Banks “failed to sufficiently oversee outside counsel and other third-party providers handling foreclosure-related services.”

Finally, Bailout Banks consented to the OCC and OTS spanking by admitting that they have engaged in “unsafe and unsound banking practices.”

In these “Order and Consent Decrees,” the OCC and the OTS reprimanded all of the usual suspects: Bank of America, Citibank, HSBC, JPMorgan Chase, MetLife, MERSCorp, PNC Bank, US Bank, Wells Fargo, Aurora Bank, Everbank, OneWest Bank, IMB HoldCo LLC, and Sovereign Bank.

Although the OCC and OTS Orders are essentially wrist slaps for what is a massive fraud, these orders at least expose some truth. In response to the OCC Order, the Fannie/Freddie-created Mortgage Electronic Registration Systems (MERS), changed its rules (see Rule 8) to demand that foreclosing lawyers identify the “noteowner” prior to initiating foreclosure proceedings.

NEWT’S FANNIE/FREDDIE ENDGAME: PLANTATION USA

Those of us fighting the banks began to see a disturbing trend starting about a year ago. Fannie and Freddie began showing up claiming title and seeking to evict homeowners from their homes.

The process works like this, using Bank of America as an example. Average Joe had a securitized loan with Countrywide. Countrywide, which might as well have been run by the Gambino family with expertise in “daisy chain” fraud, never followed the PSA, did not care for the original notes and almost never deposited the original notes in the PSA Trust. Countrywide goes belly up. Bank of America (BOA) takes over Countrywide in perhaps the worst deal in the history of corporate America, acquiring more liabilities than assets. Bank of America realizes that it has acquired a big bag of dung (no notes = no mortgages = big problem) and so sets up an entity called “BAC Home Loans LLP” whose general partner is another BOA entity.

The purpose of these BOA entities is to execute the liquidation the Countrywide portfolio as quickly as possible and, at the same time, isolate the liability to two small BOA subsidiaries. BOA uses BAC Home Loans LLP to conduct the foreclosure on Joe’s home. BAC Home Loans LLP feeds local foreclosure lawyers phony, robosigned documents that establish an “of record” transfer of the Countrywide mortgage to BAC Home Loans LLP. BAC Home Loans LLP, “purchases” Joe’s home at a Sheriff’s sale by bidding Joe’s debt owed to Countrywide. BAC Home Loans LLP does not have and cannot prove any connection to Joe’s note so BAC Home Loans LLP quickly deeds Joe’s property to Fannie and Freddie.

When it is time to kick Joe out of his home, Fannie Mae shows up in the eviction action. When compelled to show its cards, Fannie will claim title to Joe’s house via a “quit claim deed” or an assignment of the Sheriff’s Certificate of sale. Adding insult to injury, while Joe may have spent years trying to get BOA to “modify” his loan, and may have begged BOA for the right to pay BOA $1000 a month if only BOA will stop the foreclosure, Fannie now claims that BOA deeded Joe’s property to Fannie for nothing. That right, nothing. All county recorders require that a real estate purchaser claim how much they paid for the property to determine the tax value. Fannie claims on these recorded documents that it paid nothing for Joe’s home and, further, falsely claims that it is exempt because it is a US government agency. It isn’t. It is a government sponsored entity that is currently in conservatorship and run by the US government.

Great advice Newt.

CONCLUSION

It is apparent that the US government is so broke that it will do anything to pay its bills, including stealing Average Joe’s home.

That’s change that both Barack Obama and Newt Gingrich can believe in.

APPENDIX

More and more courts are agreeing that the banks “inside” the PSA do not have legal standing (they have no skin in the game and so cannot show the necessary “injury in fact”), are not “real parties in interest” (they cannot show that they followed the terms of the PSA or are otherwise “entitled to enforce” the note) and that there are real questions of whether any securitized mortgage can ever be properly perfected.

The banks’ weakness is exposed most often in bankruptcy courts because it is there that they have to show their cards and explain how they claim a legal right, rather than the “of record” right, to foreclose the mortgage. More and more courts are recognizing that, without proof of ownership of the underlying note, holding a mortgage means nothing.

The most recent crack in the Banks’s position is evidenced by the federal Eight Circuit Court of Appeals’ decision in In Re Banks, No. 11-6025 (8th Cir., Sept. 13, 2011). In Banks, a bank attempted to execute a foreclosure within a bankruptcy case. The bank had a note payable to the order of another entity; that is, the foreclosing bank was “Bank C” but had a note payable to the order of “Bank B” and endorsed in blank by Bank B. The bank, Bank C, alleged that, because the note was endorsed in blank and “without recourse,” that it had the right to foreclose. The Court held that this was insufficient to show a sufficient chain of title to the note, reversed the lower court’s decision and remanded for findings regarding when and how Bank C acquired the note.

See also, In Re Aagard, No. 810-77338-reg (Bankr. E.D.N.Y., Feb. 10, 2011) (Judge Grossman slams MERS as lacking standing, working as both principal and agent in same transaction, and exposes MERS’ alleged principal US Bank as unable to produce or provide evidence that it is in fact the holder of the note); In Re Vargas, No. 08-17036SB (Bankr. C.D. Cal., Sept. 30, 2008) (Judge Bufford correctly applied rules of evidence and held that MERS could not establish right to possession of the 83-year old Mr. Vargas’ home through the testimony of a low-level employee who had no foundation to testify about the legal title to the original note); In Re Walker, Bankr. E.D. Cal. No. 10-21656-E-11 (May 20, 2010) (holding that neither MERS nor its alleged principal could show that they were “real parties in interest” because neither could provide any evidence of the whereabouts of, much less legal title to, the original note); Landmark v.Kesler, 216 P.2d 158 (Kan. 2009) (in this case the Kansas Supreme Court provides the most cogent state court analysis of the problem created by securitization – the “splitting” of the note and the mortgage and the real party in interest and standing problems that the holder of the mortgage has when it cannot also show that it has clean and clear legal title to the note); U.S. Bank Nat’l Ass’n v. Ibanez, 941 NE 40 (Mass. 2011), (the Massachusetts Supreme Court denied two banks’ attempts to “quiet title” following foreclosure because the banks’ proffered evidence did not show ownership of the mortgages – or for that matter, the notes – prior to the Sheriff’s sale); and Jackson v. MERS, 770 N.W.2d 489 (Minn. 2009) (this federal-gun-to-the-head – certified question from federal court asking for state court blessing of its already decided ruling – to the Minnesota Supreme Court is most notable for the courageous dissent of NFL Hall of Fame player and only popularly elected Justice Alan Page who opined that MERS should pound sand and obey state recording standards).

The Review process on appeal in the Federal System

III.      CIVIL PROCEEDINGS

 

A.     Introduction

1.       Findings of Fact and Conclusions of Law

2.       Affirming on Alternative Grounds

 

B.     Pretrial Decisions in Civil Cases

1.       Absolute Immunity

2.       Abstention

3.       Affirmative Defenses

4.       Amended Complaints

5.       Answers

6.       Appointment of Counsel

7.       Appointment of Guardian Ad Litem

8.       Arbitration

9.       Bifurcation

10.    Burden of Proof

11.    Case Management

12.    Certification to State Court

13.    Claim Preclusion

14.    Class Actions

15.    Collateral Estoppel

16.    Complaints

17.    Consolidation

18.    Constitutionality of Regulations

19.    Constitutionality of Statutes

20.    Contempt

21.    Continuances

22.    Counterclaims

23.    Declaratory Relief

24.    Discovery

a.       Discovery Sanctions

b.       Protective Orders

25.    Dismissals

26.    Disqualifying Counsel

27.    Disqualifying the Judge (Recusal)

28.    Diversity Jurisdiction

29.    Equitable Estoppel and Equitable Tolling

30.    Evidentiary Hearings

31.    Exhaustion

32.    Failure to State a Claim

33.    Forum Non Conveniens

34.    Forum Selection Clauses

35.    Frivolousness

36.    Immunities

37.    Impleader

38.    In Forma Pauperis Status

39.    Inherent Powers

40.    Injunctions

41.    Interlocutory Appeals

42.    Intervention

43.    Involuntary Dismissal

44.    Issue Preclusion

45.    Joinder/Indispensable Party

46.    Judgment on the Pleadings

47.    Judicial Estoppel

48.    Judicial Notice

49.    Jurisdiction

50.    Jury Demand

51.    Laches

52.    Lack of Prosecution

53.    Law of the Case

54.    Leave to Amend

55.    Local Rules

56.    Magistrate Judges

57.    Mandamus

58.    Mootness

59.    Oral Argument

60.    Pendent Jurisdiction

61.    Personal Jurisdiction

62.    Preemption

63.    Preliminary Injunctions

64.    Pretrial Conferences

65.    Pretrial Orders

66.    Primary Jurisdiction

67.    Protective Orders

68.    Qualified Immunity

69.    Recusal

70.    Removal

71.    Res Judicata

72.    Ripeness

73.    Rooker-Feldman

74.    Sanctions

a.       Local Rules

b.       Supervision of Attorneys

c.        Inherent Powers

d.       Contempt

e.        28 U.S.C. § 1927

f.        Discovery Sanctions

75.    Service of Process

76.    Severance

77.    Sovereign Immunity

78.    Special Masters

79.    Standing

80.    Stare Decisis

81.    Statutes of Limitation

82.    Stays

83.    Striking

84.    Subject Matter Jurisdiction

85.    Subpoenas

86.    Substitution of Parties

87.    Summary Judgment

a.       Generally

b.       Related Decisions

c.        FOIA Cases

88.    Summons

89.    Supplemental Complaints

90.    Supplemental Jurisdiction

91.    Venue

92.    Vexatious Litigants

93.    Voir Dire

94.    Voluntary Dismissals

 

C.     Trial Decisions in Civil Cases

1.       Alter Ego

2.       Authentication

3.       Bench Trials

4.       Best Evidence Rule

5.       Bifurcation

6.       Choice of Laws

7.       Closing Arguments

8.       Credibility Findings

9.       Cross‑Examination

10.    Directed Verdict

11.    Evidentiary Rulings

a.       Generally

b.       Attorney testimony

c.        Extra-record evidence

d.       Fed. R. Evid. 702

e.        Hearsay

f.        Best Evidence Rule

12.    Experts

13.    Federal Rules of Civil Procedure

14.    Foreign Law

15.    Hearsay

16.    Judgment as a Matter of Law

17.    Juror Partiality, Bias and Misconduct

18.    Jury Instructions

19.    Jury Selection

20.    Jury Verdicts

21.    Opening Statements

22.    Parol Evidence

23.    Proximate Cause

24.    Regulations

25.    State Law

26.    Statutes

27.    Substantive Areas of Law

a.       Admiralty

b.       Americans with Disabilities Act (“ADA”)

c.        Antitrust

d.       Bankruptcy

e.        Bivens Actions

f.        Civil Rights

g.       Constitutional Law

h.       Contracts

i.         Copyright

j.         Declaratory Judgment Act

k.       Defamation

l.         Employment Discrimination

i.            Jury Instructions

ii.          Choice of Remedies

iii.         Attorneys’ Fees

iv.         Equal Pay Act

v.          Age Discrimination in Employment Act

m.     Environmental Law

i.            National Environmental Policy Act (“NEPA”)

ii.          Endangered Species Act (“ESA”)

iii.         Clean Air Act (“CAA”)

iv.         Clean Water Act (“CWA”)

v.          Comprehensive Environmental Response, Compensation and
Liability Act (“CERCLA”)

vi.         Attorneys’ Fees Generally

n.       ERISA

o.       Fair Debt Collection Practices Act

p.       Fair Labor Standards Act

q.       False Claims Act (“FCA”)

r.        Federal Employers Liability Act (“FELA”)

s.        Federal Tort Claims Act (“FTCA”)

t.        Feres Doctrine

u.       Freedom of Information Act (“FOIA”)

v.       Immigration

i.            Board of Immigration Appeals (“BIA”)

1.   Generally

2.   De Novo Review

3.   Substantial Evidence

4.   Abuse of Discretion

5.   Asylum

6.   Convention Against Torture

7.   Cancellation of Removal

ii.         District Court Appeals

w.      Individuals with Disabilities Education Act (“IDEA”)

x.       Labor Law

i.           Arbitration

ii.          Collective Bargaining Agreement

iii.         Labor Management Relations Act

iv.         National Labor Relations Board (“NLRB”)

v.          Federal Labor Relations Authority

vi.         Longshore and Harbor Workers’ Compensation Act
(“LHWCA”)

vii.       Jones Act

viii.     Railway Labor Act

ix.         Miscellaneous

y.       Negligence

z.        Securities

aa.    Social Security

bb.    Tariffs

cc.     Tax

dd.    Title VII

ee.     Trademark

ff.      Warsaw Convention

28.    Supervising Trials

29.    Supplemental Jury Instructions

30.    Territorial Laws

a.       Guam

b.       Northern Mariana Islands

31.    Treaties

32.    Tribal Courts

33.    Verdict Forms

 

D.     Post‑Trial Decisions in Civil Cases

1.       Appeals

2.       Attorneys’ fees

a.       Admiralty

b.       Americans with Disabilities Act (“ADA”)

c.        Antitrust

d.       Bankruptcy

e.        Civil Rights

f.        Class Actions

g.       Contracts

h.       Copyright

i.         Environmental Laws

j.         Equal Access to Justice Act (“EAJA”)

k.       ERISA

l.         FOIA

m.     IDEA

n.       Inherent Powers

o.       Removal

p.       Rule 68

q.       Social Security

r.        State Law

s.        Tax

t.        Title VII

u.       Trademark

3.       Bonds

4.       Certified Appeals

5.       Choice of Remedies

6.       Consent Decrees

7.       Costs

8.       Damages

a.       Liquidated

b.       Punitive

c.        Remittitur

9.       Default

10.    Equitable Relief

11.    Excusable Neglect

12.    Fines

13.    Interest

14.    Judgment Notwithstanding the Verdict (“JNOV”)

15.    Judgments

16.    Mandates

17.    New Trials

18.    Permanent Injunctions

19.    Reconsideration

20.    Renewed Motion for Judgment as a Matter of Law

21.    Reopening or Supplementing Record

22.    Sanctions

a.       Generally

b.       Rule 11

c.        Local Rules

d.       Supervision of Attorneys

e.        Inherent Powers

f.        Contempt

g.       Discovery Sanctions

h.       28 U.S.C. § 1927

23.    Settlements

24.    Supersedeas Bonds

25.    Surety Bonds

26.    Vacatur

27.    Void Judgments

 

 


III.   CIVIL PROCEEDINGS

A.      Introduction

1.       Findings of Fact and Conclusions of Law

 

Findings of fact are reviewed for clear error.  See Husain v. Olympic Airways, 316 F.3d 829, 835 (9th Cir. 2002), aff’d, 540 U.S. 644 (2004). This standard also applies to the district court’s application of law to facts where it requires an “essentially factual” review.  Id.  The court reviews adopted findings with close scrutiny, even though review remains to be for clear error.  See Phoenix Eng’g & Supply Inc. v. Universal Elec. Co., 104 F.3d 1137, 1140 (9th Cir. 1997).

 

Conclusions of law are reviewed de novo.  See Husain, 316 F.3d at 835.  Mixed questions of law and fact are also reviewed de novo.  See Lim v. City of Long Beach, 217 F.3d 1050, 1054 (9th Cir. 2000).  A mixed question of law and fact exists when there is no dispute as to the facts or the rule of law and the only question is whether the facts satisfy the legal rule.  See id. A district court’s interpretation of the Federal Rules of Civil Procedure is reviewed de novo.  See United States v. 2,164 Watches, 366 F.3d 767, 770 (9th Cir. 2004).

2.       Affirming on Alternative Grounds

 

The district court’s decision may be affirmed on any ground supported by the record, even if not relied upon by the district court.  Forest Guardians v. U.S. Forest Serv., 329 F.3d 1089, 1097 (9th Cir. 2003).[1]  Accordingly, the decision may be affirmed, “even if the district court relied on the wrong grounds or wrong reasoning.” Cigna Property and Cas. Ins. Co. v. Polaris Pictures Corp., 159 F.3d 412, 418 (9th Cir. 1998) (citation omitted).

 

 

B.      Pretrial Decisions in Civil Cases

1.       Absolute Immunity

 

Whether a public official is entitled to absolute immunity is a question of law reviewed de novo.  Miller v. Davis, 521 F.3d 1142, 1145 (9th Cir. 2008) (governor).[2]  A dismissal based on absolute immunity is reviewed de novo.  Olsen v. Idaho State Bd. of Medicine, 363 F.3d 916, 922 (9th Cir. 2004) (state board member).

2.       Abstention

 

This court reviews de novo whether Younger abstention is required.  See Green v. City of Tucson, 255 F.3d 1086, 1093 (9th Cir. 2001) (en banc) (overruling prior cases applying abuse of discretion standard to district court’s decision whether to abstain), overruled in part on other grounds by Gilbertson v. Albright, 381 F.3d 965, 976-78 (9th Cir. 2004).

 

Note that Green may not apply to other abstention doctrines.[3]  See Green, 255 F.3d at 1093 n.10.  For example, the court of appeals reviews Pullman abstention decisions under a “modified abuse of discretion standard.”  Smelt v. County of Orange, 447 F.3d 673, 678 (9th Cir. 2006).  This means the court reviews de novo whether the requirements have been met, but the district court’s ultimate decision to abstain under Pullman for abuse of discretion.  See id.

3.       Affirmative Defenses

“[A] district court’s decisions with regard to the treatment of affirmative defenses [are] reviewed for an abuse of discretion.”  389 Orange St. Part. v. Arnold, 179 F.3d 656, 664 (9th Cir. 1999); see also In re Hanford Nuclear Reservation Litigation, 534 F.3d 986, 1000 (9th Cir. 2008).  Whether an affirmative defense is waived, however, is a question of law reviewed de novo.  See Owens v. Kaiser Found. Health Plan, Inc., 244 F.3d 708, 713 (9th Cir. 2001).[4]

 

The district court’s decision to strike certain affirmative defenses pursuant to Rule 12(f) is reviewed for an abuse of discretion.  Federal Sav. & Loan Ins. Corp. v. Gemini Mgmt., 921 F.2d 241, 243-44 (9th Cir. 1990).  Likewise, the decision whether to instruct the jury on affirmative defenses is reviewed for an abuse of discretion.  See Costa v. Desert Palace, Inc., 299 F.3d 838, 858-59 (9th Cir. 2002) (en banc) (instructing), aff’d, 539 U.S. 90 (2003); McClaran v. Plastic Indus., Inc., 97 F.3d 347, 355-56 (9th Cir. 1996) (refusing to instruct).

4.       Amended Complaints

 

The trial court’s denial of a motion to amend a complaint is reviewed for an abuse of discretion.  See Caswell v. Calderon, 363 F.3d 832, 836 (9th Cir. 2004) (habeas); Brother Records, Inc. v. Jardine, 318 F.3d 900, 911 (9th Cir.), cert. denied, 540 U.S. 824 (2003) (finding no abuse of discretion); Chappel v. Laboratory Corp., 232 F.3d 719, 725 (9th Cir. 2000) (finding abuse of discretion).  “A district court acts within its discretion to deny leave to amend when amendment would be futile, when it would cause undue prejudice to the defendant, or when it is sought in bad faith.”  Chappel, 232 F.3d at 725-26.  The discretion is particularly broad where a plaintiff has previously been permitted leave to amend.  See Chodos v. West Publishing Co., 292 F.3d 992, 1003 (9th Cir. 2002).

 

The trial court’s decision to permit amendment is also reviewed for an abuse of discretion.  See Metrophones Telecomms., Inc., v. Global Crossing Telecomms., Inc., 423 F.3d 1056, 1063 (9th Cir. 2005); United States v. McGee, 993 F.2d 184, 187 (9th Cir. 1993).

 

Dismissal of a complaint without leave to amend is improper unless it is clear, upon de novo review that the complaint could not be saved by any amendment.  See Thinket Ink Info. Res., Inc. v. Sun Microsystems, Inc., 368 F.3d 1053, 1061 (9th Cir. 2004).[5]

 

A district court’s order denying a Rule 15(b) motion to conform the pleadings to the evidence is reviewed for an abuse of discretion.  See Rosenbaum v. City and County of San Francisco, 484 F.3d 1142, 1151 (9th Cir. 2007); Madeja v. Olympic Packers, 310 F.3d 628, 635 (9th Cir. 2002).  The court’s decision to grant a Rule 15(b) motion is also reviewed for an abuse of discretion.  See Galindo v. Stoody Co., 793 F.2d 1502, 1512-13 (9th Cir. 1986).

 

The district court’s dismissal of the complaint with prejudice for failure to comply with the court’s order to amend the complaint is reviewed for an abuse of discretion.  See Ordonez v. Johnson, 254 F.3d 814, 815-16 (9th Cir. 2001); McHenry v. Renne, 84 F.3d 1172, 1177 (9th Cir. 1996).  Dismissal of a complaint for failure to serve a timely summons and complaint is also reviewed for abuse of discretion.  See In re Sheehan, 253 F.3d 507, 511 (9th Cir. 2001); West Coast Theater Corp. v. City of Portland, 897 F.2d 1519, 1528 (9th Cir. 1990).

 

A district court’s decision to grant or deny a party’s request to supplement a complaint pursuant to Federal Rule of Civil Procedure 15(d) is reviewed for an abuse of discretion.  Planned Parenthood of S. Ariz. v. Neely, 130 F.3d 400, 402 (9th Cir. 1997) (per curiam); Keith v. Volpe, 858 F.2d 467, 473 (9th Cir. 1988).

 

See also III. Civil Proceedings, B. Pretrial Decisions in Civil Cases, 55. Leave to Amend.

5.       Answers

 

A district court’s decision to permit a party to amend its answer is reviewed for an abuse of discretion.  See Waldrip v. Hall, 548 F.3d 729, 732 (9th Cir. 2008).

 

The court’s refusal to permit a defendant to amend pleadings to assert additional counterclaims in an answer is also reviewed for an abuse of discretion.  See California Dep’t of Toxic Substances Control v. Neville Chem. Co., 358 F.3d 661, 673 (9th Cir. 2004).

 

The court’s decision to strike an answer and enter default judgment as a discovery sanction is reviewed for an abuse of discretion.  See Fair Housing of Marin v. Combs, 285 F.3d 899, 905 (9th Cir. 2002).

6.       Appointment of Counsel

 

“The decision to appoint counsel is left to the sound discretion of the district court.”  Johnson v. United States Treasury Dep’t, 27 F.3d 415, 416‑17 (9th Cir. 1994) (per curiam) (employment discrimination) (listing factors for court to consider).  The trial court’s refusal to appoint counsel is reviewed for an abuse of discretion.  See Campbell v. Burt, 141 F.3d 927, 931 (9th Cir. 1998) (civil rights).  The trial court’s decision on a motion for appointment of counsel pursuant to 28 U.S.C. § 1915 is also reviewed for an abuse of discretion.  See Solis v. County of Los Angeles, 514 F.3d 946, 958 (9th Cir. 2008).

7.       Appointment of Guardian Ad Litem

 

A district court’s appointment of a guardian ad litem is reviewed for an abuse of discretion.  See United States v. 30.64 Acres of Land, 795 F.2d 796, 798 (9th Cir. 1986); see also Fong Sik Leung v. Dulles, 226 F.2d 74, 82 (9th Cir. 1955) (concurring opinion).  The court’s determination that a guardian ad litem cannot represent a child without retaining a lawyer is a question of law reviewed de novo.  See Johns v. County of San Diego, 114 F.3d 874, 876 (9th Cir. 1997).

8.       Arbitration

 

“The district court’s decision to grant[6] or deny[7] a motion to compel arbitration is reviewed de novo.”  Bushley v. Credit Suisse First Boston, 360 F.3d 1149, 1152 (9th Cir. 2004).  Whether a party defaulted in arbitration is a question of fact reviewed for clear error.  See Sink v. Aden Enter., Inc., 352 F.3d 1197, 1199 (9th Cir. 2003).  Whether a party should be compelled back to arbitration after default is reviewed de novo.  See id. at 1200.

 

The decision of the district court concerning whether a dispute should be referred to arbitration is a question of law reviewed de novo.  See Dean Witter Reynolds, Inc. v. Byrd, 470 U.S. 213, 218 (1985) (Arbitration Act, by its terms, leaves no place for the exercise of discretion by a district court); Simula, Inc. v. Autoliv, Inc., 175 F.3d 716, 719 (9th Cir. 1999) (same). Nevertheless, “questions of arbitrability must be addressed with a healthy regard for the federal policy favoring arbitration.”  Moses H. Cone Mem’l Hosp. v. Mercury Constr. Corp., 460 U.S. 1, 24 (1983).[8]  Note that underlying factual findings are reviewed for clear error.  See Ticknor v. Choice Hotels Int’l, Inc., 265 F.3d 931, 936 (9th Cir. 2001).

 

The validity and scope of an arbitration clause is reviewed de novo.  See Comedy Club, Inc. v. Improv West Assoc., 553 F.3d 1277, 1284 (9th Cir. 2009); Reddam v. KPMG LLP, 457 F.3d 1054, 1058 (9th Cir. 2006); Moore v. Local 569 of Int’l Bhd. of Elec. Workers, 53 F.3d 1054, 1055 (9th Cir. 1995).  Whether a party has waived its right to sue by agreeing to arbitrate is reviewed de novo.  See Kummetz v. Tech Mold, Inc., 152 F.3d 1153, 1154 (9th Cir. 1998).  The meaning of an agreement to arbitrate is a question of law reviewed de novo.  See Wolsey, Ltd. v. Foodmaker, Inc., 144 F.3d 1205, 1211 (9th Cir. 1998).

 

Confirmation[9] or vacation[10] of an arbitration award is reviewed de novo.  See First Options, Inc. v. Kaplan, 514 U.S. 938, 948 (1995); New Agency Productions, Inc., v. Nippon Herald Films, Inc., 501 F.3d 1101, 1105 (9th Cir. 2007); see also  Poweragent v. Electronic Data Systems Corp., 358 F.3d 1187, 1193 (9th Cir. 2004) (noting review of the award is “both limited and highly deferential”).[11]

 

The Supreme Court has stated that “ordinary, not special standards” should be applied in reviewing the trial court’s decision upholding arbitration awards.  First Options, 514 U.S. at 948.  Nonetheless, a labor arbitrator’s award is entitled to “nearly unparalleled degree of deference.”  See Teamsters Local Union 58 v. BOC Gases, 249 F.3d 1089, 1093 (9th Cir. 2001) (internal quotation omitted); Grammer v. Artists Agency, 287 F.3d 886, 890 (9th Cir. 2002). Courts must defer “as long as the arbitrator even arguably construed or applied the contract.”  See Teamsters Local Union 58, 249 F.3d at 1093 (quoting United Paperworkers Int’l Union v. Misco, Inc., 484 U.S. 29, 38 (1987)).[12]

An arbitrator’s factual findings are presumed correct, rebuttable only by a clear preponderance of the evidence.  See Grammer v. Artists Agency, 287 F.3d 886, 891 (9th Cir. 2002).  Factual findings underlying the district court’s decision are reviewed for clear error.  See Sink v. Aden Enter., Inc., 352 F.3d 1197, 1199 (9th Cir. 2003); Woods v. Saturn Distrib. Corp., 78 F.3d 424, 427 (9th Cir. 1996).  The court’s adoption of a standard of impartiality for arbitration is reviewed de novo.  See id.

 

Review of a foreign arbitration award is circumscribed.  See China Nat. Metal Prods. Import/Export Co. v. Apex Digital, Inc., 379 F.3d 796, 799 (9th Cir. 2004) (court reviews whether the party established a defense under the Convention on the Recognition and Enforcement of Foreign Arbitral Awards, not the merits of the underlying arbitration); Ministry of Defense v. Gould, Inc., 969 F.2d 764, 770 (9th Cir. 1992) (“The court shall confirm the award unless it finds one of the grounds for refusal or deferral of recognition or enforcement of the award specified in the [New York] Convention.”).

9.       Bifurcation

 

The trial court’s decision to bifurcate a trial is reviewed for an abuse of discretion.  See Hangarter v. Provident Life and Accident Ins. Co., 373 F.3d 998, 1021 (9th Cir. 2004); Danjaq LLC v. Sony Corp., 263 F.3d 942, 961 (9th Cir. 2001) (bifurcating laches from liability at start of trial); Hilao v. Estate of Marcos, 103 F.3d 767, 782 (9th Cir. 1996) (trifurcation).  The court has broad discretion to order separate trials under Federal Rule of Civil Procedure 42(b)See M2 Software, Inc. v. Madacy Entm’t, Corp., 421 F.3d 1073, 1088 (9th Cir. 2005); Zivkovic v. Southern California Edison Co., 302 F.3d 1080, 1088 (9th Cir. 2002).  The court will set aside a severance order only for an abuse of discretion.  See Coleman v. Quaker Oats Co., 232 F.3d 1271, 1297 (9th Cir. 2000).

10.     Burden of Proof

 

The district’s court’s allocation of the burden of proof is a conclusion of law reviewed de novo.  See Molski v. Foley Estates Vineyard and Winery, LLC, 531 F.3d 1043, 1046 (9th Cir. 2008); Ferrari, Alvarez, Olsen & Ottoboni v. Home Ins. Co., 940 F.2d 550, 555 (9th Cir. 1991).[13]  Note that a trial court’s error in allocating the burden of proof is subject to harmless error analysis.  See Kennedy v. Southern California Edison Co., 268 F.3d 763, 770 (9th Cir. 2001).

11.     Case Management

The trial court’s decisions regarding management of litigation are reviewed only for an abuse of discretion.  See Preminger v. Peake, 552 F.3d 757, 769 n.11 (9th Cir. 2008); FTC v. Enforma Natural Products, 362 F.3d 1204, 1212 (9th Cir. 2004); Jorgensen v. Cassiday, 320 F.3d 906, 913 (9th Cir. 2003) (noting “broad discretion”).  District courts have inherent power to control their dockets as long as exercise of that discretion does not nullify the procedural choices reserved to parties under the federal rules.  See United States v. W.R. Grace, 526 F.3d 499, 509 (9th Cir. 2008) (en banc) (noting judges have substantial discretion over what happens inside the courtroom); Southern California Edison v. Lynch, 307 F.3d 794, 807 (9th Cir. 2002) (noting due process limitations).  A trial court’s decision regarding time limits on a trial is also reviewed for an abuse of discretion.  See Navellier v. Sletten, 262 F.3d 923, 941-42 (9th Cir. 2001).[14]  A dismissal for failure to comply with an order requiring submission of pleadings within a designated time is reviewed for an abuse of discretion.  See Pagtalunan v. Galaza, 291 F.3d 639, 640 (9th Cir. 2002) (habeas).

12.     Certification to State Court

 

Certification of a legal issue to a state court lies within the discretion of the federal court.  See Micomonaco v. Washington, 45 F.3d 316, 322 (9th Cir. 1995).[15]  Review of the district court’s decision whether to certify is for an abuse of discretion.  Louie v. United States, 776 F.2d 819, 824 (9th Cir. 1985).  Note that the court of appeals has discretion to certify questions to state courts.  See Commonwealth Utils. Corp. v. Goltens Trading & Eng’g, 313 F.3d 541, 548-49 (9th Cir. 2002) (declining to certify); Ashmus v. Woodford, 202 F.3d 1160, 1164 n.6 (9th Cir. 2000) (same).

13.     Claim Preclusion

 

See III. Civil Proceedings, B. Pretrial Decisions in Civil Cases, 71. Res Judicata.

14.     Class Actions

 

A district court’s decision regarding class certification is reviewed for an abuse of discretion. [16]  See Parra v. Bashas’, Inc., 536 F.3d 975, 977 (9th Cir. 2008); Armstrong v. Davis, 275 F.3d 849, 867 (9th Cir. 2001) (decision is subject to a “very limited” review).  A court abuses its discretion if it applies an impermissible legal criterion.  See Hawkins v. Comparet-Cassani, 251 F.3d 1230, 1237 (9th Cir. 2001).  The district court’s decision must be supported by sufficient findings to be entitled to the traditional deference given to such a determination.  See Molski v. Gleich, 318 F.3d 937, 946 (9th Cir. 2003); Local Joint Executive Trust Fund v. Las Vegas Sands, Inc., 244 F.3d 1152, 1161 (9th Cir. 2001).

 

Whether an ERISA claim may be brought as a class action is a question of law reviewed de novo.  See Kayes v. Pacific Lumber Co., 51 F.3d 1449, 1462 (9th Cir. 1995).

 

Review of the district court’s rulings regarding notice is de novo.  See Molski, 318 F.3d at 951; Silber v. Mabon, 18 F.3d 1449, 1453 (9th Cir. 1994).  Whether notice of a proposed settlement in a class action satisfies due process is a question of law reviewed de novo.  See Molski, 318 F.3d at 951; Torrisi v. Tucson Elec. Power Co., 8 F.3d 1370, 1374 (9th Cir. 1993).

 

The denial of a motion to opt out of a class action is reviewed for an abuse of discretion.  Silber, 18 F.3d at 1455.

 

The district court’s decision to approve or reject a proposed settlement in a class action is reviewed for an abuse of discretion, and such review is extremely limited.  See Molski, 318 F.3d at 953; In re Mego Financial Corp. Sec. Lit. (Dunleavy v. Nadler), 213 F.3d 454, 458 (9th Cir. 2000).[17]

 

The district court’s approval of an allocation plan for a settlement in a class action is also reviewed for an abuse of discretion.  See In re Veritas Software Corp. Secs. Litigation, 496 F.3d 962, 968 (9th Cir. 2007); In re Exxon Valdez, 229 F.3d 790, 795 (9th Cir. 2000); In re Mego Financial Corp., 213 F.3d at 460.  Whether the court has jurisdiction to enforce a class settlement is a question of law reviewed de novo.  Arata v. Nu Skin Int’l, Inc., 96 F.3d 1265, 1268 (9th Cir. 1996).

 

An award of attorneys’ fees in a class action and the choice of method for determining fees are reviewed for an abuse of discretion.  See Powers v. Eichen, 229 F.3d 1249, 1256 (9th Cir. 2000) (explaining the district court has broad authority over awards of attorneys’ fees in class actions).

 

See also III. Civil Proceedings, C. Post-Trial Decisions in Civil Cases, 2. Attorneys’ Fees, f. Class Action.

15.     Collateral Estoppel

 

Issues regarding collateral estoppel (issue preclusion) are reviewed de novo.  See Littlejohn v. United States, 321 F.3d 915, 919 (9th Cir.) (noting mixed questions of law and fact), cert. denied, 540 U.S. 985 (2003).[18]  The preclusive effect of a prior judgment is a question of law reviewed de novo.  See Far Out Prod., Inc. v. Oskar, 247 F.3d 986, 993 (9th Cir. 2001).[19]

16.     Complaints

 

The trial court’s decision to permit[20] or deny[21] amendment to a complaint is reviewed for an abuse of discretion.  The discretion is particularly broad where a plaintiff has previously been permitted leave to amend.  See Metzler Inv. GMBH v. Corinthian Colleges, Inc., 540 F.3d 1049, 1072 (9th Cir. 2008).[22]  Dismissal of a complaint without leave to amend is improper unless it is clear upon de novo review that the complaint could not be saved by any amendment.  See Thinket Ink Information Res., Inc. v. Sun Microsystems, Inc., 368 F.3d 1053, 1061 (9th Cir. 2004).[23]

 

A district court’s order denying or granting a Rule 15(b) motion to conform the pleadings in a complaint to the evidence presented at trial is reviewed for an abuse of discretion.  See Rosenbaum v. City and County of San Francisco, 484 F.3d 1142, 1151 (9th Cir. 2007) (reviewing denial of Rule 15(b) motion); Madeja v. Olympic Packers, 310 F.3d 628, 635 (9th Cir. 2002) (same); Galindo v. Stoody Co., 793 F.2d 1502, 1512-13 (9th Cir. 1986) (reviewing whether district court properly amended pleadings).

 

Dismissals of a complaint reviewed de novo include:

 

 

Dismissals of a complaint reviewed for abuse of discretion include:

 

          17.     Consolidation

 

A district court has broad discretion to consolidate cases pending within the same district.  Investors Research Co. v. United States Dist. Court, 877 F.2d 777, 777 (9th Cir. 1989); see also Pierce v. County of Orange, 526 F.3d 1190, 1203 (9th Cir. 2008).  The court’s decision to deny a motion for consolidation is reviewed for an abuse of discretion.  See Washington v. Daley, 173 F.3d 1158, 1169 n.13 (9th Cir. 1999).

 

A district court’s discretion to consolidate the hearing on a request for a preliminary injunction with the trial on the merits is “very broad and will not be overturned on appeal absent a showing of substantial prejudice in the sense that a party was not allowed to present material evidence.”  Michenfelder v. Sumner, 860 F.2d 328, 337 (9th Cir. 1988) (internal quotation omitted).  Ordinarily, when the district court does so, its findings of fact are reviewed for clear error and its legal conclusions are reviewed de novo.  See Gentala v. City of Tucson, 244 F.3d 1065, 1071 (9th Cir.) (en banc), vacated on other grounds, 534 U.S. 946 (2001).  When the facts are undisputed, however, review is de novo.  Id.

 

The district court’s consolidation of bankruptcy proceedings is reviewed for an abuse of discretion.  See In re Bonham, 229 F.3d 750, 769 (9th Cir. 2000); In re Corey, 892 F.2d 829, 836 (9th Cir. 1989).  The NLRB’s refusal to consolidate separate proceedings is also reviewed for an abuse of discretion.  See NLRB v. Kolkka, 170 F.3d 937, 942-43 (9th Cir. 1999).

 

On habeas review of a state conviction, “the propriety of a consolidation rests within the sound discretion of the state trial judge.”  Fields v. Woodford, 309 F.3d 1095, 1110 (9th Cir.), amended by 315 F.3d 1062 (9th Cir. 2002) (citation omitted); Featherstone v. Estelle, 948 F.2d 1497, 1503 (9th Cir. 1991).

18.     Constitutionality of Regulations

 

The constitutionality of a regulation is a question of law reviewed de novo.  See Preminger v. Peake, 552 F.3d 757, 765 n.7 (9th Cir. 2008); Doe v. Rumsfeld, 435 F.3d 980, 984 (9th Cir. 2006); Gonzalez v. Metropolitan Transp. Auth., 174 F.3d 1016, 1018 (9th Cir. 1999); International Bhd. of Teamsters v. Department of Transp., 932 F.2d 1292, 1298 (9th Cir. 1991).

19.     Constitutionality of Statutes

 

A challenge to the constitutionality of a federal statute is reviewed de novo.  See Doe v. Rumsfeld, 435 F.3d 980, 984 (9th Cir. 2006).[24]  When the district court upholds a restriction on speech, this court conducts an independent, de novo examination of the facts.  See Free Speech Coalition v. Reno, 198 F.3d 1083, 1090 (9th Cir. 1999).[25]

 

A district court’s ruling on the constitutionality of a state statute is reviewed de novo.  See American Academy of Pain Mgmt. v. Joseph, 353 F.3d 1099, 1103 (9th Cir. 2004) (reviewing California statute).[26]  The severability of an unconstitutional provision of a state statute presents a question of law reviewed de novo.  See Arizona Libertarian Party, Inc. v. Bayless, 351 F.3d 1277, 1283 (9th Cir. 2003).  Whether a state law is subject to a facial constitutional challenge is an issue of law reviewed de novo.  Southern Oregon Barter Fair v. Jackson County, Oregon, 372 F.3d 1128, 1134 (9th Cir. 2004).

20.     Contempt

 

A court’s civil contempt order is reviewed for an abuse of discretion. Irwin v. Mascott, 370 F.3d 924, 931 (9th Cir. 2004).[27]  Underlying findings made in connection with the order of civil contempt are reviewed for clear error.  Id.  The trial court’s decision to impose sanctions or punishment for contempt is also reviewed for abuse of discretion.  Hook v. Arizona Dep’t of Corrections, 107 F.3d 1397, 1403 (9th Cir. 1997).  An award of attorney’s fees for civil contempt is within the discretion of the district court.  Harcourt Brace Jovanovich Legal & Professional Publications, Inc. v. Multistate Legal Studies, Inc., 26 F.3d 948, 953 (9th Cir. 1994).  Whether the district court provided the alleged contemnor due process, however, is a legal question subject to de novo review.  Thomas, Head & Greisen Employees Trust v. Buster, 95 F.3d 1449, 1458 (9th Cir. 1996).

 

The district court’s “finding” of contempt under 28 U.S.C. § 1826 is reviewed for an abuse of discretion.  In re Grand Jury Proceedings, 40 F.3d 959, 961 (9th Cir. 1994).

 

See also III. Civil Proceedings, B. Pretrial Decisions in Civil Cases, 75. Sanctions.

21.     Continuances

 

The decision to grant or deny a continuance is reviewed for an abuse of discretion.  See Danjaq LLC v. Sony Corp., 263 F.3d 942, 961 (9th Cir. 2001).  Whether a denial of a continuance constitutes an abuse of discretion depends on a consideration of the facts of each case.  Hawaiian Rock Prods. Corp. v. A.E. Lopez Enters., Ltd., 74 F.3d 972, 976 (9th Cir. 1996).

 

The denial of a motion for a continuance of summary judgment pending further discovery is also reviewed for an abuse of discretion.  See Tatum v. City and County of San Francisco, 441 F.3d 1090, 1100 (9th Cir. 2006); United States v. Kitsap Physicians Serv., 314 F.3d 995, 1000 (9th Cir. 2002).[28]  A district court abuses its discretion only if the movant diligently pursued its previous discovery opportunities, and if the movant can show how allowing additional discovery would have precluded summary judgment.  See Chance v. Pac-Tel Teletrac Inc., 242 F.3d 1151, 1161 n.6 (9th Cir. 2001).[29]  Note that when a trial judge fails to address a Rule 56(f) motion before granting summary judgment, the omission is reviewed de novo.  See Bias v. Moynihan, 508 F.3d 1212, 1223 (9th Cir. 2007); Margolis v. Ryan, 140 F.3d 850, 853 (9th Cir. 1998).

 

A district court’s decision to stay a civil trial is reviewed for an abuse of discretion.  See Clinton v. Jones, 520 U.S. 681, 706 (1997).[30]

22.     Counterclaims

 

Summary judgment on a counterclaim is reviewed de novo.  See Cigna Property & Casualty Ins. Co. v. Polaris Pictures Corp., 159 F.3d 412, 418 (9th Cir. 1998).  The dismissal of a counterclaim is reviewed de novo.  See City of Auburn v. Qwest Corp., 260 F.3d 1160, 1171 (9th Cir. 2001) (ripeness), overruled on other grounds by Sprint Telephone PCS, L.P. v. County of San Diego, 543 F.3d 571 (9th Cir. 2008).  The court’s refusal to strike counterclaims is reviewed de novo.  See United States ex rel. Newsham v. Lockheed Missiles & Space Co., 190 F.3d 963, 968 (9th Cir. 1999).

 

The court’s decision to dismiss a counterclaim after voluntary dismissal of plaintiff’s claims is reviewed for an abuse to discretion.  See Smith v. Lenches, 263 F.3d 972, 977 (9th Cir. 2001).  The district court’s denial of leave to amend a counterclaim is reviewed for an abuse of discretion.  See California Dep’t of Toxic Substances Control v. Neville Chem. Co., 358 F.3d 661, 673 (9th Cir. 2004); Unigard Sec. Ins. Co. v. Lakewood Eng’g & Mfg. Corp., 982 F.2d 363, 371 (9th Cir. 1992) (reviewing district court’s order granting leave to amend).  Likewise, the court’s refusal to allow a party to add a counterclaim is reviewed for abuse of discretion.  See Brother Records, Inc. v. Jardine, 318 F.3d 900, 910-11 (9th Cir.), cert. denied, 540 U.S. 824 (2003).

23.     Declaratory Relief

 

The trial court’s decision whether to exercise jurisdiction over a declaratory judgment action is reviewed for an abuse of discretion.  See Wilton v. Seven Falls Co., 515 U.S. 277, 289‑90 (1995); Rhoades v. Avon Prods., Inc., 504 F.3d 1151, 1156-57 (9th Cir. 2007).[31]  A trial court may abuse its discretion by failing to provide a party an adequate opportunity to be heard when the court contemplates granting an unrequested declaratory judgment ruling.  See Fordyce v. City of Seattle, 55 F.3d 436, 442 (9th Cir. 1995).

 

Review of the court’s decision granting or denying declaratory relief is de novo.  See Wagner v. Professional Engineers in California Government, 354 F.3d 1036, 1040 (9th Cir. 2004); Ablang v. Reno, 52 F.3d 801, 803 (9th Cir. 1995).

24.     Discovery

 

The court of appeals reviews the district court’s rulings concerning discovery for an abuse of discretion.  See Preminger v. Peake, 552 F.3d 757, 768 n.10 (9th Cir. 2008); Childress v. Darby Lumber, Inc., 357 F.3d 1000, 1009 (9th Cir. 2004).  “A district court is vested with broad discretion to permit or deny discovery, and a decision to deny discovery will not be disturbed except upon the clearest showing that the denial of discovery results in actual and substantial prejudice to the complaining litigant.”  Laub v. United States Dep’t of Interior, 342 F.3d 1080, 1084, 1093 (9th Cir. 2003) (internal quotation marks and citation omitted).[32]

 

Following are specific examples of decisions related to discovery that are reviewed for abuse of discretion:

 

 

The district court’s decision not to permit additional discovery pursuant to Federal Rule of Civil Procedure 56(f) is also reviewed for an abuse of discretion.  See Burlington Northern Santa Fe RR Co. v. Assiniboine and Sioux Tribes, 323 F.3d 767, 773-74 (9th Cir. 2003).[33]  “We will only find that the district court abused its discretion if the movant diligently pursued its previous discovery opportunities, and if the movant can show how allowing additional discovery would have precluded summary judgment.”  Qualls v. Blue Cross, Inc., 22 F.3d 839, 844 (9th Cir. 1994).[34]  If a trial judge fails to address a Rule 56(f) motion before granting summary judgment, the omission is reviewed de novo.  See Margolis v. Ryan, 140 F.3d 850, 853 (9th Cir. 1998).[35]

 

Whether information sought by discovery is relevant may involve an interpretation of law that is reviewed de novo.  See Cacique, Inc. v. Robert Reiser & Co., 169 F.3d 619, 622 (9th Cir. 1998) (state law); but see Surfvivor Media, Inc. v. Survivor Productions, 406 F.3d 625, 630 n.2 (9th Cir. 2005).  “Enforcing a discovery request for irrelevant information is a per se abuse of discretion.”  Cacique, Inc., 169 F.3d at 622.

 

Issues regarding limitations imposed on discovery by application of the attorney‑client privilege are governed by federal common law.  See Clarke v. American Commerce Nat’l Bank, 974 F.2d 127, 129 (9th Cir. 1992).  The district court’s rulings on the scope of the attorney‑client privilege are reviewed de novo.  See id. at 130.

 

A district court interpretation of 28 U.S.C. § 1782, permitting domestic discovery of use in foreign proceedings, is reviewed de novo but its application of that statute to the facts of the case is reviewed for an abuse of discretion.  See Advanced Micro Devices, Inc. v. Intel Corp., 292 F.3d 664, 666 (9th Cir. 2002), aff’d, 542 U.S. 241 (2004).

a.       Discovery Sanctions

 

The imposition of or refusal to impose discovery sanctions is reviewed for an abuse of discretion.  See Childress v. Darby Lumber, Inc., 357 F.3d 1000, 1010 (9th Cir. 2004); Paladin Assocs., Inc. v. Montana Power Co., 328 F.3d 1145, 1164-65 (9th Cir. 2003).[36]  Findings of fact underlying discovery sanctions are reviewed for clear error.  Payne v. Exxon Corp., 121 F.3d 503, 507 (9th Cir. 1997).  If the district court fails to make factual findings, the decision on a motion for sanctions is reviewed de novo.  Adriana Int’l Corp. v. Thoeren, 913 F.2d 1406, 1408 (9th Cir. 1990).

 

Note that when the imposition of discovery sanctions turn on the resolution of a legal issue, review is de novo.  See Palmer v. Pioneer Inn Assoc., Ltd., 338 F.3d 981, 985 (9th Cir. 2003).  The court’s refusal to hold an evidentiary hearing prior to imposing discovery sanctions is also reviewed for an abuse of discretion.  See Paladin, 328 F.3d at 1164.  Whether discovery sanctions against the government are barred by sovereign immunity is a question of law reviewed de novo.  United States v. Woodley, 9 F.3d 774, 781 (9th Cir. 1993).

b.      Protective Orders

 

This court reviews the grant or denial of a protective order for an abuse of discretion.  See Flatow v. Islamic Republic of Iran, 308 F.3d 1065, 1069 (9th Cir. 2002), cert. denied, 538 U.S. 944 (2003).[37]  The decision whether to lift or modify a protective order is also reviewed for an abuse of discretion.  Phillips ex rel. Estates of Byrd v. General Motors Corp., 307 F.3d 1206, 1210 (9th Cir. 2002); Foltz v. State Farm Mut. Auto. Ins. Co., 331 F.3d 1122, 1130 (9th Cir. 2003) (refusal to modify).  Whether the lower court used the correct legal standard in granting a protective order is reviewed de novo.  See Phillips ex. Rel. Estates of Byrd, 307 F.3d at 1210When the order itself is not directly appealed, but is challenged only by the denial of a motion for reconsideration, review is for an abuse of discretion.  McDowell v. Calderon, 197 F.3d 1253, 1255-56 (9th Cir. 1999) (en banc).

 

When reviewing a district court’s decision whether to overturn a magistrate judge’s protective order, this court reviews under a “clearly erroneous or contrary to law” standard.  Rivera v. NIBCO, Inc., 364 F.3d 1057, 1063 (9th Cir. 2004).

25.     Dismissals

 

A dismissal with leave to amend is reviewed de novo.  See Kennedy v. Southern California Edison, Co., 268 F.3d 763, 767 (9th Cir. 2001); Sameena Inc. v. United States Air Force, 147 F.3d 1148, 1151 (9th Cir. 1998).  Note there may be a question whether a dismissal with leave to amend is a final, appealable order.  See Disabled Rights Action Committee v. Las Vegas Events, Inc., 375 F.3d 861, 870 (9th Cir. 2004); Does I thru XXIII v. Advances Textile Corp., 214 F.3d 1058, 1066-67 (9th Cir. 2000).

 

Note that the district court’s decision to grant leave to amend is reviewed for an abuse of discretion.  See Nat’l Audubon Soc’y v. Davis, 307 F.3d 835, 853 (9th Cir.), amended by 312 F.3d 416 (9th Cir. 2002); see also Metrophones Telecomms., Inc., v. Global Crossing Telecomms., Inc., 423 F.3d 1056, 1063 (9th Cir. 2005).

 

A dismissal without leave to amend is reviewed de novo.  See Smith v. Pacific Props. & Dev. Corp., 358 F.3d 1097, 1100 (9th Cir. 2004) (noting underlying legal determinations require de novo review); Oki Semiconductor Co. v. Wells Fargo Bank, 298 F.3d 768, 772 (9th Cir. 2002).

 

Dismissal without leave to amend is improper unless it is clear, upon de novo review that the complaint could not be saved by any amendment.  See Thinket Ink Info Res., Inc. v. Sun Microsystems, Inc., 368 F.3d 1053, 1061 (9th Cir. 2004).[38]  Dismissal of a pro se complaint without leave to amend is proper only if it is clear that the deficiencies of the complaint could not be cured by amendment.  Lucas v. Department of Corrections, 66 F.3d 245, 248 (9th Cir. 1995); see also Flowers v. First Hawaiian Bank, 295 F.3d 966, 976 (9th Cir. 2002) (noting that court is cautious in approving a district court’s decision to deny pro se litigant leave to amend).

 

The court reviews de novo dismissals based on the following:

 

 

Dismissals based on the following are reviewed for abuse of discretion:

 

 

Note that § 1915(d) was recodified as 28 U.S.C. § 1915(e) by the Prison Litigation Reform Act of 1996 (PLRA).  See Lopez v. Smith, 203 F.3d 1122, 1126 (9th Cir. 2000) (en banc).  Dismissals pursuant to that section are reviewed de novo.  See Wyatt v. Terhune, 315 F.3d 1108, 1117 (9th Cir. 2003) (reviewing exhaustion of remedies under the PLRA).[46]  The court’s decision not to permit an amendment to the complaint is reviewed, however, for an abuse of discretion.  See Lopez, 203 F.3d at 1130.

26.     Disqualifying Counsel

 

The trial court’s decision ordering counsel to withdraw from a case is reviewed for an abuse of discretion.  See Kayes v. Pacific Lumber Co., 51 F.3d 1449, 1464 (9th Cir. 1995).  An order disqualifying an attorney will not be disturbed if the record reveals “any sound” basis for the court’s action.  Paul E. Iacono Structural Eng’r, Inc. v. Humphrey, 722 F.2d 435, 438 (9th Cir. 1983).  Therefore, a district court’s decision concerning the disqualification of counsel will generally not be reversed unless the court either misperceives the relevant rule of law or abuses its discretion.  Id. 

 

The denial of a motion to withdraw is also reviewed for an abuse of discretion.  LaGrand v. Stewart, 133 F.3d 1253, 1269 (9th Cir. 1998) (habeas).  Other actions a court may take regarding the supervision of attorneys are also reviewed for an abuse of discretion.  See, e.g., Erickson v. Newmar Corp., 87 F.3d 298, 300 (9th Cir. 1996).

27.     Disqualifying the Judge (Recusal)

 

See III. Civil Proceedings, B. Pretrial Decisions in Civil Cases, 69. Recusal .

28.     Diversity Jurisdiction

 

A district court’s determination that diversity jurisdiction exists is reviewed de novo.  See Kroske v. U.S. Bank Corp., 432 F.3d 976, 979 (9th Cir. 2005).[47]  Any factual determinations necessary to establish the existence of diversity jurisdiction are reviewed for clear error.  Id.[48]

 

The court’s decision whether state or federal law should be applied in a diversity action is reviewed de novo.  See Feldman v. Allstate Ins. Co., 322 F.3d 660, 665 (9th Cir.), cert. denied, 540 U.S. 875 (2003); Torre v. Brickey, 278 F.3d 917, 919 (9th Cir. 2002).  Additionally, the district court’s application of state substantive law in diversity actions is reviewed de novo.  Giles v. General Motors Acceptance Corp., 494 F.3d 865, 872 (9th Cir. 2007); Prieto v. Paul Revere Life Ins. Co., 354 F.3d 1005, 1010 (9th Cir. 2004).

 

Note that rules regarding the appropriate standard of review, or even the availability of review at all, to be applied by a court sitting in diversity, are questions of federal law.  Freund v. Nycomed Amersham, 347 F.3d 752, 762 (9th Cir. 2003).

29.     Equitable Estoppel and Equitable Tolling

 

A district court’s decision whether to apply equitable estoppel or equitable tolling is reviewed for an abuse of discretion.  Leong v. Potter, 347 F.3d 1117, 1121 (9th Cir. 2003); Johnson v. Henderson, 314 F.3d 409, 413 (9th Cir. 2002) (noting prior inconsistency).[49]

 

Whether a statute of limitations has been equitably tolled is generally reviewed for an abuse of discretion, unless facts are undisputed, in which case review is de novo.  See Hensley v. United States, 531 F.3d 1052, 1056 (9th Cir. 2008); United States v. Battles, 362 F.3d 1195, 1196 (9th Cir. 2004) (habeas).[50]

30.     Evidentiary Hearings

 

A district court’s decision whether to hold an evidentiary hearing is reviewed for an abuse of discretion.  See Murphy v. Schneider Nat’l, Inc., 362 F.3d 1133, 1139 (9th Cir. 2004) (Rule 12(b)(3) motion).[51]

31.     Exhaustion

 

Whether a plaintiff has exhausted required administrative remedies is a question of law reviewed de novo. See Great Basin Mine Watch v. Hankins, 456 F.3d 955, 961 (9th Cir. 2006); Bankston v. White, 345 F.3d 768, 770 (9th Cir. 2003).  The question of whether administrative remedies must be exhausted is a matter of law reviewed de novo.  See Chang v. United States, 327 F.3d 911, 919 (9th Cir. 2003).[52]  Where exhaustion of administrative remedies is not required by statute, the decision of the district court to require exhaustion of administrative remedies is reviewed for an abuse of discretion.  See Chang, 327 F.3d at 925.[53]  Additionally, the court’s decision to require a party to exhaust intra-union remedies prior to filing an action under the LMRDA is reviewed for an abuse of discretion.  See Kofoed v. International Bhd. of Elec., Local 48, 237 F.3d 1001, 1004 (9th Cir. 2001).

 

Whether a prisoner asserting a habeas claim has exhausted state remedies is a question of law reviewed de novo.  See Greene v. Lambert, 288 F.3d 1081, 1086 (9th Cir. 2002).  The court’s decision to dismiss a habeas petition for failure to exhaust is also reviewed de novo.  See Vang v. Nevada, 329 F.3d 1069, 1072 (9th Cir. 2003).

32.     Failure to State a Claim

 

A dismissal for failure to state a claim pursuant to Rule 12(b)(6) is reviewed de novo. See Knievel v. ESPN, 393 F.3d 1068, 1072 (9th Cir. 2005). [54]  All allegations of material fact are taken as true and construed in the light most favorable to the nonmoving party.  See id.[55]  Conclusory allegations and unwarranted inferences, however, are insufficient to defeat a motion to dismiss.  See Sanders v. Brown, 504 F.3d 903, 910 (9th Cir. 2007); Cholla Ready Mix, Inc. v. Civish, 382 F.3d 969, 973 (9th Cir. 2004).[56]  A complaint should not be dismissed unless it appears beyond doubt that the plaintiff can prove no set of facts in support of the claim that would entitle the plaintiff to relief.  See Homedics, Inc. v. Valley Forge Ins. Co, 315 F.3d 1135, 1138 (9th Cir. 2003); Van Buskirk v. Cable News Network, Inc., 284 F.3d 977, 980 (9th Cir. 2002).

 

Note that if support exists in the record, a dismissal may be affirmed on any proper ground.  See Johnson v. Riverside Healthcare System, LP, 534 F.3d 1116, 1121 (9th Cir. 2008); Adams v. Johnson, 355 F.3d 1179, 1183 (9th Cir. 2004); Papa v. United States, 281 F.3d 1004, 1009 (9th Cir. 2002).

 

Review is generally limited to the contents of the complaint.  See Marder v. Lopez,450 F.3d 445, 448 (9th Cir. 2006) (“A court may consider evidence on which the complaint ‘necessarily relies’ if: (1) the complaint refers to the document; (2) the document is central to the plaintiff’s claim; and (3) no party questions the authenticity of the copy attached to the 12(b)(6) motion.”).[57]  If matters outside the pleadings are considered, the motion to dismiss under Rule 12(b)(6) is treated as one for summary judgment.  See Olsen v. Idaho State Bd. of Medicine, 363 F.3d 916, 921-922 (9th Cir. 2004).[58]

33.     Forum Non Conveniens

 

A forum non conveniens determination is committed to the sound discretion of the district court.  See Harris Rutsky & Co. v. Bell & Clement, Ltd., 328 F.3d 1122, 1136 (9th Cir. 2003) (remanding for exercise of that discretion).[59]  The district court’s decision “may be reversed only when there has been a clear abuse of discretion; where the court has considered all relevant public and private interest factors, and where its balancing of these factors is reasonable, its decision deserves substantial deference.”  Creative Tech., Ltd. v. Aztech Sys. Pte, Ltd., 61 F.3d 696, 699 (9th Cir. 1995) (citation omitted).[60]

 

A district court’s decision whether to transfer pursuant to 28 U.S.C. § 1404(a) on the ground of forum non conveniens is also reviewed for an abuse of discretion.  See Jones v. GNC Franchising, Inc., 211 F.3d 495, 498 (9th Cir. 2000); Lou v. Belzberg, 834 F.2d 730, 734 (9th Cir. 1987), cert. denied, 485 U.S. 993 (1998).  A district court has discretion to decline jurisdiction when litigation in a foreign forum would be more convenient for the parties.  See Lueck v. Sundstrand Corp., 236 F.3d 1137, 1142-43 (9th Cir. 2001).

34.     Forum Selection Clauses

 

A district court’s decision to enforce or refusal to enforce a forum selection clause is reviewed for an abuse of discretion.  See Murphy v. Schneider Nat’l, Inc., 362 F.3d 1133, 1137 (9th Cir. 2004) (enforcing forum selection clause); Fireman’s Fund Ins. v. M.V. DSR Atl., 131 F.3d 1336, 1338 (9th Cir. 1997) (refusal to enforce forum selection clause).  However, note that whether the parties agreed to a forum selection clause is a question of law reviewed de novo.  See Chateau Des Charmes Wines, Ltd. v. Sebate USA Inc., 328 F.3d 528, 530 (9th Cir.), cert. denied, 540 U.S. 1049 (2003).  Additionally, the trial court’s interpretation of a forum selection clause is reviewed de novo.  See Northern Cal. Dist. Council of Laborers v. Pittsburg‑Des Moines Steel Co., 69 F.3d 1034, 1036 n.3 (9th Cir. 1995); see also Regal-Beloit Corp. v. Kawasaki Kisen Kaisha Ltd., 557 F.3d 985, 991 (9th Cir. 2009); Richards v. Lloyd’s of London, 135 F.3d 1289, 1292 (9th Cir. 1998) (en banc) (reviewing whether federal securities laws void a choice‑of‑laws clause de novo).

35.     Frivolousness

 

A prisoner’s lawsuit may be dismissed as frivolous pursuant to the Prison Litigation Reform Act of 1996 (PLRA), 28 U.S.C. § 1915(e)See Lopez v. Smith, 203 F.3d 1122, 1126 (9th Cir. 2000) (en banc).  Dismissals under the PLRA are reviewed de novo.  See Wyatt v. Terhune, 315 F.3d 1108, 1117 (9th Cir. 2003) (reviewing exhaustion of remedies under the PLRA).[61]  See also III. Civil Proceedings, B. Pretrial Decisions in Civil Cases, 25. Dismissals.

 

Dismissal of a prisoner’s complaint pursuant to 28 U.S.C. § 1915A is reviewed de novo.  See Weilburg v. Shapiro, 488 F.3d 1202, 1205 (9th Cir. 2007); Ramirez v. Galaza, 334 F.3d 850, 853-54 (9th Cir. 2003), cert. denied, 541 U.S. 1063 (2004); Resnick v. Hayes, 213 F.3d 443, 447 (9th Cir. 2000).[62]

 

Rule 11 sanctions based on frivolousness are reviewed for an abuse of discretion.  See G.C. & K.B. Inv., Inc. v. Wilson, 326 F.3d 1096, 1109-10 (9th Cir. 2003); Christian v. Mattel, Inc., 286 F.3d 1118, 1121 (9th Cir. 2002).  The court’s decision whether to award attorneys’ fees based on the pursuit of a frivolous case is also reviewed for an abuse of discretion.  See United States v. Manchester Farming P’ship, 315 F.3d 1176, 1183 (9th Cir.), amended by 326 F.3d 1028 (9th Cir. 2003).  Note also that the appellate court has discretion to impose attorneys’ fees and costs as a sanction for bringing a frivolous appeal.  See In re George, 322 F.3d 586, 591 (9th Cir. 2003) (Rule 38); Orr v. Bank of America, 285 F.3d 764, 784 n.34 (9th Cir. 2002) (same).

36.     Immunities

 

Immunity under the Eleventh Amendment presents questions of law reviewed de novo.  See Cholla Ready Mix, Inc. v. Civish, 382 F.3d 969, 973 (9th Cir. 2004); Lovell v. Chandler, 303 F.3d 1039, 1050 (9th Cir. 2002), cert. denied, 537 U.S. 1105 (2003).[63]  Whether a party is immune under the Eleventh Amendment is also reviewed de novo.  See Holz v. Nenana City Pub. Sch. Dist., 347 F.3d 1176, 1179 (9th Cir. 2003).[64]

 

Whether a judge is protected from suit by judicial immunity is a question of law reviewed de novo.  See Harvey v. Waldron, 210 F.3d 1008, 1011 (9th Cir. 2000); Crooks v. Maynard, 913 F.2d 699, 700 (9th Cir. 1990).  The district court’s conclusion that an individual is entitled to judicial immunity is also reviewed de novo.  See Bennett v. Williams, 892 F.2d 822, 823 (9th Cir. 1989) (individual acting within judicially-conferred authority).  A dismissal based on judicial immunity is reviewed de novo.  See Harvey, 210 F.3d at 1011.[65]

 

Whether a public official is entitled to absolute immunity is a question of law reviewed de novo.  See Brown v. California Dep’t of Corrections, 554 F.3d 747, 749-50 (9th Cir. 2009).[66]  A dismissal based on absolute immunity is reviewed de novo.  See Olsen v. Idaho State Bd. of Medicine, 363 F.3d 916, 922 (9th Cir. 2004) (state board members).

 

Whether an individual is entitled to legislative immunity is a question of law reviewed de novo.  See Kaahumanu v. County of Maui, 315 F.3d 1215, 1219 (9th Cir. 2003); San Pedro Hotel Co. v. City of Los Angeles, 159 F.3d 470, 476 (9th Cir. 1998); see also Chappell v. Robbins, 73 F.3d 918, 920 (9th Cir. 1996) (reviewing de novo dismissal based on absolute legislative immunity).

 

Consular immunity is reviewed de novo.  See Park v. Shin, 313 F.3d 1138, 1141 (9th Cir. 2002); Joseph v. Office of Consulate General of Nigeria, 830 F.2d 1018, 1027 (9th Cir. 1987).

 

A district court’s decision on qualified immunity is reviewed de novo.  See Elder v. Holloway, 510 U.S. 510, 516 (1994).[67]  The type of immunity to which a public official is entitled is a question of law reviewed de novo.  See Mabe v. San Bernardino County, 237 F.3d 1101, 1106 (9th Cir. 2001); Greater Los Angeles Council on Deafness, Inc. v. Zolin, 812 F.2d 1103, 1109 n.7 (9th Cir. 1987).  The court’s decision to grant summary judgment on the ground of qualified immunity is reviewed de novo.  See Davis v. City of Las Vegas, 478 F.3d 1048, 1053 (9th Cir. 2007); Bingham v. City of Manhattan Beach, 341 F.3d 939, 945 (9th Cir. 2003).[68]  The denial of a motion for summary judgment based on qualified immunity is also reviewed de novo.  See Rodis v. City and County of San Francisco, 558 F.3d 964, 968 (9th Cir. 2009); KRL v. Estate of Moore, 512 F.3d 1184, 1188 (9th Cir. 2008); Lee v. Gregory, 363 F.3d 931, 932 (9th Cir. 2004); Bingham, 341 F.3d at 945-46 (describing two-step inquiry).  Whether federal rights asserted by a plaintiff were clearly established at the time of the alleged violation is a question of law reviewed de novo.  See Boyd v. Benton County, 374 F.3d 773, 778 (9th Cir. 2004).[69]

 

The existence of sovereign immunity is a question of law reviewed de novo.  See Allen v. Gold Country Casino, 464 F.3d 1044, 1046 (9th Cir. 2006); Orff v. United States, 358 F.3d 1137, 1142 (9th Cir. 2004).[70]  Dismissals based on sovereign immunity are reviewed de novo.  See Blaxland v. Commonwealth Dir. of Public Prosecutions, 323 F.3d 1198, 1203 (9th Cir. 2003) (foreign sovereign immunity); Steel v. United States, 813 F.2d 1545, 1548 (9th Cir. 1987).

 

Whether an Indian tribe possesses sovereign immunity is a question of law reviewed de novo.  See Burlington Northern & Santa Fe Ry. Co. v. Vaughn, 509 F.3d 1085, 1091 (9th Cir. 2007); Linneen v. Gila River Indian Cmty, 276 F.3d 489, 492 (9th Cir. 2002).  Whether Congress has abrogated an Indian tribe’s sovereign immunity is a question of statutory interpretation also reviewed de novo.  See Krystal Energy Co. v. Navajo Nation, 357 F.3d 1055, 1056 (9th Cir. 2004); Demontiney v. United States, 255 F.3d 801, 805 (9th Cir. 2001).

 

A dismissal based on Noerr-Pennington immunity is reviewed de novo. See Manistee Town Ctr. v. City of Glendale, 227 F.3d 1090, 1092 n.2 (9th Cir. 2000); Oregon Natural Res. Council v. Mohla, 944 F.2d 531, 533 (9th Cir. 1991).

37.     Impleader

 

The district court’s decision to allow a third‑party defendant to be impleaded under Federal Rule of Civil Procedure 14 is reviewed for an abuse of discretion.  Brockman v. Merabank, 40 F.3d 1013, 1016 (9th Cir. 1994); Stewart v. American Int’l Oil & Gas Co., 845 F.2d 196, 199 (9th Cir. 1988).

38.     In Forma Pauperis Status

 

The district court’s denial of leave to proceed in forma pauperis is reviewed for an abuse of discretion.  Minetti v. Port of Seattle, 152 F.3d 1113, 1115 (9th Cir. 1998); O’Loughlin v. Doe, 920 F.2d 614, 617 (9th Cir. 1990).  A court’s decision to impose a partial fee is reviewed for an abuse of discretion.  See Taylor v. Delatoore, 281 F.3d 844, 847 (9th Cir. 2002); Olivares v. Marshall, 59 F.3d 109, 111 (9th Cir. 1995); Alexander v. Carson Adult High Sch., 9 F.3d 1448, 1449 (9th Cir. 1993) (noting discretion is not “unbridled”).  The denial of a motion for appointment of counsel to an in forma pauperis party is reviewed for an abuse of discretion.  See Rand v. Rowland, 113 F.3d 1520, 1525 (9th Cir. 1997), vacated on other grounds, 154 F.3d 952 (9th Cir. 1998) (en banc).

39.     Inherent Powers

 

A district court’s exercise of its inherent powers is reviewed for an abuse of discretion.  See Southern California Edison Co. v. Lynch, 307 F.3d 794, 807 (9th Cir. 2002) (case management).[71]

40.     Injunctions

 

A district court’s decision regarding preliminary injunctive relief is subject to limited review.  See Harris v. Board of Supervisors, L.A. County, 366 F.3d 754, 760 (9th Cir. 2004) (“limited and deferential”); Southwest Voter Registration Educ. Pro. v. Shelley, 344 F.3d 914, 918 (9th Cir. 2003) (en banc) (same); Prudential Real Estate Affiliates, Inc. v. PPR Realty, Inc., 204 F.3d 867, 874 (9th Cir. 2000).  The court should be reversed only if it abused its discretion or based its decision on an erroneous legal standard or on clearly erroneous findings of fact.  See FTC v. Enforma Natural Products, 362 F.3d 1204, 1211-12 (9th Cir. 2004); Harris, 366 F.3d at 760.[72]

 

A preliminary injunction must be supported by findings of fact, reviewed for clear error.  See Independent Living Center of S. California, Inc. v. Shewry, 543 F.3d 1050, 1055 (9th Cir. 2008); Hawkins v. Comparet-Cassani, 251 F.3d 1230, 1239 (9th Cir. 2001).  The district court’s conclusions of law are reviewed de novo.  See Shewry, 543 F.3d at 1055; Brown v. California Dep’t of Transp., 321 F.3d 1217, 1221 (9th Cir. 2003).

 

Note that review is de novo when the district court’s ruling rests solely on a premise of law and the facts are either established or undisputed.  See Harris, 366 F.3d at 760.[73]

The scope of injunctive relief is reviewed for an abuse of discretion or application of erroneous legal principles.  See United States v. Schiff, 379 F.3d 621, 625 (9th Cir. 2004); Idaho Watersheds Project v. Hahn, 307 F.3d 815, 823 (9th Cir. 2002); Rolex Watch, U.S.A., Inc. v. Michel Co., 179 F.3d 704, 708 (9th Cir. 1999) (finding the scope of injunctive relief granted was inadequate).

 

The district court’s refusal to modify or dissolve a preliminary injunction will be reversed only where the district court abused its discretion or based its decision on an erroneous legal standard or on clearly erroneous findings of fact.  See ACF Indus. Inc. v. California State Bd. of Equalization, 42 F.3d 1286, 1289 (9th Cir. 1994) (modify); Tracer Research Corp. v. National Envtl. Servs. Co., 42 F.3d 1292, 1294 (9th Cir. 1994) (dissolve).[74] Whether a district court has jurisdiction to vacate a preliminary injunction during the pendency of an appeal is a question of law reviewed de novo.  See Prudential Real Estate, 204 F.3d at 880.  The court’s decision not to enforce an injunction is reviewed for an abuse of discretion.  See Paulson v. City of San Diego, 294 F.3d 1124, 1128 (9th Cir. 2002) (en banc); see also Buono v. Kempthorne, 527 F.3d 758, 773 (9th Cir. 2008) (reviewing order enforcing prior injunction).

 

A district court’s decision to hold a hearing or to proceed by affidavit is reviewed for an abuse of discretion.  See United States v. Peninsula Communications, Inc., 287 F.3d 832, 839 (9th Cir. 2002).  The court’s discretion to consolidate the hearing on a request for a preliminary injunction with the trial on the merits is “very broad and will not be overturned on appeal absent a showing of substantial prejudice in the sense that a party was not allowed to present material evidence.”  Michenfelder v. Sumner, 860 F.2d 328, 337 (9th Cir. 1988) (internal quotation marks omitted).

 

The district court’s decision to require a bond is reviewed for an abuse of discretion.  See Barahona-Gomez v. Reno, 167 F.3d 1228, 1237 (9th Cir. 1999).  The amount of the bond is also reviewed for an abuse of discretion.  See Connecticut Gen. Life Ins. Co. v. New Images of Beverly Hills, 321 F.3d 878, 882 (9th Cir. 2003); Barahona-Gomez, 167 F.3d at 1237.

 

The district court’s decision to grant permanent injunctive relief is reviewed for an abuse of discretion or application of erroneous legal principles.  See Fortyune v. American Multi-Cinema, Inc., 364 F.3d 1075, 1079 (9th Cir. 2004) (reviewing summary judgment).[75]  The denial of a request for a permanent injunction is also reviewed for an abuse of discretion.  See Cummings v. Connell, 316 F.3d 886, 897 (9th Cir.), cert. denied, 539 U.S. 927 (2003).

 

Whether a district court possesses the authority to issue an injunction is a question of law reviewed de novo.  See United States v. Hovsepian, 359 F.3d 1144, 1155 (9th Cir. 2004) (en banc).[76]

 

Whether an injunction may issue under the Anti‑Injunction Act is a question of law reviewed de novo.  See Negrete v. Allianz Life Ins. Co. of N. Am., 523 F.3d 1091, 1096 (9th Cir. 2008); G.C. & K.B. Inv. v. Wilson, 326 F.3d 1096, 1106 (9th Cir. 2003).[77]  The decision whether to issue an injunction that does not violate the Act, however, is reviewed for an abuse of discretion.  See Negrete, 523 F.3d at 1096; California v. Randtron, 284 F.3d 969, 974 (9th Cir. 2002); Quackenbush v. Allstate Ins. Co., 121 F.3d 1372, 1377 (9th Cir. 1997).

41.     Interlocutory Appeals

 

The district court’s decision to certify an interlocutory appeal under Fed. R. Civ. P. 54(b) is reviewed for an abuse of discretion.  In re First T.D. & Inv., Inc., 253 F.3d 520, 531 (9th Cir. 2001).[78]

 

A district judge’s decision to reconsider an interlocutory order by another judge of the same court is reviewed for an abuse of discretion.  See Delta Savings Bank v. United States, 265 F.3d 1017, 1027 (9th Cir. 2001); Amarel v. Connell, 102 F.3d 1494, 1515 (9th Cir. 1997).[79]

42.     Intervention

 

The district court’s decision under Federal Rule of Civil Procedure 24(a) regarding intervention as a matter of right is reviewed de novo.  See Prete v. Bradbury, 438 F.3d 949, 953 (9th Cir. 2006); United States v. Alisal Water Corp., 370 F.3d 915, 918 (9th Cir. 2004).[80]  Whether the legal requirements of Rule 24(a) have been met is reviewed de novo.  See Employee Staffing Servs., Inc. v. Aubry, 20 F.3d 1038, 1042 (9th Cir. 1994).  The district court’s determination whether an application to intervene is timely is reviewed for an abuse of discretion.  See Alisal Water Corp., 370 F.3d at 918-19.[81]  Note that the court’s ruling on a motion to intervene is subject to harmless error analysis.  See Alaska v. Suburban Propane Gas Corp., 123 F.3d 1317, 1321 & n.1 (9th Cir. 1997).

 

A district court’s decision concerning permissive intervention pursuant to Federal Rule of Civil Procedure 24(b)(2) is reviewed for an abuse of discretion.  See Prete, 438 F.3d at 954 n.6; Kootenai Tribe of Idaho v. Veneman, 313 F.3d 1094, 1110 (9th Cir. 2002).[82]

43.     Involuntary Dismissal

 

Involuntary dismissals pursuant to Rule 41(b) are reviewed for abuse of discretion.  See Edwards v. Marin Park, Inc., 356 F.3d 1058, 1065 (9th Cir. 2004).[83]  Abuse of discretion is also applied when reviewing the district court’s dismissal as a sanction.  See Valley Eng’rs, Inc. v. Electric Eng’g Co., 158 F.3d 1051, 1052 (9th Cir. 1998) (discovery); Dahl v. City of Huntington Beach, 84 F.3d 363, 366 (9th Cir. 1996).

44.     Issue Preclusion

 

Issues regarding issue preclusion (collateral estoppel) are reviewed de novo.  See United States v. Smith-Baltiher, 424 F.3d 913, 919 (9th Cir. 2005); McQuillion v. Schwarzenegger, 369 F.3d 1091, 1096 (9th Cir. 2004).[84]  The preclusive effect of a prior judgment is a question of law reviewed de novo.  See Jacobs v. CBS Broadcasting, Inc., 291 F.3d 1173, 1176 (9th Cir. 2002).[85]

45.     Joinder/Indispensable Party

 

A district court’s decision concerning joinder is generally reviewed for an abuse of discretion.  See Disabled Rights Action Comm. v. Las Vegas Events, Inc., 375 F.3d 861, 879 (9th Cir. 2004).[86]  Legal conclusions underlying the court’s decision are reviewed de novo.  See id.[87]

 

The trial court’s decision to dismiss an action for failure to join an indispensable party is reviewed for an abuse of discretion.  See Dawavendewa v. Salt River Project, 276 F.3d 1150, 1154 (9th Cir. 2002).[88]  The court’s decision that a party is not indispensable is also reviewed for an abuse of discretion.  See American Greyhound Racing, Inc. v. Hull, 305 F.3d 1015, 1022 (9th Cir. 2002); ABKCO Music, Inc. v. LaVere, 217 F.3d 684, 687 (9th Cir. 2000).  To the extent that the determination whether the movant’s interest is impaired by failure to join an allegedly indispensable party involves an interpretation of law, review is de novo.  See American Greyhound Racing, 305 F.3d at 1022; Dawavendewa v. Salt River Project Agr. Imp. & Power Dist., 276 F.3d 1150, 1154 (9th Cir. 2002).  Whether joinder is mandated as a matter of law is reviewed de novo.  See UOP v. United States, 99 F.3d 344, 347 (9th Cir. 1996) (noting appellate court may consider joinder even when not raised nor decided in the district court).

46.     Judgment on the Pleadings

 

A dismissal on the pleadings pursuant to Rule 12(c) is reviewed de novo.  See Dunlap v. Credit Protection Ass’n LP, 419 F.3d 1011, 1012 n.1 (9th Cir. 2005) (per curiam).[89]  “A judgment on the pleadings is properly granted when, taking all the allegations in the pleading as true, the moving party is entitled to judgment as a matter of law.”  Id. (internal quotation marks and citation omitted).[90]

47.     Judicial Estoppel

 

The district court’s decision whether to invoke judicial estoppel is reviewed for an abuse of discretion.  See Abercrombie & Fitch, Co., v. Moose Creek, Inc., 486 F.3d 629, 633 (9th Cir. 2007); Hamilton v. State Farm Fire & Cas. Co., 270 F.3d 778, 782 (9th Cir. 2001).[91] Whether the district court properly applied the judicial estoppel doctrine to the facts presented in the case is also reviewed for an abuse of discretion.  See Wagner v. Prof. Eng’rs in California Government, 354 F.3d 1036, 1040 (9th Cir. 2004); Broussard v. University of California, 192 F.3d 1252, 1255 (9th Cir. 1999); see also Williams v. Boeing Co., 517 F.3d 1120, 1134 (9th Cir. 2008).  Issues of law are reviewed de novo.  See Tritchler v. County of Lake, 358 F.3d 1150, 1154 (9th Cir. 2004).

48.     Judicial Notice

 

The district court’s decision whether to take judicial notice is reviewed for an abuse of discretion.  See United States v. 14.02 Acres of Land More or Less in Fresno County, 547 F.3d 943, 955 (9th Cir. 2008); United States v. Woods,  335 F.3d 993, 1000-01 (9th Cir. 2003); Lee v. City of Los Angeles, 250 F.3d 688, 689 (9th Cir. 2001); Ritter v. Hughes Aircraft Co., 58 F.3d 454, 458 (9th Cir. 1995).

49.     Jurisdiction

The district court’s determination regarding personal jurisdiction is reviewed de novo.  See Menken v. Emm, 503 F.3d 1050, 1056 (9th Cir. 2007); Dow Chemical Co. v. Calderon, 422 F.3d 827, 830 (9th Cir. 2005); Schwarzenegger v. Fred Martin Motor Co., 374 F.3d 797, 800 (9th Cir. 2004).  Likewise, the district court’s decision whether there is subject matter jurisdiction is reviewed de novo.  See Atwood v. Fort Peck Tribal Court Assiniboine, 513 F.3d 943, 946 (9th Cir. 2008); Schnabel v. Lui, 302 F.3d 1023, 1029 (9th Cir. 2002).  The district court’s factual findings on jurisdictional issues are reviewed for clear error.  See Schnabel, 302 F.3d at 1029.

 

The district court’s decision whether to exercise equitable jurisdiction is reviewed for an abuse of discretion.  See Mort v. United States, 86 F.3d 890, 892 (9th Cir. 1996).

See also III. Civil Proceedings, B. Pretrial Decisions in Civil Cases, 28. Diversity Jurisdiction; 56. Magistrate Judges; 61. Personal Jurisdiction; 79. Standing; 84. Subject Matter Jurisdiction; 90. Supplemental Jurisdiction.

50.     Jury Demand

 

Entitlement to a jury trial is a question of law reviewed de novo.  See Hale v. United States Trustee, 509 F.3d 1139, 1146 (9th Cir. 2007); California Scents v. Surco Prods., Inc., 406 F.3d 1102, 1105 (9th Cir. 2005). Kulas v. Flores, 255 F.3d 780, 783 (9th Cir. 2001) (denial of jury trial was harmless error).[92]  The district court has discretion, however, to grant or deny an untimely demand for a jury trial.  See Zivkovic v. Southern California Edison Co., 302 F.3d 1080, 1086 (9th Cir. 2002) (noting that discretion was narrow and good faith mistake was an insufficient basis for granting relief from untimely jury demand).[93]  Whether a juvenile defendant has a statutory or constitutional right to a jury trial is reviewed de novo.  United States v. Male Juvenile (Pierre Y.), 280 F.3d 1008, 1021 (9th Cir. 2002) (explaining that no constitutional right to a jury trial exists in juvenile delinquency proceedings).

51.     Laches

 

Whether laches is available as a potential defense is a question of law reviewed de novo.  See In re Beaty, 306 F.3d 914, 920 (9th Cir. 2002); Wyler Summit P’ship v. Turner Broadcasting Sys., 235 F.3d 1184, 1193 (9th Cir. 2000).  When laches is available as a matter of law, the district court’s decision to apply laches is reviewed for an abuse of discretion.  See Beaty, 306 F.3d at 920-21 (resolving prior conflict in circuit law).

52.     Lack of Prosecution

 

A district court’s order dismissing an action for lack of prosecution is reviewed for an abuse of discretion.  See Southwest Marine, Inc. v. Danzig, 217 F.3d 1128, 1137 n.10 (9th Cir. 2000); Hernandez v. City of El Monte, 138 F.3d 393, 398 (9th Cir. 1998).  The court’s sua sponte dismissal for failure to prosecute is reviewed for an abuse of discretion.  See Oliva v. Sullivan, 958 F.2d 272, 274 (9th Cir. 1992).  “A district court abuses its discretion if it imposes a sanction of dismissal without first considering the impact of the sanction and the adequacy of less drastic sanctions.”  Id. (internal quotation omitted).

53.     Law of the Case

 

A district court’s decision whether to apply law of the case doctrine is reviewed for an abuse of discretion.  See Southern Oregon Barter Fair v. Jackson County, Oregon, 372 F.3d 1128, 1136 (9th Cir. 2004); Delta Savings Bank v. United States, 265 F.3d 1017, 1027 (9th Cir. 2001) (noting limited discretion and listing factors).[94]

54.     Leave to Amend

 

Leave to amend is reviewed for abuse of discretion.  See United States v. SmithKline Beecham, Inc., 245 F.3d 1048, 1051 (9th Cir. 2001) (noting discretion is not absolute and listing factors for district court to consider).[95]   The district court’s discretion to deny leave to amend is particularly broad where the plaintiff has previously filed an amended complaint.  See Chodos v. West Publishing Co., 292 F.3d 992, 1003 (9th Cir. 2002).

 

Note that a party is entitled to amend pleadings once “as a matter of course” at any time before a responsive pleading is served.  See Fed. R. Civ. P. 15(a); see also Lipton v. Pathogenesis Corp., 284 F.3d 1027, 1039 (9th Cir. 2002); Allwaste, Inc. v. Hecht, 65 F.3d 1523, 1530 (9th Cir. 1995) (noting motion to dismiss is not a responsive pleading).  The denial of leave to amend after a responsive pleading has been filed is reviewed for an abuse of discretion.  See Flowers v. First Hawaiian Bank, 295 F.3d 966, 976 (9th Cir. 2002); Pierce v. Multnomah County, 76 F.3d 1032, 1043 (9th Cir. 1996).  Such a denial, however, is “strictly” reviewed in light of the strong policy permitting amendment.  See Plumeau v. School Dist. No. 40, 130 F.3d 432, 439 (9th Cir. 1997); Pierce, 76 F.3d at 1043.  Denial of leave to amend is not an abuse of discretion, however, where further amendment would be futile.  See Flowers, 295 F.3d at 976.

 

Dismissal without leave to amend is improper unless it is clear, upon de novo review that the complaint could not be saved by any amendment.  See Thinket Ink Info Res., Inc. v. Sun Microsystems, Inc., 368 F.3d 1053, 1061 (9th Cir. 2004).[96]  Dismissal of a pro se complaint without leave to amend is proper only if it is clear that the deficiencies of the complaint could not be cured by amendment.  Lucas v. Department of Corrections, 66 F.3d 245, 248 (9th Cir. 1995); see also Flowers, 295 F.3d at 976 (noting that court is cautious in approving a district court’s decision to deny pro se litigant leave to amend).

 

A dismissal with leave to amend is also reviewed de novo.  See Kennedy v. Southern California Edison, Co., 268 F.3d 763, 767 (9th Cir. 2001); Sameena Inc. v. United States Air Force, 147 F.3d 1148, 1151 (9th Cir. 1998).  Note there may be a question whether a dismissal with leave to amend is a final, appealable order.  See Disabled Rights Action Committee v. Las Vegas Events, Inc., 375 F.3d 861, 870 (9th Cir. 2004); Does I thru XXIII v. Advances Textile Corp., 214 F.3d 1058, 1066-67 (9th Cir. 2000); see also Mendiondo v. Centinela Hosp. Medical Center, 521 F.3d 1097, 1102 (9th Cir. 2008).

 

A denial of a Rule 15(c) relation back amendment is reviewed for an abuse of discretion.  See Eaglesmith v. Ward, 73 F.3d 857, 860 (9th Cir. 1995); Louisiana‑Pac. Corp. v. ASARCO, Inc., 5 F.3d 431, 434 (9th Cir. 1993).   However, the court reviews de novo a district court’s application of the relation-back doctrine.  See Williams v. Boeing Co., 517 F.3d 1120, 1132-33 (9th Cir. 2008). [97]

 

See also III. Civil Proceedings, B. Pretrial Decisions in Civil Cases, 4. Amended Complaints.

55.     Local Rules

 

Broad deference is owed to the district court’s interpretation of its local rules.  See Bias v. Moynihan, 508 F.3d 1212, 1223 (9th Cir. 2007); Christian v. Mattel, Inc., 286 F.3d 1118, 1129 (9th Cir. 2002) (“district court has considerable latitude in . . . enforcing local rules”); Delange v. Dutra Const. Co., 183 F.3d 916, 919 n.2 (9th Cir. 1999) (“broad discretion in interpreting and applying their local rules”).

 

The district court’s compliance with local rules is reviewed for an abuse of discretion.  See Bias, 508 F.3d at 1223; Hinton v. Pac. Enters., 5 F.3d 391, 394 (9th Cir. 1993); see also United States v. Heller, 551 F.3d 1108, 1111 (9th Cir. 2009) (application of local rules reviewed for abuse of discretion).  The district court’s decision whether to permit oral arguments pursuant to a local rule is reviewed for an abuse of discretion. See Mahon v. Credit Bureau of Placer County, Inc., 171 F.3d 1197, 1200 (9th Cir. 1999) (noting an abuse of discretion may occur when a party may suffer prejudice from the denial of argument).

 

Sanctions imposed for violations of local rules are reviewed for an abuse of discretion.  See Mabe v. San Bernardino County, 237 F.3d 1101, 1112 (9th Cir. 2001) (denying discovery request for failure to comply with local rule); Big Bear Lodging Assoc. v. Snow Summit, Inc., 182 F.3d 1096, 1106 (9th Cir. 1999) (applying abuse of discretion standard to district court’s decision to impose sanctions pursuant to local rule); but see United States v. Wunsch, 84 F.3d 1110, 1114 (9th Cir. 1996) (noting prior conflict).

See also III. Civil Proceedings, B. Pretrial Decisions in Civil Cases, 74. Sanctions.

56.     Magistrate Judges

 

Whether a magistrate judge has jurisdiction is reviewed de novo.  See Irwin v. Mascott, 370 F.3d 924, 929 (9th Cir. 2004); Anderson v. Woodcreek Venture, Ltd., 351 F.3d 911, 915 (9th Cir. 2003) (remanded because fact issues remained as to whether consent to magistrate was voluntary).

 

Factual findings made by a magistrate judge are reviewed for clear error.  See Man-Seok Choe v. Torres, 525 F.3d 733, 741 (9th Cir. 2008).  A magistrate judge’s findings adopted by the district court are also reviewed for clear error.  See Wildman v. Johnson, 261 F.3d 832, 836 (9th Cir. 2001) (habeas).  A district court’s decision regarding the scope of review of a magistrate judge’s decision is reviewed by this court for an abuse of discretion.  See Brown v. Roe, 279 F.3d 742, 744 (9th Cir. 2002) (habeas).  The district court’s denial of a motion to reconsider a magistrate’s pretrial order will be reversed only if “clearly erroneous or contrary to law.”  See Rivera v. NIBCO, Inc., 364 F.3d 1057, 1063 (9th Cir. 2004); Osband v. Woodford, 290 F.3d 1036, 1041 (9th Cir. 2002).

57.     Mandamus

 

Mandamus is an extraordinary remedy that is granted “only in the exercise of sound discretion.”  See Miller v. French, 530 U.S. 327, 339 (2000) (internal quotation omitted); see also Johnson v. Reilly, 349 F.3d 1149, 1154 (9th Cir. 2003) (listing factors); Miller v. Gammie, 335 F.3d 889, 895 (9th Cir. 2003) (en banc) (same).  Whether the elements of the mandamus test are satisfied is a question of law reviewed de novo.  See In re Gallaher, 548 F.3d 713, 716 (9th Cir. 2008);  Johnson, 349 F.3d at 1154.  However, the trial court retains discretion in ordering mandamus relief, even if all the elements are satisfied. See R.T. Vanderbilt Co. v. Babbitt, 113 F.3d 1061, 1065 (9th Cir. 1997); Independence Mining Co. v. Babbitt, 105 F.3d 502, 505 (9th Cir. 1997).  A trial court abuses its discretion when its decision is based on clearly erroneous factual findings or an incorrect legal standard.  See Independence Mining, 105 F.3d at 505.

 

Dismissal for lack of mandamus jurisdiction is reviewed de novo.  See Kildare v. Saenz, 325 F.3d 1078, 1081-82 (9th Cir. 2003); Tucson Airport Auth. v. General Dynamics Corp., 136 F.3d 641, 648 (9th Cir. 1998).

 

Note that in applying mandamus appellate jurisdiction, this court reviews the district court’s underlying action for clear error.  See In re Morris, 363 F.3d 891, 891-92 (9th Cir. 2004) (per curiam); Special Investments, Inc. v. Aero Air. Inc., 360 F.3d 989, 993 (9th Cir. 2004); Cordoza v. Pacific States Steel Corp., 320 F.3d 989, 998 (9th Cir. 2003).

58.     Mootness

 

Mootness is a question of law reviewed de novo.  See Southern California Painters & Allied Trades, Dist. Council Nov. 36 v. Rodin & Co., 558 F.3d 1028, 1034 n.6 (9th Cir. 2009) (concluding declaratory relief and damages claims were moot); United States v. Able Time, Inc., 545 F.3d 824, 828 (9th Cir. 2008); Southern Oregon Barter Fair v. Jackson County, Oregon, 372 F.3d 1128, 1133 (9th Cir. 2004); Foster v. Carson, 347 F.3d 742, 745 (9th Cir. 2003).

59.     Oral Argument

 

A trial court’s decision whether to permit oral argument is reviewed for an abuse of discretion.  See Mahon v. Credit Bureau of Placer County, Inc., 171 F.3d 1197, 1200 (9th Cir. 1999) (noting abuse of discretion may occur if party would suffer unfair prejudice from the denial of oral argument); In re Jess, 169 F.3d 1204, 1209 (9th Cir. 1999) (bankruptcy court did not abuse its discretion by deciding motion for new trial without oral argument); Spradlin v. Lear Siegler Mgmt. Servs., Inc., 926 F.2d 865, 867 (9th Cir. 1991) (no abuse of discretion when court decided motion to dismiss without oral argument).

60.     Pendent Jurisdiction

 

See also III. Civil Proceedings, B. Pretrial Decisions in Civil Cases, 90. Supplemental Jurisdiction.

 

61.     Personal Jurisdiction

 

Personal jurisdiction rulings, including decisions to dismiss for lack of personal jurisdiction, are reviewed de novo.  See Menken v. Emm, 503 F.3d 1050, 1056 (9th Cir. 2007); Dow Chemical Co. v. Calderon, 422 F.3d 827, 830 (9th Cir. 2005); Schwarzenegger v. Fred Martin Motor Co., 374 F.3d 797, 800 (9th Cir. 2004); Action Embroidery Corp. v. Atlantic Embroidery, Inc., 368 F.3d 1174, 1177 (9th Cir. 2004).  As such, whether a district court exceeded its authority in exercising personal jurisdiction is reviewed de novo.  See Peterson v. Highland Music, Inc., 140 F.3d 1313, 1317 (9th Cir. 1998).

 

Additionally, whether plaintiffs in a bankruptcy proceeding have established a prima facie case for personal jurisdiction is a question of law reviewed de novo.  In re Pintlar Corp., 133 F.3d 1141, 1144 (9th Cir. 1998).

62.     Preemption

 

The district court’s decision regarding preemption is reviewed de novo.  See Whistler Investments, Inc. v. Depository Trust & Clearing Corp., 539 F.3d 1159, 1163 (9th Cir. 2008) (Securities Exchange Act).[98]

63.     Preliminary Injunctions

See III. Civil Proceedings, B. Pretrial Decisions in Civil Cases, 40. Injunctions.

64.     Pretrial Conferences

 

A district court is given “considerable deference” in handling a pretrial conference pursuant to Federal Rule of Civil Procedure 16See Sanders v. Union Pacific R.R. Co., 193 F.3d 1080, 1082 (9th Cir. 1999) (en banc).  Sanctions imposed for counsel’s failure to appear at a pretrial conference or to be prepared for the conference are reviewed for an abuse of discretion.  See Transamerica Corp. v. Transamerica Bancgrowth Corp., 627 F.2d 963, 965-66 (9th Cir. 1980); cf. Tolbert v. Leighton, 623 F.2d 585, 586 (9th Cir. 1980) (reversing sua sponte dismissal for failure to attend pretrial conference).

65.     Pretrial Orders

 

A court’s refusal to enter a pretrial order is reviewed for an abuse of discretion.  See In re Roosevelt, 220 F.3d 1032, 1035 (9th Cir. 2000) (noting bankruptcy judge has discretion to refuse).  A district court’s denial of a motion to modify a pretrial order is reviewed for an abuse of discretion.  See Polar Bear Prods., Inc. v. Timex Corp., 384 F.3d 700, 719 (9th Cir. 2004).  The court’s decision regarding the preclusive effect of a pretrial order on issues of law and fact at trial will not be disturbed unless there is evidence of a clear abuse of discretion.  See id.; Jorgensen v. Cassiday, 320 F.3d 906, 913 (9th Cir. 2003) (noting broad discretion of district court in supervising pretrial phase of litigation).  A district court’s refusal to sanction a party for violation of a pretrial order is reviewed for an abuse of discretion.  See Freeman v. Allstate Life Ins. Co., 253 F.3d 533, 537 (9th Cir. 2001).  Note that a district court’s denial of a motion to reconsider a magistrate judge’s pretrial order is reviewed by the appellate court under the statutory standard of “clearly erroneous or contrary to law.”  See Rivera v. NIBCO, Inc., 364 F.3d 1057, 1063 (9th Cir. 2004); Osband v. Woodford, 290 F.3d 1036, 1041 (9th Cir. 2002).

66.     Primary Jurisdiction

 

The primary jurisdiction doctrine permits the district court to stay proceedings pending referral of the issue to an administrative body.  See Chabner v. United of Omaha Life Ins. Co., 225 F.3d 1042, 1051 (9th Cir. 2000); see also Service Employees Int’l Union v. St. Vincent Med. Ctr., 344 F.3d 977, 983 (9th Cir. 2003) (explaining doctrine), cert. denied, 541 U.S. 973 (2004).

 

A challenge to a district court’s decision to invoke the primary jurisdiction doctrine is reviewed de novo.  See Rhoades v. Avon Prods., Inc., 504 F.3d 1151, 1162 n.11 (9th Cir. 2007); Pace v. Honolulu Disposal Serv., Inc., 227 F.3d 1150, 1155 (9th Cir. 2000); but see United States v. Culliton, 328 F.3d 1074, 1081 (9th Cir. 2003) (stating “circuit has not yet discussed the standard of review for the application of the primary jurisdiction doctrine”), cert. denied, 540 U.S. 1111 (2004); Syntek Semiconductor Co. v. Microchip Tech., 307 F.3d 775, 781 (9th Cir. 2002) (noting primary jurisdiction “is a matter for the court’s discretion”).

67.     Protective Orders

 

See III. Civil Proceedings, B. Pretrial Decisions in Civil Cases, 24. Discovery, b. Protective Orders.

68.     Qualified Immunity

 

A district court’s decision on qualified immunity is reviewed de novo.  See Elder v. Holloway, 510 U.S. 510, 516 (1994).[99]  The type of immunity to which a public official is entitled is a question of law reviewed de novo.  See Mabe v. San Bernardino County, 237 F.3d 1101, 1106 (9th Cir. 2001); Greater Los Angeles Council on Deafness, Inc. v. Zolin, 812 F.2d 1103, 1107 n.6 (9th Cir. 1987).  The court’s decision to grant summary judgment on the ground of qualified immunity is reviewed de novo.  See Davis v. City of Las Vegas, 478 F.3d 1048, 1053 (9th Cir. 2007); Motley v. Parks, 383 F.3d 1059, 1062 (9th Cir. 2004).[100]  The denial of a motion for summary judgment based on qualified immunity is also reviewed de novo.  See Rodis v. City, County of San Francisco, 558 F.3d 964, 968 (9th Cir. 2009); Bingham v. City of Manhattan Beach, 341 F.3d 939, 945 (9th Cir. 2003); Huskey v. City of San Jose, 204 F.3d 893, 899 (9th Cir. 2000).  Whether federal rights asserted by a plaintiff were clearly established at the time of the alleged violation is a question of law reviewed de novo.  See Boyd v. Benton County, 374 F.3d 773, 778 (9th Cir. 2004).[101]

69.     Recusal

 

The denial of a recusal motion is reviewed for an abuse of discretion.  See Pesnell v. Arsenault, 543 F.3d 1038, 1043 (9th Cir. 2008); Jorgensen v. Cassiday, 320 F.3d 906, 911 (9th Cir. 2003).  A district court’s refusal to disqualify the sitting judge under 28 U.S.C. § 144 may be reversed only for an abuse of discretion.  See Hamid v. Price Waterhouse, 51 F.3d 1411, 1414 (9th Cir. 1995).[102]

 

Note that “[f]ederal judges are granted broad discretion in supervising trials, and a judge’s behavior during trial justifies reversal only if he abuses that discretion.  A judge’s participation during trial warrants reversal only if the record shows actual bias or leaves an abiding impression that the jury perceived an appearance of advocacy or partiality.”  Price v. Kramer, 200 F.3d 1237, 1252 (9th Cir. 2000) (internal quotation marks and citation omitted).

70.     Removal

 

Removal is a question of federal subject matter jurisdiction reviewed de novo.  See Providence Health Plan v. McDowell, 385 F.3d 1168, 1171 (9th Cir. 2004); Schnabel v. Lui, 302 F.3d 1023, 1029 (9th Cir. 2002).  Thus, the denial of a motion to remand a removed case is reviewed de novo.  See D-Beam Ltd v. Roller Derby Skates, Inc., 366 F.3d 972, 974 n.2 (9th Cir. 2004).[103]  Similarly, the trial court’s decision to remand a removed case is reviewed de novo.  See Patel v. Del Taco, Inc., 446 F.3d 996, 998 (9th Cir. 2006); Nebraska ex rel. Dep’t of Soc. Servs. v. Bentson, 146 F.3d 676, 678 (9th Cir. 1998); Crawford Country Homeowners Ass’n v. Delta Sav. & Loan, 77 F.3d 1163, 1165 (9th Cir. 1996).

 

Even when a party fails to object to removal, this court reviews de novo whether the district court has subject matter jurisdiction. See Schnabel, 302 F.3d at 1029; Campbell v. Aerospace Corp., 123 F.3d 1308, 1311 (9th Cir. 1997).  Note that a district judge’s decision to reconsider a prior judge’s removal order is reviewed for an abuse of discretion.  See Abada v. Charles Schwab Co., 300 F.3d 1112, 1117 (9th Cir. 2002).

 

An award of fees and costs associated with removal is reviewed for an abuse of discretion.  See Patel, 446 F.3d at 999; Ansley v. Ameriquest Mortgage Co., 340 F.3d 858, 861 (9th Cir. 2003); Dahl v. Rosenfeld, 316 F.3d 1074, 1077 (9th Cir. 2003); Balcorta v. Twentieth Century-Fox Film Corp., 208 F.3d 1102, 1105 (9th Cir. 2000).  Note, however, that review of a fee award under § 1447(c) must include a de novo examination of whether the remand order was legally correct.  Dahl, 316 F.3d at 1077; Ansley, 340 F.3d at 861; Gibson v. Chrysler Corp., 261 F.3d 927, 932 (9th Cir. 2001).

71.     Res Judicata

 

The trial court’s determination that res judicata (claim preclusion) applies is reviewed de novo.  See Manufactured Home Communities Inc. v. City of San Jose, 420 F.3d 1022, 1025 (9th Cir. 2005); Littlejohn v. United States, 321 F.3d 915, 919 (9th Cir.) (noting mixed questions of law and fact), cert. denied, 540 U.S. 985 (2003).[104]  The district court’s dismissal on that ground is subject to de novo review.  See Maldonado v. Harris, 370 F.3d 945, 949 (9th Cir. 2004); Stewart v. U.S. Bancorp, 297 F.3d 953, 956 (9th Cir. 2002).  A trial court’s grant of summary judgment on res judicata grounds is also reviewed de novo.  See City of Martinez v. Texaco Trading & Transp., Inc., 353 F.3d 758, 761 (9th Cir. 2003); Akootchook v. United States, 271 F.3d 1160, 1164 (9th Cir. 2001).  Whether a party has waived its right to invoke the defense is also reviewed de novo.  See Kern Oil & Refining Co. v. Tenneco Oil Co., 840 F.2d 730, 735 (9th Cir. 1988) (res judicata).

72.     Ripeness

 

Ripeness is a question of law reviewed de novo.  See Manufactured Home Communities Inc. v. City of San Jose, 420 F.3d 1022, 1025 (9th Cir. 2005); Laub v. United States Dep’t of Interior, 342 F.3d 1080, 1084 (9th Cir. 2003).[105] The district court’s decision to dismiss a complaint for lack of ripeness is reviewed de novo.  See Manufactured Home Communities Inc., 420 F.3d at 1025; Ventura Mobilehome Cmty. Owners Ass’n v. City of San Buenaventura, 371 F.3d 1046, 1050 (9th Cir. 2004).

 

Note that questions of ripeness may be raised and considered for the first time on appeal.  See Washington Legal Found. v. Legal Found. of Washington, 271 F.3d 835, 850 (9th Cir. 2001) (en banc), aff’d, 538 U.S. 216 (2003); In re Cool Fuel, Inc., 210 F.3d 999, 1006 (9th Cir. 2000).

73.     Rooker-Feldman

 

The Rooker-Feldman doctrine provides that a federal court does not have subject matter jurisdiction to hear a direct appeal from a final judgment of a state court.  Manufactured Home Communities Inc. v. City of San Jose, 420 F.3d 1022, 1029 (9th Cir. 2005); Maldonado v. Harris, 370 F.3d 945, 949 (9th Cir. 2004).  Dismissals based on Rooker-Feldman are reviewed de novo.  Maldonado, 370 F.3d at 949; Kougasian v. TMSL, Inc., 359 F.3d 1136, 1139 (9th Cir. 2004); Bianchi v. Rylaarsdam, 334 F.3d 895, 898 (9th Cir. 2003), cert. denied, 540 U.S. 1213 (2004).

74.     Sanctions

Rule 11 sanctions are reviewed for an abuse of discretion.  See Cooter & Gell v. Hartmarx Corp., 496 U.S. 384, 405 (1990); see also Retail Flooring Dealers, Inc. v. Beaulieu of America, 339 F.3d 1146, 1150 (9th Cir. 2003).[106]  A district court abuses its discretion in imposing sanctions when it bases its decision on an erroneous view of the law or on a clearly erroneous assessment of the evidence.  See Holgate v. Baldwin, 425 F.3d 671, 675 (9th Cir. 2005); Retail Flooring Dealers, 339 F.3d at 1150; Patelco Credit Union v. Sahni, 262 F.3d 897, 913 (9th Cir. 2001).

A court’s refusal to impose sanctions is also reviewed for an abuse of discretion.  See Winterrowd Am. Gen. Annuity Ins. Co., 556 F.3d 815, 819 (9th Cir. 2009); Ingham v. United States, 167 F.3d 1240, 1246 (9th Cir. 1999).[107]

The district court’s choice of sanctions is reviewed for an abuse of discretion.  See United Nat. Ins. Co. v. R&D Latex Corp., 242 F.3d 1102, 1115 (9th Cir. 2001); United States v. Wunsch, 84 F.3d 1110, 1114 (9th Cir. 1996).

a.       Local Rules

 

Sanctions imposed for violations of local rules are reviewed for an abuse of discretion.  See Mabe v. San Bernardino County, 237 F.3d 1101, 1112 (9th Cir. 2001) (denying discovery request for failure to comply with local rule); Big Bear Lodging Assoc. v. Snow Summit, Inc., 182 F.3d 1096, 1106 (9th Cir. 1999) (applying abuse of discretion standard to district court’s decision to impose sanctions pursuant to local rule); but see United States v. Wunsch, 84 F.3d 1110, 1114 (9th Cir. 1996) (noting prior conflict).

b.      Supervision of Attorneys

 

Other actions a court may take regarding the supervision of attorneys are reviewed for an abuse of discretion.  See Erickson v. Newmar Corp., 87 F.3d 298, 300 (9th Cir. 1996).

 

The district court’s findings as to whether an attorney acted recklessly or in bad faith are reviewed for clear error.  Pacific Harbor Capital Inc. v. Carnival Air Lines, Inc., 210 F.3d 1112, 1117 (9th Cir. 2000).

 

See also III. Civil Proceedings, B. Pretrial Decisions in Civil Cases, 26. Disqualifying Counsel.

c.       Inherent Powers

 

A court’s imposition of sanctions pursuant to its inherent power is reviewed for an abuse of discretion.  See Chambers v. NASCO, Inc., 501 U.S. 32, 55 (1991).[108]

d.      Contempt

 

A district court’s civil contempt order that includes imposition of sanctions is reviewed for an abuse of discretion.  See Reno Air Racing Ass’n v. McCord, 452 F.3d 1126, 1130 (9th Cir. 2006); Irwin v. Mascott, 370 F.3d 924, 931 (9th Cir. 2004).[109]

See III. Civil Proceedings, B. Pretrial Decisions in Civil Cases, 20. Contempt.

e.       28 U.S.C. § 1927

 

Sanctions imposed pursuant to 28 U.S.C. § 1927 are reviewed for an abuse of discretion.  See Gomez v. Vernon, 255 F.3d 1118, 1135 (9th Cir. 2001); GRiD Sys. Corp. v. John Fluke Mfg. Co., 41 F.3d 1318, 1319 (9th Cir. 1994) (per curiam).

 

The denial of sanctions sought under § 1927 is reviewed for an abuse of discretion.  See Barber v. Miller, 146 F.3d 707, 709 (9th Cir. 1998).

f.       Discovery Sanctions

 

The imposition of or refusal to impose discovery sanctions is reviewed for an abuse of discretion.  See Childress v. Darby Lumber, Inc., 357 F.3d 1000, 1010 (9th Cir. 2004); Paladin Assocs., Inc. v. Montana Power Co., 328 F.3d 1145, 1164-65 (9th Cir. 2003).

 

See also III. Civil Proceedings, B. Pretrial Decisions in Civil Cases, 24. Discovery, a. Discovery Sanctions.

75.     Service of Process

 

The district court’s decision regarding the sufficiency of service of process is reviewed for an abuse of discretion.  See Rio Props., Inc. v. Rio Int’l Interlink, 284 F.3d 1007, 1014 (9th Cir. 2002).  District courts have discretion to extend the service of process period.  See Efaw v. Williams, 473 F.3d 1038, 1040 (9th Cir. 2007); United States v. 2,164 Watches, More or Less Bearing a Registered Trademark of Guess?, Inc., 366 F.3d 767, 772 (9th Cir. 2004); Mann v. American Airlines, 324 F.3d 1088, 1090 (9th Cir. 2003).

76.     Severance

 

The district court’s decision on a motion to sever is reviewed for an abuse of discretion.  See Coleman v. Quaker Oats Co., 232 F.3d 1271, 1297 (9th Cir. 2000); Coughlin v. Rogers, 130 F.3d 1348, 1351 (9th Cir. 1997). The trial court’s decision to bifurcate a trial is reviewed for an abuse of discretion.  See Hangarter v. Provident Life & Acc. Ins. Co., 373 F.3d 998, 1021 (9th Cir. 2004); Exxon Co. v. Sofec, Inc., 54 F.3d 570, 575 (9th Cir. 1995), aff’d, 517 U.S. 830 (1996).  Trial courts have broad discretion to order separate trials.  See M2 Software, Inc., v. Madacy Entm’t, Corp., 421 F.3d 1073, 1088 (9th Cir. 2005) (citing Fed. R. Civ. P. 42(b)).

77.     Sovereign Immunity

 

The existence of sovereign immunity is a question of law reviewed de novo.  See Allen v. Gold Country Casino, 464 F.3d 1044, 1046 (9th Cir. 2006); Orff v. United States, 358 F.3d 1137, 1142 (9th Cir. 2004).[110]  Dismissals based on sovereign immunity are reviewed de novo.  See Blaxland v. Commonwealth Dir. of Public Prosecutions, 323 F.3d 1198, 1203 (9th Cir. 2003) (foreign sovereign immunity); Steel v. United States, 813 F.2d 1545, 1548 (9th Cir. 1987).

 

Whether an Indian tribe possesses sovereign immunity is a question of law reviewed de novo.  See Burlington Northern & Santa Fe Ry. Co. v. Vaughn, 509 F.3d 1085, 1091 (9th Cir. 2007); Linneen v. Gila River Indian Cmty, 276 F.3d 489, 492 (9th Cir. 2002).  Whether Congress has abrogated an Indian tribe’s sovereign immunity is a question of statutory interpretation also reviewed de novo.  See Krystal Energy Co. v. Navajo Nation, 357 F.3d 1055, 1056 (9th Cir. 2004); Demontiney v. United States, 255 F.3d 801, 805 (9th Cir. 2001).

 

Immunity under the Eleventh Amendment presents questions of law reviewed de novo.  See Cholla Ready Mix, Inc. v. Civish, 382 F.3d 969, 973 (9th Cir. 2004); Lovell v. Chandler, 303 F.3d 1039, 1050 (9th Cir. 2002), cert. denied, 537 U.S. 1105 (2003).[111]  Whether a party is immune under the Eleventh Amendment is also reviewed de novo.  See Holz v. Nenana City Pub. Sch. Dist., 347 F.3d 1176, 1179 (9th Cir. 2003).[112]

78.     Special Masters

 

The district court has discretion to appoint a special master and to decide the extent of duties.  See Jaros v. E.I. DuPont (In re Hanford Nuclear Reservation Litig.), 292 F.3d 1124, 1138 (9th Cir. 2002).  The district court’s order of reference to a special master is reviewed for an abuse of discretion.  See United States v. Washington, 157 F.3d 630, 660 (9th Cir. 1998) (concurring opinion); Burlington N. R.R. v. Washington Dep’t of Revenue, 934 F.2d 1064, 1071 (9th Cir. 1991); United States v. Suquamish Indian Tribe, 901 F.2d 772, 774 (9th Cir. 1990).  The court’s refusal to enlist the services of a special master is also reviewed for an abuse of discretion.  See Lobatz v. U.S. West Cellular, Inc., 222 F.3d 1142, 1149 (9th Cir. 2000).  The district court has broad discretion to set the special master’s compensation.  See Cordoza v. Pacific States Steel Corp., 320 F.3d 989, 1001 (9th Cir. 2003).

 

A special master has discretion whether to permit discovery or hold evidentiary hearings.  See United States v. Clifford Matley Family Trust, 354 F.3d 1154, 1159-61 (9th Cir. 2004).  Legal conclusions are reviewed de novo.  See id. at 1163 n.10.  Factual findings are entitled to deference and reviewed for clear error.  See Labor/Community Strategy Ctr. v. Los Angeles County Metropolitan Trans. Auth., 263 F.3d 1041, 1049 (9th Cir. 2001).

79.     Standing

 

The district court’s determination whether a party has standing is reviewed de novo.  See Preminger v. Peake, 552 F.3d 757, 762 n.3 (9th Cir. 2008) (noting questions of standing reviewed de novo, but underlying factual findings reviewed for clear error); Mortensen v. County of Sacramento, 368 F.3d 1082, 1086 (9th Cir. 2004); but see In re P.R.T.C., Inc. (Duckor Spradling & Metzger v. Baum Trust), 177 F.3d 774, 777 (9th Cir. 1999) (noting whether individual has standing to appeal is a question of fact reviewed for clear error). [113]

80.     Stare Decisis

 

Whether stare decisis applies is a question of law reviewed de novo.  See In re Watts, 298 F.3d 1077, 1079 (9th Cir. 2002) (BAP); Baker v. Delta Air Lines, Inc., 6 F.3d 632, 637 (9th Cir. 1993).

81.     Statutes of Limitation

 

The district court’s dismissal based on a statute of limitation is reviewed de novo.  See Lukovsky v. City & County of San Francisco, 535 F.3d 1044, 1047 (9th Cir. 2008); Erlin v. United States, 364 F.3d 1127, 1130 (9th Cir. 2004).[114]  Thus, whether a claim is barred by a statute of limitations is reviewed de novo.  See Rouse v. United States Dep’t of State, 567 F.3d 408, 414 (9th Cir. 2009); Oja v. U.S. Army Corps of Engineers, 440 F.3d 1122, 1127 (9th Cir. 2006).  A ruling on the appropriate statute of limitations is a question of law reviewed de novo.  See Northwest Airlines, Inc. v. Camacho, 296 F.3d 787, 789 (9th Cir. 2002).[115]

When the statute of limitations begins to run is a question of law reviewed de novo.  See Oja, 440 F.3d at 1127; Erlin, 364 F.3d at 1130.  When the question turns on what a reasonable person should know, a mixed question of law and fact is presented that is reviewed for clear error.  See Erlin, 364 F.3d at 1130; Bartleson v. United States, 96 F.3d 1270, 1274 (9th Cir. 1996).  Whether an action is governed by an analogous limitations period is a legal conclusion reviewed de novo.  See Livingston Sch. Dist. v. Keenan, 82 F.3d 912, 915 (9th Cir. 1996); Telink, Inc. v. United States, 24 F.3d 42, 46 (9th Cir. 1994).

 

See also III. Civil Proceedings, B. Pretrial Decisions in Civil Cases, 29. Equitable Estoppel and Equitable Tolling.

82.     Stays

 

A district court’s stay order is reviewed for an abuse of discretion.  See Dependable Highway Express, Inc. v. Navigators Ins. Co., 498 F.3d 1059, 1066 (9th Cir. 2007) (noting “somewhat less deferential” standard); Lockyer v. Mirant Corp., 398 F.3d 1098, 1105 (9th Cir. 2005) (same); Yong v. INS, 208 F.3d 1116, 1119 (9th Cir. 2000) (same); Intel Corp. v. Advanced Micro Devices, Inc., 12 F.3d 908, 912 (9th Cir. 1993) (noting abuse of discretion standard here is stricter than the flexible abuse of discretion standard used in other contexts).[116]

 

Whether the automatic stay provisions of the Bankruptcy Act have been violated is a question of law reviewed de novo.  See Eskanos & Adler v. Leetien, 309 F.3d 1210, 1213 (9th Cir. 2002); In re Pettit, 217 F.3d 1072, 1077 (9th Cir. 2000).  Whether a party has willfully violated the automatic stay is a question of fact reviewed for clear error.  See Eskanos & Adler, 309 F.3d at 1213.  The bankruptcy court’s decision to grant or deny relief from an automatic stay is reviewed, however, for an abuse of discretion.  See In re Cybernetic Servs., Inc., 252 F.3d 1039, 1045 (9th Cir. 2001); In re Gruntz, 202 F.3d 1074, 1084 n.9 (9th Cir. 2000) (en banc).  The bankruptcy court’s decision to impose sanctions for violating the automatic stay is reviewed for an abuse of discretion.  See In re Dyer, 322 F.3d 1178, 1191 (9th Cir. 2003).  The amount of the sanction is also reviewed for an abuse of discretion.  See Eskanos & Adler, 309 F.3d at 1213.

83.     Striking

 

The district court’s ruling on a motion to strike is reviewed for an abuse of discretion.  See Hambleton Bros. Lumber Co. v. Balkin Enterprises Inc., 397 F.3d 1217, 1224 n. 4 (9th Cir. 2005).[117]

84.     Subject Matter Jurisdiction

 

The existence of subject matter jurisdiction is a question of law reviewed de novo.  See Atwood v. Fort Peck Tribal court Assiniboine, 513 F.3d 943, 946 (9th Cir. 2008); Marceau v. Blackfeet Housing Authority, 455 F.3d 974, 977 (9th Cir. 2006); Coyle v. P.T. Garuda Indonesia, 363 F.3d 979, 984 n.7 (9th Cir. 2004); United States v. Peninsula Comm., Inc., 287 F.3d 832, 836 (9th Cir. 2002).[118]  The district court’s findings of fact relevant to its determination of subject matter jurisdiction are reviewed for clear error.  See Coyle, 363 F.3d at 984 n.7; Schnabel v. Lui, 302 F.3d 1023, 1029 (9th Cir. 2002); Peninsula Comm., 282 F.3d at 836.

 

The existence of subject matter jurisdiction under the Foreign Sovereign Immunities Act is a question of law reviewed de novo.  See Gupta v. Thai Airways, Int’l, Ltd., 487 F.3d 759, 765 (9th Cir. 2007).[119]

85.     Subpoenas

 

The trial court’s decision on a motion to quash a grand jury subpoena is reviewed for an abuse of discretion.  See United States v. Comprehensive Drug Testing, Inc., 513 F.3d 1085, 1129 (9th Cir. 2008); In re Grand Jury Subpoena, Dated April 18, 2003, 383 F.3d 905, 909 (9th Cir. 2004); In re Grand Jury Subpoena, 357 F.3d 900, 906 (9th Cir. 2004).

 

A district court’s decision whether to enforce an administrative subpoena is reviewed de novo.  See EEOC v. Fed. Express Corp, 558 F.3d 842, 846 (9th Cir. 2009); In re Estate of Covington, 450 F.3d 917, 919 n.4 (9th Cir. 2006); NLRB v. The Bakersfield Californian, 128 F.3d 1339, 1341 (9th Cir. 1997).

 

A court’s decision to enforce a summons is reviewed for clear error.  See United States v. Blackman, 72 F.3d 1418, 1422 (9th Cir. 1995); Fortney v. United States, 59 F.3d 117, 119 (9th Cir. 1995) (denying motion).  The district court’s conclusion that it lacks subject matter jurisdiction over a petition to quash IRS summons is reviewed de novo.  See Ip v. United States, 205 F.3d 1168, 1170 (9th Cir. 2000).  Whether a district court may conditionally enforce an IRS summons is a question of statutory interpretation reviewed de novo.  See United States v. Jose, 131 F.3d 1325, 1327 (9th Cir. 1997) (en banc).  A district court’s decision to quash an IRS summons is reviewed, however, for clear error.  See David H. Tedder & Assocs. v. United States, 77 F.3d 1166, 1169 (9th Cir. 1996); but see Crystal v. United States, 172 F.3d 1141, 1145 n.5 (9th Cir. 1999) (rejecting clear error standard and applying de novo review when appeal was from grant if summary judgment).

86.     Substitution of Parties

 

A court’s decision regarding substitution of parties is reviewed for an abuse of discretion.  See In re Bernal, 207 F.3d 595, 598 (9th Cir. 2000) (noting Fed. R. Civ. P. 25(c) leaves the substitution decision to the “court’s sound discretion”); United States v. F. D. Rich Co., 437 F.2d 549, 552 (9th Cir. 1970) (noting district court has “ample discretionary power to substitute parties”).  Mandatory substitution of the United States as a defendant party is reviewed, however, de novo.  See Pelletier v. Federal Home Loan Bank, 968 F.2d 865, 875 (9th Cir. 1992) (FELRTCA).

87.     Summary Judgment

a.       Generally

A district court’s decision to grant[120], partially grant[121], or deny[122] summary judgment or a summary adjudication motion[123] is reviewed de novo.  See, e.g., Universal Health Servs., Inc. v. Thompson, 363 F.3d 1013, 1019 (9th Cir. 2004); but see Carey v. Nevada Gaming Control Bd., 279 F.3d 873, 877 n.1 (9th Cir. 2002) (declining to review denial of summary judgment).  A district court’s decision on cross motions for summary judgment[124] is also reviewed de novo.  See Travelers Prop. Cas. Co. of Am. V. ConocoPhillips Co., 546 F.3d 1142, 1145 (9th Cir. 2008); Arakaki v. Hawaii, 314 F.3d 1091, 1094 (9th Cir. 2002).

The appellate court’s review is governed by the same standard used by the trial court under Federal Rule of Civil Procedure 56(c).  See Suzuki Motor Corp. v. Consumers Union, Inc., 330 F.3d 1110, 1131 (9th Cir.), cert. denied, 540 U.S. 983 (2003).

On review, the appellate court must determine, viewing the evidence in the light most favorable to the nonmoving party, whether there are any genuine issues of material fact and whether the district court correctly applied the relevant substantive law.  See Olsen v. Idaho State Bd. of Medicine, 363 F.3d 916, 922 (9th Cir. 2004).[125]  The court must not weigh the evidence or determine the truth of the matter but only determine whether there is a genuine issue for trial.  See Balint v. Carson City, 180 F.3d 1047, 1054 (9th Cir. 1999).

Summary judgment may be appropriate when a mixed question of fact and law involves undisputed underlying facts.  See EEOC v. UPS, 424 F.3d 1060, 1068 (9th Cir. 2005); Colacurcio v. City of Kent, 163 F.3d 545, 549 (9th Cir. 1998).  However, summary judgment is not proper if material factual issues exist for trial.  See Simo v. Union of Needletrades, 322 F.3d 602, 610 (9th Cir.), cert. denied, 540 U.S. 873 (2003).

 

Summary judgment may be affirmed on any ground supported by the record.  See Video Software Dealers Ass’n v. Schwarzenegger, 556 F.3d 950, 956 (9th Cir. 2009).[126]

b.      Related Decisions

The district court’s decision whether to permit additional discovery pursuant to Federal Rule of Civil Procedure 56(f) is reviewed for an abuse of discretion.  See Burlington Santa Fe R.R. Co. v. Assiniboine & Sioux Tribes, 323 F.3d 767, 773 (9th Cir. 2003).[127] “A district court abuses its discretion only if the movant diligently pursued its previous discovery opportunities, and if the movant can show how allowing additional discovery would have precluded summary judgment.”  Panatronic USA v. AT&T Corp., 287 F.3d 840, 846 (9th Cir. 2002) (internal quotation marks and citations omitted).[128]

               

Note that if a trial judge fails to address a Rule 56(f) motion before granting summary judgment, the omission is reviewed de novo.  Margolis v. Ryan, 140 F.3d 850, 853 (9th Cir. 1998); Kennedy v. Applause, Inc., 90 F.3d 1477, 1482 (9th Cir. 1996).

 

Evidentiary rulings made in the context of summary judgment are reviewed for an abuse of discretion.  See Wong v. Regents of Univ. of California, 410 F.3d 1052, 1060 (9th Cir. 2005); Fonseca v. Sysco Food Serv., Inc., 374 F.3d 840, 845 (9th Cir. 2004).[129]

 

The district court’s refusal to reconsider or to vacate summary judgment is reviewed for an abuse of discretion.  Minnesota Life Ins. Co. v. Ensley, 174 F.3d 977, 987 (9th Cir. 1999).[130]

c.       FOIA Cases

In a FOIA case, instead of determining whether a genuine issue of material fact exists, this circuit employs a special two-step standard to review the grant of summary judgment.  See Pacific Fisheries, Inc. v. United States, 539 F.3d 1143, 1149 (9th Cir. 2008); Lion Raisins Inc. v. United States Dep’t of Agriculture, 354 F.3d 1072, 1078 (9th Cir. 2004).  First, the court inquires whether an adequate factual basis supports the district court’s ruling.  Second, if such a basis exists, the court overturns the ruling only if it is clearly erroneous.  See Pacific Fisheries, 539 F.3d at 1149; Lion Raisins Inc., 354 F.3d at 1078; see also TPS, Inc. v. United States Dep’t of Def., 330 F.3d 1191, 1194 (9th Cir. 2003) (noting some cases have applied different standards to summary judgment in a FOIA case).

When parties do not dispute whether the court had an adequate basis for its decision, the court’s conclusion that documents are exempt from disclosure is reviewed de novo.  See Lissner v. United States Custom Serv., 241 F.3d 1220, 1222 (9th Cir. 2001); Klamath Water Users Prot. Ass’n v. DOI, 189 F.3d 1034, 1037 (9th Cir. 1999) (noting “where the adequacy of the factual basis is not disputed, the district court’s legal conclusion whether the FOIA exempts a document from disclosure is reviewed de novo.”) 

88.     Summons

 

A dismissal for failure to timely serve a summons and complaint is reviewed for an abuse of discretion.  In re Sheehan, 253 F.3d 507, 511 (9th Cir. 2001).  A court’s decision to quash a summons is reviewed for clear error.  David H. Tedder & Assocs. v. United States, 77 F.3d 1166, 1169 (9th Cir. 1996).  The court’s decision to enforce a summons is also reviewed for clear error.  United States v. Blackman, 72 F.3d 1418, 1422 (9th Cir. 1995); Fortney v. United States, 59 F.3d 117, 119 (9th Cir. 1995) (denying motion to quash).  Whether a district court may conditionally enforce a summons, however, raises questions of statutory interpretation reviewed de novo.  United States v. Jose, 131 F.3d 1325, 1327 (9th Cir. 1997) (en banc); see also Crystal v. United States, 172 F.3d 1141, 1145 n.5 (9th Cir. 1999) (reviewing de novo when appeal is from grant of summary judgment).

89.     Supplemental Complaints

 

A district court’s decision to grant or deny a party’s request to supplement a complaint pursuant to Federal Rule of Civil Procedure 15(d) is reviewed for an abuse of discretion.  See Planned Parenthood of S. Ariz. v. Neely, 130 F.3d 400, 402 (9th Cir. 1997); Keith v. Volpe, 858 F.2d 467, 473 (9th Cir. 1988).

90.     Supplemental Jurisdiction

Whether a district court has supplemental (pendent) jurisdiction is reviewed de novo.  See Hoeck v. City of Portland, 57 F.3d 781, 784‑85 (9th Cir. 1995).  A district court’s decision whether to retain jurisdiction over supplemental claims when the original federal claims are dismissed is reviewed for an abuse of discretion.  See Tritchler v. County of Lake, 358 F.3d 1150, 1153 (9th Cir. 2004); Bryant v. Adventist Health Sys./West, 289 F.3d 1162, 1165 (9th Cir. 2002).[131]

Note, however, the district court has no discretion to assert jurisdiction over supplemental claims when it dismisses the federal claims for lack of subject matter jurisdiction.  See Scott v. Pasadena Unified Sch. Dist., 306 F.3d 646, 664 (9th Cir. 2002), cert. denied, 538 U.S. 1031 (2003); Herman Family Revocable Trust v. Teddy Bear, 254 F.3d 802, 806 (9th Cir. 2001).

91.     Venue

 

A district court’s venue ruling is reviewed de novo.  See Immigrant Assistance Project v. INS, 306 F.3d 842, 868 (9th Cir. 2002).[132] The court’s dismissal for improper venue is reviewed de novo.  See Myers v. Bennett Law Offices, 238 F.3d 1068, 1071 (9th Cir. 2001).  Any underlying factual findings are reviewed for clear error.  Columbia Pictures Television v. Krypton Broad., Inc., 106 F.3d 284, 288 (9th Cir. 1997), rev’d on other grounds, 523 U.S. 340 (1998).

 

Note that a district court’s decision to transfer or dismiss an action on the ground of improper venue pursuant to 28 U.S.C. § 1404(a) is reviewed for an abuse of discretion.  See Jones v. GNC Franchising, Inc., 211 F.3d 495, 498 (9th Cir. 2000); Bruns v. National Credit Union Admin., 122 F.3d 1251, 1253 (9th Cir. 1997).[133]

92.     Vexatious Litigants

 

A district court’s vexatious litigant order is reviewed for an abuse of discretion.  See De Long v. Hennessey, 912 F.2d 1144, 1146 (9th Cir. 1990); see also Estrada v. Speno & Cohen, 244 F.3d 1050, 1056-57 (9th Cir. 2001) (explaining what the district court must consider before order default judgment against a party for vexatious litigation tactics).

 

A dismissal for failure to comply with a vexatious litigant order is reviewed for an abuse of discretion.  See In re Fillbach, 223 F.3d 1089, 1090 (9th Cir. 2000).

93.     Voir Dire

 

A trial court’s conduct during civil voir dire is reviewed for abuse of discretion.  See Scott v. Lawrence, 36 F.3d 871, 874 (9th Cir. 1994); Medrano v. City of Los Angeles, 973 F.2d 1499, 1507‑08 (9th Cir. 1992).  The trial court’s decision not to use a party’s proposed voir dire questions was held not to be an abuse of discretion.  See Monroe v. City of Phoenix,  248 F.3d 851, 856 (9th Cir. 2001), overruled on other grounds by Acosta v. Hill, 504 F.3d 1323 (9th Cir. 2007).  Additionally, a court’s order to parties to make their opening statements to the entire prospective jury panel before voir dire was also not an abuse of discretion.  See In re Yagman, 796 F.2d 1165, 1171 (9th Cir.), amended by 803 F.2d 1085 (9th Cir. 1986).

94.     Voluntary Dismissals

 

The trial court’s decision to grant voluntary dismissal is reviewed for abuse of discretion.  See Smith v. Lenches, 263 F.3d 972, 975 (9th Cir. 2001); Hyde & Drath v. Baker, 24 F.3d 1162, 1169 (9th Cir. 1994); Bell v. Kellogg, 922 F.2d 1418, 1421-22 (9th Cir. 1991).  In making the decision, the court must consider whether the defendant will suffer legal prejudice as a result of the dismissal.  Smith, 263 F.3d at 975; Hyde & Drath, 24 F.3d at 1169.  The court’s determination of the terms and conditions of dismissal under Rule 41(a)(2) is reviewed for an abuse of discretion.  Hargis v. Foster, 312 F.3d 404, 412 (9th Cir. 2002); Koch v. Hankins, 8 F.3d 650, 652 (9th Cir. 1993).

 

The court’s denial of a motion for voluntary dismissal is also reviewed for an abuse of discretion.  In re Exxon Valdez, 102 F.3d 429, 432 (9th Cir. 1996); Westlands Water Dist. v. United States, 100 F.3d 94, 96 (9th Cir. 1996).

 

Whether a court possesses the authority to deny or vacate a voluntary dismissal is a question of law reviewed de novo.  See American Soccer Co. v. Score First Enter., 187 F.3d 1108, 1110 (9th Cir. 1999).  A district court’s interpretation of Rule 41(a) is reviewed de novo.  See Swedberg v. Marotzke, 339 F.3d 1139, 1141 (9th Cir. 2003).

C.      Trial Decisions in Civil Cases

1.       Alter Ego

 

A district court’s application of the alter ego doctrine is reviewed for clear error.  See F.J. Hanshaw Enter. v. Emerald River Dev., 244 F.3d 1128, 1135 (9th Cir. 2001); Commodity Futures Trading Comm. v. Topworth Int’l, Ltd., 205 F.3d 1107, 1112 (9th Cir. 2000); McClaran v. Plastic Indus., Inc., 97 F.3d 347, 358 (9th Cir. 1996).

2.       Authentication

 

The district court’s ruling on the authenticity of proffered evidence is reviewed for an abuse of discretion.  See Orr v. Bank of America, 285 F.3d 764, 773 (9th Cir. 2002) (summary judgment); Security Farms v. International Bhd. of Teamsters, 124 F.3d 999, 1011 (9th Cir. 1997) (summary judgment).  The trial court’s determination that there is a sufficient evidentiary basis to establish authenticity is also reviewed for an abuse of discretion.  See E.W. French & Sons, Inc. v. General Portland Inc., 885 F.2d 1392, 1398 (9th Cir. 1989); but see M/V Am. Queen v. San Diego Marine Constr. Corp., 708 F.2d 1483, 1491 (9th Cir. 1983) (“Whether evidence is properly authenticated is a question of law subject to de novo review.”).

3.       Bench Trials

 

The district court’s decision to conduct a bench trial is reviewed for an abuse of discretion.  See Cigna Property and Cas. Ins. Co. v. Polaris Pictures Corp., 159 F.3d 412, 419 (9th Cir. 1998).  Following a bench trial, the judge’s findings of fact are reviewed for clear error.  See Navajo Nation v. United States Forest Service, 535 F.3d 1058, 1067 (9th Cir. 2008); Twentieth Century Fox Film Corp. v. Entertainment Distributing, 429 F.3d 869, 879 (9th Cir. 2005); Lentini v. California Center for the Arts, Escondido, 370 F.3d 837, 843 (9th Cir. 2004).[134]  The district court’s findings of fact must be accepted unless the reviewing court is left with a definite and firm conviction that a mistake has been made. See Twentieth Century Fox, 429 F.3d at 879; Lentini, 370 F.3d at 843.[135]

 

The district court’s computation of damages following a bench trial is reviewed for clear error.  Lentini, 370 F.3d at 843; Schnabel v. Lui, 302 F.3d 1023, 1029 (9th Cir. 2002); Ambassador Hotel Co. v. Wei-Chuan Inv., 189 F.3d 1017, 1024 (9th Cir. 1999).[136]  Whether the court applied the correct legal standard, however, is reviewed de novo.  See Ambassador Hotel Co., 189 F.3d at 1024.

 

The district court’s conclusions of law following a bench trial are reviewed de novo.  See Navajo Nation, 535 F.3d at 1067; Twentieth Century Fox, 429 F.3d at 879; Lentini , 370 F.3d at 843.

4.       Best Evidence Rule

 

See also III. Civil Proceedings, C. Trial Decisions in Civil Cases, 11. Evidentiary Rulings.

5.       Bifurcation

 

The trial court’s decision to bifurcate a trial is reviewed for an abuse of discretion.  See Hangarter v. Provident Life and Accident Ins. Co., 373 F.3d 998, 1021 (9th Cir. 2004) (declining to bifurcate); Danjaq LLC v. Sony Corp., 263 F.3d 942, 961 (9th Cir. 2001) (bifurcating laches from liability at start of trial); Hilao v. Estate of Marcos, 103 F.3d 767, 782 (9th Cir. 1996) (trifurcation).  The court has broad discretion to order separate trials under Federal Rule of Civil Procedure 42(b).  Zivkovic v. Southern California Edison Co., 302 F.3d 1080, 1088 (9th Cir. 2002).  The court will set aside a severance order only for an abuse of discretion.  See Coleman v. Quaker Oats Co., 232 F.3d 1271, 1297 (9th Cir. 2000).

See also III. Civil Proceedings, B. Pretrial Decisions in Civil Cases, 9. Bifurcation.

          6.       Choice of Laws

 

A district court’s decision concerning the appropriate choice of law is reviewed de novo.  See Paulsen v. CNF Inc., 559 F.3d 1061, 1072 (9th Cir. 2009).[137]  Underlying factual determinations are reviewed for clear error.  See Zinser v. Accufix Research Inst., Inc., 253 F.3d 1180, 1187 (9th Cir.), amended by 273 F.3d 1266 (9th Cir. 2001).

 

Whether a choice‑of‑law clause is void by operation of other law is reviewed de novo.  See Richards v. Lloyd’s of London, 135 F.3d 1289, 1292 (9th Cir. 1998) (en banc); see also Regal-Beloit Corp. v. Kawasaki Kisen Kaisha Ltd., 557 F.3d 985 (9th Cir. 2009).

 

The trial court’s decision to enforce a forum selection clause is reviewed for an abuse of discretion.  See Murphy v. Schneider Nat’l, Inc., 362 F.3d 1133, 1137 (9th Cir. 2004); Chateau Des Charmes Wines Ltd. v. Sabate USA, Inc., 328 F.3d 528, 530 (9th Cir.) (per curiam), cert. denied, 540 U.S. 1049 (2003).  The court’s refusal to enforce a forum selection clause is reviewed for an abuse of discretion.  See Fireman’s Fund Ins. Co. v. M.V. DSR Atl., 131 F.3d 1336, 1338 (9th Cir. 1997) (noting other circuits review de novo).  Whether the parties agreed to a forum selection clause is a question of law reviewed de novo.  See Chateau Des Charmes Wines, 328 F.3d at 530.  Whether a forum selection clause is mandatory or permissive is also a question of law reviewed de novo.  See Northern Cal. Dist. Council of Laborers v. Pittsburg‑Des Moines Steel Co., 69 F.3d 1034, 1036 (9th Cir. 1995).  Any interpretation of state law is reviewed de novo.  See State Farm Mut. Automotive Ins. Co. v. Davis, 937 F.2d 1415, 1418 (9th Cir. 1991).

 

The trial court’s interpretation of Federal Rule of Civil Procedure 44.1 requiring notice of the intent to raise an issue of foreign law is reviewed de novo.  See DP Aviation v. Smiths Indus. Aerospace and Def. Sys., Ltd., 268 F.3d 829, 846 (9th Cir. 2001).  The court’s determination whether the notice is “reasonable” is reviewed for an abuse of discretion.  See id.

7.       Closing Arguments

 

The district court’s control of counsel’s closing arguments is reviewed for abuse of discretion.  See Larez v. Holcomb, 16 F.3d 1513, 1520‑21 (9th Cir. 1994); United States v. Spillone, 879 F.2d 514, 518 (9th Cir. 1989) (trial court has broad discretion in controlling closing arguments).  The court’s decision to exclude evidence offered during closing argument is also reviewed for an abuse of discretion.  See Beech Aircraft Corp. v. United States, 51 F.3d 834, 842 (9th Cir. 1995) (per curiam).

 

The court’s decision to inform the parties of the substance of special interrogatories after closing argument is an abuse of discretion.  See Ruvalcaba v. City of Los Angeles, 167 F.3d 514, 521-22 (9th Cir. 1999); see also Galdamez v. Potter, 415 F.3d 1015, 1026-27 (9th Cir. 2005) (noting that district court may have abused discretion by changing verdict form after submission to jury, but that the error was harmless).  When there is no objection to conduct during closing argument, review is limited to plain error.  See Hemmings v. Tidyman’s, Inc., 285 F.3d 1174, 1193 (9th Cir. 2002); Bird v. Glacier Elec. Coop. Inc., 255 F.3d 1136, 1144-48 (9th Cir. 2001).

8.       Credibility Findings

 

Credibility findings are reviewed for clear error and entitled to special deference.  See Anderson v. City of Bessemer, 470 U.S. 564, 573 (1985); Allen v. Iranon, 283 F.3d 1070, 1078 n.8 (9th Cir. 2002) (trial court’s finding that a witness is not credible is entitled to special deference).[138]  Note that trial judges have broad discretion to comment upon the evidence, including the credibility of witnesses.  Navellier v. Sletten, 262 F.3d 923, 942 (9th Cir. 2001).

9.       Cross‑Examination

 

The district court’s decision to limit the scope and extent of cross‑examination is reviewed for an abuse of discretion.  See Dorn v. Burlington N. Santa Fe R.R., 397 F.3d 1183, 1192 (9th Cir. 2005); Robertson v. Burlington N. R.R., 32 F.3d 408, 411 (9th Cir. 1994); see also United States v. Real Property Located at 22 Santa Barbara Dr., 264 F.3d 860, 873 (9th Cir. 2001) (applying harmless error review).

10.     Directed Verdict

 

See III. Civil Proceedings, C. Trial Decisions in Civil Cases, 16. Judgment as a Matter of Law.

11.     Evidentiary Rulings

a.       Generally

 

Evidentiary rulings are reviewed for an abuse of discretion.  See Sprint/United Mgmt. Co. v. Mendelsohn, 128 S. Ct. 1140, 1145 (2008); Wicker v. Oregon Bureau of Labor, 543 F.3d 1168, 1173 (9th Cir. 2008); Gribben v. United Parcel Service, Inc., 528 F.3d 1166, 1171 (9th Cir. 2008);  Tritchler v. County of Lake, 358 F.3d 1150, 1155 (9th Cir. 2004); McEuin v. Crown Equip. Corp., 328 F.3d 1028, 1032 (9th Cir.), cert. denied, 540 U.S. 1160 (2003).[139]  To reverse on the basis of an erroneous evidentiary ruling, the court must conclude not only that the district court abused its discretion, but also that the error was prejudicial.  See Harper v. City of Los Angeles, 533 F.3d 1010, 1030 (9th Cir. 2008); Tritchler, 358 F.3d at 1155; McEuin, 328 F.3d at 1032; Geurin v. Winston Indus., Inc., 316 F.3d 879, 882 (9th Cir. 2002).  Prejudice means that, more probable than not, the lower court’s error tainted the verdict.  See Harper, 533 F.3d at 1030; McEuin, 328 F.3d at 1032; Geurin, 316 F.3d at 882.

 

In reviewing the district court’s exclusion of evidence as a sanction, this court first engages in de novo review of whether the district court had the power to exclude the evidence.  If such a power exists, this court reviews the district court’s imposition of the sanction for abuse of discretion.  See S.M. v. J.K., 262 F.3d 914, 917 (9th Cir. 2001), amended by 315 F.3d 1058 (9th Cir. 2003); Lewis v. Telephone Employees Credit Union, 87 F.3d 1537, 1556‑57 (9th Cir. 1996).[140]

b.      Attorney testimony

 

Whether a party’s attorney should be permitted to testify is a decision reviewed for an abuse of discretion.  See Towe Antique Ford Found. v. IRS, 999 F.2d 1387, 1391 (9th Cir. 1993).

c.       Extra-record evidence

 

The district court’s decision to exclude extra‑record evidence is reviewed for an abuse of discretion.  See Northwest Envtl. Advocates v. Nat’l Marine Fisheries Serv., 460 F.3d 1125, 1133 (9th Cir. 2006); San Francisco Baykeeper v. Whitman, 297 F.3d 877, 886 (9th Cir. 2002) (noting exception that permits district court to review evidence outside the administrative record); Southwest Ctr. for Biological Diversity v. United States Forest Serv., 100 F.3d 1443, 1447 (9th Cir. 1996).

d.      Fed. R. Evid. 702

 

The admissibility of scientific evidence under Fed. R. Evid. 702 is reviewed for an abuse of discretion.  See Elsayed Mukhtar v. California State Univ., 299 F.3d 1053, 1063 (9th Cir. 2002) (explaining Rule 702’s requirements), amended by 319 F.3d 1073 (9th Cir. 2003).[141]  The district court has discretion to determine whether to hold an evidentiary hearing before ruling on the admissibility of scientific evidence.  See In re Hanford Nuclear Reservation Lit., 292 F.3d 1124, 1138 (9th Cir. 2002).

 

See also III. Civil Proceedings, C. Trial Decisions in Civil Cases, 12. Experts.

e.       Hearsay

 

The court’s interpretation of the hearsay rule is reviewed de novo.  See Calmat Co. v. U.S. Dep’t of Labor, 364 F.3d 1117, 1122 (9th Cir. 2004); Orr v. Bank of America, 285 F.3d 764, 778 (9th Cir. 2002).  The court’s decision to allow or to exclude evidence based on the hearsay rule is reviewed for an abuse of discretion.  See Calmat, 364 F.3d at 1122; Orr, 285 F.3d at 778.

f.       Best Evidence Rule

 

The best evidence rule provides that the original of a “writing, recording, or photograph” is required to prove the contents thereof.  Fed. R. Evid. 1002.  A court’s ruling on the best evidence rule is reviewed for an abuse of discretion.  See Pahl v. Commissioner, 150 F.3d 1124, 1132 (9th Cir. 1998) (tax court); Mitchell v. Dupnik, 75 F.3d 517, 527 (9th Cir. 1996); see also United States v. Bennett, 363 F.3d 947, 952 (9th Cir. 2004) (criminal appeal).

12.     Experts

 

The trial court’s decision to admit or exclude expert testimony is reviewed for an abuse of discretion.  See Kumho Tire Co. v. Carmichael, 526 U.S. 137, 152 (1999); Summers v. Delta Air Lines, Inc., 508 F.3d 923, 926 (9th Cir. 2007); Sullivan v. United States Dep’t of Navy, 365 F.3d 827, 832 (9th Cir. 2004).[142]  The applicability of Daubert v. Merrell Dow Pharms., Inc., 509 U.S. 579 (1993), presents a question of law reviewed de novo.  See McKendall v. Crown Control Corp., 122 F.3d 803, 805 (9th Cir. 1997), overruled on other grounds, Kumho Tire Co. v. Carmichael, 526 U.S. 137 (1999).  The district court’s determination that Daubert evidence is reliable is reviewed, however, for an abuse of discretion.  See White v. Ford Motor Co., 312 F.3d 998, 1007 (9th Cir. 2002), amended by 335 F.3d 833 (9th Cir. 2003); Elsayed Mukhtar v. California State Univ., 299 F.3d 1053, 1064 (9th Cir. 2002), amended by 319 F.3d 1073 (9th Cir. 2003).[143]  The district court has discretion to determine whether to hold a Daubert hearing.  See Millenkamp v. Davisco Foods Int’l, Inc., 562 F.3d 971, 979 (9th Cir. 2009); In re Hanford Nuclear Reservation Lit., 292 F.3d 1124, 1138 (9th Cir. 2002).

 

A trial court’s decision not to consider expert testimony for purposes of deciding a motion for summary judgment is reviewed for an abuse of discretion.  See Rice v. Fox Broad. Co., 330 F.3d 1170, 1179-80 (9th Cir. 2003); Domingo Ex. rel Domingo v. T.K., 289 F.3d 600, 605 (9th Cir. 2002); Kennedy v. Collagen Corp., 161 F.3d 1226, 1227 (9th Cir. 1998).

 

The court’s decision to appoint an expert sua sponte under Federal Rule of Evidence 706(a) is reviewed for an abuse of discretion.  See Walker v. American Home Shield Long Term Disability Plan, 180 F.3d 1065, 1071 (9th Cir. 1999).  Whether a statute permits a district court to award fees and expenses, including expert witness fees, is reviewed de novo.  See Clausen v. M/V New Carissa, 339 F.3d 1049, 1061-62 (9th Cir. 2003).

13.     Federal Rules of Civil Procedure

 

A district court’s interpretation of the Federal Rules of Civil Procedure is reviewed de novo.  See Hambleton Bros. Lumber Co. v. Balkin Enterprises, Inc., 397 F.3d 1217, 1224 n.5 (9th Cir. 2005) (Fed. R. Civ. P. 30(e)).[144]

14.     Foreign Law

 

A district court’s determination and interpretation of foreign law are questions of law reviewed under the de novo standard.  See Shalit v. Coppe, 182 F.3d 1124, 1127 (9th Cir. 1999); Brady v. Brown, 51 F.3d 810, 816 (9th Cir. 1995); Richmark Corp. v. Timber Falling Consultants, 959 F.2d 1468, 1473 (9th Cir. 1992); see also United States v. Tsui, 531 F.3d 977, 979 (9th Cir. 2008) (reviewing parole commission’s interpretation of foreign law de novo).

 

The existence of subject matter jurisdiction under the Foreign Sovereign Immunities Act is a question of law reviewed de novo.  See Gupta v. Thai Airways, Int’l, Ltd., 487 F.3d 759, 765 (9th Cir. 2007).[145]  Note that a district court has discretion to decline jurisdiction when litigation in a foreign forum would be more convenient for the parties.  See Lueck v. Sundstrand Corp., 236 F.3d 1137, 1142 (9th Cir. 2001).

 

The trial court’s interpretation of Federal Rule of Civil Procedure 44.1 requiring notice of the intent to raise an issue of foreign law is reviewed de novo.  See DP Aviation v. Smiths Indus. Aerospace and Def. Sys., Ltd., 268 F.3d 829, 846 (9th Cir. 2001).  The court’s determination whether the notice is “reasonable” is reviewed for an abuse of discretion.  See id.

 

A district court interpretation of 28 U.S.C. § 1782, permitting domestic discovery of use in foreign proceedings, is reviewed de novo but its application of that statute to the facts of the case is reviewed for an abuse of discretion.  See Advanced Micro Devices, Inc. v. Intel Corp., 292 F.3d 664, 666 (9th Cir. 2002), aff’d, 542 U.S. 241 (2004); United States v. Sealed 1, Letter of Request, 235 F.3d 1200, 1203 & 1206 (9th Cir. 2000); see also Four Pillars Enter. v. Avery Dennison Corp., 308 F.3d 1075, 1078 (9th Cir. 2002) (“We review the district court’s decision under 28 U.S.C. § 1782 for abuse of discretion.”).

15.     Hearsay

See III. Civil Proceedings, C. Trial Decisions in Civil Cases, 11. Evidentiary Rulings.

16.     Judgment as a Matter of Law

 

A grant of a motion for judgment as a matter of law (formerly directed verdict) is reviewed de novo.  See Martin v. California Dep’t of Veterans Affairs, 560 F.3d 1042,1046 (9th Cir. 2009); Torres v. City of Los Angeles, 548 F.3d 1197, 1205 (9th Cir. 2008); M2 Software, Inc. v. Madacy Entm’t, Corp., 421 F.3d 1073, 1086 (9th Cir. 2005); City Solutions, Inc. v. Clear Channel Comms. Inc., 365 F.3d 835, 839 (9th Cir. 2004).  In reviewing a judgment as a matter of law, the evidence must be viewed in the light most favorable to the nonmoving party, and all reasonable inferences must be drawn in favor of that party.  See Reeves v. Sanderson Plumbing Prods., Inc., 530 U.S. 133, 149-50 (2000); Torres, 548 F.3d at 1205-06; M2 Software, Inc., 337 F.3d at 1086; City Solutions, 365 F.3d at 839.  If conflicting inferences may be drawn from the facts, the case must go to the jury.  Torres, 548 F.3d at 1206; Howard v. Everex Sys., Inc., 228 F.3d 1057, 1060 (9th Cir. 2000); LaLonde v. County of Riverside, 204 F.3d 947, 959 (9th Cir. 2000).

 

A denial of a motion for a judgment as a matter of law is also reviewed de novo.  See Lakeside-Scott v. Multnomah County, 556 F.3d 797, 802 (9th Cir. 2009); Altera Corp. v. Clear Logic, Inc., 424 F.3d 1079, 1091 (9th Cir. 2005); Bell v. Clackamas County, 341 F.3d 858, 865 (9th Cir. 2003); Sanghvi v. City of Claremont, 328 F.3d 532, 536 (9th Cir.), cert. denied, 540 U.S. 1075 (2003).

17.     Juror Partiality, Bias and Misconduct

 

The district court’s denial of a new trial based on alleged juror misconduct is reviewed for an abuse of discretion.  See Sea Hawk Seafoods v. Alyeska Pipeline Serv. Co., 206 F.3d 900, 911 n.19 (9th Cir. 2000); Coughlin v. Tailhook Ass’n, 112 F.3d 1052, 1055 (9th Cir. 1997).  The court’s credibility determinations and findings of historical fact are reviewed for clear error.  See Sea Hawk Seafoods, 206 F.3d at 911 n.19.

 

The trial court has broad discretion in dealing with matters of juror bias.  See Price v. Kramer, 200 F.3d 1237, 1254-55 (9th Cir. 2000) (concluding that court did not abuse its discretion by rejecting charges of juror bias); Image Tech. Servs., Inc. v. Eastman Kodak Co., 125 F.3d 1195, 1220-21 (9th Cir. 1997) (noting “trial judge, who observes the demeanor and credibility of a juror, is best suited to determine a juror’s impartiality”).

 

The district court also has broad discretion in conducting voir dire.  See Paine v. City of Lompoc, 160 F.3d 562, 564-65 (9th Cir. 1998) (permitting district court to reject questions if voir dire is otherwise sufficient to test the jury for bias or partiality).

See also III. Civil Proceedings, C. Trial Decisions in Civil Cases, 19. Jury Selection.

18.     Jury Instructions

 

A district court’s formulation of civil jury instructions is reviewed for an abuse of discretion, and will not be reversed if harmless.  See Altera Corp. v. Clear Logic, Inc., 424 F.3d 1079, 1087 (9th Cir. 2005); Tritchler v. County of Lake, 358 F.3d 1150, 1154 (9th Cir. 2004).[146]  Jury instructions must be formulated so that they fairly and adequately cover the issues presented, correctly state the law, and are not misleading.  See Wall Data Inc., v. Los Angeles County Sheriff’s Dep’t, 447 F.3d 769, 784 (9th Cir. 2006); Duran v. City of Maywood, 221 F.3d 1127, 1130 (9th Cir. 2000) (per curiam).  When the alleged error is in the formulation of the instructions, the instructions are to be considered as a whole and an abuse of discretion standard is applied to determine if they are misleading or inadequate.  See Guebara v. Allstate Ins. Co., 237 F.3d 987, 992 (9th Cir. 2001); Masson v. New Yorker Magazine, Inc., 85 F.3d 1394, 1397 (9th Cir. 1996).

 

The court’s rejection of a proposed jury instruction is generally reviewed for an abuse of discretion.  See Jones v. Williams, 297 F.3d 930, 934-35 (9th Cir. 2002); Duran, 221 F.3d at 1130-31; Kendall-Jackson Winery, Ltd. v. E. & J. Gallo Winery, 150 F.3d 1042, 1051-52 (9th Cir. 1998).  Note, however, that review is de novo whenever the rejection is based on a question of law.  See Dang v. Cross, 422 F.3d 800, 804 (9th Cir. 2005); Fireman’s Fund Ins. Cos. v. Alaskan Pride P’ship, 106 F.3d 1465, 1469 (9th Cir. 1997) (noting rejected instruction “goes to the legal requirements of the . . . claim”); Hilao v. Estate of Marcos, 103 F.3d 789, 793 (9th Cir. 1996) (interpreting rejection as jurisdictional).

 

When the claim is that the trial court misstated the elements that must be proved at trial, the reviewing court must view the issue as one of law and review the instruction de novo.  See Snake River Valley Elec. Ass’n v. PacifiCorp, 357 F.3d 1042, 1052 n.11 (9th Cir. 2004); Ostad v. Oregon Health Sciences Univ., 327 F.3d 876, 883 (9th Cir. 2003).[147]

 

An error in instructing the jury in a civil case does not require reversal if it is harmless.  See Altera Corp., 424 F.3d at 1087; Tritchler, 358 F.3d at 1154; Swinton v. Potomac Corp., 270 F.3d 794, 805 (9th Cir. 2001); Kennedy v. Southern California Edison Co., 268 F.3d 763, 770 (9th Cir. 2001) (per curiam).  Note that the harmless error standard applied in civil cases is far “less stringent” than that applied in criminal cases.  See Swinton, 270 F.3d at 805; Kennedy, 268 F.3d at 770.  Finally, the failure to object to an instruction waives the right of review.  See Bird v. Lewis & Clark College, 303 F.3d at 1022-23 (9th Cir. 2002), cert. denied, 538 U.S. 923 (2003) (applying Rule 51); Voohries-Larson v. Cessna Aircraft Co., 241 F.3d 707, 713 (9th Cir. 2001) (same).

 

A trial court’s decision to give a supplemental jury instruction is reviewed for an abuse of discretion.  See Jazzabi v. Allstate Ins. Co., 278 F.3d 979, 982 (9th Cir. 2002).  The formulation of such an instruction is also reviewed for an abuse of discretion.  See id.

19.     Jury Selection

 

The district court has broad discretion in conducting voir dire.  See Paine v. City of Lompoc, 160 F.3d 562, 564-65 (9th Cir. 1998) (permitting district court to reject questions if voir dire is otherwise sufficient to test the jury for bias or partiality).[148]

 

The trial court has broad discretion in ruling on challenges for cause and can be reversed only for an abuse of discretion.  See Hard v. Burlington N. R.R., 870 F.2d 1454, 1460 (9th Cir. 1989).

 

A district court’s rulings concerning purposeful discrimination in the jury selection process are findings of fact which will be set aside only if clearly erroneous.  See Johnson v. Campbell, 92 F.3d 951, 953 (9th Cir. 1996); Montiel v. City of Los Angeles, 2 F.3d 335, 339 (9th Cir. 1993).

20.     Jury Verdicts

 

A jury’s verdict must be upheld if supported by “substantial evidence.”  See Harper v. City of Los Angeles, 533 F.3d 1010, 1021 (9th Cir. 2008); Watec Co., Ltd. V. Liu, 403 F.3d 645, 651 n.5 (9th Cir. 2005).[149]  Substantial evidence is evidence adequate to support the jury’s conclusion, even if it is possible to draw a contrary conclusion from the same evidence.  See Harper, 533 F.3d at 1021; Watec, 403 F.3d at 651 n.5.[150]  Note that the credibility of the witnesses and the weight of the evidence are issues for the jury and are generally not subject to appellate review.  See Watec, 403 F.3d at 651 n.5.[151]

 

When a party fails to move for judgment as a matter of law pursuant to Federal Rule of Civil Procedure 50(a), a challenge to the jury’s verdict on sufficiency grounds under Rule 50(b) is reviewed only for plain error.  See Janes v. Wal-Mart Stores, Inc., 279 F.3d 883, 888 (9th Cir. 2002); Image Tech. Servs., Inc. v. Eastman Kodak Co., 125 F.3d 1195, 1212 (9th Cir. 1997).  Reversal under the plain error standard is proper only for a “manifest miscarriage of justice,” Janes, 279 F.3d at 888, or if “there is an absolute absence of evidence to support the jury’s verdict,” Image Tech. 125 F.3d at 1212 (internal quotation omitted).  The failure to make a timely Rule 50(b) motion waives any sufficiency of the evidence argument on appeal.  See Nitco Holding Corp. v. Boujikian, 491 F.3d 1086, 1089 (9th Cir. 2007); Saman v. Robbins, 173 F.3d 1150, 1154 (9th Cir. 1999). However, where a party does not object to an improperly filed post-verdict motion for judgment as a matter of law, and does not raise the issue of default for failure to abide Rule 50(b) before the trial court, the procedural flaw in the post-verdict motion is waived and the court of appeals will review the denial of such a motion de novo under a sufficiency of the evidence standard.  See Graves v. City of Coeur D’Alene, 339 F.3d 828, 838-39 (9th Cir. 2003), abrogated on other grounds by Hiibel v. Sixth Judicial Dist. Court of Nevada, 542 U.S. 177 (2004).

 

The district court’s determination in a diversity action that a jury verdict does not violate state law for excessiveness and therefore does not warrant remittitur or a new trial is reviewed under an abuse of discretion standard.  See Gasperini v. Center for Humanities, Inc., 518 U.S. 415, 435-36 (1996).

 

The district court has broad discretion in deciding whether to send the case to the jury for a special or general verdict.  See United States v. Real Property Located at 20832 Big Rock Drive, 51 F.3d 1402, 1408 (9th Cir. 1995).  “This discretion extends to determining the content and layout of the verdict form, and any interrogatories submitted to the jury, provided the questions asked are reasonably capable of an interpretation that would allow the jury to address all factual issues essential to judgment.”  Id.  A special verdict form is reviewed for an abuse of discretion.  See Saman, 173 F.3d at 1155 (“As long as the questions are adequate to obtain a jury determination of all the factual issues essential to judgment, the trial court has complete discretion as to the form of the special verdict.”); Smith v. Jackson, 84 F.3d 1213, 1220 (9th Cir. 1996) (appellate court must determine whether the questions in the form were adequate to obtain a jury determination of the factual issues essential to judgment).

 

The district court’s decision to resubmit a verdict to the jury for clarification is reviewed for an abuse of discretion.  See Duk v. MGM Grand Hotel, Inc., 320 F.3d 1052, 1056 (9th Cir. 2003) (explaining when the jury is still available “resubmitting an inconsistent verdict best comports with the fair and efficient administration of justice”); Larson v. Neimi, 9 F.3d 1397, 1398 (9th Cir. 1993).

 

A trial court’s determination that the jury returned a general verdict inconsistent with its answers to special interrogatories is reviewed de novo on appeal.  See Affordable Housing Development Corp. v. City of Fresno , 433 F.3d 1182, 1193 (9th Cir. 2006); Norris v. Sysco Corp., 191 F.3d 1043, 1047 (9th Cir. 1999).  The court must uphold allegedly inconsistent jury verdicts “unless it is impossible under a fair reading to harmonize the answers.”  Magnussen v. YAK, Inc., 73 F.3d 245, 246 (9th Cir. 1996) (internal quotation omitted).  As a general rule, a general jury verdict will be upheld only if there is substantial evidence to support each and every theory of liability submitted to the jury.  Poppell v. City of San Diego, 149 F.3d 951, 970 (9th Cir. 1998); Knapp v. Ernst & Whinney, 90 F.3d 1431, 1439 (9th Cir. 1996).  A reviewing court, however, has discretion to construe a general verdict as attributable to any theory if it is supported by substantial evidence and was submitted to the jury free of error.  Knapp, 90 F.3d at 1439.  A district court’s application of this exception to the general rule is reviewed for an abuse of discretion.  Id.

 

The preclusive effect of a jury verdict is a question of federal law to be reviewed de novo.  See Schiro v. Farley, 510 U.S. 222, 232 (1994); see also Santamaria v. Horsley, 133 F.3d 1242, 1245 (9th Cir.) (habeas), amended by 138 F.3d 1280 (9th Cir. 1998).

21.     Opening Statements

 

A district court’s order to parties to make their opening statements to the entire prospective jury panel before voir dire has been held not to be an abuse of discretion.  In re Yagman, 796 F.2d 1165, 1171 (9th Cir.), amended by 803 F.2d 1085 (9th Cir. 1986).

22.     Parol Evidence

 

A district court’s application of the parol evidence rule is reviewed de novo.  See Jinro America Inc. v. Secure Inv., Inc., 266 F.3d 993, 998-99 (9th Cir.), amended by 272 F.3d 1289 (9th Cir. 2001); Brinderson-Newberg v. Pacific Erectors, Inc., 971 F.2d 272, 277 (9th Cir. 1992); Miller v. Fairchild Indus., Inc., 885 F.2d 498, 503 (9th Cir. 1989).  The court’s refusal to consider parol evidence is reviewed, however, for an abuse of discretion.  See U.S. Cellular Inv. Co. v. GTE Mobilnet, Inc., 281 F.3d 929, 938 (9th Cir. 2002).

23.     Proximate Cause

 

A district court’s finding of proximate cause presents a mixed question of law and fact that is reviewed for clear error.  See Oberson v. U.S. Dept. of Agriculture, Forest Service, 514 F.3d 989, 1000 (9th Cir. 2008); Husain v. Olympic Airways, 316 F.3d 829, 835 (9th Cir. 2002), aff’d, 540 U.S. 644 (2004); Tahoe-Sierra Preservation Council, Inc., 216 F.3d 764, 783 (9th Cir. 2000), aff’d, 535 U.S. 302 (2002); Exxon Co. v. Sofec, Inc., 54 F.3d 570, 576 (9th Cir. 1995).

24.     Regulations

 

A district court’s interpretation of a federal regulation is reviewed de novo.  See Zurich Am. Ins. Co. v. Whittier Props. Inc., 356 F.3d 1132, 1134 (9th Cir. 2004).[152]  The constitutionality of a regulation is also reviewed de novo.  See Preminger v. Peake, 552 F.3d 757, 765 n.7 (9th Cir. 2008); Doe v. Rumsfeld, 435 F.3d 980, 984 (9th Cir. 2006); Gonzalez v. Metropolitan Transp. Auth., 174 F.3d 1016, 1018 (9th Cir. 1999).  Note that deference is owed to an agency’s interpretation of its own regulations.  See Hong v. Mukasey, 518 F.3d 1030, 1034 (9th Cir. 2008); Carpenter v. Mineta, 432 F.3d 1029, 1032 (9th Cir. 2005); Providence Health Systems-Washington v. Thompson, 353 F.3d 661, 664-65 (9th Cir. 2003).[153]  Note that interpretative regulations are entitled to less deference than legislative regulations.  See Community Hosp. v. Thompson, 323 F.3d 782, 791 (9th Cir. 2003); Lynch v. Dawson, 820 F.2d 1014, 1020 (9th Cir. 1987) (noting “various degrees of deference” owed to interpretative rules).  Whether an agency regulation is interpretative or legislative is a question of law reviewed de novo.  See Erringer v. Thompson, 371 F.3d 625, 629 (9th Cir. 2004); Hemp Indus. Ass’n v. Drug Enforcement Admin., 333 F.3d 1082, 1086 (9th Cir. 2003); Chief Probation Officers v. Shalala, 118 F.3d 1327, 1330 (9th Cir. 1997).

25.     State Law

 

A district court’s interpretation of state law is reviewed de novo.  See Hauk v. JP Morgan Chase Bank USA, 552 F.3d 1114, 1118 (9th Cir. 2009); Laws v. Sony Music Entertainment, Inc., 448 F.3d 1134, 1137 (9th Cir. 2006); Rabkin v. Oregon Health Sciences Univ., 350 F.3d 967, 970 (9th Cir. 2003).[154]  This court’s role is to determine what meaning the state’s highest court would give to state law.  See Goldman v. Standard Ins. Co., 341 F.3d 1023, 1027 (9th Cir. 2003); Paulson v. City of San Diego, 294 F.3d 1124, 1128 (9th Cir. 2002) (en banc).

 

A district court’s ruling on the constitutionality of a state statute is reviewed de novo.  See Caruso v. Yamhill County ex rel. County Com’r, 422 F.3d 848, 855 (9th Cir. 2005); Planned Parenthood of Idaho, Inc. v. Wasden, 376 F.3d 908, 920 (9th Cir. 2004); American Academy of Pain Mgmt. v. Joseph, 353 F.3d 1099, 1103 (9th Cir. 2004).[155]  The severability of an unconstitutional provision of a state statute presents a question of law reviewed de novo.  See Arizona Libertarian Party, Inc. v. Bayless, 351 F.3d 1277, 1283 (9th Cir. 2003).  Whether a state law is subject to a facial constitutional challenge is an issue of law reviewed de novo.  See Southern Oregon Barter Fair v. Jackson County, Oregon, 372 F.3d 1128, 1134 (9th Cir. 2004).

 

Whether state law is preempted by federal law is also reviewed de novo.  See Laws v. Sony Music Entertainment, Inc., 448 F.3d 1134, 1137 (9th Cir. 2006) (whether federal law preempts state law); Botsford v. Blue Cross & Blue Shield of Montana, 314 F.3d 390, 392-93 (9th Cir. 2002), amended by 319 F.3d 1078 (9th Cir. 2003); Williamson v. General Dynamics Corp., 208 F.3d 1144, 1149 (9th Cir. 2000).

 

An award of attorneys’ fees made pursuant to state law is reviewed for an abuse of discretion.  See Johnson v. Columbia Properties Anchorage, LP, 437 F.3d 894, 898 (9th Cir. 2006) (finding no abuse of discretion in declining to award attorneys’ fees); Vess v. Ciba-Geigy Corp., 317 F.3d 1097, 1102 (9th Cir. 2003); Kona Enter. Inc. v. Estate of Bishop, 229 F.3d 877, 883 (9th Cir. 2000).  Whether a state statute permits attorneys’ fees is reviewed de novo.  See Kona Enter., 229 F.3d at 883; O’Hara v. Teamsters Union Local No. 856, 151 F.3d 1152, 1157 (9th Cir. 1998).  The denial of fees requested under state law is reviewed for an abuse of discretion.  See Champion Produce, Inc. v. Ruby Robinson Co., 342 F.3d 1016, 1020 (9th Cir. 2003); Barrios v. California Interscholastic Fed., 277 F.3d 1128, 1133 (9th Cir. 2002).

 

See also III. Civil Proceedings, D. Post-Trial Decisions in Civil Cases, 2. Attorneys’ Fees, r. State Law.

26.     Statutes

 

The district court’s interpretation and construction of a federal statute are questions of law reviewed de novo.  See Lively v. Wild Oats Markets, Inc., 456 F.3d 933, 938 (9th Cir. 2006).[156]

 

The constitutionality of a federal statute is also reviewed de novo.  See Doe v. Rumsfeld, 435 F.3d 980, 984 (9th Cir. 2006) (10 U.S.C. § 12305); The Ecology Center v. Castaneda, 426 F.3d 1144, 1147 (9th Cir. 2005) (Flathead and Kootenai National Forest Rehabilitation Act). [157]

 

A district court’s decision on whether a federal statute may be applied retrospectively is a question of law reviewed de novo.  See Saravia-Paguada v. Gonzales, 488 F.3d 1122, 1129 n.10 (9th Cir. 2007); Lyon v. Agusta S.P.A., 252 F.3d 1078, 1081 (9th Cir. 2001); Scott v. Boos, 215 F.3d 940, 942 (9th Cir. 2000).  Note that there is a traditional presumption against retroactive application of statutes.  See Chang v. United States, 327 F.3d 911, 920 (9th Cir. 2003); United States v. Bacon, 82 F.3d 822, 824 (9th Cir. 1996).

 

See also III. Civil Proceedings, C. Trial Decisions in Civil Cases, 25. State Law.

27.     Substantive Areas of Law

a.       Admiralty

 

The judgment of a trial court, sitting without a jury in admiralty, is reviewed for clear error.  See Madeja v. Olympic Packers, LLC, 310 F.3d 628, 634-35 (9th Cir. 2002); Simeonoff v. Hiner, 249 F.3d 883, 888 (9th Cir. 2001).  Findings of fact made in admiralty are reviewed under the clearly erroneous standard of review.  See Madeja, 310 F.3d at 635; Evanow v. M/V NEPTUNE, 163 F.3d 1108, 1113 (9th Cir. 1998); Resner v. Arctic Orion Fisheries, 83 F.3d 271, 273 (9th Cir. 1996).[158]  The court of appeals will “reverse only if [it is] left with a definite and firm conviction that a mistake has been committed.”  Resner, 83 F.3d at 273 (internal quotation omitted).

 

“This standard also extends, under comparative negligence principles, to an admiralty court’s apportionment of fault.”  Trinidad Corp. v. S.S. Keiyoh Maru, 845 F.2d 818, 822 (9th Cir. 1988); see also Newby v. F/V Kristen Gail, 937 F.2d 1439, 1441, 1444 (9th Cir. 1991) (overtaking vessel).

 

“Special deference is paid to a trial court’s credibility findings.”  Exxon Co. v. Sofec, Inc., 54 F.3d 570, 576 (9th Cir. 1995), aff’d, 517 U.S. 830 (1996).

 

An admiralty court’s conclusions of law are reviewed de novo.  See Golden Pisces, Inc. v. Fred Wahl Marine Constr., Inc., 495 F.3d 1078, 1080 (9th Cir. 2007); Madeja, 310 F.3d at 635; Harper v. U.S. Seafoods. 278 F.3d 971, 973 (9th Cir. 2002) (statutory interpretation).[159]  For example, the question of whether a court may exercise its admiralty jurisdiction is reviewed de novo.  See Ventura Packers, Inc. v. F/V Jeanine Kathleen, 305 F.3d 913, 916 (9th Cir. 2002), cert. denied, 538 U.S. 1000 (2003); La Reunion Francaise SA v. Barnes, 247 F.3d 1022, 1024 (9th Cir. 2001) (remanding for district court to exercise its admiralty jurisdiction).  Also, the court reviews de novo whether a party is liable in admiralty.  See Chan v. Society Expeditions, Inc., 123 F.3d 1287, 1290 (9th Cir. 1997).

 

The issue of whether a party’s claims give rise to a maritime lien so that the party may pursue an action in rem against a vessel is also reviewed de novo.  See Myers v. American Triumph F/V, 260 F.3d 1067, 1069 (9th Cir. 2001); see also Trans-Tec Asia v. M/V Harmony Container, 518 F.3d 1120, 1124 n.5 (9th Cir. 2008).  The court also reviews de novo whether the doctrine of maintenance and cure applies to a given set of facts.  See Sana v. Hawaiian Cruises, Ltd., 181 F.3d 1041, 1044 (9th Cir. 1999).

 

The court’s interpretation of the terms of a bill of lading is reviewed de novo.  See Sea-Land Serv., Inc. v. Lozen Intern., 285 F.3d 808, 813 (9th Cir. 2002).

 

The question of the existence of a duty is a matter of law subject to de novo review in maritime law.  See Sutton v. Earles, 26 F.3d 903, 912 n.8 (9th Cir. 1994).

 

Evidentiary rulings by the admiralty court are reviewed for abuse of discretion.  See Madeja, 310 F.3d at 635; Evanow, 163 F.3d at 1113.  This court will not reverse absent some prejudice.  Evanow, 163 F.3d at 1113.

 

Additionally, the district court’s order regarding the apportionment of costs incurred while the vessel was in custodia legis is reviewed for abuse of discretion.  See Certain Underwriters at Lloyds v. Kenco Marine Terminal, Inc., 81 F.3d 871, 872-73 (9th Cir. 1996).  The court also reviews for abuse of discretion a district court’s order confirming a United States Marshal’s sale of a vessel.  See Bank of Am. v. PENGWIN, 175 F.3d 1109, 1118 (9th Cir. 1999).

 

The court’s decision whether to consider an untimely claim under Admiralty Rule C(6) (governing in rem forfeitures) is reviewed for abuse of discretion.  See United States v. $100,348 in U.S. Currency, 354 F.3d 1110, 1117 (9th Cir. 2004).

 

An award of costs made by an admiralty court is reviewed for an abuse of discretion, but whether the court had authority to award costs is reviewed de novo.  Evanow, 163 F.3d at 1113.  An award of attorneys’ fees is also reviewed for an abuse of discretion.  See Madeja, 310 F.3d at 635See also III. Civil Proceedings, D. Post-Trial Decisions in Civil Cases, 2. Attorneys’ Fees, a. Admiralty.

 

The district court’s award of damages for pain, suffering, and permanent partial disability made under the Jones Act will not be disturbed on appeal unless the award “shocks the conscience or was motivated by the trial judge’s passion or prejudice.”  Havens v. F/T Polar Mist, 996 F.2d 215, 219 (9th Cir. 1993).  The court’s decision whether to award prejudgment interest is also reviewed for abuse of discretion.  Simeonoff, 249 F.3d at 894.

          b.      Americans with Disabilities Act (“ADA”)

 

An interpretation of the ADA is reviewed de novo.  See Molski v. Foley Estates Vineyard & Winery, 531 F.3d 1043, 1046 (9th Cir. 2008); Barden v. City of Sacramento, 292 F.3d 1073, 1075 (9th Cir. 2002); Chabner v. United of Omaha Life Ins. Co., 225 F.3d 1042, 1046-47 (9th Cir. 2000); Martin v. PGA Tour, Inc., 204 F.3d 994, 997 (9th Cir. 2000) (interpreting Title III of ADA), aff’d, 532 U.S. 661 (2001).

 

The court’s decision to grant summary judgment in an ADA action is reviewed de novo.  See Lovell v. Chandler, 303 F.3d 1039, 1052 (9th Cir. 2002), cert. denied, 537 U.S. 1039 (2003); Humphrey v. Memorial Hosp. Ass’n, 239 F.3d 1128, 1133 (9th Cir. 2001).

 

Whether a party is immune from an ADA action is a question of law reviewed de novo.  See Lovell, 303 F.3d at 1050; Demshki v. Monteith, 255 F.3d 986, 988 (9th Cir. 2001).

 

Dismissal of an ADA action without leave to amend is also reviewed de novo.  See Lee v. City of Los Angeles, 250 F.3d 668, 691-92 (9th Cir. 2001).  Dismissal based on the ADA’s statute of limitations is also reviewed de novo.  See Mann v. American Airlines, 324 F.3d 1088, 1090 (9th Cir. 2003).

 

Regulations promulgated under the ADA “must be given legislative and hence controlling weight unless they are arbitrary, capricious, or clearly contrary to the statute.”  See Lovell, 303 F.3d at 1058; Does 1‑5 v. Chandler, 83 F.3d 1150, 1153 (9th Cir. 1996).  The preemptive effect of the ADA is a question of law reviewed de novo.  See Saridakis v. United Airlines, 166 F.3d 1272, 1276 (9th Cir. 1999).  Whether a per se rule exists barring ADA claims after a claimant has applied for and received disability benefits is a question of law reviewed de novo.  See Johnson v. Oregon Dep’t of Human Res., 141 F.3d 1361, 1364 (9th Cir. 1998) (rejecting application of judicial estoppel).

 

Whether a plaintiff has waived the right to sue under the ADA by agreeing to arbitrate any employment-related disputes is a question of law reviewed de novo.  See Kummetz v. Tech Mold, 152 F.3d 1153, 1154 (9th Cir. 1998).

 

The reasonable accommodation of a disability is a question of fact reviewed for clear error.  See Zivkovic v. Southern California Edison Co., 302 F.3d 1080, 1088 (9th Cir. 2002); Fuller v. Frank, 916 F.2d 558, 562 n.6 (9th Cir. 1990).

 

The court’s decision whether to grant equitable relief under the ADA is reviewed for an abuse of discretion.  See Molski, 531 F.3d at 1046; Bird v. Lewis & Clark College, 303 F.3d 1015, 1020 (9th Cir. 2002), cert. denied, 538 U.S. 923 (2003).

 

The issuance of a permanent injunction is reviewed for an abuse of discretion and application of the correct legal standards.  See Fortyune v. American Multi-Cinema, Inc., 364 F.3d 1075, 1079 (9th Cir. 2004) (reviewing summary judgment).

 

An award of attorneys’ fees in an ADA action is reviewed for an abuse of discretion.  See Armstrong v. Davis, 318 F.3d 965, 970 (9th Cir. 2003); Richard S. v. Dep’t of Dev. Serv., 317 F.3d 1080, 1085-86 (9th Cir. 2003) (reviewing denial of fee request); see also III. Civil Proceedings, D. Post-Trial Decisions in Civil Cases, 2. Attorneys’ Fees, b. Americans with Disabilities Act.  An award of costs after the dismissal of an ADA action is reviewed for an abuse of discretion.  See Miles v. California, 320 F.3d 986, 988 (9th Cir. 2003).

c.       Antitrust

 

Whether specific conduct is anticompetitive is a question of law reviewed de novo.  See SmileCare Dental Group v. Delta Dental Plan, 88 F.3d 780, 783 (9th Cir. 1996); Anaheim v. Southern California Edison Co., 955 F.2d 1373, 1376 (9th Cir. 1992).  However, whether a party possesses monopoly power is a question of fact.  See Los Angeles Land Co. v. Brunswick Corp., 6 F.3d 1422, 1425 (9th Cir. 1993).

 

Antitrust standing is a question of law reviewed de novo.  See Glen Holly Entm’t Inc. v. Tektronix Inc., 352 F.3d 367, 368 (9th Cir. 2003); American Ad Mgmt. v. General Tel. Co., 190 F.3d 1051, 1054 (9th Cir. 1999); Amarel v. Connell, 102 F.3d 1494, 1507 (9th Cir. 1996); Hillis Motors, Inc. v. Hawaii Automotive Dealers’ Ass’n, 997 F.2d 581, 584 (9th Cir. 1993).

 

The grant of summary judgment is reviewed de novo.  See County of Tuolumne v. Sonora Comm. Hosp., 236 F.3d 1148, 1154 (9th Cir. 2001) (noting standards for antitrust actions); see also Int’l Healthcare Management v. Hawaii Coalition for Health, 332 F.3d 600, 604 (9th Cir. 2003) (noting that antitrust cases are sometimes difficult to resolve on summary judgment).

 

The denial of judgment as a matter of law is also reviewed de novo.  See Omega Envtl., Inc. v. Gilbarco, Inc., 127 F.3d 1157, 1161 (9th Cir. 1997) (noting factors for antitrust cases).

 

A jury’s award of damages is reviewed for substantial evidence.  See Image Tech. Servs., Inc. v. Eastman Kodak Co., 125 F.3d 1195, 1221 (9th Cir. 1997) (noting relaxed standard for antitrust cases).

 

Dismissal of a complaint alleging antitrust violations is reviewed de novo.  See Knevelbaard Dairies v. Kraft Foods, Inc., 232 F.3d 979, 984 (9th Cir. 2000) (noting requirements for antitrust complaint); Big Bear Lodging Assoc. v. Snow Summit, Inc., 182 F.3d 1096, 1101 (9th Cir. 1999) (noting dismissal was without leave to amend).

 

An award of attorneys’ fees in an antitrust action is reviewed for an abuse of discretion.  See In re Coordinated Pretrial Proceedings in Petroleum Prods. Antitrust Litig., 109 F.3d 602, 607 (9th Cir. 1997); Hasbrouck v. Texaco, Inc., 879 F.2d 632, 635 (9th Cir. 1989)See also III. Civil Proceedings, D. Post-Trial Decisions in Civil Cases, 2. Attorneys’ Fees, c. Antitrust.

d.      Bankruptcy

 

This court reviews de novo the district court’s decision on an appeal from a bankruptcy court.  See In re AFI Holding, Inc., 525 F.3d 700, 702 (9th Cir. 2008); In re Raintree Healthcare Corp., 431 F.3d 685, 687 (9th Cir. 2005); In re Olshan, 356 F.3d 1078, 1083 (9th Cir. 2004); In re Mantz, 343 F.3d 1207, 1211 (9th Cir. 2003).  Thus, this court applies the same standard of review applied by the district court.  See AFI Holding, 525 F.3d at 702; Raintree Healthcare Corp., 431 F.3d at 687 (summary judgment); Olshan, 356 F.3d at 1083.  No deference is given to the district court’s decision.  See AFI Holding, 525 F.3d at 702; In re Salazar, 430 F.3d 992, 994 (9th Cir. 2005); Mantz, 343 F.3d at 1211.

 

The bankruptcy court’s conclusions of law are reviewed de novo and its factual findings for clear error.  See Blausey v. United States Trustee, 552 F.3d 1124, 1132 (9th Cir. 2009); Salazar, 430 F.3d at 994; Olshan, 356 F.3d at 1083; Mantz, 343 F.3d at 1211.  This court must accept the bankruptcy court’s findings of fact unless upon review we are left with the definite and firm conviction that a mistake has been committed.  See In re Straightline Invs., Inc., 525 F.3d 870, 876 (9th Cir. 2008); Latman v. Burdette, 366 F.3d 774, 781 (9th Cir. 2004); In re Banks, 263 F.3d 862, 869 (9th Cir. 2001).  Note, however, that “[f]indings of fact prepared by counsel and adopted by the trial court are subject to greater scrutiny than those authored by the trial judge.”  In re Alcock, 50 F.3d 1456, 1459 n.2 (9th Cir. 1995).

 

The bankruptcy court’s decision to grant or deny summary judgment is reviewed de novo.  See AFI Holding, 525 F.3d at 702; Raintree Healthcare Corp., 431 F.3d at 687; In re Prestige Ltd. P’ship-Concord, 234 F.3d 1108, 1112-14 (9th Cir. 2000) (explaining when denial of summary judgment may be reviewed). [160]

 

A bankruptcy court’s decision to dismiss an action for failure to state a claim is reviewed de novo.  See In re Zimmer, 313 F.3d 1220, 1222 (9th Cir. 2002); In re Hemmeter, 242 F.3d 1186, 1189 (9th Cir. 2001); In re Rogstad, 126 F.3d 1224, 1228 (9th Cir. 1997); see also In re Adbox, Inc., 488 F.3d 836, 840 (9th Cir. 2007) (counterclaim).  A dismissal for failure to serve a summons and complaint is reviewed, however, for an abuse of discretion.  See In re Sheehan, 253 F.3d 507, 511 (9th Cir. 2001).  A dismissal based on substantial abuse under 11 U.S.C. § 707(b) is also reviewed for an abuse of discretion.  See In re Price, 353 F.3d 1135, 1138 (9th Cir. 2004).  This court also reviews a “bankruptcy court’s decision to grant or deny a motion to dismiss for misconduct that constitutes a ‘cause’ [under § 707(a)] for abuse of discretion.”  In re Sherman, 491 F.3d 948, 969 (9th Cir. 2007) (and explaining that de novo review applies to determine “whether a type of misconduct can constitute ‘cause’ under [11 U.S.C.]        § 707(a)”).

 

Decisions of the Bankruptcy Appellate Panel (BAP) are reviewed de novo.  See In re Cellular 101, Inc., 539 F.3d 1150, 1154 (9th Cir. 2008); Straightline Invs., Inc., 525 F.3d at 876; Price, 353 F.3d at 1138; In re Summers, 332 F.3d 1240, 1242 (9th Cir. 2003); In re BCE West, L.P., 319 F.3d 1166, 1170 (9th Cir. 2003).  Note that the BAP’s decision to impose sanctions is reviewed for an abuse of discretion.  See In re Beachport Entm’t, 396 F.3d 1083, 1086-87 (9th Cir. 2005); In re Morrissey, 349 F.3d 1187, 1190 (9th Cir. 2003) (noting issue of first impression).

 

This court independently reviews bankruptcy courts’ rulings on appeal from the BAP.  See In re Owens, 552 F.3d 958, 960 (9th Cir. 2009); In re DeVille, 361 F.3d 539, 547 (9th Cir. 2004); In re Staffer, 306 F.3d 967, 970-71 (9th Cir. 2002).

 

The bankruptcy court’s interpretation of the bankruptcy code is reviewed de novo.  See Blausey, 552 F.3d at 1132; Salazar, 430 F.3d at 994; Deville, 361 F.3d at 547; BCE West, L.P., 319 F.3d at 1170.  BAP’s interpretation of the code is also reviewed de novo.  See In re Boyajian, 564 F.3d 1088, 1090 (9th Cir. 2009); In re Debbie Reynolds Hotel & Casino, Inc., 255 F.3d 1061, 1065 (9th Cir. 2001); In re Berg, 230 F.3d 1165, 1167 (9th Cir. 2000).  BAP’s interpretation of a bankruptcy rule is reviewed de novo.  See In re LPM Corp., 300 F.3d 1134, 1136 (9th Cir. 2002); In re Los Angeles Int’l Airport Hotel Assocs., 106 F.3d 1479, 1480 (9th Cir. 1997) (per curiam).

 

Jurisdictional issues in bankruptcy are reviewed de novo.  See In re Wiersma, 483 F.3d 933, 938 (9th Cir. 2007); Mantz, 343 F.3d at 1211 (‘505); In re McGhan, 288 F.3d 1172, 1178 (9th Cir. 2002) (reopening).[161]  Whether plaintiffs in a bankruptcy proceeding have established a prima facie case for personal jurisdiction is a question of law reviewed de novo.  See In re Pintlar Corp., 133 F.3d 1141, 1144 (9th Cir. 1997).  Domicile is a question of fact reviewed for clear error.  See In re Lowenschuss, 171 F.3d 673, 684 (9th Cir. 1999).  The district court’s acceptance of jurisdiction over core proceedings in bankruptcy is reviewed de novo.  See In re Harris Pine Mills, 44 F.3d 1431, 1434 (9th Cir. 1995).

 

Whether a bankruptcy court’s decision is an appealable, final order is reviewed de novo.  See In re City of Desert Hot Springs, 339 F.3d 782, 787 (9th Cir. 2003), cert. denied, 540 U.S. 1110 (2004); In re Bonham, 229 F.3d 750, 761 (9th Cir. 2000).  The timeliness of a notice of appeal from the bankruptcy court to the district court is a question of law reviewed de novo.  In re Delaney, 29 F.3d 516, 517‑18 (9th Cir. 1994) (per curiam).  The court’s decision to vacate a confirmation order is reviewed de novo.  See In re Lowenschuss, 170 F.3d 923, 932 (9th Cir. 1999).

 

When a transfer occurs within the meaning of the Bankruptcy Code is a question of law reviewed de novo.  See In re Roosevelt, 87 F.3d 311, 315 (9th Cir.), amended by 98 F.3d 1169 (9th Cir. 1996).  Whether a Chapter 11 plan provides a secured creditor with the indubitable equivalent of its claim is a question of law reviewed de novo.  See In re Arnold & Baker Farms, 85 F.3d 1415, 1420 (9th Cir. 1996).

 

Whether a claim is nondischargeable presents mixed issues of law and fact reviewed de novo.  See Miller v. United States, 363 F.3d 999, 1004 (9th Cir. 2004); In re Hamada, 291 F.3d 645, 649 (9th Cir. 2002); In re Bammer, 131 F.3d 788, 790 (9th Cir. 1997) (en banc) (overruling prior cases).  Whether a pre‑petition installment contract for legal services rendered in contemplation of bankruptcy is discharged presents a question of law reviewed de novo.  See In re Biggar, 110 F.3d 685, 687 (9th Cir. 1997).

 

A bankruptcy court’s finding that a claim is or is not substantially similar to other claims within the meaning of 11 U.S.C. § 1122(a) constitutes a finding of fact reviewable under the clearly erroneous standard.  See In re Johnston, 21 F.3d 323, 327 (9th Cir. 1994).  Whether a creditor relied upon false statements is a question fact reviewed for clear error.  See In re Candland, 90 F.3d 1466, 1469 (9th Cir. 1996).  Whether a debtor acted with intent to hinder, delay, or defraud creditors is a finding reviewed for clear error.  See In re Lawson, 122 F.3d 1237, 1240 (9th Cir. 1997).  The court’s finding of bad faith is reviewed for clear error.  See In re Leavitt, 171 F.3d 1219, 1222-23 (9th Cir. 1999).  Reconstruction of income through statistical methods is a factual question reviewed for clear error.  See In re Renovizor’s, Inc., 282 F.3d 1233, 1237 n.1 (9th Cir. 2002).

Whether a particular transaction is a gift is also a question of fact reviewed for clear error.  See In re Dyer, 322 F.3d 1178, 1188 (9th Cir. 2003).  Whether a transaction falls outside the ordinary course of business is a question of fact reviewed for clear error.  See In re Jan Weilert RV, Inc., 315 F.3d 1192, 1196 (9th Cir.), amended by 326 F.3d 1028 (9th Cir. 2003).

 

The bankruptcy court’s evidentiary rulings are reviewed for an abuse of discretion.  See In re Slatkin, 525 F.3d 805, 811 (9th Cir. 2008); Latman, 366 F.3d at 786; Renovizor’s, Inc., 282 F.3d at 1237 n.1; In re Smith’s Home Furnishings, Inc., 265 F.3d 959, 962-63 (9th Cir. 2001).

 

The bankruptcy court’s choice of remedies is reviewed for an abuse of discretion.  See In re Lopez, 345 F.3d 701, 705 (9th Cir. 2003), cert. denied, 541 U.S. 987 (2004).  The court’s decision to approve a compromise as part of a plan is reviewed for an abuse of discretion.  See In re Debbie Reynolds Hotel & Casino, Inc., 255 F.3d at 1065 (noting court abuses its discretion by erroneously interpreting the applicable law); In re Arden, 176 F.3d 1226, 1228 (9th Cir. 1999).  The court’s decision to appoint a trustee is reviewed for an abuse of discretion.  See Lowenschuss, 171 F.3d at 685.  Note, however, that the bankruptcy court’s legal conclusion that trustees can transfer their avoidance powers is reviewed de novo.  See In re P.R.T.C., Inc., 177 F.3d 774, 780 (9th Cir. 1999).

 

The denial of a motion for a new trial is reviewed for an abuse of discretion.  See In re Jess, 169 F.3d 1204, 1209 (9th Cir. 1999).  The bankruptcy judge’s denial of a motion for recusal is reviewed for an abuse of discretion.  See In re Smith, 317 F.3d 918, 923 (9th Cir. 2002), abrogated on other grounds by Lamie v. United States Tr., 540 U.S. 526 (2004).  The district court’s decision to withdraw reference to the bankruptcy court is reviewed for an abuse of discretion.  See In re Canter, 299 F.3d 1150, 1155 (9th Cir. 2002); Security Farms v. International Bhd. of Teamsters, 124 F.3d 999, 1008 (9th Cir. 1997).  The bankruptcy court’s decision on a motion to reopen is reviewed for an abuse of discretion.  See In re Staffer, 306 F.3d 967, 971 (9th Cir. 2002); In re Castillo, 297 F.3d 940, 945 (9th Cir. 2002); In re McGhan, 288 F.3d 1172, 1178 (9th Cir. 2002).

 

The court’s decision whether to permit a party to supplement the record is also reviewed for an abuse of discretion.  See In re Weiner, 161 F.3d 1216, 1217 (9th Cir. 1998).  Whether the bankruptcy court properly considered and granted a motion for reconsideration is also reviewed for an abuse of discretion.  See In Re Kaypro, 218 F.3d 1070, 1073 (9th Cir. 2000).  The court’s decision to vacate its prior order of dismissal is reviewed for an abuse of discretion.  See In re Slyman, 234 F.3d 1081, 1086 (9th Cir. 2000).  The court’s refusal to apply equitable or judicial estoppel is reviewed for an abuse of discretion.  See In re Allen, 300 F.3d 1055, 1060 (9th Cir. 2002).

 

Whether the automatic stay provisions of 11 U.S.C. § 362(a) have been violated is a question of law reviewed de novo.  See Eskanos & Alder v. Leetien, 309 F.3d 1210, 1213 (9th Cir. 2002)See also III. Civil Proceedings, B. Pretrial Decisions in Civil Cases, 74. Sanctions.

 

The bankruptcy court’s entry of a nunc pro tunc approval is reviewed for abuse of discretion or erroneous application of law.  See In re At Home Corp., 392 F.3d 1064, 1067 (9th Cir. 2004); In re Bonham, 229 F.3d 750, 763 (9th Cir. 2000); In re Atkins, 69 F.3d 970, 973 (9th Cir. 1995).

 

The bankruptcy court has broad discretion to determine whether to grant an administrative expense claim.  See In re Kadjevich, 220 F.3d 1016, 1019 (9th Cir. 2000); In re DAK Indus., Inc., 66 F.3d 1091, 1094 (9th Cir. 1995).  When its decision to deny an administrative claim is based on its interpretation of law, however, review is de novo.  See In re Allen Care Ctrs., Inc., 96 F.3d 1328, 1330 n.1 (9th Cir. 1996).

 

A bankruptcy court’s award of attorneys’ fees should not be reversed absent an abuse of discretion or an erroneous application of the law.  See In re Bennett, 298 F.3d 1059, 1063 (9th Cir. 2002); In re Jastrem, 253 F.3d 438, 442 (9th Cir. 2001). The amount of the fee award is also reviewed for an abuse of discretion.  See In re Lewis, 113 F.3d 1040, 1043 (9th Cir. 1997).  The bankruptcy court’s decision whether to award fees under 11 U.S.C. § 523(d) is also reviewed for an abuse of discretion.  See In re Hunt, 238 F.3d 1098, 1101 (9th Cir. 2001).  Note that there is no general right to recover attorneys’ fees under the Bankruptcy Code.  See Renfrow v. Draper, 232 F.3d 688, 693 (9th Cir. 2000).

 

The bankruptcy court’s decision to impose sanctions is reviewed for an abuse of discretion.  See DeVille, 361 F.3d at 547; In re Silberkraus, 336 F.3d 864, 867 (9th Cir. 2003); In re Rainbow Magazine, Inc., 77 F.3d 278, 283 (9th Cir. 1996); see also In re Dawson, 390 F.3d 1139, 1150 (9th Cir. 2004) (reviewing for abuse of discretion bankruptcy court’s decision to award emotional distress damages).  The court’s refusal to impose sanctions is also reviewed for an abuse of discretion.  See In re Marino, 37 F.3d 1354, 1358 (9th Cir. 1994).  The court’s imposition of contempt sanctions for violation of an automatic stay is reviewed for an abuse of discretion.  See Dyer, 322 F.3d at 1191.  The amount of such a sanction is reviewed for an abuse of discretion.  See Eskanos & Alder, 309 F.3d at 1213.  Note that BAP’s decision to impose sanctions is also reviewed for an abuse of discretion.  See Beachport Entm’t, 396 F.3d at 1086-87; In re Morrissey, 349 F.3d at 1190.

e.       Bivens Actions

 

Constitutional claims asserted under Bivens v. Six Unknown Named Agents of the Federal Bureau of Narcotics, 403 U.S. 388 (1971), are reviewed de novo.  See Martinez v. City of Los Angeles, 141 F.3d 1373, 1382 (9th Cir. 1998).  The district court’s dismissal of a Bivens action is reviewed de novo.  See Adams v. Johnson, 355 F.3d 1179, 1183 (9th Cir. 2004); Libas Ltd. v. Carillo, 329 F.3d 1128, 1130 (9th Cir. 2003); Morgan v. United States, 323 F.3d 776, 780 (9th Cir. 2003).  Summary judgments are reviewed de novo.  See Moore v. Glickman, 113 F.3d 988, 989 (9th Cir. 1997).

 

The grant or denial of qualified immunity in a Bivens action is reviewed de novo.  See Hell’s Angels Motorcycle Corp. v. McKinley, 360 F.3d 930, 933 (9th Cir. 2004) (grant); Lawrence v. United States, 340 F.3d 952, 955 (9th Cir. 2003) (grant); V-1 Oil Co. v. Smith, 114 F.3d 854, 857 (9th Cir. 1997) (denial).  Whether exhaustion of remedies is required is a question of law reviewed de novo.  See Cooney v. Edwards, 971 F.2d 345, 346 (9th Cir. 1992).  Whether a district court lacks jurisdiction over a Bivens action is reviewed de novo.  See Collins v. Bender, 195 F.3d 1076, 1078 (9th Cir. 1999); Hicks v. Small, 69 F.3d 967, 969 (9th Cir. 1995).

f.       Civil Rights

 

A district court statutory interpretation of 42 U.S.C. § 1983 is reviewed de novo.  See Abrams v. City of Rancho Palos Verdes, 354 F.3d 1094, 1096 (9th Cir. 2004), rev’d on other grounds by 544 U.S. 113 (9th Cir. 2005).  The court’s grant or denial of summary judgment in a § 1983 action is reviewed de novo.  See Pinard v. Clatskanie School Dist. 6J, 467 F.3d 755, 763 (9th Cir. 2006) (grant in favor of defendants); Diruzza v. County of Tehama, 323 F.3d 1147, 1152 (9th Cir. 2003) (grant); Brewster v. Shasta County, 275 F.3d 803, 806 (9th Cir. 2001) (§ 1983) (denial).

 

A court’s decision to dismiss a § 1983 action pursuant to Rule 12(b)(6) is reviewed de novo.  See Watson v. Weeks, 436 F.3d 1152, 1157 (9th Cir. 2006); Kirtley v. Rainey, 326 F.3d 1088, 1092 (9th Cir. 2003); Knox v. Davis, 260 F.3d 1009, 1012 (9th Cir. 2001); Zimmerman v. City of Oakland, 255 F.3d 734, 737 (9th Cir. 2001).  The court’s denial of leave to amend the complaint to add additional civil rights claims is reviewed for an abuse of discretion.  See Gerber v. Hickman, 291 F.3d 617, 623 (9th Cir. 2002) (en banc).

 

A district court’s decision on qualified immunity in a § 1983 action is reviewed de novo.  See Kennedy v. City of Ridgefield, 439 F.3d 1055, 1059 (9th Cir. 2006).[162]  The court’s decision to grant or deny summary judgment on the ground of qualified immunity is reviewed de novo.  See Rodis v. City, County of San Francisco, 558 F.3d 964 (9th Cir. 2009) (deny); Menotti v. City of Seattle, 409 F.3d 1113, 1119 (9th Cir. 2005) (grant); Boyd v. Benton County, 374 F.3d 773, 778 (9th Cir. 2004) (grant); Lee v. Gregory, 363 F.3d 931, 932 (9th Cir. 2004) (deny); Bingham v. City of Manhattan Beach, 341 F.3d 939, 945 (9th Cir. 2003) (deny).[163]  Whether governing law was clearly established at the time of the alleged violation is a question of law reviewed de novo.  See Boyd, 374 F.3d at 778; Martinez v. Stanford, 323 F.3d 1178, 1183 (9th Cir. 2003); Mabe v. San Bernardino County, 237 F.3d 1101, 1106 (9th Cir. 2001).  Whether specific facts constitute a violation of established law is a legal determination reviewed de novo.  See Mabe, 237 F.3d at 1106.

 

The court’s decision whether a party is immune from a § 1983 action is reviewed de novo.  See Webb v. Sloan, 330 F.3d 1158, 1163 n.4 (9th Cir. 2003), cert. denied, 540 U.S. 1141 (2004); Cortez v. County of Los Angeles, 294 F.3d 1186, 1188 (9th Cir. 2002).

Whether a plaintiff is a “policymaker” or “confidential employee” not entitled to bring a § 1983 based on First Amendment retaliation is a mixed question of law and fact reviewed de novo.  See Walker v. City of Lakewood, 272 F.3d 1114, 1132 (9th Cir. 2001) (noting intercircuit conflict).

 

A probable cause determination in a false arrest claim is reviewed de novo.  See Picray v. Sealock, 138 F.3d 767, 770-71 (9th Cir. 1998).

 

Standing to assert a claim under § 1983 presents a question of law reviewed de novo.  See LSO, Ltd. v. Stroh, 205 F.3d 1146, 1152 (9th Cir. 2000); Moreland v. Las Vegas Metro. Police Dep’t, 159 F.3d 365, 369 (9th Cir. 1998).

 

A district court’s decision whether to exercise supplemental jurisdiction in a § 1983 action is reviewed for abuse of discretion.  See Ove v. Gwinn, 264 F.3d 817, 821 (9th Cir. 2001); San Pedro Hotel Co. v. City of Los Angeles, 159 F.3d 470, 478 (9th Cir. 1998).

 

A district court’s decision to award or deny attorneys’ fees in civil rights actions are reviewed for an abuse of discretion.  See Tutor-Saliba Corp. v. City of Hailey, 452 F.3d 1055, 1059 (9th Cir. 2006) (awarded fees); Benton v. Oregon Student Assistance Comm’n, 421 F.3d 901, 904 (9th Cir. 2005) (reversing award of fees); Richard S. v. Dep’t of Developmental Servs., 317 F.3d 1080, 1085 (9th Cir. 2003) (denied fees); Webb v. Sloan, 330 F.3d 1158, 1167 n.6 (9th Cir.), cert. denied, 540 U.S. 1141 (2003).[164]  A trial court abuses its discretion if its fee award is based on an inaccurate view of the law or a clearly erroneous finding of fact.  See McCown v. City of Fontana, 565 F.3d 1097, 1101 (9th Cir. 2009); Benton, 421 F.3d at 904; Lytle v. Carl, 382 F.3d 978, 982 (9th Cir. 2004); Barjon v. Dalton, 132 F.3d 496, 500 (9th Cir. 1997).  Any elements of legal analysis and statutory interpretation that figure in the district court’s decisions are reviewed de novo.  See Benton, 421 F.3d at 904; Dannenberg v. Valadez, 338 F.3d 1070, 1073 (9th Cir. 2003) (PLRA); Richard S., 317 F.3d at 1086; Armstrong v. Davis, 318 F.3d 965, 971 (9th Cir. 2003).  Factual findings underlying the district court’s decision are reviewed for clear error.  See Richard S., 317 F.3d at 1086; Corder v. Gates, 104 F.3d 247, 249 (9th Cir. 1996) (per curiam); Stivers v. Pierce, 71 F.3d 732, 751 (9th Cir. 1995).  The amount of a fee award is reviewed for an abuse of discretion.  Dannenberg, 338 F.3d at 1073 (PLRA).  See also III. Civil Proceedings, D. Post-Trial Decisions in Civil Cases, 2. Attorneys’ Fees, e. Civil Rights.

 

See also III. Civil Proceedings, C. Trial Decisions in Civil Cases, 27. Substantive Areas of Law, e. Bivens Actions.

g.       Constitutional Law

 

Constitutional issues are reviewed de novo.  See Berry v. Dept. of Social Services, 447 F.3d 642, 648 (9th Cir. 2006) (First Amendment); Buono v. Norton, 371 F.3d 543, 548 (9th Cir. 2004) (Establishment Clause).[165]  A district court’s determinations on mixed questions of law and fact that implicate constitutional rights are reviewed de novo.  See Cogswell v. City of Seattle, 347 F.3d 809, 813 (9th Cir. 2003), cert. denied, 541 U.S. 1043 (2004); Valeria v. Davis, 307 F.3d 1036, 1038 (9th Cir. 2002).

 

The constitutionality of a federal statute is also reviewed de novo.  See Doe v. Rumsfeld, 435 F.3d 980, 984 (9th Cir. 2006) (10 U.S.C. § 12305); The Ecology Center v. Castaneda, 426 F.3d 1144, 1147 (9th Cir. 2005) (Flathead and Kootenai National Forest Rehabilitation Act). [166]

 

The constitutionality of a state statute is also reviewed de novo.  See Caruso v. Yamhill County ex rel. County Com’r, 422 F.3d 848, 855 (9th Cir. 2005); Planned Parenthood of Idaho, Inc. v. Wasden, 376 F.3d 908, 920 (9th Cir. 2004); American Academy of Pain Mgmt. v. Joseph, 353 F.3d 1099, 1103 (9th Cir. 2004).[167]  The severability of an unconstitutional provision of a state statute presents a question of law reviewed de novo.  See Arizona Libertarian Party, Inc. v. Bayless, 351 F.3d 1277, 1283 (9th Cir. 2003).  Whether a state law is subject to a facial constitutional challenge is an issue of law reviewed de novo.  See Southern Oregon Barter Fair v. Jackson County, Oregon, 372 F.3d 1128, 1134 (9th Cir. 2004).

 

On First Amendment constitutional challenges, this court conducts an independent, de novo examination of the facts.  See Berry, 447 F.3d at 648 (First Amendment); Suzuki Motor Corp. v. Consumers Union, 330 F.3d 1110, 1132 (9th Cir.), cert. denied, 540 U.S. 983 (2003); Tucker v. California Dep’t of Educ., 97 F.3d 1204, 1209 n.2 (9th Cir. 1996).[168]

 

The constitutionality of a regulation is also reviewed de novo.  See Preminger v. Peake, 552 F.3d 757, 765 n.7 (9th Cir. 2008); Doe, 435 F.3d at 984; Gonzalez v. Metropolitan Transp. Auth., 174 F.3d 1016, 1018 (9th Cir. 1999).

h.      Contracts

 

The district court’s interpretation and meaning of contract provisions are questions of law reviewed de novo.  See Conrad v. Ace Property & Cas. Ins. Co., 532 F.3d 1000, 1004 (9th Cir. 2008); Lamantia v. Voluntary Plan Administrators, Inc., 401 F.3d 1114, 1118 (9th Cir. 2005); United States v. 1.377 Acres of Land, 352 F.3d 1259, 1264 (9th Cir. 2003) (noting no deference accorded to decision of district court).[169]  The district court’s interpretation of state contract law is also reviewed de novo.  See AmerisourceBergen Corp. v. Dialysist West, Inc., 465 F.3d 946, 949 (9th Cir. 2006); Jorgensen v. Cassiday, 320 F.3d 906, 914 (9th Cir. 2003).  Note that federal law governs the interpretation of contracts entered pursuant to federal law where the federal government is a party.  See Tanadguisix Corp. v. Huber, 404 F.3d 1201, 1205 (9th Cir. 2005); Chickaloon-Moose Creek Native Ass’n v. Norton, 360 F.3d 972, 980 (9th Cir. 2004).

 

The court’s decision to grant or deny summary judgment on a contract claim is reviewed de novo.  See Altera Corp. v. Clear Logic, Inc., 424 F.3d 1079, 1091 (9th Cir. 2005) (affirming denial of motion for summary judgment); Southern Cal. Painters v. Best Interiors, Inc., 359 F.3d 1127, 1130 (9th Cir. 2004) (noting summary judgment is inappropriate when there is a question regarding mutual intent).[170]

 

Whether reformation of a contract is permissible is a question of law reviewed de novo.  See Resolution Trust Corp. v. Midwest Fed. Sav. Bank, 36 F.3d 785, 793 (9th Cir. 1993).  Whether contract language is ambiguous is a question of law reviewed de novo.  See Miller v. United States, 363 F.3d 999, 1003-04 (9th Cir. 2004); Chickaloon-Moose Creek Native Ass’n, 360 F.3d at 980.[171]  Whether a contract provision is unconscionable raises a question of law reviewed de novo.  See Ting v. AT&T, 319 F.3d 1126, 1135 (9th Cir.), cert. denied, 540 U.S. 811 (2003).

When a district court uses extrinsic evidence to interpret a contract, the findings of fact themselves are reviewed under the clearly erroneous standard, while the principles of contract law applied to those facts are reviewed de novo.  See DP Aviation v. Smiths Indus. Aerospace and Def. Sys., Ltd., 268 F.3d 829, 836 (9th Cir. 2001); United States ex rel. Lindenthal v. General Dynamics Corp., 61 F.3d 1402, 1411 (9th Cir. 1995).  When extrinsic evidence is not considered and the court limits its review to the four corners of the contract, review is de novo.  See 1.377 Acres of Land, 352 F.3d at 1264; Shaw v. City of Sacramento, 250 F.3d 1289, 1293 (9th Cir. 2001).[172]

 

A district court’s application of the parol evidence rule is reviewed de novo.  See Jinro America Inc. v. Secure Inv., Inc., 266 F.3d 993, 998-99 (9th Cir.), amended by 272 F.3d 1289 (9th Cir. 2001); Brinderson-Newberg v. Pacific Erectors, Inc., 971 F.2d 272, 277 (9th Cir. 1992).  The court’s refusal to consider parol evidence is reviewed, however, for an abuse of discretion.  See U.S. Cellular Inv. Co. v. GTE Mobilnet, Inc., 281 F.3d 929, 938 (9th Cir. 2002).

 

The trial court’s factual findings are reviewed for clear error.  See Chickaloon-Moose Creek, 360 F.3d at 980; Cariaga v. Local No. 1184, 154 F.3d 1072, 1074 (9th Cir. 1998).  Findings relating to offer, revocation, and rejection are also reviewed under the clearly erroneous standard.  See Erdman v. Cochise County, 926 F.2d 877, 879 (9th Cir. 1991) (offer); Ah Moo v. A.G. Becker Paribas, Inc., 857 F.2d 615, 621 (9th Cir. 1988) (offer, revocation, rejection); Collins v. Thompson, 679 F.2d 168, 170 (9th Cir. 1982) (offer, revocation, rejection).

 

The existence of a waiver of a contract right is a question of fact.  See L.K. Comstock & Co. v. United Eng’rs & Constructors, Inc., 880 F.2d 219, 221 (9th Cir. 1989); CBS, Inc. v. Merrick, 716 F.2d 1292, 1295 (9th Cir. 1983).

i.        Copyright

 

Interpretations of the Copyright Act are reviewed de novo.  See Perfect 10, Inc. v. CCBill LLC, 488 F.3d 1102, 1109 (9th Cir. 2007); Rossi v. Motion Picture Ass’n of America Inc., 391 F.3d 1000, 1002-03 (9th Cir. 2004); Ellison v. Robertson, 357 F.3d 1072, 1076 (9th Cir. 2004); Ets-Hokin v. Skyy Spirits, Inc., 225 F.3d 1068, 1073 (9th Cir. 2000).  Dismissal of a copyright action for lack of standing is reviewed de novo.  See Warren v. Fox Family Worldwide, Inc., 328 F.3d 1136, 1139 (9th Cir. 2003).

 

Summary judgments are reviewed de novo.  See Perfect 10, Inc., 488 F.3d at 1109; Rossi, 391 F.3d at 1002; Ellison, 357 F.3d at 1075.  In copyright cases, when the issue is “whether two works are substantially similar, summary judgment is appropriate if no reasonable juror could find substantial similarity of ideas and expression.”  Funky Films, Inc. v. TimeWarner Entertainment Co., L.P. 462 F.3d 1072, 1076 (9th Cir. 2006);   (internal quotation marks and citation omitted); Kouf v. Walt Disney Pictures & Television, 16 F.3d 1042, 1045 (9th Cir. 1994).  “Although summary judgment is not highly favored on the substantial similarity issue in copyright cases, substantial similarity may often be decided as a matter of law.”  Funky Films, Inc., 462 F.3d at 1076; Smith v. Jackson, 84 F.3d 1213, 1218 (9th Cir. 1996).

 

Whether something is “sufficiently original” to merit copyright protection is a question of law reviewed de novo.  See CDN, Inc. v. Kapes, 197 F.3d 1256, 1259 n.1 (9th Cir. 1999).  Whether a given work is protected by copyright laws is a mixed question of law and fact reviewed de novo.  See Societe Civile Succession Guino v. Renoir, 549 F.3d 1182, 1185 (9th Cir. 2008); Cavalier v. Random House, 297 F.3d 815, 822 (9th Cir. 2002); Ets-Hokin, 225 F.3d at 1073.  Whether laches may be a defense to an action seeking a declaration of co‑authorship of a copyrightable work and co‑ownership of the copyright is a question of law reviewed de novo.  Jackson v. Axton, 25 F.3d 884, 886 (9th Cir. 1994) overruled on other grounds by Fogerty v. Fantasy, Inc., 510 U.S. 517 (1994).

 

Issues of access and substantial similarity are findings of fact reviewable under the clearly erroneous standard.  See Data E. USA, Inc. v. Epyx, Inc., 862 F.2d 204, 206 (9th Cir. 1988).  The district court’s finding on willful infringement is also reviewed for clear error.  See Dolman v. Agee, 157 F.3d 708, 715 (9th Cir. 1998).  Likewise, the district court’s determination of when a party should have discovered the infringement is an issue of fact that should be upheld unless clearly erroneous.  See Polar Bear Prods., Inc. v. Timex Corp., 384 F.3d 700, 707 (9th Cir. 2004).  Copying and improper appropriation are issues of fact.  See Three Boys Music Corp. v. Bolton, 212 F.3d 477, 482 (9th Cir. 2000).  Fair use is a mixed question of law and fact reviewed de novo.  See Wall Data Inc. v. Los Angeles County Sheriff’s Dept., 447 F.3d 769, 777 (9th Cir. 2006); Kelly v. Arriba Soft Corp., 336 F.3d 811, 817 (9th Cir. 2003); Los Angeles News Serv. v. Reuters Television Int’l, Ltd., 149 F.3d 987, 993 (9th Cir. 1998).  The proper copyright classification of a given work is a question of fact.  See Leicester v. Warner Bros., 232 F.3d 1212, 1216 (9th Cir. 2000).

 

District courts have wide discretion in setting the amount of statutory damages under the Copyright Act.  See Columbia Pictures Television v. Krypton Broad., Inc., 106 F.3d 284, 296 (9th Cir. 1997), rev’d on other grounds, 523 U.S. 340 (1998); Nintendo of Am., Inc. v. Dragon Pac. Int’l, 40 F.3d 1007, 1010 (9th Cir. 1994); but see Mackie v. Rieser, 296 F.3d 909, 916 (9th Cir. 2002) (reviewing de novo legal standard used to determine actual damages).  The trial court’s decision to deny a new trial due to an allegedly excessive jury verdict is reviewed for an abuse of discretion.  See Columbia Pictures Indus., Inc. v. Krypton Broadcastings of Birmingham, Inc., 259 F.3d 1186, 1194 (9th Cir. 2001).

 

The district court’s decision whether to award attorneys’ fees under the Copyright Act is reviewed for an abuse of discretion.  See Classic Media, Inc. v. Mewborn, 532 F.3d 978, 982 (9th Cir. 2008); Perfect 10, Inc., 488 F.3d at 1109; Wall Data, 447 F.3d at 787; Ets-Hokin v. Skyy Spirits, Inc., 323 F.3d 763, 766 (9th Cir. 2003); Columbia Pictures, 259 F.3d at 1197; Entertainment Research Group, Inc. v. Genesis Creative Group, Inc., 122 F.3d 1211, 1216 (9th Cir. 1997).  The court’s findings of fact underlying the fee determination are reviewed for clear error.  See Smith, 84 F.3d at 1221.  Any legal analysis and statutory interpretations are reviewed de novo.  See Entertainment Research, 122 F.3d at 1216.  The court’s calculation of reasonable attorneys’ fees is reviewed for an abuse of discretion.  The Traditional Cat Ass’n, Inc. v. Gilbreath, 340 F.3d 829, 833 (9th Cir. 2003).

 

See also III. Civil Proceedings, D. Post-Trial Decisions in Civil Cases, 2. Attorneys’ Fees, h. Copyright.

 

An award of costs is also reviewed for an abuse of discretion.  See Disc Golf Ass’n, Inc. v. Champion Disc, Inc., 158 F.3d 1002, 1010 (9th Cir. 1998).

 

Legal issues underlying a preliminary injunction are review de novo while the terms are reviewed for an abuse of discretion.  See A&M Records, Inc. v. Napster, Inc., 284 F.3d 1091, 1096 (9th Cir. 2002) (copyright infringement); see also Satava v. Lowry, 323 F.3d 805, 810 (9th Cir.) (noting such relief cannot be reversed unless the district court abused its discretion or based its decision on an erroneous legal standard or on clearly erroneous findings of fact), cert. denied, 540 U.S. 983 (2003).  The scope of injunctive relief granted by the district court is reviewed for an abuse of discretion.  See Sony Computer Entm’t, Inc. v. Connectix Corp., 203 F.3d 596, 602 (9th Cir. 2000).

j.       Declaratory Judgment Act

 

See III. Civil Proceedings, B. Pretrial Decisions in Civil Cases, 23. Declaratory Relief.

k.      Defamation

 

A district court’s ruling that a statement was not defamatory is a question of law review de novo.  See Knievel v. ESPN, 393 F.3d 1068, 1072 (9th Cir. 2005).  Appellate courts conduct “independent review” of a determination of actual malice in a defamation action.  See Hoffman v. Capital Cities/ABC, Inc., 255 F.3d 1180, 1186 (9th Cir. 2001); Newton v. National Broad. Co., 930 F.2d 662, 669‑72 (9th Cir. 1990).[173]  Under the rule of independent review, the reviewing court exercises “independent judgment in evaluating the lower court’s opinion, rather than granting it any deference.”  Suzuki Motor Corp. v. Consumers Union, 330 F.3d 1110, 1132 (9th Cir.) (internal quotation omitted), cert. denied, 540 U.S. 983 (2003).  Whether an allegedly defamatory statement implies an assertion of objective facts is a question of law reviewed de novo.  See Steam Press Holdings v. Hawaii Teamsters, 302 F.3d 998, 1005 (9th Cir. 2002), cert. denied, 537 U.S. 1232 (2003).  Whether a publication is libelous on its face is a question of law, measured by the effect the publication would have on the mind of the average reader.  See Newcombe v. Adolf Coors Co., 157 F.3d 686, 695 (9th Cir. 1998).

l.        Employment Discrimination

 

Legal questions in employment discrimination actions brought under Title VII and similar statutes are reviewed de novo, while a district court’s underlying findings of fact are subject to clearly erroneous review.  See EEOC. v. United Parcel Service, Inc., 424 F.3d 1060, 1068 (9th Cir. 2005); Nichols v. Azteca Restaurant Enter., Inc., 256 F.3d 864, 871 (9th Cir. 2001) (noting findings based on credibility determinations are given “greater deference”); Star v. West, 237 F.3d 1036, 1038 (9th Cir. 2001); Gilligan v. Department of Labor, 81 F.3d 835, 838 (9th Cir. 1996).

 

Summary judgment is reviewed de novo.  See McGinest v. GTE Serv., Corp., 360 F.3d 1103, 1112 (9th Cir. 2004) (noting special factors in employment discrimination actions); Schnidrig v. Columbia Machine, Inc., 80 F.3d 1406, 1410 (9th Cir. 1996) (same).

 

The district court’s grant of judgment as a matter of law is reviewed de novo.  See Wallace v. City of San Diego, 479 F.3d 616, 624 (9th Cir. 2007) (Uniformed Services Employment and Reemployment Rights Act).  In reviewing the district court’s grant of judgment, the court of appeals applies the same substantial evidence standard used by the district court in evaluating the jury’s verdict.  See id.

 

Whether a party has exhausted required administrative remedies required is reviewed de novo.  See Farrell v. Principi, 366 F.3d 1066, 1067 (9th Cir. 2004) (reviewing dismissal for failure to exhaust).[174]  Whether a Title VII action is barred by the applicable statute of limitations is a question of law reviewed de novo.  See EEOC v. Dinuba Medical Clinic, 222 F.3d 580, 584 (9th Cir. 2000).  Whether a party can be compelled to arbitrate Title VII claims is reviewed de novo.  See Ferguson v. Countrywide Credit Indus., Inc., 298 F.3d 778, 780 (9th Cir. 2002).

 

Whether an employer “took immediate and appropriate remedial action” is a mixed question of law and fact reviewed de novo.  See Star, 237 F.3d at 1038.

 

Venue in a Title VII action is reviewed de novo.  See Passantino v. Johnson & Johnson Consumer Products, Inc., 212 F.3d 493, 504 (9th Cir. 2000).

 

A district court’s conclusion whether a plaintiff has satisfied the elements of a prima facie case is reviewed de novo, although the underlying findings of fact are reviewed for clear error.  See Paige v. California, 291 F.3d 1141, 1145 n.3 (9th Cir. 2002) (disparate impact); Dinuba, 222 F.3d at 586 (unlawful retaliation); Tiano v. Dillard Dep’t Stores, Inc., 139 F.3d 679, 681 (9th Cir. 1998) (religious discrimination).

 

Whether an employment test was properly validated for purposes of Title VII presents primarily a factual question reviewed for clear error.  See Association of Mexican-American Educators v. California, 231 F.3d 572, 584-85 (9th Cir. 2000) (en banc).

 

Whether an employer’s proffered justification for differential treatment is pretextual (the third prong of a disparate treatment case) is reviewed under the clearly erroneous standard.  See St. Mary’s Honor Ctr. v. Hicks, 509 U.S. 502, 524 (1993); Trent v. Valley Elec. Ass’n, Inc., 195 F.3d 534, 537 (9th Cir. 1999).

i.        Jury Instructions

 

Whether the district court’s jury instructions properly state the elements of a Title VII claim is reviewed de novo.  See Costa v. Desert Palace, Inc., 299 F.3d 838, 858 (9th Cir. 2002) (en banc), aff’d, 539 U.S. 90 (2003); Mockler v. Multnomah County, 140 F.3d 808, 812 (9th Cir. 1998).  The court’s formulation of Title VII jury instructions is reviewed for an abuse of discretion.  See Costa, 299 F.3d at 858; Mockler, 140 F.3d at 812; Crowe v. Wiltel Communications Sys., 103 F.3d 897, 900 (9th Cir. 1996).

ii.       Choice of Remedies

 

The district court’s choice of remedies in a Title VII action is reviewed for an abuse of discretion.  See Caudle v. Bristow Optical Co., 224 F.3d 1014, 1023 (9th Cir. 2000); Eldredge v. Carpenters 46 N. Cal. Counties Joint Apprenticeship & Training Comm., 94 F.3d 1366, 1369 (9th Cir. 1996).  The constitutionality of a statutory cap on Title VII damages is reviewed de novo.  See Lansdale v. Hi-Health Supermart Corp., 314 F.3d 355, 357 (9th Cir. 2002).  Whether punitive damages are available in a Title VII action is a question of law reviewed de novo.  See EEOC v. Wal-Mart Stores, Inc., 156 F.3d 989, 992 (9th Cir. 1998).  The trial court’s allocation of damages is normally reviewed for an abuse of discretion, but to the extent that allocation rests on an interpretation of Title VII, review is de novo.  See Caudle, 224 F.3d at 1023; Passantino v. Johnson & Johnson Consumer Products, Inc., 212 F.3d 493, 509 (9th Cir. 2000).[175]

iii.      Attorneys’ Fees

 

The court’s decision whether to award attorneys’ fees is reviewed for an abuse of discretion.  See Hemmings v. Tidyman’s, Inc., 285 F.3d 1174, 1200 (9th Cir. 2002) (granting fees); Shaw v. City of Sacramento, 250 F.3d 1289, 1293-94 (9th Cir. 2001) (denying fees); Passantino v. Johnson & Johnson Consumer Products, Inc., 212 F.3d 493, 517-18 (9th Cir. 2000).

 

See also III. Civil Proceedings, D. Post-Trial Decisions in Civil Cases, 2. Attorneys’ Fees, t. Title VII.

iv.      Equal Pay Act

 

In Equal Pay Act cases, the trial court’s factual findings are reviewed for clear error.  See Stanley v. University of S. Cal., 13 F.3d 1313, 1323-24 (9th Cir. 1994) (retaliation); EEOC v. First Citizens Bank, 758 F.2d 397, 400 (9th Cir. 1985) (validity of employer’s justifications).  Whether an employer has sustained its burden of proving one of the exceptions to the Equal Pay Act is also reviewed for clear error.  See Maxwell v. Tucson, 803 F.2d 444, 447 (9th Cir. 1986).  Cost awards are reviewed for an abuse of discretion.  See Stanley v. University of S. California, 178 F.3d 1069, 1079 (9th Cir. 1999).

v.       Age Discrimination in Employment Act

 

The district court’s interpretation of the Age Discrimination in Employment Act (ADEA) is reviewed de novo.  See Sanchez v. Pacific Powder Co., 147 F.3d 1097, 1099 (9th Cir. 1998).  Whether the ADEA requires exhaustion of administrative remedies is a question of law reviewed de novo.  See Bak v. U.S. Postal Serv., 52 F.3d 241, 243 (9th Cir. 1995); see also Bankston v. White, 345 F.3d 768, 770 (9th Cir. 2003) (reviewing de novo whether plaintiff exhausted administrative remedies).

 

The grant of summary judgment in an ADEA action is reviewed de novo.  See Pottenger v. Potlatch Corp., 329 F.3d 740, 745 (9th Cir. 2003) (applying McDonnell Douglas analysis); see also Coleman v. Quaker Oats Co., 232 F.3d 1271, 1282 (9th Cir. 2000) (noting “summary judgment should be used prudently in ADEA cases”); Schnidrig, 80 F.3d at 1411 (noting special factors).

 

The court’s decision to enforce a settlement of an ADEA action is reviewed for an abuse of discretion.  See Doi v. Halekulani Corp., 276 F.3d 1131, 1136 (9th Cir. 2002).

 

The denial of sanctions is reviewed for an abuse of discretion.  Coleman, 232 F.3d at 1297.  An award of costs is reviewed for an abuse of discretion.  EEOC v. Pape Lift, Inc., 115 F.3d 676, 680 (9th Cir. 1997)

m.     Environmental Law

i.        National Environmental Policy Act (“NEPA”)

 

Judicial review of an agency’s compliance with the National Environmental Policy Act (NEPA) is governed by the judicial review provisions of the Administrative Procedures Act, 5 U.S.C. § 701-06.  See Ocean Advocates v. U.S. Army Corps of Eng’s, 402 F.3d 846, 858 (9th Cir. 2005).[176]  This court must determine that the agency’s decision is not arbitrary, capricious, an abuse of discretion, or otherwise not in accordance with the law.  See Latino Issues Forum v. U.S. E.P.A., 558 F.3d 936, 941 (9th Cir. 2009); Ocean Advocates, 361 F.3d at 858; League of Wilderness Defenders v. Forsgren, 309 F.3d 1181, 1183 (9th Cir. 2002).  Factual disputes implicating substantial agency expertise are reviewed under the arbitrary and capricious standard while legal issues are reviewed under the reasonableness standard.  See Idaho Sporting Congress, Inc. v. Rittenhouse, 305 F.3d 957, 964 (9th Cir. 2002).[177]  Thus, an agency’s threshold decision that certain activities are not subject to NEPA is reviewed for reasonableness.  See Kern v. U.S. Bureau of Land Mgmt., 284 F.3d 1062, 1070 (9th Cir. 2002); but see Kootenai Tribe of Idaho v. Veneman, 313 F.3d 1094, 1114 (9th Cir. 2002) (noting whether NEPA procedures applied to Forest Service Roadless Rule is reviewed de novo).

 

In reviewing the adequacy of an agency’s environmental impact statement (EIS), this circuit applies a “rule of reason” standard.  See Center for Biological Diversity v. U.S. Forest Serv., 349 F.3d 1157, 1166 (9th Cir. 2003).[178]  The court reviews de novo the district court’s summary judgment ruling regarding whether an EIS satisfies the requirements of NEPA.  See Westlands Water Dist. v. United States Dep’t of Interior, 376 F.3d 853, 865 (9th Cir. 2004).[179]

An agency’s decision not to prepare an EIS is reviewed under the arbitrary and capricious standard.  See Ka Makani >O Kohala Ohana Inc. v. Water Supply, 295 F.3d 955, 959 n.3 (9th Cir. 2002) (clarifying when standard applies).[180]  Using this standard, this court considers only whether the agency’s decision is based on a “reasoned evaluation of the relevant factors.”  Northwest Envtl. Def. Ctr. v. Bonneville Power Admin., 117 F.3d 1520, 1536 (9th Cir. 1997) (internal quotation omitted).  The court must ensure that the agency has taken a “hard look” at the environmental consequences of its proposed action.  See Center for Biological Diversity v. National Highway Traffic Safety Admin., 538 F.3d 1172, 1194 (9th Cir. 2008); National Parks & Conservation Ass’n. v. Babbitt, 241 F.3d 722, 730 (9th Cir. 2001); Wetlands Action Network v. United States Army Corps of Eng’r, 222 F.3d 1105, 1114 (9th Cir. 2000); Blue Mountains Biodiversity Project v. Blackwood, 161 F.3d 1208, 1211 (9th Cir. 1998).

 

Although review of agency action is generally limited to the administrative record, see Morongo Band of Mission Indians v. FAA, 161 F.3d 569, 573 (9th Cir. 1998), the court in NEPA cases may extend its review beyond the record and permit the introduction of new evidence to determine whether the agency neglected to consider serious environmental consequences or failed adequately to discuss some reasonable alternative. See Oregon Natural Desert Ass’n v. Bureau of Land Management, 531 F.3d 1114, 1128 (9th Cir. 2008); Oregon Natural Res. Council v. Lowe, 109 F.3d 521, 526 (9th Cir. 1997).  The court’s decision not to allow extra‑record evidence is reviewed for an abuse of discretion.  See Great Basin Mine Watch v. Hankins, 456 F.3d 955, 975 (9th Cir. 2006); Northcoast Envtl. Ctr. v. Glickman, 136 F.3d 660, 665 (9th Cir. 1998); see also San Francisco Baykeeper v. Whitman, 297 F.3d 877, 886 (9th Cir. 2002) (noting when district court may consider extra-record evidence).

ii.       Endangered Species Act (“ESA”)

 

Review of agency decisions under the Endangered Species Act (“ESA”) is governed by the Administrative Procedures Act.  See Western Watersheds Project v. Matejko, 468 F.3d 1099, 1107 (9th Cir. 2006); National Ass’n of Home Builders v. Norton, 340 F.3d 835, 840-41 (9th Cir. 2003); Selkirk Conservation Alliance v. Forsgren, 336 F.3d 944, 953 (9th Cir. 2003); Native Ecosystems Council v. Dombeck, 304 F.3d 886, 901 (9th Cir. 2002).  Such decisions can be overturned only when arbitrary, capricious, an abuse of discretion, or otherwise not in accordance with law.  See National Ass’n of Home Builders, 340 F.3d at 842; Selkirk Conservation Alliance, 336 F.3d at 953 (noting “narrow review”); Forest Guardians v. U.S. Forest Serv., 329 F.3d 1089, 1096-97 (9th Cir. 2003); Native Ecosystems Council, 304 F.3d at 901.  The reviewing court must determine whether the decision was based on a consideration of relevant facts and whether there has been a clear error of judgment.  See Forest Guardians, 329 F.3d at 1097.  The court cannot substitute its judgment for that of the agency.  See National Ass’n of Home Builders, 340 F.3d at 842; Selkirk Conservation Alliance, 336 F.3d at 953; Forest Guardians, 329 F.3d at 1097.

 

The district court’s interpretation of the ESA is reviewed de novo.  See Forest Conservation Council v. Rosboro Lumber Co., 50 F.3d 781, 783 (9th Cir. 1995).

 

Summary judgments are reviewed de novo.  See Biodiversity Legal Found. v. Badgley, 309 F.3d 1166, 1175 (9th Cir. 2002) (also noting deference owed to agency’s interpretation of statute it administers).  The district court’s decision to grant a permanent injunction is reviewed for abuse of discretion.  See Western Watersheds Project, 468 F.3d at 1107.

 

iii.      Clean Air Act (“CAA”)

 

Review of agency decisions under the Clean Air Act (“CAA”) is governed by the Administrative Procedures Act.  See Alaska Dep’t of Env’t Conservation v. EPA, 540 U.S. 461, 496-97 (2004); Sierra Club v. EPA, 346 F.3d 955, 961 (9th Cir.), amended by 352 F.3d 1186 (9th Cir. 2003), cert. denied, 542 U.S. 919 (2004).  The reviewing court must determine that the agency actions are not arbitrary, capricious, an abuse of discretion, or otherwise not in accordance with the law.  See Alaska Dep’t of Env’t Conservation, 540 U.S. at 496-97; Sierra Club, 346 F.3d at 961; Hall v. EPA, 273 F.3d 1146, 1155 (9th Cir. 2002) (reviewing when deference is owed to agency’s interpretation of the CAA).  Jurisdictional issues are reviewed de novo.  See Hall v. Norton, 266 F.3d 969, 974 (9th Cir. 2001).

iv.      Clean Water Act (“CWA”)

 

A district court’s interpretation of the Clean Water Act (“CWA”) is reviewed de novo.  See League of Wilderness Defenders v. Forsgren, 309 F.3d 1181, 1183 (9th Cir. 2002).  The court’s conclusion that the CWA has been violated is also reviewed de novo, and findings of fact are reviewed for clear error.  See Community Ass’n for Restoration of the Env’t v. Bosma Dairy, 305 F.3d 943, 953 (9th Cir. 2002); Borden Ranch P’ship v. U.S. Army Corps of Eng’r, 261 F.3d 810, 816 (9th Cir. 2001) (reviewing “factual findings of violations” of CWA for clear error).

 

Summary judgments are reviewed de novo.  See Northern Plains Res. Council v. Fidelity Exploration and Dev. Co., 325 F.3d 1155, 1160 (9th Cir.), cert. denied, 540 U.S. 967 (2003); League of Wilderness Defender, 309 F.3d at 1183; Association to Protect Hammersley v. Taylor Res., Inc., 299 F.3d 1007, 1009 (9th Cir. 2002).

 

The court’s ruling on the sufficiency of notice required by the CWA is reviewed de novo.  See San Francisco Baykeeper, Inc. v. Tosco Corp., 309 F.3d 1153, 1157 (9th Cir. 2002), cert. dismissed, 539 U.S. 924 (2003); Community Ass’n for Restoration, 305 F.3d at 949.  The adequacy of the pre-suit notice is also reviewed de novo.  See Waterkeepers of N. California v. AG Indus. Mfg. Inc., 375 F.3d 913, 917 (9th Cir.  2004).

 

Note that an agency’s interpretation of the CWA is entitled to deference unless it is plainly erroneous or inconsistent with the statute.  See Pronsolino v. Nastri, 291 F.3d 1123, 1131-32 (9th Cir. 2002) (reviewing deference owed to EPA’s interpretation of the CWA); League of Wilderness Defender, 309 F.3d at 1183.  No deference is owed, however, to an agency not charged with administering the CWA.  See California Trout, Inc. v. FERC, 313 F.3d 1131, 1133 (9th Cir. 2002) (holding no deference is owed to FERC’s interpretation of the CWA), cert. denied, 540 U.S. 818 (2003); see also Northern Plains Res. Council, 325 F.3d at 1164 n.4 (noting no deference is owed if agency acted outside of its authority).

 

v.       Comprehensive Environmental Response, Compensation and Liability Act (“CERCLA”)

 

The district court’s interpretation of the Comprehensive Environmental Response, Compensation and Liability Act (“CERCLA”) is reviewed de novo.  See Kotrous v. Goss-Jewett Co. of N. California, 523 F.3d 924, 929 (9th Cir. 2008); Carson Harbor Village, Ltd. v. Unocal Corp., 270 F.3d 863, 870 (9th Cir. 2001) (en banc); Boeing Co. v. Cascade Corp. 207 F.3d 1177, 1182 (9th Cir. 2000); California v. Montrose Chem. Corp., 104 F.3d 1507, 1512 (9th Cir. 1997).

 

The district court’s findings of fact can be reversed only if clearly erroneous and not merely because the appellate court “might have found otherwise on the same evidence.”  Western Props. Serv. Corp. v. Shell Oil Co., 358 F.3d 678, 685 (9th Cir. 2004), abrogated on other grounds by Cooper Indus, Inc. v. Aviall Services, Inc., 543 U.S. 157 (2004).

 

Summary judgments in CERCLA actions are reviewed de novo.  See Kotrous, 523 F.3d at 929; California Dep’t of Toxic Substances Control v. Neville Chem. Co., 358 F.3d 661, 665 (9th Cir. 2004) (denying); California Dep’t of Toxic Substances Control v. Campbell, 319 F.3d 1161, 1166 (9th Cir. 2003) (granting).  Jurisdictional issues are also reviewed de novo.  See United States v. Shell Oil Co., 294 F.3d 1045, 1052 (9th Cir. 2002).  The denial of a motion to intervene in a CERCLA action is reviewed de novo except that the court’s determination of timeliness is reviewed for an abuse of discretion.  See California Dep’t of Toxic Substances Control v. Commercial Realty Projects, Inc., 309 F.3d 1113, 1119 (9th Cir. 2002), cert. dismissed, 539 U.S. 911 (2003).

 

The district court’s allocation of response costs under CERCLA is reviewed for an abuse of discretion and for clear error.  See Cadillac Fairview/California v. Dow Chem. Co., 299 F.3d 1019, 1025 (9th Cir. 2002); Shell Oil, 294 F.3d at 1060.

vi.      Attorneys’ Fees Generally

 

Many environmental statutes permit an award of attorneys’ fees.  See Marbled Murrelet v. Babbitt, 182 F.3d 1091, 1094 (9th Cir. 1999) (listing statutes).  This court reviews such fee awards for an abuse of discretion.  See Native Village of Quinhagak v. United States, 307 F.3d 1075, 1079 (9th Cir. 2002) (ANILCA); Community Ass’n for Restoration of the Env’t v. Bosma Dairy, 305 F.3d 943, 956 (9th Cir. 2002) (Clean Water Act); Marbled Murrelet, 182 F.3d at 1096 (ESA).  The denial of fees is also reviewed for an abuse of discretion.  See ONRC Action v. Columbia Plywood, Inc., 286 F.3d 1137, 1144 (9th Cir. 2002) (CWA).  Whether a particular environmental statute authorizes attorneys’ fees is a question of law reviewed de novo.  See Unocal Corp. v. United States, 222 F.3d 528, 542 (9th Cir. 2000) (Oil Pollution Act); United States v. Stone Container Corp., 196 F.3d 1066, 1068 (9th Cir. 1999) (CWA).  See also III. Civil Proceedings, D. Post-Trial Decisions in Civil Cases, 2. Attorneys’ Fees, i. Environmental Laws.

n.      ERISA

 

The interpretation of ERISA is a question of law reviewed de novo.  See Metropolitan Life Ins. Co. v. Parker, 436 F.3d 1109, 1113 (9th Cir. 2006); Mathews v. Chevron Corp., 362 F.3d 1172, 1178 (9th Cir. 2004); Shaver v. Operating Eng’rs Local 428 Pension Trust Fund, 332 F.3d 1198, 1201 (9th Cir. 2003).  The applicability of other statutes to ERISA presents a question of law reviewed de novo.  See United States v. Novak, 441 F.3d 819, 821 (9th Cir. 2006); Kayes v. Pacific Lumber Co., 51 F.3d 1449, 1455 (9th Cir. 1995).

 

The potential applicability of exhaustion principles to ERISA is also reviewed de novo.  See Diaz v. United Agric. Employee Welfare Benefit Plan & Trust, 50 F.3d 1478, 1483 (9th Cir. 1995).  The trial court’s decision to apply an exception to the exhaustion requirements of ERISA is reviewed, however, for an abuse of discretion.  See Dishman v. UNUM Life Ins. Co., 269 F.3d 974, 984 (9th Cir. 2001).

 

The denial of a motion to remand a removal case that allegedly implicates ERISA is reviewed de novo.  See Abraham v. Norcal Waste Sys., Inc., 265 F.3d 811, 819 (9th Cir. 2001).

 

The district court’s choice and application of the appropriate standard is reviewed by this court de novo.  See Opeta v. Northwest Airlines Pension Plan for Contract Employees, 484 F.3d 1211, 1216 (9th Cir. 2007); Gatti v. Reliance Standard Life Ins., 415 F.3d 978, 981 (9th Cir. 2005); LaMantia v. Voluntary Plan Administrators, 401 F.3d 1114, 1121 (9th Cir. 2005); Johnson v. Buckley, 356 F.3d 1067, 1071 (9th Cir. 2004).

A challenge to an ERISA’s plan’s denial of benefits is reviewed de novo unless the benefit plan gives the administrator or fiduciary discretionary authority to determine eligibility for benefits or to construe the terms of the plan.  See Aetna Health Inc. v. Davila, 542 U.S. 200, 210 (2004); Gatti, 415 F.3d at 981.[181]  “When the plan gives the administrator or fiduciary discretionary authority to determine eligibility for benefits, that determination is reviewed for abuse of discretion.”  Gatti, 415 F.3d at 981.  Note that procedural violations of ERISA do not alter the standard of review, unless the violations cause the beneficiary substantive harm.  See id. at 985; see also Abatie v. Alta Health Ins. Co., 458 F.3d 955, 971 (9th Cir. 2006).

 

Where the district court conducts a de novo review, the district court’s factual findings are reviewed only to determine whether they are clearly erroneous.  See Silver v. Executive Car Leasing Long-Term Disability Plan, 466 F.3d 727, 732-33 (9th Cir. 2006).  This does not change even when the district court adopts “wholesale the findings of fact proposed by one party.”  Id. at 733.

 

When such discretion exists, the district court reviews the administrator’s determinations for an abuse of discretion.  See Nord v. Black & Decker Disability Plan, 356 F.3d 1008, 1010 (9th Cir. 2004) (order).[182]  Note that the abuse of discretion standard may be “heightened” by the presence of a serious conflict of interest by the administrator of the plan.  See Alford v. DCH Foundation Group Long-Term Disability Plan, 311 F.3d 955, 957 (9th Cir. 2002); Bergt v. Retirement Plan for Pilots Employed by Markair, Inc., 293 F.3d 1139, 1142 (9th Cir. 2002).[183]  An ERISA plan administrator abuses its discretion if it construes provisions of the plan in a way that conflicts with the plain language of the plan.  See Schikore v. BankAmerica Supplemental Retirement Plan, 269 F.3d 956, 960 (9th Cir. 2001); Saffle v. Sierra Pac. Power Co., 85 F.3d 455, 456 (9th Cir. 1996).

 

The trial court’s decision to admit or exclude evidence is reviewed for an abuse of discretion.  See Patelco Credit Union v. Sahni, 262 F.3d 897, 912 (9th Cir. 2001); Friedrich v. Intel Corp., 181 F.3d 1105, 1110-11 (9th Cir. 1999).  The court’s decision to permit evidence that was not before the plan administrator is also reviewed for an abuse of discretion.  See Opeta v. Northwest Airlines Pension Plan for Contract Employees, 484 F.3d 1211, 1216 (9th Cir. 2007); Dishman, 269 F.3d at 985.

 

Whether ERISA preempts state law is a question of law reviewed de novo.  See Carmona v. Carmona, 544 F.3d 988, 995 (9th Cir. 2008); Cleghorn v. Blue Shield of California, 408 F.3d 1222, 1225 (9th Cir. 2005); Winterrowd v. American Gen. Annuity Ins. Co., 321 F.3d 933, 937 (9th Cir. 2003); Southern California IBEW-NECA Trust Funds v. Standard Indus. Elect. Co., 247 F.3d 920, 924 (9th Cir. 2001).  Whether a party has standing to assert preemption is a question of law reviewed de novo.  See S.D. Meyers, Inc. v. City and County of San Francisco, 253 F.3d 461, 474 (9th Cir. 2001).

 

An award of attorneys’ fees is reviewed for an abuse of discretion.  See Plumber, Steamfitter and Shipfitter Indus. Pension Plan & Trust v. Siemens Building Technologies Inc., 228 F.3d 964, 971 (9th Cir. 2000);  Trustees of Directors Guild of America-Producer Pension Benefits Plans, 234 F.3d 415, 426 (9th Cir. 2000) (interpleader), amended by, 255 F.3d 661 (9th Cir. 2001); McBride v. PLM Int’l, 179 F.3d 737, 746 (9th Cir. 1999) (listing factors that appellate court considers in deciding whether to grant attorneys’ fees).  The denial of fees is also reviewed for an abuse of discretion.  See Honolulu Joint Apprenticeship and Training Comm. v. Foster, 332 F.3d 1234, 1240 (9th Cir. 2003); McElwaine v. U.S. West, 176 F.3d 1167, 1171 (9th Cir. 1999)See also III. Civil Proceedings, D. Post-Trial Decisions in Civil Cases, 2. Attorneys’ Fees, k. ERISA.

 

Whether to award prejudgment interest to an ERISA plaintiff is reviewed for an abuse of discretion.  See Blankenship v. Liberty Life Assur. Co. of Boston, 486 F.3d 620, 627 (9th Cir. 2007); Landwehr v. DuPree, 72 F.3d 726, 739 (9th Cir. 1995).  The court’s calculation of prejudgment interest is also reviewed for an abuse of discretion.  See Dishman, 269 F.3d at 988; Grosz-Salomon v. Paul Revere Life Ins. Co., 237 F.3d 1154, 1163-64 (9th Cir. 2001).  Whether to award costs is reviewed for an abuse of discretion.  See California Ironworkers Field Pension Trust v. Loomis Sayles, 259 F.3d 1036, 1042 (9th Cir. 2001).

o.       Fair Debt Collection Practices Act

 

A district court’s interpretation of the Fair Debt Collection Practices Act is reviewed de novo.  See Guerrero v. RJM Acquisitions LLC, 499 F.3d 926, 932-33 (9th Cir. 2007) (per curiam); Camacho v. Bridgeport Financial Inc., 430 F.3d 1078, 1079 (9th Cir. 2005); Romine v. Diversified Collection Serv., Inc., 155 F.3d 1142, 1145 (9th Cir. 1998).  The district court’s determination that a collection letter violates the Act is a question of law reviewed de novo.  See Camacho, 430 F.3d at 1079; Terran v. Kaplan, 109 F.3d 1428, 1432‑33 (9th Cir. 1997).  A grant of summary judgment under the Act is reviewed de novo, see Slenk v. Transworld Sys., Inc., 236 F.3d 1072, 1074 (9th Cir. 2001), as is the district court’s decision to grant or deny a motion to dismiss, see Camacho, 430 F.3d at 1079See also Guerrero, 499 F.3d at 932-33.  The court reviews “a district court’s denial of attorneys’ fees to a debt collector under two standards of review. The district court’s finding on the issue of bad faith and harassment is reviewed for clear error; the district court’s ultimate denial is reviewed for an abuse of discretion.”  Guerrero, 499 F.3d at 933; see also Ferland v. Conrad Credit Corp., 244 F.3d 1145, 1148 (9th Cir. 2001) (per curiam) (reviewing award of attorneys’ fees).

p.      Fair Labor Standards Act

 

A district court’s interpretation of the FLSA is reviewed de novo.  See Gieg v. DDR, Inc., 407 F.3d 1038, 1044-45 (9th Cir. 2005); Mortensen v. County of Sacramento, 368 F.3d 1082, 1086 (9th Cir. 2004).[184]  The district court’s interpretation of FLSA regulations is also reviewed de novo.  See Cleveland v. City of Los Angeles, 420 F.3d 981, 988 (9th Cir. 2005); Webster v. Public Sch. Employees of Washington, 247 F.3d 910, 914-15 (9th Cir. 2001).  Nonetheless, deference is owed to the DOL’s regulations interpreting the Act.  See Cleveland, 420 F.3d at 988; Baldwin v. Trailer Inns, Inc., 266 F.3d 1104, 1112 n.4 (9th Cir. 2001); Webster, 247 F.3d at 914.[185]

 

Issues of law regarding application of the Act are also reviewed de novo.  See Ballaris v. Wacker Siltronic Corp., 370 F.3d 901, 910 (9th Cir. 2004) (whether activity is excluded from hours worked under FLSA); Brigham v. Eugene Water & Elec. Bd., 357 F.3d 931, 935 n.11 (9th Cir. 2004) (what constituted compensable working time).[186]

 

Summary judgment is reviewed de novo.  See Gieg, 407 F.3d at 1045 (reversing grant of summary judgment); Leever v. Carson City, 360 F.3d 1014, 1017 (9th Cir. 2004) (same).

 

A district court’s decision regarding exemptions to the FLSA is also reviewed de novo.  See Gieg, 407 F.3d at 1045; Bothell v. Phase Metrics, Inc., 299 F.3d 1120, 1124 (9th Cir. 2002); Do v. Ocean Peace, Inc., 279 F.3d 688, 690-91 (9th Cir. 2002) (“first processing” exemption).

 

Findings of fact underlying a legal determination are reviewed for clear error.  See Icicle Seafoods Inc. v. Worthington, 475 U.S. 709, 714 (1986); Ballaris, 370 F.3d at 910 (nature of employees’ duties); Alvarez v. IBP, Inc., 339 F.3d 894, 908 (9th Cir. 2003); Bothell, 299 F.3d at 1124 (how employee spent his time); Berry, 30 F.3d at 1180 (whether employees are able to use on‑call time for personal activities).

 

The court’s decision to award liquidated damages under the FLSA is reviewed for an abuse of discretion.  See Alvarez, 339 F.3d at 909.

q.      False Claims Act (“FCA”)

 

A district court’s interpretation of the FCA is reviewed de novo.  See United States v. Bourseau, 531 F.3d 1159, 1164 (9th Cir. 2008); United States ex rel. Sequoia Orange Co. v. Baird-Neece Packing Corp., 151 F.3d 1139, 1143 (9th Cir. 1998); United States ex rel. Hyatt v. Northrop Corp., 91 F.3d 1211, 1213‑14 (9th Cir. 1996); United States ex rel. Lujan v. Hughes Aircraft Co., 67 F.3d 242, 245 (9th Cir. 1995).  Whether the FCA’s qui tam provisions are constitutional is a question of law reviewed de novo.  See United States ex rel. Kelly v. Boeing Co., 9 F.3d 743, 747 (9th Cir. 1993); United States ex rel. Madden v. General Dynamics Corp., 4 F.3d 827, 830 (9th Cir. 1993).  Whether a qui tam defendant can bring counterclaims is also reviewed de novo.  Madden, 4 F.3d at 830.

 

Jurisdictional issues are reviewed de novo.  See United States v. Catholic Healthcare West, 445 F.3d 1147, 1151 (9th Cir. 2006); A-1 Ambulance Serv., Inc. v. California, 202 F.3d 1238, 1242-43 (9th Cir. 2000); United States ex rel. Newsham v. Lockheed Missiles & Space Co., 190 F.3d 963, 968 (9th Cir. 1999).  Any finding pertaining to the district court’s jurisdictional ruling is reviewed for clear error.  See A-1 Ambulance, 202 F.3d at 1243; Lockheed Missiles, 190 F.3d at 968; United States ex rel. Lujan v. Hughes Aircraft Co., 162 F.3d 1027, 1030 (9th Cir. 1998).  A decision regarding whether a particular disclosure triggers the jurisdictional bar of the Act is a mixed question of law and fact also reviewed de novo.  See United States ex rel. Found. Aiding the Elderly v. Horizon West Inc., 265 F.3d 1011, 1013 (9th Cir.), amended by 275 F.3d 1189 (9th Cir. 2001); A-1 Ambulance, 202 F.3d at 1243; United States v. Alcan Elec. and Eng’g, Inc., 197 F.3d 1014, 1017 (9th Cir. 1999).

 

The district court’s determination of the applicable statute of limitations is reviewed de novo.  See Lujan, 162 F.3d at 1034.  Whether a complaint states a cause of action under the FCA is reviewed de novo.  See Mendiondo v. Centinela Hosp. Medical Center, 521 F.3d 1097, 1102 (9th Cir. 2008); United States v. SmithKline Beecham, Inc., 245 F.3d 1048, 1051 (9th Cir. 2001); Bly-Magee v. California, 236 F.3d 1014, 1017 (9th Cir. 2001).

 

Summary judgments are reviewed de novo.  See United States v. Kitsap Physicians Serv., 314 F.3d 995, 1000 (9th Cir. 2002) (affirming grant of summary judgment); Moore v. California Inst. of Tech., 275 F.3d 838, 844 (9th Cir. 2002) (reversing grant of summary judgment).

 

A court’s decision to modify the parties’ settlement to conform with the requirements of the FCA is reviewed de novo.  See United States ex rel. Sharma v. University of S. California, 217 F.3d 1141, 1143 (9th Cir. 2000).

 

The denial of costs is reviewed for an abuse of discretion.  See Lockheed Missiles, 190 F.3d at 968.  Whether the district court has the authority to award costs under the Act is reviewed de novo.  See id.; United States ex. rel. Lindenthal v. General Dynamics Corp., 61 F.3d 1402, 1412 n.13 (9th Cir. 1995).  Note that an “award of fees under the False Claims Act is reserved for rare and special circumstances.”  Pfingston v. Ronan Eng’g Co., 284 F.3d 999, 1006-07 (9th Cir. 2002).

r.       Federal Employers Liability Act (“FELA”)

 

Questions relating to the district court’s subject matter jurisdiction under FELA are reviewed de novo.  See Wharf v. Burlington N. R.R., 60 F.3d 631, 636 n.2 (9th Cir. 1995); Lewy v. Southern Pac. Transp. Co., 799 F.2d 1281, 1286‑87 (9th Cir. 1986).  Summary judgments are reviewed de novo.  See Rivera v. National R.R. Passenger Corp., 331 F.3d 1074, 1078 (9th Cir.), amended by 340 F.3d 767 (9th Cir. 2003).

s.       Federal Tort Claims Act (“FTCA”)

 

Interpretation of the FTCA is reviewed de novo.  See Vacek v. United States Postal Service, 447 F.3d 1248, 1250 (9th Cir. 2006); Lehman v. United States, 154 F.3d 1010, 1013 (9th Cir. 1998).  Whether the United States is liable under the FTCA is also reviewed de novo.  See Anderson v. United States, 55 F.3d 1379, 1380 (9th Cir. 1995).  Whether the United States is immune from liability under the FTCA is a question of law reviewed de novo.  See Alfrey v. United States, 276 F.3d 557, 561 (9th Cir. 2002); Kelly v. United States, 241 F.3d 755, 759 (9th Cir. 2001).[187]

 

Dismissal of an action under the Federal Torts Claims Act on a statute of limitations ground is reviewed de novo.  See Erlin v. United States, 364 F.3d 1127, 1130 (9th Cir. 2004) (noting appropriate accrual date is reviewed de novo unless the choice of that date turns on what a reasonable person should have known, a fact reviewed for clear error).  Additionally, the district court’s determination regarding subject matter jurisdiction under the Act is reviewed de novo.  See Vacek, 447 F.3d at 1250 (dismissal); Bramwell v. United States Bureau of Prisons, 348 F.3d 804, 806 (9th Cir. 2003) (dismissal); Moe v. United States, 326 F.3d 1065, 1067 (9th Cir.) (reviewing refusal to dismiss), cert. denied, 540 U.S. 877 (2003).[188]  The district court’s application of the discretionary function exception is also reviewed de novo.  See Bibeau v. Pacific Northwest Research Found. Inc.,339 F.3d 942, 944 (9th Cir. 2003) (per curiam) (reviewing dismissal).[189]

 

This court reviews de novo whether a government employee was acting within the scope of employment.  See Kashin v. Kent, 457 F.3d 1033, 1036 (9th Cir. 2006); Clamor v. United States, 240 F.3d 1215, 1216-17 (9th Cir. 2001); Wilson v. Drake, 87 F.3d 1073, 1076 (9th Cir. 1996).  Whether the district court erred in substituting the United States for individual defendants is reviewed de novo.  See McLachlan v. Bell, 261 F.3d 908, 910 (9th Cir. 2001) (reviewing de novo certification of government employment).  The question of the existence of a duty is a matter of law subject to de novo review.  See Sutton v. Earles, 26 F.3d 903, 912 n.8 (9th Cir. 1994); USAir Inc. v. United States Dep’t of Navy, 14 F.3d 1410, 1412 (9th Cir. 1994).

 

Findings of breach and proximate cause are reviewed for clear error.  See USAir, 14 F.3d at 1412.  The district court’s determination of negligence is reviewed under the clearly erroneous standard.  See Sutton, 26 F.3d at 913.  Finally, whether an activity is “inherently dangerous” is a question of fact reviewed under the clearly erroneous standard.  See McMillan v. United States, 112 F.3d 1040, 1043‑44 (9th Cir. 1997) (applying federal standard of review); but see Marlys Bear Medicine v. United States, 241 F.3d 1208, 1213 (9th Cir. 2001) (reviewing de novo summary judgment determination whether activity is inherently dangerous).

t.       Feres Doctrine

 

Whether the Feres doctrine is applicable to the facts of a given case is a question of law reviewed de novo.  See Schoenfeld v. Quamme, 492 F.3d 1016, 1019 (9th Cir. 2007); Wilkins v. United States, 279 F.3d 782, 785 (9th Cir. 2002); Costo v. United States, 248 F.3d 863, 865-66 (9th Cir. 2001); Bowen v. Oistead, 125 F.3d 800, 803 (9th Cir. 1997).  A court’s decision to dismiss an action pursuant to the Feres doctrine is also reviewed de novo.  Bowen, 125 F.3d at 803.

u.      Freedom of Information Act (“FOIA”)

 

Interpretations of FOIA are reviewed de novo.  See TPS, Inc. v. United States Dep’t of Def., 330 F.3d 1191, 1194 (9th Cir. 2003) (reviewing meaning of “business as usual” standard).  Whether an exemption applies is a question of law reviewed de novo.  See Environmental Protection Information Center v. United States Forest Service, 432 F.3d 945, 947 (9th Cir. 2005); Carter v. United States Dep’t of Commerce, 307 F.3d 1084, 1088 (9th Cir. 2002);[190] but see Kamman v. IRS, 56 F.3d 46, 47 (9th Cir. 1995) (reviewing for clear error whether district court’s finding that documents are exempt from mandatory disclosure); Painting Indus. of Haw. Mkt. Recovery Fund v. United States Air Force, 26 F.3d 1479, 1482 (9th Cir. 1994) (“We determine whether the district court had an adequate factual basis on which to make its decision and, if so, review for clear error the district court’s finding that the documents were exempt.”).

 

Fee waiver decisions are reviewed de novo, with review limited to the record before the agency.  See Friends of the Coast Fork v. United States Dep’t of Interior, 110 F.3d 53, 54 (9th Cir. 1997).

 

This circuit employs a special two-step standard to review the grant of summary judgment in a FOIA case.  See Berman v. CIA, 501 F.3d 1136,1139 (9th Cir. 2007); Lion Raisins Inc. v. United States Dep’t of Agriculture, 354 F.3d 1072, 1078 (9th Cir. 2004); TPS, 330 F.3d at 1194; Lissner v. United States Custom Serv., 241 F.3d 1220, 1222 (9th Cir. 2001).[191]  Instead of determining whether a genuine issue of material fact exists, the court employs the two‑step standard.  First, the court inquires whether an adequate factual basis supports the district court’s ruling.  Second, if such a basis exists, the court overturns the ruling only if it is clearly erroneous.  See Environmental Protection Information Center, 432 F.3d at 947; Lion Raisins, 354 F.3d at 1078 (explaining when de novo review is appropriate); TPS, 330 F.3d at 1194 (noting some cases have applied different standards); Lissner, 241 F.3d at 1222 (noting when parties do not dispute whether the court had an adequate basis for its decision, the court’s conclusion that documents are exempt from disclosure is reviewed de novo).

 

A district court’s decision whether to award attorneys’ fees under FOIA is reviewed for an abuse of discretion.  See Lissner, 241 F.3d at 1224; GC Micro Corp. v. Defense Logistics Agency, 33 F.3d 1109, 1116 (9th Cir. 1994); Long v. IRS, 932 F.2d 1309, 1313 (9th Cir. 1991) (noting factors that district court should consider before exercising its discretion).  Whether an interim fee award is permissible under FOIA is a question of law reviewed de novo.  See Rosenfeld v. United States, 859 F.2d 717, 723 (9th Cir. 1988).

v.       Immigration

Note that the REAL ID Act of 2005, Pub. L. No. 109-13, 119 Stat. 231 (2005) made several changes to the judicial review provisions of the INA, including eliminating statutory and non-statutory habeas jurisdiction over final orders of removal, deportation and exclusion, and making a petition for review filed with an appropriate court of appeals the sole and exclusive means for judicial review of such orders.  See REAL ID Act § 106(a) (amending 8 U.S.C. § 1252).  The REAL ID Act also expanded the scope of direct judicial review of final orders of removal, deportation and exclusion.  Additionally, the REAL ID Act provides that a petition for review filed under IIRIRA’s transitional rules shall be treated as a petition for review under the permanent provisions of 8 U.S.C. § 1252See REAL ID Act § 106(d).  Note also that notwithstanding the IIRIRA permanent and transitional rules limiting judicial review over certain discretionary decisions, the REAL ID Act explicitly provides for judicial review over constitutional claims or questions of law.  See 8 U.S.C. § 1252(a)(2)(D) (as amended by § 106(a)(1)(A)(iii) of the REAL ID Act).

For more detailed information on the REAL ID Act and immigration proceedings generally, see Immigration Law in the Ninth Circuit.

i.        Board of Immigration Appeals (“BIA”)
1.       Generally

 

Appellate review is limited to the administrative record underlying the BIA’s decision.  See Njuguna v. Ashcroft, 374 F.3d 765, 769 (9th Cir. 2004); Silva‑Calderon v. Ashcroft, 371 F.3d 1135, 1137 (9th Cir. 2004); Chouchkov v. INS, 220 F.3d 1077, 1080 (9th Cir. 2000) (noting that record is considered in its entirety, “including evidence that contradicts the BIA’s findings).

 

When the BIA does not perform an independent review of the immigration judge’s (“IJ”) decision and instead defers to the IJ, the court of appeals reviews the IJ’s decision.  See Tapia v. Gonzales, 430 F.3d 997, 999 (9th Cir. 2005); Tawadrus v. Ashcroft, 364 F.3d 1099, 1100 (9th Cir. 2004).  Conversely, when the BIA conducts an independent review of the IJ’s findings, this court reviews the BIA’s decision and not that of the IJ.  See Romero-Ruiz v. Mukasey, 538 F.3d 1057, 1061 (9th Cir. 2008); Hernandez-Guadarrama v. Ashcroft, 394 F.3d 674, 679 (9th Cir. 2005); Simeonov v. Ashcroft, 371 F.3d 532, 535 (9th Cir. 2004). Note that the BIA is limited to reviewing the IJ’s factual findings, including credibility determinations, for clear error.  See Mendoza-Manimbao v. Ashcroft, 329 F.3d 655, 661 (9th Cir. 2003); 8 C.F.R. § 1003.1(d)(3)(i); see also Brezilien v. Holder, 569 F.3d 403, 413 (9th Cir. 2009).  This court reviews both the decisions of the BIA and IJ to the extent the BIA incorporates the IJ’s decision as its own.  See Kalubi v. Ashcroft, 364 F.3d 1134, 1137 n.3 (9th Cir. 2004); see also Gonzalez v. INS, 82 F.3d 903, 907 (9th Cir. 1996) (explaining where the BIA incorporates the IJ’s decision into its own, the court treats the IJ’s statements of reasons as the BIA’s).

 

Note that under the BIA’s streamlining procedures, a single member of the BIA may affirm the decision of the IJ, thus bypassing the traditional three‑judge review.  In such cases, the Board affirms without opinion and the IJ’s opinion becomes the final agency action.  See Lopez‑Alvarado v. Ashcroft, 381 F.3d 847, 851 (9th Cir. 2004); Avendano‑Ramirez v. Ashcroft, 365 F.3d 813, 815 (9th Cir. 2004); see also Falcon Carriche v. Ashcroft, 350 F.3d 845, 852 (9th Cir. 2003) (holding that streamlining does not violate due process).

 

This circuit has not clearly articulated the proper standard for reviewing the BIA’s summary dismissals.  See Singh v. Ashcroft, 361 F.3d 1152, 1157 (9th Cir. 2004).  Instead, the court reviews a summary dismissal to determine if it was appropriate.  See id.; Garcia‑Cortez v. Ashcroft, 366 F.3d 749, 752 (9th Cir. 2004) (noting review limited to appropriateness); Casas Chavez v. INS, 300 F.3d 1088, 1089 (9th Cir. 2002) (noting that circuit “reviews summary dismissals to determine whether they are appropriate”).

2.       De Novo Review

 

The BIA’s determination of purely legal questions is reviewed de novo.  See de Martinez v. Ashcroft, 374 F.3d 759, 761 (9th Cir. 2004); Simeonov v. Ashcroft, 371 F.3d 532, 535 (9th Cir. 2004); Kankamalage v. INS, 335 F.3d 858, 861 (9th Cir. 2003).  The BIA’s interpretation and application of the immigration laws are generally entitled to deference, unless the interpretation is contrary to the plain and sensible meaning of the statute.  See Almaghzar v. Gonzales, 457 F.3d 915, 920 (9th Cir. 2006); Simeonov, 371 F.3d at 535; Kankamalage 335 F.3d at 862 (noting when deference is owed).  No deference is owed to the BIA’s interpretation of statutes that it does not administer.  See Garcia-Lopez v. Ashcroft, 334 F.3d 840, 843 (9th Cir. 2003) (construing state law).

 

Examples of questions of law reviewed de novo include:

 

3.       Substantial Evidence

 

Findings made by the BIA are reviewed under the deferential substantial evidence standard and will be upheld unless the evidence compels a contrary result.  See Tawadrus v. Ashcroft, 364 F.3d 1099, 1102 (9th Cir. 2004); Azanor v. Ashcroft, 364 F.3d 1013, 1018 (9th Cir. 2004) (motion to reopen); Monjaraz-Munoz v. INS, 327 F.3d 892, 895 (9th Cir.) (discussing substantial evidence standard), amended by 339 F.3d 1012 (9th Cir. 2003).

 

Similar deference is accorded to credibility determinations.  See Hoque v. Ashcroft, 367 F.3d 1190, 1194 (9th Cir. 2004) (granting petition in asylum case finding adverse credibility determination not supported by substantial evidence); Alvarez-Santos v. INS, 332 F.3d 1245, 1254 (9th Cir. 2003) (noting adverse credibility determinations must be based on “specific, cogent reasons”).  Nonetheless, “[w]e give ‘special deference’ to a credibility determination that is based on demeanor.”  Singh-Kaur v. INS, 183 F.3d 1147, 1151 (9th Cir. 1999); see also Arulampalam v. Ashcroft, 353 F.3d 679, 685 (9th Cir. 2003).  However, note that the “special deference” accorded to an IJ’s credibility determination that is based on firsthand observations of demeanor, does not apply to the BIA’s independent, adverse credibility determination.  See Abovian v. INS, 219 F.3d 972, 978 (9th Cir.), amended by, 228 F.3d 1127 (9th Cir. 2000).  When neither the BIA or the IJ makes a finding that a petitioner’s testimony is not credible, the court is required to accept the petitioner’s testimony as true.  See Doissaint v. Mukasey, 538 F.3d 1167, 1171 n.3 (9th Cir. 2008); Knezevic v. Ashcroft, 367 F.3d 1206, 1209 (9th Cir. 2004); Damon v. Ashcroft, 360 F.3d 1084, 1086 n.2 (9th Cir. 2004); Ruano v. Ashcroft, 301 F.3d 1155, 1159 (9th Cir. 2002).

4.       Abuse of Discretion

 

The BIA’s denial of a motion to reopen or reconsider is reviewed for abuse of discretion.  See Salta v. INS, 314 F.3d 1076, 1078 (9th Cir. 2002); Cano-Merida v. INS, 311 F.3d 960, 964 (9th Cir. 2002); see also Garcia-Quintero v. Gonzales, 455 F.3d 1006, 1011 (9th Cir. 2006) (motion to remand reviewed for abuse of discretion); Movsisian v. Ashcroft, 395 F.3d 1095, 1098 (9th Cir. 2005) (same).  Additionally, the BIA’s treatment of a motion to remand as a motion to reopen is reviewed for abuse of discretion.  See Guzman v. INS, 318 F.3d 911, 913 (9th Cir. 2003).  For information regarding where the court has jurisdiction to review a motion to reopen that implicates a discretionary determination of the BIA, see Immigration Law in the Ninth Circuit.

 

This denial of a motion for a continuance is reviewed for abuse of discretion.  See Karapetyan v. Mukasey, 543 F.3d 1118, 1121 (9th Cir. 2008) (concluding IJ abused discretion in denying continuance); Cui v. Mukasey, 538 F.3d 1289, 1290 (9th Cir. 2008) (same); Nakamoto v. Ashcroft, 363 F.3d 874, 883 n.6 (9th Cir. 2004).

 

The IJ’s decision not to issue a subpoena for the production of documents is reviewed for an abuse of discretion.  See Kaur v. INS, 237 F.3d 1098, 1099 (9th Cir.), amended by, 249 F.3d 830 (9th Cir. 2001).  The IJ’s decision whether to take administrative notice, whether to allow rebuttal evidence of the noticed facts, and whether the parties must be notified that notice will be taken is also reviewed for an abuse of discretion.  See Castillo‑Villagra v. INS, 972 F.2d 1017, 1028 (9th Cir. 1992); see also Getachew v. INS, 25 F.3d 841, 845 (9th Cir. 1994) (administrative notice).

 

The BIA abuses its discretion if its decision is “arbitrary, irrational, or contrary to law.”  Movsisian, 395 F.3d at 1098; see also Chete Juarez v. Ashcroft, 376 F.3d 944, 947 (9th Cir. 2004) (“An immigration judge abuses his discretion when he acts arbitrarily, irrationally, or contrary to law.”) (internal quotation omitted).  The BIA also abuses its discretion when it fails to offer a reasoned explanation for its decision, or distorts or disregards important aspects of the alien’s claim.  See Movsisian, 395 F.3d at 1098 (denied without explanation); Singh v. Gonzales, 416 F.3d 1006, 1015 (9th Cir. 2005) (failure to address ineffective assistance of counsel claim).  The BIA must provide an explanation showing that it has “heard, considered, and decided” the issue, and conclusory statements are insufficient.  Kalubi, 364 F.3d at 1141-42.

 

Furthermore, the BIA is not free to ignore arguments raised by a party.  See Sagaydak v. Gonzales, 405 F.3d 1035, 1040 (9th Cir. 2005).  Rather, an IJ must indicate how he weighed the factors involved and how he arrived at his conclusion.  See id.; see also Chen v. Ashcroft, 362 F.3d 611, 620 (9th Cir. 2004) (IJ erred in failing to consider an explanation offered to explain a witness’s failure to testify).

5.       Asylum

 

The BIA’s decision that an alien has not established eligibility for asylum is reviewed under the substantial evidence standard.  See Gu v. Gonzales, 454 F.3d 1014, 1018-19 (9th Cir. 2006) (discussing “strict standard”); Njuguna v. Ashcroft, 374 F.3d 765, 769 (9th Cir. 2004); Hoque v. Ashcroft, 367 F.3d 1190, 1194 (9th Cir. 2004); Gonzalez-Hernandez v. Ashcroft, 336 F.3d 995, 998 (9th Cir. 2003) (review is quite narrow).  The BIA’s determination must be upheld if supported by reasonable, substantial, and probative evidence in the record.  See INS v. Elias‑Zacarias, 502 U.S. 478, 481 (1992); Gu, 454 F.3d at 1018 (denying petition for review); Lopez v. Ashcroft, 366 F.3d 799, 802 (9th Cir. 2004) (granting petition for review).  Factual findings underlying the denial of asylum are reviewed for substantial evidence.  See Silaya v. Mukasey, 524 F.3d 1066, 1070 (9th Cir. 2008); Padash v. INS, 358 F.3d 1161, 1165 (9th Cir. 2004); Li v. Ashcroft, 356 F.3d 1153, 1157 (9th Cir. 2004) (en banc).

6.       Convention Against Torture

 

The BIA’s findings underlying its determination that an applicant is not eligible for relief under the Convention Against Torture are reviewed for substantial evidence.  See Silaya v. Mukasey, 524 F.3d 1066, 1070 (9th Cir. 2008); Bellout v. Ashcroft, 363 F.3d 975, 979 (9th Cir. 2004); Zheng v. Ashcroft, 332 F.3d 1186, 1193 (9th Cir. 2003); Kamalthas v. INS, 251 F.3d 1279, 1281 (9th Cir. 2001).  The BIA’s interpretation of purely legal questions is reviewed de novo.  See Zheng, 332 F.3d at 1193.  The BIA’s refusal to reopen proceedings to permit an application for relief under the Convention Against Torture is reviewed for an abuse of discretion.  See Azanor v. Ashcroft, 364 F.3d 1013, 1018 (9th Cir. 2004); Cano-Merida v. INS, 311 F.3d 960, 964 (9th Cir. 2002); Kamalthas, 251 F.3d at 1281.

7.       Cancellation of Removal

The IJ’s factual determination of continuous physical presence is reviewed for substantial evidence.  See Lopez-Alvarado v. Ashcroft, 381 F.3d 847, 850-51 (9th Cir. 2004).  Likewise, the court reviews for substantial evidence an adverse statutory or “per se” moral character determination.  See Moran v. Ashcroft, 395 F.3d 1089, 1091 (9th Cir. 2005), overruled on other grounds by Sanchez v. Holder, 560 F.3d 1028 (9th Cir. 2009) (en banc).  The court lacks jurisdiction to review a moral character finding based on discretionary factors.  See Kalaw v. INS, 133 F.3d 1147, 1151 (9th Cir. 1997).  The court also lacks jurisdiction to review whether the petitioner demonstrated “exceptional and extremely unusual hardship.” See Martinez-Rosas v. Gonzales, 424 F.3d 926, 929 (9th Cir. 2005).  Note that the court retains jurisdiction to review a due process challenge, and reviews such claims de novo.  See id.

ii.       District Court Appeals

 

Prior to the passage of the Illegal Immigration Reform and Immigrant Responsibility Act of 1996 (IIRIRA), Pub. L. No. 104‑208, 110 Stat. 3009, a petition for a writ of habeas corpus could be brought in federal district court pursuant to the Immigration and Nationality Act, 8 U.S.C. § 1105a(b).  The grant or denial of habeas relief under § 1105a(b) was reviewed de novo.  See Singh v. Reno, 113 F.3d 1512, 1514 (9th Cir. 1997).  Section 1105a was repealed by IIRIRA.  See Hose v. INS, 180 F.3d 992, 994 & n.1 (9th Cir. 1999) (en banc) (noting IIRIRA merged deportation and exclusion proceedings into a broader category called “removal proceedings”).  IIRIRA did not repeal, however, the statutory habeas corpus remedy provided by 28 U.S.C. § 2241See INS v. St. Cyr, 533 U.S. 289, 310 (2001); Nunes v. Ashcroft, 375 F.3d 805, 810 (9th Cir. 2004); Laing v. Ashcroft, 370 F.3d 994, 997 n.4 (9th Cir. 2004).  Similarly, “§ 2241 habeas corpus proceedings remain available as a forum for statutory and constitutional challenges to post-removal-period detention.”  Zadvydas v. Davis, 533 U.S. 678, 688 (2001); see also Laing, 370 F.3d at 1000 (noting that “jurisdiction under 28 U.S.C. § 2241 is ordinarily reserved for instances in which no other judicial remedy is available”).

 

However, Section 106 of the REAL ID Act eliminated habeas review over final orders of exclusion, removal or deportation.  See 8 U.S.C. 1252(a)(2) (as amended); see also Almaghzar v. Gonzales, 457 F.3d 915, 918 n.1 (9th Cir. 2006).  Thus, effective May 11, 2005, the exclusive means of judicial review of such decisions is a petition for review filed with the appropriate court of appeals.  Moreover, all pending habeas petitions in district courts on May 11, 2005 were transferred to the appropriate court of appeals, and shall be treated as if they were filed pursuant to a petition for review under 8 U.S.C. § 1252.

 

This court has held that appeals of the denial of habeas relief that were already pending in this court upon enactment of the REAL ID Act shall be treated as timely filed petitions for review.  See, e.g., Almaghzar, 457 F.3d at 918 n.1; Alvarez-Barajas v. Gonzales, 418 F.3d 1050, 1053 (9th Cir. 2005).

The REAL ID Act does not appear to have eliminated habeas review where a petitioner does not challenge or seek review of a final order of removal, deportation, or exclusion.  See Nadarajah v. Gonzales, 443 F.3d 1069 (9th Cir. 2006); Ali v. Gonzales, 421 F.3d 795, 796 n.1 (9th Cir. 2005) (order) (noting that the transfer provisions of the REAL ID Act do not apply where petitioner does not challenge a final order of removal).

 

The district court’s decision to grant or denial of habeas relief is reviewed de novo.  See Nadarajah, 443 F.3d at 1075; Tuan Thai v. Ashcroft, 366 F.3d 790, 793 (9th Cir. 2004).  The district court’s determinations regarding jurisdiction are reviewed de novo.  See Taniguchi v. Schultz, 303 F.3d 950, 955 (9th Cir. 2002); Dearinger ex rel. Volkova v. Reno, 232 F.3d 1042, 1044 (9th Cir. 2000); Barapind v. Reno, 225 F.3d 1100, 1109-10 (9th Cir. 2000).  A dismissal based on procedural default is also reviewed de novo.  See Jaramillo v. Stewart, 340 F.3d 877, 880 (9th Cir. 2003); Nakaranurack v. United States, 231 F.3d 568, 570 (9th Cir. 2000).  A dismissal based on mootness is reviewed de novo.  See Zegarra-Gomez v. INS, 314 F.3d 1124, 1126 (9th Cir. 2003).  The district court’s decision to dismiss an alien’s habeas petition under the federal comity doctrine is reviewed, however, for an abuse of discretion.  See Barapind, 225 F.3d at 1109.

 

The decision whether to grant a continuance is left to the sound discretion of the trial judge and will not be overturned except upon a showing of clear abuse.  See Gonzalez v. INS, 82 F.3d 903, 908 (9th Cir. 1996).  The district court’s decision to stay habeas proceedings is also reviewed for an abuse of discretion.  See Yong v. INS, 208 F.3d 1116, 1119 (9th Cir. 2000); see also Andreiu v. Ashcroft, 253 F.3d 477, 483 (9th Cir. 2001) (en banc) (defining standard when this court grants stay).

 

The denial of a motion to dismiss an 8 U.S.C. § 1326 indictment for illegal reentry when the motion is based on alleged due process defects in the underlying deportation proceedings is reviewed de novo.  See United States v. Ubaldo-Figueroa, 364 F.3d 1042, 1047 (9th Cir. 2004); United States v. Pallares-Galan, 359 F.3d 1088, 1094 (9th Cir. 2004); United States v. Muro-Inclan, 249 F.3d 1180, 1182 (9th Cir. 2001).

w.      Individuals with Disabilities Education Act (“IDEA”)

 

Judicial review in IDEA cases differs from judicial review of other agency actions because the standard is established by the Act itself.  See generally Amanda J. v. Clark County Sch. Dist., 267 F.3d 877, 887-88 (9th Cir. 2001); Ojai Unified Sch. Dist. v. Jackson, 4 F.3d 1467, 1471‑72 (9th Cir. 1993).  The district court reviews de novo administrative decisions under the IDEA.  See Seattle Sch. Dist., No. 1 v. B.S., 82 F.3d 1493, 1499 (9th Cir. 1996); Livingston Sch. Dist. Nos. 4 & 1 v. Keenan, 82 F.3d 912, 915 (9th Cir. 1996).  Deference is owed, however, to the hearings officer’s administrative findings and to the policy decisions of school administrators.  Seattle Sch., 82 F.3d at 1499, Livingston Sch., 82 F.3d at 915.

 

The district court’s findings of fact are reviewed for clear error and conclusions of law are reviewed de novo.  See L.M. v. Capistrano Unified Sch. Dist., 556 F.3d 900, 908 (9th Cir. 2009); R.B. v. Napa Valley Unified Sch. Dist., 496 F.3d 932, 937 (9th Cir. 2007); Amanda J., 267 F.3d at 887; Seattle Sch., 82 F.3d at 1499.  Whether a school district’s proposed individual education plan provides a “free appropriate public education” is a question of law reviewed de novo.  See Amanda J., 267 F.3d at 887.  The ultimate appropriateness of an educational program is reviewed de novo.  See Adams v. Oregon, 195 F.3d 1141, 1145 (9th Cir. 1999); County of San Diego v. California Special Educ. Hearing Office, 93 F.3d 1458, 1466 (9th Cir. 1996); Seattle Sch., 82 F.3d at 1499.

 

The application of the IDEA’s exhaustion requirements is a question of law reviewed de novo.  See Porter v. Board of Trustees of Manhattan Beach Unified Sch. Dist., 307 F.3d 1064, 1069 (9th Cir. 2002), cert. denied, 537 U.S. 1194 (2003); Witte v. Clark County School Dist., 197 F.3d 1271, 1274 (9th Cir. 1999); see also Robb v. Bethel Sch. Dist., 308 F.3d 1047, 1048 (9th Cir. 2002) (holding that IDEA’s exhaustion requirement is jurisdictional).  Whether an IDEA action is barred by a statute of limitations is reviewed de novo.  See S.V. v. Sherwood Sch. Dist., 254 F.3d 877, 879 (9th Cir. 2001).

 

The district court’s discretion to award attorneys’ fees is narrow.  See Kletzelman v. Capistrano Unified Sch. Dist., 91 F.3d 68, 70 (9th Cir. 1996) (defining standard); see also Park v. Anaheim Union High School Dist., 464 F.3d 1025, 1034 (9th Cir. 2006); Lucht v. Molalla River School Dist., 225 F.3d 1023, 1026-27 (9th Cir. 2000) (discussing when fees are available).  Review is for an abuse of discretion.  See Oscar v. Alaska Dept. of Educ. & Early Dev., 541 F.3d 978, 980-81 (9th Cir. 2008); Shapiro v. Paradise Valley Unified Sch. Dist. No. 69, 374 F.3d 857, 861 (9th Cir. 2004).  See also III. Civil Proceedings, D. Post-Trial Decisions in Civil Cases, 2. Attorneys’ Fees, m. IDEA.

x.       Labor Law

i.        Arbitration

 

A labor arbitrator’s award is entitled to “nearly unparalleled deference.”  See Grammer v. Artists Agency, 287 F.3d 886, 890 (9th Cir. 2002) (internal quotation omitted); Teamsters Local Union 58 v. BOC Gases, 249 F.3d 1089, 1093 (9th Cir. 2001) (same).  Courts must defer “as long as the arbitrator even arguably construed or applied the contract.”  See Teamsters Local Union 58, 249 F.3d at 1093 (quoting United Paperworkers Int’l Union v. Misco, Inc., 484 U.S. 29, 38 (1987)).[192]

 

A district court’s decision to compel arbitration is reviewed de novo.  See Circuit City Stores, Inc. v. Adams, 279 F.3d 889, 892 n.2 (9th Cir. 2002); Harden v. Roadway Package Sys., Inc., 249 F.3d 1137, 1140 (9th Cir. 2001).  The denial of a motion to compel arbitration is also reviewed de novo.  See Brown v. Dillard’s, Inc., 430 F.3d 1004, 1009 (9th Cir. 2005); Ingle v. Circuit City Stores, Inc., 328 F.3d 1165, 1169 (9th Cir.), cert. denied, 540 U.S. 1160 (2003).  Furthermore, the validity and scope of an arbitration clause is reviewed de novo.  See Comedy Club, Inc. v. Improv West Assoc., 553 F.3d 1277, 1284 (9th Cir. 2009); Moore v. Local 569 of Int’l Bhd. of Elec. Workers, 53 F.3d 1054, 1055 (9th Cir. 1995); Dennis L. Christensen Gen. Bldg. Contractor, Inc. v. General Bldg. Contractor, Inc., 952 F.2d 1073, 1076 (9th Cir. 1991).

 

Confirmation or vacation of an arbitration award is also reviewed de novo.  See Grammer, 287 F.3d at 890 (confirming); Teamsters Local Union 58, 249 F.3d at 1093 (vacating); Hawaii Teamsters & Allied Workers Union, Local 996 v. United Parcel Serv., 241 F.3d 1177, 1180 (9th Cir. 2001) (confirming).[193]

ii.       Collective Bargaining Agreement

 

The construction and interpretation of a collective bargaining agreement is reviewed de novo.  See Ass’n. of Flight Attendants v. Mesa Air Group, 567 F.3d 1043, 1046 (9th Cir. 2009); Carpenters Health & Welfare Trust Fund v. Bla‑Delco Constr., Inc., 8 F.3d 1365, 1367 (9th Cir. 1993).  Whether a plaintiff is required to exhaust remedies provided by the collective bargaining agreement prior to filing an action in federal court is a question of law reviewed de novo.  See Sidhu v. Flecto Co., 279 F.3d 896, 898 (9th Cir. 2002).

 

iii.      Labor Management Relations Act

 

Whether a district court has jurisdiction under § 301 of the Labor Management Relations Act is reviewed de novo. See Garvey v. Roberts, 203 F.3d 580, 587 (9th Cir. 2000).  Whether claims fall within § 301(a) jurisdiction or the primary jurisdiction of the NLRB is a question of law reviewed de novo.  See Pace v. Honolulu Disposal Serv., Inc., 227 F.3d 1150, 1155 (9th Cir. 2000); Int’l Bhd. of Teamsters Local 952 v. American Delivery Serv. Co., 50 F.3d 770, 773 (9th Cir. 1995).[194]  Whether state claims are preempted by § 301 is reviewed de novo.  See Ward v. Circus Circus Casinos, Inc., 473 F.3d 994, 997 (9th Cir. 2007); Humble v. Boeing Co., 305 F.3d 1004, 1008 (9th Cir. 2002); Cramer v. Consolidated Freightways Inc., 255 F.3d 683, 689 (9th Cir. 2001) (en banc).

 

The court’s decision to require a party to exhaust intra-union remedies prior to filing an action under the LMRDA is reviewed for an abuse of discretion.  See Kofoed v. Int’l Bhd. of Elec., Local 48, 237 F.3d 1001, 1004 (9th Cir. 2001).

iv.      National Labor Relations Board (“NLRB”)

 

Decisions of the NLRB will be upheld on appeal if its findings of fact are supported by substantial evidence and if the agency correctly applied the law.  See Healthcare Employees Union v. NLRB, 463 F.3d 909, 918 (9th Cir. 2006); Glendale Assocs., Ltd. v. NLRB, 347 F.3d 1145, 1151 (9th Cir. 2003); California Pac. Med. Ctr. V. NLRB, 87 F.3d 304, 307 (9th Cir. 1996).[195]  Substantial evidence is more than a mere scintilla, but less than a preponderance.  See NLRB v. Int’l Bhd. of Elec. Workers, Local 48, 345 F.3d 1049, 1053-54 (9th Cir. 2003).  The test is essentially a case‑by‑case analysis requiring review of the whole record.  See Healthcare Employees Union, 463 F.3d at 918; NLRB v. Iron Workers of Cal., 124 F.3d 1094, 1098 (9th Cir. 1997); California Pac., 87 F.3d at 307.  “A reviewing court may not displace the NLRB’s choice between two fairly conflicting views, even though the court would justifiably have made a different choice had the matter been before it de novo.”  Walnut Creek Honda Assocs. 2, Inc. v. NLRB, 89 F.3d 645, 648 (9th Cir. 1996) (internal quotation omitted); see also Local Joint Executive Bd. of Las Vegas v. NLRB, 515 F.3d 942, 945 (9th Cir. 2008); Retlaw Broad. Co. v. NLRB, 53 F.3d 1002, 1005 (9th Cir. 1995).  The Supreme Court noted that under the substantial evidence standard, the reviewing court “must decide whether on this record it would have been possible for a reasonable jury to reach the Board’s conclusion.”  Allentown Mack Sales & Serv., Inc. v. NLRB, 522 U.S. 359, 366 (1998); see also Local Joint Executive Bd. of Las Vegas, 515 F.3d at 945.

 

Credibility findings are entitled to special deference and may only be rejected when a clear preponderance of the evidence shows that they are incorrect.  See Healthcare Employees Union, 463 F.3d at 914 n.8; Underwriters Lab., Inc. v. NLRB., 147 F.3d 1048, 1051 (9th Cir. 1998).[196]

 

The court of appeals should defer to the NLRB’s reasonable interpretation and application of the National Labor Relations Act.  See Allentown Mack, 522 U.S. at 364 (noting deference is owed if Board’s “explication is not inadequate, irrational or arbitrary”); Glendale Assocs., 347 F.3d at 1151 (noting “considerable deference”); Int’l Bhd. of Elec. Workers, Local 48, 345 F.3d at 1054 (noting deference when NLRB’s decision is “reasonably defensible”).[197]  Thus, “[t]his Court will uphold a Board rule as long as it is rational and consistent with the Act, . . . even if we would have formulated a different rule had we sat on the Board.”  Gardner Mechanical Servs., Inc. v. NLRB, 115 F.3d 636, 640 (9th Cir. 1997) (internal quotation omitted).  “Even if a Board rule represents a departure from the Board’s previous policy, it is entitled to deference.”  Id.  The Board’s decision to apply a case ruling retroactively is also entitled to deference, “absent manifest injustice.”  Saipan Hotel Corp. v. NLRB, 114 F.3d 994, 998 (9th Cir. 1997) (internal quotation omitted).

 

A district court’s decision denying enforcement of an NLRB subpoena is reviewed de novo.  See NLRB v. The Bakersfield Californian, 128 F.3d 1339, 1341 (9th Cir. 1997).  The denial of § 10(j) injunction will be reversed only if the district court “abused its discretion or based its decision on an erroneous legal standard or on clearly erroneous findings of fact.”  See Scott ex. rel. NLRB v. Stephen Dunn & Assocs., 241 F.3d 652, 659 (9th Cir. 2001) (internal quotation omitted).

 

v.       Federal Labor Relations Authority

 

Review of decisions issued by the Federal Labor Relations Authority is governed by 5 U.S.C. § 706, which directs that agency action can be set aside only if it is “arbitrary, capricious, an abuse of discretion, or otherwise not in accordance with law.”  See Nat’l Treasury Employees Union v. FLRA, 418 F.3d 1068, 1071 n.5 (9th Cir. 2005); see also Department of Treasury-IRS v. FLRA, 521 F.3d 1148, 1152 (9th Cir. 2008); Department of Veterans Affairs Med. Ctr. v. FLRA, 16 F.3d 1526, 1529 (9th Cir. 1994).  Deference is owed to the FLRA’s interpretation of the statute that is administers.  See Nat’l Treasury, 418 F.3d at 1071 n.5; U.S. Dep’t of Interior v. FLRA, 279 F.3d 762, 765 (9th Cir. 2002); Eisinger v. FLRA, 218 F.3d 1097, 1100 (9th Cir. 2000) (noting “considerable discretion”).  No deference is owed, however, to the FLRA’s interpretation of statutes that it does not administer.  See Nat’l Treasury, 418 F.3d at 1071 n.5; Dep’t of Interior, 279 F.3d at 765.[198]

vi.      Longshore and Harbor Workers’ Compensation Act (“LHWCA”)

 

Decisions of the Department of Labor Benefits Review Board in LHWCA cases are reviewed for errors of law and adherence to the substantial evidence standard.  See Kalama v. Director, OWCP, 354 F.3d 1085, 1090 (9th Cir. 2004); Metropolitan Stevedore Co. v. Crescent Wharf and Warehouse Co., 339 F.3d 1102, 1105 (9th Cir. 2003).[199]  The Board must accept the ALJ’s findings of fact unless they are contrary to law, irrational, or unsupported by substantial evidence in the record considered as a whole.  See Stevedoring Servs. of America v. Price, 382 F.3d 878, 883 (9th Cir. 2004); Kalama, 354 F.3d at 1090.[200]

 

The Board’s interpretation of the LHWCA is a question of law reviewed de novo.  See Stevedoring Servs., 382 F.3d at 883; O’Neil v. Bunge Corp., 365 F.3d 820, 822 (9th Cir. 2004); Metropolitan Stevedore, 339 F.3d at 1105.  No special deference is owed to the Board’s interpretation of the Act.  See Stevedoring Servs., 382 F.3d at 883; O’Neil, 365 F.3d at 822; Stevedoring Servs. v. Director, OWCP, 297 F.3d 797, 801 (9th Cir. 2002).[201]  Rather, this court accords “considerable weight” to the construction of the statute urged by the Director, charged with its administration.  See Stevedoring Servs., 297 F.3d at 801-02; Matson Terminals, Inc. v. Berg, 279 F.3d 694, 696 (9th Cir. 2002); but see O’Neil, 365 F.3d at 822 (noting court must respect the BRB’s interpretation “where such interpretation is reasonable and reflects the policy underlying the statute”).

 

Thus, although decisions of the Board are reviewed for errors of law, “considerable weight is accorded to the statutory construction of the LHWCA urged by the Director.”  Mallott & Peterson v. Director, OWCP, 98 F.3d 1170, 1172 (9th Cir. 1996); see also Wheaton v. Golden Gate Bridge, Highway & Transp., 559 F.3d 979, 982 (9th Cir. 2009).  This deference extends not only to regulations articulating the Director’s interpretation, but also to litigating positions asserted by the Director in the course of administrative adjudications, since administrative adjudications.  See Wheaton, 559 F.3d at 982; Moyle v. Director, OWCP, 147 F.3d 1116, 1119 (9th Cir. 1998); Mallott & Peterson, 98 F.3d at 1172; see also Transbay Container Terminal v. United States Dep’t of Labor Benefits Review Bd., 141 F.3d 907, 910 (9th Cir. 1998) (deference is owed to Director’s litigation positions).  Note, however, that whatever deference is owed, the Director’s interpretation cannot contravene plain statutory language.  See Ramey v. Stevedoring Servs. of Amer., 134 F.3d 954, 959 (9th Cir. 1998).

 

When the Board’s affirmance is mandated by Public Law No. 104-134 rather than by deliberate adjudication, this court reviews the ALJ’s decision directly under the substantial evidence standard.  See Matulic v. Director, OWCP, 154 F.3d 1052, 1055 (9th Cir. 1998); Transbay, 141 F.3d at 910; Jones Stevedoring Co. v. Director, OWCP, 133 F.3d 683, 687 (9th Cir. 1997).

 

The ALJ’s findings must be accepted unless they are contrary to law, irrational, or unsupported by substantial evidence.  See Amos v. Director, OWCP, 153 F.3d 1051, 1054 (9th Cir. 1998), amended by 164 F.3d 480 (9th Cir. 1999).  Whether a district court has subject matter jurisdiction to enforce orders issued by an ALJ pursuant to the LHWCA is a question of law reviewed de novo.  See A-Z Int’l v. Phillips, 323 F.3d 1141, 1145 (9th Cir. 2003).

 

vii.     Jones Act

 

Whether a claim has been stated under the Jones Act is a question of law subject to de novo review.  See In re Hechinger, 890 F.2d 202, 208 (9th Cir. 1989).  Who is a “seaman” under the Jones Act is a mixed question of law and fact.  See Martinez v. Signature Seafoods Inc., 303 F.3d 1132, 1134 (9th Cir. 2002); DeLange v. Dutra Const. Co., 183 F.3d 916, 919 (9th Cir. 1999); Boy Scouts v. Graham, 86 F.3d 861, 864 (9th Cir. 1996).  If reasonable persons, applying proper legal standards, could differ as to whether an employee was a seaman, it is a question for the jury.  See Delange, 183 F.3d at 920; Heise v. Fishing Co., 79 F.3d 903, 905 (9th Cir. 1996).  Whether the doctrine of maintenance and cure applies to a given set of facts is reviewed de novo.  See Sana v. Hawaiian Cruises, Inc., 181 F.3d 1041, 1044 (9th Cir. 1999).  The district court’s computation of damages in a Jones Act action is reviewed for clear error.  See Simeonoff v. Hiner, 249 F.3d 883, 893 (9th Cir. 2001).  The grant of denial of prejudgment interest is reviewed for an abuse of discretion.  See id. at 894.

viii.    Railway Labor Act

 

Statutory questions regarding the Railway Labor Act are reviewed de novo.  See Wharf v. Burlington N. R.R., 60 F.3d 631, 636 n.2 (9th Cir. 1995).  The scope of review of Adjustment Board awards under the RLA is “among the narrowest known to the law.”  English v. Burlington N. R.R., 18 F.3d 741, 743 (9th Cir. 1994) (internal quotation omitted).  The RLA allows courts to review Adjustment Board decisions on three specific grounds only: (1) failure of the Board to comply with the Act; (2) failure of the Board to conform, or confine itself to matters within its jurisdiction; and (3) fraud or corruption.  Id.  Similarly, review of decisions of the National Mediation Board, acting pursuant to its authority under the RLA, is “extraordinarily limited.”  See Horizon Air Indus. v. National Mediation Bd., 232 F.3d 1126, 1131 (9th Cir. 2000).  Whether a district court has subject matter jurisdiction under the RLA is a question of law reviewed de novo.  See Ass’n of Flight Attendants v. Horizon Air Indus., Inc., 280 F.3d 901, 904 (9th Cir. 2002).  Whether a dispute is major or minor under the Railway Labor Act is reviewed de novo, as a question of law and of subject matter jurisdiction.  See Ass’n. of Flight Attendants v. Mesa Air Group, 567 F.3d 1043, 1046 (9th Cir. 2009).

 

ix.      Miscellaneous

 

Whether an employer should be considered a “joint employer” presents a question of law reviewed de novo.  See Moreau v. Air France, 356 F.3d 942, 945 (9th Cir. 2004) (FMLA and CFRA); Torres-Lopez v. May, 111 F.3d 633, 639 (9th Cir. 1997) (FLSA and AWPA).  See also III. Civil Proceedings, C. Trial Decisions in Civil Cases, x. Labor Law, iv.  National Labor Relations Board.

y.       Negligence

 

A district court’s finding of negligence is reviewed under the clearly erroneous standard.  See Evanow v. M/V NEPTUNE, 163 F.3d 1108, 1116 (9th Cir. 1998).  Note that this standard of review is an exception to the general rule that mixed questions of law and fact are reviewed de novo.  See Exxon Co. v. Sofec, Inc., 54 F.3d 570, 576 (9th Cir. 1995), aff’d, 517 U.S. 830 (1996); Vollendorff v. United States, 951 F.2d 215, 217 (9th Cir. 1991).  “The existence and extent of the standard of conduct are questions of law, reviewable de novo, but issues of breach and proximate cause are questions of fact, reviewable for clear error.”  Vollendorff, 951 F.2d at 217;[202] but see In re Catalina Cruises, Inc., 137 F.3d 1422, 1425 (9th Cir. 1998) (standard of care is a question of law reviewed de novo).

          z.       Securities

 

This court reviews de novo a district court’s Rule 12(b)(6) dismissal of a federal securities claim.  See Seinfeld v. Bartz, 322 F.3d 693, 696 (9th Cir.), cert. denied, 540 U.S. 939 (2003).[203]  Issues of personal jurisdiction are reviewed de novo. See Howard v. Everex Sys., Inc., 228 F.3d 1057, 1061 (9th Cir. 2000).  Dismissals pursuant to Rule 9(b) are also reviewed de novo.  See Berry v. Valence Tech., Inc., 175 F.3d 699, 706 (9th Cir. 1999); In re GlenFed, Inc. Sec. Litig., 11 F.3d 843, 847 (9th Cir. 1993), vacated on other grounds, 42 F.3d 1541 (9th Cir. 1995) (en banc).  The denial of a motion to dismiss is reviewed de novo.  See SEC v. Colello, 139 F.3d 674, 675 (9th Cir. 1998).

 

Summary judgments are reviewed de novo.  See SEC v. Dain Rauscher, Inc., 254 F.3d 852, 855  (9th Cir. 2001).  The trial court’s refusal to remand a securities action to state court is reviewed de novo.  See Patenaude v. Equitable Life Assurance, 290 F.3d 1020, 1023 (9th Cir. 2002); Sparta Surgical Corp. v. National Ass’n of Sec. Dealers, Inc., 159 F.3d 1209, 1211 (9th Cir. 1998).

 

Whether a securities statute may be applied retroactively is a question of law reviewed de novo.  See Scott v. Boos, 215 F.3d 940, 942 (9th Cir. 2000).  Decisions regarding the validity and scope of arbitration clauses in securities actions are also reviewed de novo.  Three Valleys Mun. Water Dist. v. E.F. Hutton & Co., 925 F.2d 1136, 1139 (9th Cir. 1991); Paulson v. Dean Witter Reynolds, Inc., 905 F.2d 1251, 1254 (9th Cir. 1990).  Whether federal securities law voids choice of law and forum selection clauses present questions of law reviewed de novo.  See Richards v. Lloyd’s of London, 135 F.3d 1289, 1292 (9th Cir. 1998) (en banc).

 

The court’s denial of a motion to amend a complaint is reviewed for an abuse of discretion.  See Eminence Capital, LLC v. Aspeon, Inc., 316 F.3d 1048, 1051 (9th Cir. 2003); Gompper v. VISX, Inc., 298 F.3d 893, 898 (9th Cir. 2002).  In a stockholder’s derivative action, the trial court’s determination that it would have been futile to have made a demand on the corporate directors is reviewed for an abuse of discretion.  See In re Silicon Graphics Inc. Securities Litigation, 183 F.3d 970, 983 (9th Cir. 1999).

 

“Class definitions” in securities litigation present questions of law reviewed de novo.  See In re American Continental Corp./Lincoln Sav. & Loan Sec. Litig., 49 F.3d 541, 543 (9th Cir. 1995).  The dismissal of class action state securities fraud claims is reviewed for an abuse of discretion.  See Binder v. Gillespie, 184 F.3d 1059, 1066 (9th Cir. 1999).  The court’s decision to certify a class is “very limited” and will be reversed “only upon a strong showing that the district court’s decision was a clear abuse of discretion.”  In re Mego Financial Corp. Securities Litigation, 213 F.3d 454, 461 (9th Cir. 2000) (internal quotation omitted).  The court’s approval of an allocation plan for a settlement in a class action is also reviewed for an abuse of discretion.  See id. at 460; see also In re Veritas Software Corp. Sec. Litig., 496 F.3d 962, 968 (9th Cir. 2007).

 

The district court’s decision to freeze assets to enforce a contempt order arising from the failure to disgorge is reviewed for an abuse of discretion.  See SEC v. Hickey, 322 F.3d 1123, 1128 (9th Cir.), amended by 335 F.3d 834 (9th Cir. 2003).  The district court’s decision regarding an escrow order is reviewed for an abuse of discretion. See SEC v. Gemstar TV Guide Int’l, Inc., 401 F.3d 1031, 1044 (9th Cir. 2005).

 

The court’s decision whether to award attorneys’ fees in a securities action is reviewed for an abuse of discretion.  See Wininger v. SI Mgmt., 301 F.3d 1115, 1123 (9th Cir. 2002); Powers v. Eichen, 229 F.3d 1249, 1256 (9th Cir. 2000); see also In re Veritas Software Corp. Sec. Litig., 496 F.3d at 968 (reviewing decision to deny attorneys’ fees).

 

See also IV. Review of Agency Decisions, B. Specific Agency Review, 17. Securities Exchange Commission.

aa.     Social Security

 

See IV. Review of Agency Decisions, B. Specific Agency Review, 18 Social Security Administration.

bb.    Tariffs

 

A tariff is considered a contract.  “The construction of a tariff, including the threshold question of ambiguity, ordinarily presents a question of law for the court to resolve.”  Milne Truck Lines, Inc. v. Makita U.S.A., Inc., 970 F.2d 564, 567 (9th Cir. 1992); see also Kesel v. United Parcel Serv., Inc., 339 F.3d 849, 852 (9th Cir. 2003) (reviewing terms of waybill de novo).

cc.     Tax

Decisions of the United States Tax Court are reviewed on the same basis as decisions in civil bench trials in the United States District Court.  See Johanson v. Commissioner, 541 F.3d 973, 976 (9th Cir. 2008); Fargo v. Commissioner, 447 F.3d 706, 709 (9th Cir. 2006); Milenbach v. Commissioner, 318 F.3d 924, 930 (9th Cir. 2003); Baizer v. Commissioner, 204 F.3d 1231, 1233 (9th Cir. 2000).  Thus, the tax court’s conclusions of law are reviewed de novo.  See Johanson, 541 F.3d at 976; Westpac Pacific Food v. Commissioner, 451 F.3d 970, 974 (9th Cir. 2006); Biehl v. Commissioner, 351 F.3d 982, 985 (9th Cir. 2003).

 

The tax court’s rulings on jurisdictional issues are reviewed de novo. See Gorospe v. Commissioner, 451 F.3d 966. 968 (9th Cir. 2006) (reviewing dismissal for lack of subject matter jurisdiction);  Elings v. Commissioner, 324 F.3d 1110, 1111 (9th Cir. 2003) (reviewing denial of motion to dismiss for lack of jurisdiction); Estate of Branson v. Commissioner, 264 F.3d 904, 908 (9th Cir. 2001) (equitable recoupment).

 

The tax court’s interpretation of the tax code is reviewed de novo.  See Polone v. Commissioner, 505 F.3d 966, 970 (9th Cir. 2007); Biehl, 351 F.3d at 985; Microsoft Corp. v. Commissioner, 311 F.3d 1178, 1183 (9th Cir. 2002).  The constitutionality of additions to tax presents questions of law reviewed de novo.  See Louis v. Commissioner, 170 F.3d 1232, 1234 (9th Cir. 1999) (per curiam); Little v. Commissioner, 106 F.3d 1445, 1449 (9th Cir. 1997).  The tax court’s interpretation of regulations is also reviewed de novo.  See Kadillak v. Commissioner, 534 F.3d 1197, 1200 (9th Cir. 2008); UnionBanCal Corp. v. Commissioner, 305 F.3d 976, 981 (9th Cir. 2002).

 

The tax court’s grant of summary judgment is reviewed de novo.  See Kadillak, 534 F.3d at 1200; Miller v. Commissioner, 310 F.3d 640, 642 (9th Cir. 2002); Gladden v. Commissioner, 262 F.3d 851, 853 (9th Cir. 2001).  The determination of time limitations applicable to a cause of action is reviewed de novo.  See Bresson v. Commissioner, 213 F.3d 1173, 1174 (9th Cir. 2000).  Whether taxes violate the double jeopardy clause or the Fifth, Sixth, or Eighth Amendments are questions of law reviewed de novo.  See Louis , 170 F.3d at 1234.

 

Although a presumption exists that the tax court correctly applied the law, no special deference is given to the tax court’s decisions.  See Custom Chrome, Inc. v. Commissioner, 217 F.3d 1117, 1121 (9th Cir. 2000); Baizer, 204 F.3d at 1233; see also Milenbach, 318 F.3d at 930 (noting no deference on issues of state law).

 

The tax court’s findings of fact are reviewed for clear error. [204]  See Johanson, 541 F.3d at 976; Metro Leasing and Dev. Corp. v. Commissioner, 376 F.3d 1015, 1018-19 (9th Cir. 2004) (reasonableness of executive officer’s compensation).  The tax court’s finding of negligence is also reviewed for clear error.  See Henry v. Commissioner, 170 F.3d 1217, 1219 (9th Cir. 1999); Little, 106 F.3d at 1449; Sacks v. Commissioner, 82 F.3d 918, 920 (9th Cir. 1996).  A tax court’s finding that understatement of tax liability was due to negligence is also reviewed for clear error.  See O.S.C. & Assocs., Inc. v. Commissioner, 187 F.3d 1116, 1121 (9th Cir. 1999); Little, 106 F.3d at 1449; Sacks, 82 F.3d at 920.  This court reviews for clear error the imposition of tax penalties for intentional disregard of rules and regulations.  See Cramer v. Commissioner, 64 F.3d 1406, 1414 (9th Cir. 1995).

 

Discretionary decisions are reviewed for abuse of discretion.  See Dixon v. Commissioner, 316 F.3d 1041, 1046 (9th Cir. 2003) (refusal to vacate judgment based on alleged fraud); Jim Turin & Sons, Inc. v. Commissioner, 219 F.3d 1103, 1105 & n.3 (9th Cir. 2000) (clarifying standard); but see Bob Wondries Motors, Inc. v. Commissioner, 268 F.3d 1156, 1160 (9th Cir. 2001) (declining to decide whether de novo or abuse of discretion standard applies to choice of accounting method).  Thus, the tax court’s exclusion of evidence is reviewed for an abuse of discretion.  See Little, 106 F.3d at 1449.

 

A decision whether to award attorneys’ fees is reviewed for an abuse of discretion.  See Liti v. Commissioner, 289 F.3d 1103, 1104-05 (9th Cir. 2002); Bertolino v. Commissioner, 930 F.2d 759, 761 (9th Cir. 1991).  The denial of attorneys’ fees sought pursuant to 26 U.S.C. § 7430 is also reviewed for an abuse of discretion.  See United States v. Ayres, 166 F.3d 991, 997 (9th Cir. 1999); Awmiller v. United States, 1 F.3d 930, 930 (9th Cir. 1993)See also III. Civil Proceedings, D. Post-Trial Decisions in Civil Cases, 2. Attorneys’ Fees, s. Tax.

 

The tax court’s decision whether to impose sanctions is reviewed for an abuse of discretion.  See Liti, 289 F.3d at 1105.

 

A district court’s interpretation of the tax code is reviewed de novo.  See Brown v. United States, 329 F.3d 664, 671 (9th Cir.) (marital expense deduction), cert. denied, 540 U.S. 878 (2003); Boise Cascade Corp. v. United States, 329 F.3d 751, 754 (9th Cir. 2003) (dividend deduction).  Findings of fact are reviewed for clear error.  See Brown, 329 F.3d at 670 (step transaction doctrine).  A district court’s determination of the appropriate interest rate to be applied to unpaid taxes is a legal issue reviewed de novo.  See Oregon Short Line R.R. v. Dep’t of Revenue Or., 139 F.3d 1259, 1263 (9th Cir. 1998).

 

A district court’s decision to quash an IRS summons is reviewed for clear error.  See David H. Tedder & Assocs. v. United States, 77 F.3d 1166, 1169 (9th Cir. 1996).  The court’s decision to enforce the summons is also reviewed for clear error.  See United States v. Blackman, 72 F.3d 1418, 1422 (9th Cir. 1995); Fortney v. United States, 59 F.3d 117, 119 (9th Cir. 1995) (denying motion to quash); but see Crystal v. United States, 172 F.3d 1141, 1145 (9th Cir. 1999) (applying de novo review when appeal was from grant of summary judgment).  Whether a district court may conditionally enforce an IRS summons, however, raises questions of statutory interpretation reviewed de novo.  See United States v. Jose, 131 F.3d 1325, 1327 (Cir. 1997) (en banc).

dd.    Title VII

 

The district court’s rulings on legal issues in Title VII actions are reviewed de novo, while underlying findings of fact are subject to clearly erroneous review.  See Nichols v. Azteca Restaurant Enter., Inc., 256 F.3d 864, 871 (9th Cir. 2001) (noting findings based on credibility determinations are given “greater deference”); Star v. West, 237 F.3d 1036, 1038 (9th Cir. 2001) (Title VII).

See also III. Civil Proceedings, C. Trial Decisions in Civil Cases, 27. Substantive Areas of Law, l. Employment Discrimination.

ee.     Trademark

 

Whether a district court has subject matter jurisdiction over a trademark dispute is a question of law reviewed de novo.  See Stuhlbarg Int’l Sales Co. v. John D. Brush & Co., 240 F.3d 832, 836 (9th Cir. 2001).

 

Summary judgments are reviewed de novo.  See Yellow Cab Co. of Sacramento v. Yellow Cab of Elk Grove, Inc., 419 F.3d 925, 927 (9th Cir. 2005); Brother Records, Inc. v. Jardine, 318 F.3d 900, 903 (9th Cir.) (noting summary judgment is “generally disfavored” in trademark cases), cert. denied, 540 U.S. 824 (2003); Thane Int’l, Inc. v. Trek Bicycle Corp., 305 F.3d 894, 902 n.5 (9th Cir. 2002).  The standard of review for a grant of summary judgment based on laches is “something of a hybrid.”  Grupo Gigante SA De CV v. Dallo & Co., 391 F.3d 1088, 1101 (9th Cir. 2004).  The district court’s determinations as to whether there were any disputed material issues of facts and whether laches was a valid defense is reviewed de novo.  See id.; but see Reno Air Racing Ass’n, Inc. v. McCord, 452 F.3d 1126, 1138 (9th Cir. 2006) (applying abuse of discretion standard in reviewing whether laches applies in a particular case).  However, the district court’s application of laches factors is entitled to more deferential review.  See Grupo Gigante SA De CV, 391 F.3d at 1101.  The court of appeals has not yet decided whether the district court’s application of the laches factors is reviewed under the clearly erroneous or abuse of discretion standard.  See id.

 

The court of appeals reviews a determination of likelihood of confusion for clear error.  See Perfumebay.com Inc. v. EBAY, Inc., 506 F.3d 1165, 1172-73 (9th Cir. 2007); Reno Air Racing Ass’n, Inc., 452 F.3d at 1135 (discussing factors of likelihood of confusion); Interstellar Starship Servs., Ltd. v. Epix, Inc., 304 F.3d 936, 941 (9th Cir. 2002); Dreamwerks Prod., Inc. v. SKG Studio, 142 F.3d 1127, 1129 & n.1 (9th Cir. 1998) (noting likelihood of confusion findings made after trial are reviewed for clear error but a trial court’s ruling that a plaintiff has not stated a claim for trademark infringement is a ruling of law reviewed de novo).[205]  Findings on the elements of nonfunctionality and secondary meaning are also reviewed for clear error.  See Committee for Idaho’s High Desert, Inc. v. Yost, 92 F.3d 814, 822 (9th Cir. 1996); Qualitex Co. v. Jacobson Prods. Co., 13 F.3d 1297, 1304 (9th Cir. 1994), rev’d on other grounds, 514 U.S. 159 (1995).

 

The decision whether to award fees under the Lanham Act is reviewed for an abuse of discretion.  See Classic Media, Inc. v. Mewborn, 532 F.3d 978, 982 (9th Cir. 2008); Earthquake Sound Corp. v. Bumper Indus., 352 F.3d 1210, 1216 (9th Cir. 2003) (noting requirement of “exceptional case” is a question of  law reviewed de novo).[206]  However, the district court’s determination that a trademark case is “exceptional” is a question of law subject to de novo review.  See Classic Media, Inc., 532 F.3d at 982; Watec Co., Ltd. V. Liu, 403 F.3d 645, 656 n.13 (9th Cir. 2005); Earthquake Sound Corp., 352 F.3d at 1216See also III. Civil Proceedings, D. Post-Trial Decisions in Civil Cases, 2. Attorneys’ Fees, u. Trademark.

 

Legal issues underlying a preliminary injunction are review de novo while the terms are reviewed for an abuse of discretion.  See El Pollo Loco, Inc. v. Hahim, 316 F.3d 1032, 1038 (9th Cir. 2003) (trademark infringement).  The scope of injunctive relief granted by the district court is reviewed for an abuse of discretion.  See Rolex Watch, U.S.A., Inc v. Michel Co., 179 F.3d 704, 708 (9th Cir. 1999) (permanent injunction).

ff.      Warsaw Convention

 

Interpretations of the Warsaw Convention are reviewed de novo.  See Caman v. Continental Airlines, Inc., 455 F.3d 1087, 1089 (9th Cir. 2006); Rodriguez v. Ansett Australia Ltd., 383 F.3d 914, 916 (9th Cir. 2004); Hosaka v. United Airlines, Inc., 305 F.3d 989, 993 (9th Cir. 2002), cert. denied, 537 U.S. 1227 (2003).

Dismissal of an action pursuant to the venue provisions of the Warsaw Convention is reviewed de novo.  See Sopcak v. Northern Mountain Helicopter Servs., 52 F.3d 817, 818 (9th Cir. 1995).  The trial court’s finding of “willful misconduct” is reviewed for clear error.  See Husain v. Olympic Airways, 316 F.3d 829, 835 (9th Cir. 2002), aff’d, 540 U.S. 644 (2004); Koirala v. Thai Airways Int’l, Ltd., 126 F.3d 1205, 1210 (9th Cir. 1997).  The court’s findings of fact concerning an award of damages are also reviewed for clear error.  Koirala, 126 F.3d at 1213.  Summary judgments are reviewed de novo.  See Caman, 455 F.3d at 1089; Carey v. United Airlines, 255 F.3d 1044, 1047 (9th Cir. 2001).  Dismissals for failure to state a claim are also reviewed de novo.  See Dazo v. Globe Airport Sec. Servs., 295 F.3d 934, 937 (9th Cir. 2002).

28.     Supervising Trials

 

“Federal judges are granted broad discretion in supervising trials, and a judge’s behavior during trial justifies reversal only if he abuses that discretion.  A judge’s participation during trial warrants reversal only if the record shows actual bias or leaves an abiding impression that the jury perceived an appearance of advocacy or partiality.”  See Price v. Kramer, 200 F.3d 1237, 1252 (9th Cir. 2000) (internal citation and quotation omitted); see also Preminger v. Peake, 552 F.3d 757, 768 n.10 (9th Cir. 2008) (court reviews for abuse of discretion district court’s decisions concerning trial supervision); Jorgensen v. Cassiday, 320 F.3d 906, 913 (9th Cir. 2003) (noting “district court has broad discretion in supervising . . . litigation”); Medical Lab. Mgmt. Consultants v. American Broad. Cos., 306 F.3d 806, 826 (9th Cir. 2002) (noting district court has “ample discretion” to control its dockets).

29.     Supplemental Jury Instructions

 

A trial court’s decision to give a supplemental jury instruction is reviewed for an abuse of discretion.  See Jazzabi v. Allstate Ins. Co., 278 F.3d 979, 982 (9th Cir. 2002).  The formulation of such an instruction is also reviewed for an abuse of discretion.  See id.  However, the question of whether the jury instruction misstates the law is reviewed de novo.  See id.

 

See also III. Civil Proceedings, C. Trial Decisions in Civil Cases, 18. Jury Instructions.

30.     Territorial Laws

a.       Guam

 

This court reviews by direct appeal decisions of the district court of Guam and by writ of certiorari final decisions of the Guam Supreme Court.  See 48 U.S.C. §§ 1424-2; 1424-3(c)(d).  This court has adopted a deferential standard of review of Guam Supreme Court decisions that interpret laws enacted by the Guam legislature or develop Guam’s common law.  See Gutierrez v. Pangelinan, 276 F.3d 539, 546 (9th Cir. 2002); see also Haeuser v. Department of Law, 368 F.3d 1091, 1097 (9th Cir. 2004) (noting deferential standard of review).  This court will affirm when the Guam Supreme Court “reasonably and fairly” interprets the law.  See Gutierrez, 276 F.3d at 546; see also Haeuser, 368 F.3d at 1099 (noting court will not reverse the Guam Supreme Court’s decisions on local law “unless clear or manifest error is shown”).  Review of the Guam Organic Act is, however, de novo after “we consider fully the Guam Supreme Court’s explication of legal issues of unique concern to Guam.”  Gutierrez, 276 F.3d at 546-47.  Review of the Guam Supreme Court’s interpretation of a federal criminal statute is de novo.  See Guam v. Guerrero, 290 F.3d 1210, 1213-14 (9th Cir. 2002).

b.      Northern Mariana Islands

 

This court also has jurisdiction over appeals from the district court for the Northern Mariana Islands and over appeals from the Supreme Court of the Commonwealth of the Northern Mariana Islands involving “the Constitution, treaties or laws of the United States . . . or any other authority exercised thereunder.”  See 48 U.S.C. §§  1823(c); 1824(a); see also In re Estate of Dela Cruz, 279 F.3d 1098, 1101 (9th Cir. 2002) (explaining limited review); Sonoda v. Cabrera, 189 F.3d 1047, 1049-51 (9th Cir. 1999) (same).  Whether the CNMI  Supreme Court possessed jurisdiction to decide a case is a question of law reviewed de novo.  See Aldan‑Pierce v. Mafnas, 31 F.3d 756, 758 (9th Cir. 1994).  Whether a particular federal law applies to the CNMI is a question of law reviewed de novo.  See Saipan Stevedore Co. v. Director, OWCP, 133 F.3d 717, 719 (9th Cir. 1998); A & E Pac. Constr. Co. v. Saipan Stevedore Co., 888 F.2d 68, 70 (9th Cir. 1989).  The applicable statute of limitations is a question of law reviewed de novo.  See Northwest Airlines, Inc. v. Camacho, 296 F.3d 787, 789 (9th Cir. 2002) (noting in absence of CNMI case law, courts should look to California law).

31.     Treaties

 

The interpretation of a treaty or related executive order requires de novo review.  See Rogers v. Royal Caribbean Cruise Line, 547 F.3d 1148, 1151 (9th Cir. 2008); Continental Ins. Co. v. Federal Express Corp., 454 F.3d 951, 954 (9th Cir. 2006).[207]  “Where an executive order relates to a reservation set aside by treaty, the review is also de novo.”  United States v. Washington, 969 F.2d 752, 754‑55 (9th Cir. 1992).  Findings of historical facts regarding treaties are reviewed for clear error.  See United States v. Idaho, 210 F.3d 1067, 1072 (9th Cir. 2000), aff’d, 533 U.S. 262 (2001); Cree v. Flores, 157 F.3d 762, 768 (9th Cir. 1998); United States v. Washington, 157 F.3d 630, 642 (9th Cir. 1998).  A court’s ruling that non-Indians may exercise treaty rights is reviewed for an abuse of discretion.  See Cree, 157 F.3d at 769.

 

Whether a constitutionally valid extradition treaty exists is a question of law reviewed de novo.  See Wang v. Masaitis, 416 F.3d 992, 996 (9th Cir. 2005); Then v. Melendez, 92 F.3d 851, 853 (9th Cir. 1996).  A trial court’s interpretation of an extradition treaty is reviewed de novo.  See Vo v. Benov, 447 F.3d 1235, 1240 (9th Cir. 2006); United States v. Lazarevich, 147 F.3d 1061, 1063 (9th Cir. 1998); Clarey v. Gregg, 138 F.3d 764, 765 (9th Cir. 1998).  An extradition tribunal’s factual determinations are reviewed for clear error.  See Vo, 447 F.3d at 1240.

32.     Tribal Courts

 

Whether a tribal court properly exercised its jurisdiction is a question of law reviewed de novo.  See AT&T v. Coeur D’Alene Tribe, 295 F.3d 899, 904 (9th Cir. 2002) (clarifying circuit law).  Thus, a tribal court’s exercise of jurisdiction over non‑Indians is a question of federal law reviewed de novo.  See Big Horn County Electric Coop., Inc. v. Adams, 219 F.3d 944, 949 (9th Cir. 2000); Montana v. Gilham, 133 F.3d 1133, 1135 (9th Cir. 1998).[208]  Decisions regarding the scope of tribal court jurisdiction are also reviewed de novo.  See Big Horn, 219 F.3d at 949.  Facts found by a tribal court are given deference unless they are clearly erroneous.  See Bugenig v. Hoopa Valley Tribe, 266 F.3d 1201, 1206 n.1 (9th Cir. 2001) (en banc).

 

Whether a district court has diversity jurisdiction over a tribal entity is a question of law reviewed de novo.  See American Vantage Cos. v. Table Mountain Rancheria, 292 F.3d 1091, 1094 (9th Cir. 2002).  Whether a district court is required to abstain from granting or denying an injunction when a party has failed to exhaust tribal court remedies is an issue of law reviewed de novo.  See El Paso Nat’l Gas Co. v. Neztsosie, 136 F.3d 610, 613 (9th Cir. 1998), rev’d on other grounds, 526 U.S. 473 (1999).  Whether a federal district court should abstain in favor of exhaustion of tribal court remedies is reviewed de novo.  Burlington N. R.R. v. Red Wolf, 106 F.3d 868, 869‑70 (9th Cir.) (en banc), vacated, 522 U.S. 801 (1997); see also United States v. Plainbull, 957 F.2d 724, 725‑28 (9th Cir. 1992) (discussing deference owed to tribal courts).  Whether a tribal court’s denial of compulsory process violated rights of an accused under the Indian Civil Rights Act (ICRA) is reviewed de novo.  See Selam v. Warm Springs Tribal Correctional Facility, 134 F.3d 948, 951 (9th Cir. 1998).  Whether a denial of due process precludes a district court’s grant of comity to the trial court’s judgment presents questions of law reviewed de novo.  See Bird v. Glacier Elect. Coop., Inc., 255 F.3d 1136, 1140-41 (9th Cir. 2001).

 

Whether a state has complied with the requirements of the Indian Gaming Regulatory Act (IGRA) presents a mixed question of law and fact reviewed de novo.  See In re Indian Gaming Related Cases, 331 F.3d 1094, 1107 (9th Cir.), cert. denied, 540 U.S. 1179 (2003).  A state court’s determination of domicile for purposes of the Indian Child Welfare Act (ICWA) is reviewed by federal courts for clear error.  See Navajo Nation v. Norris, 331 F.3d 1041, 1044 (9th Cir. 2003).  The district court’s interpretation of the Indian Self-Determination and Education Assistance Act (ISDEAA) is reviewed de novo.  See Navajo Nation v. Department of Health & Human Servs., 325 F.3d 1133, 1136 & n.4 (9th Cir. 2003) (en banc) (rejecting presumption of interpretation in favor of tribe based on conclusion that ISDEAA is not ambiguous); see also Quinault Indian Nation v. Grays Harbor County, 310 F.3d 645, 647 (9th Cir. 2002) (noting “[s]tatutes are to be construed liberally in favor of the Indians with ambiguous provisions interpreted to their benefit”) (internal quotations omitted).

 

The district court’s ruling that a tribe is not an indispensable party to a federal action is reviewed for an abuse of discretion unless the court’s determination that the tribe’s interests would not be impaired decides an issue of law, in which case review is de novo.  See American Greyhound Racing, Inc. v. Hull, 305 F.3d 1015, 1022 (9th Cir. 2002).  The court’s denial of a tribe’s request for intervention as a matter of right is reviewed de novo.  See McDonald v. Means, 309 F.3d 530, 541 n.11 (9th Cir. 2002).  The denial of permissive intervention is reviewed for an abuse of discretion.  See id.

33.     Verdict Forms

 

The district court has broad discretion in deciding whether to use a special or general verdict.  See United States v. Real Property Located at 20832 Big Rock Drive, 51 F.3d 1402, 1408 (9th Cir. 1995).  “This discretion extends to determining the content and layout of the verdict form, and any interrogatories submitted to the jury, provided the questions asked are reasonably capable of an interpretation that would allow the jury to address all factual issues essential to judgment.”  Id.

 

Note that a general verdict will be upheld “only if there is substantial evidence to support each and every theory of liability submitted to the jury.”  Webb v. Sloan, 330 F.3d 1158, 1166 (9th Cir. 2003) (noting exception) (internal quotation omitted), cert. denied, 540 U.S. 1141 (2004).

 

A special verdict form is reviewed for an abuse of discretion.  See Saman v. Robbins, 173 F.3d 1150, 1155 (9th Cir. 1999); Smith v. Jackson, 84 F.3d 1213, 1220 (9th Cir. 1996) (appellate court must determine whether the questions in the form were adequate to obtain a jury determination of the factual issues essential to judgment).  A trial court may abuse its discretion, however, by failing to disclose to the parties prior to closing arguments the substance of special verdict interrogatories.  See Ruvalcaba v. City of Los Angeles, 167 F.3d 514, 522 (9th Cir. 1999).  A party’s failure to object to the verdict form, however, waives the right of appellate review.  See Ayuyu v. Tagabuel, 284 F.3d 1023, 1026 (9th Cir. 2002); Yeti by Molly, Ltd. v. Deckers Outdoor Corp., 259 F.3d 1101, 1109-10 (9th Cir. 2001).  Note that the district court has discretion to resubmit a special verdict form to a jury that has rendered an inconsistent verdict.  See Duk v. MGM Grand Hotel, Inc., 320 F.3d 1052, 1056-58 (9th Cir. 2003).

D.      Post‑Trial Decisions in Civil Cases

1.       Appeals

 

A district court’s order granting a party an extension of time to file a notice of appeal is reviewed for an abuse of discretion.  See Pincay v. Andrews, 389 F.3d 853, 860 (9th Cir. 2004); Marx v. Loral Corp., 87 F.3d 1049, 1053 (9th Cir. 1996).  The court’s grant or denial of relief under FRAP 4(a)(6) is also reviewed for an abuse of discretion.  See Arai v. American Bryce Ranches Inc., 316 F.3d 1066, 1069 (9th Cir. 2003); Nguyen v. Southwest Leasing and Rental, Inc., 282 F.3d 1061, 1064 (9th Cir. 2002); In re Stein, 197 F.3d 421, 424 (9th Cir. 1999)See also III. Civil Proceedings, D. Post-Trial Decisions in Civil Cases, 11. Excusable Neglect.

2.       Attorneys’ fees

 

Attorneys’ fees awards are generally reviewed for an abuse of discretion.  See Childress v. Darby Lumber, Inc., 357 F.3d 1000, 1011 (9th Cir. 2004).  Likewise, the court’s decision to deny attorneys’ fees is also reviewed for an abuse of discretion.  See Lane v. Residential Funding Corp., 323 F.3d 739, 742 (9th Cir. 2003) (RESPA).  Refer to specific subject area section for examples.

 

Supporting findings of fact are reviewed for clear error.  See Native Village of Quinhagak v. United States, 307 F.3d 1075, 1079 (9th Cir. 2002); Fischel v. Equitable Life Assurance Soc’y, 307 F.3d 997, 1005 (9th Cir. 2002).

 

Whether the district court applied the correct legal standard is reviewed de novo.  See Lovell v. Chandler, 303 F.3d 1039, 1058 (9th Cir. 2002) (ADA), cert. denied, 537 U.S. 1105 (2003); Sea Coast Foods, Inc. v. Lu-Mar Lobster and Shrimp, Inc., 260 F.3d 1054, 1058 (9th Cir. 2001).  Whether a party has standing to assert a claim for attorneys’ fees is reviewed de novo.  See Churchill Village v. General Electric, 361 F.3d 566, 578 n.10 (9th Cir. 2004).  Thus, any element of legal analysis and statutory interpretation that figures into the district court’s decision whether to award fees is reviewed de novo.  See Childress, 357 F.3d at 1011; Clausen v. M/V New Carissa, 339 F.3d 1049, 1061-62 (9th Cir. 2003) (reviewing de novo whether statute permits an award of fees); Native Village of Quinhagak, 307 F.3d at 1079 (reviewing de novo “statutory interpretation” underlying fee award).  Note that a court’s methodology in calculating a fee award is reviewed for an abuse of discretion.  See Fischel, 307 F.3d at 1007 (lodestar method).

 

A district court’s departure from the American rule limiting awards of attorneys’ fees is reviewed de novo.  See Home Sav. Bank, F.S.B. v. Gillam, 952 F.2d 1152, 1161 (9th Cir. 1991); Perry v. O’Donnell, 759 F.2d 702, 704 (9th Cir. 1985).

 

Whether an award of attorneys’ fees from the United States is barred by sovereign immunity is a question of law reviewed de novo.  See Anderson v. United States, 127 F.3d 1190, 1191 (9th Cir. 1997) (FTCA action).

a.       Admiralty

 

An admiralty court’s decision to award attorneys’ fees is reviewed for an abuse of discretion.  See Madeja v. Olympic Packers, 310 F.3d 628, 635 (9th Cir. 2002); B.P. N. Am. Trading, Inc. v. Vessel Panamax Nova, 784 F.2d 975, 976-77 (9th Cir. 1986).  The court reviews “de novo conclusions of law, including interpretations of the American Rule, by a district court sitting in admiralty.”  Golden Pisces, Inc. v. Fred Wahl Marine Constr., Inc., 495 F.3d 1078, 1080 (9th Cir. 2007).  However, where the district court correctly interprets the American Rule, the decision to award or deny fees is reviewed for abuse of discretion.  See id.

b.      Americans with Disabilities Act (“ADA”)

 

The ADA, 42 U.S.C. § 12205 authorizes a court to award attorneys’ fees.  See Lovell v. Chandler, 303 F.3d 1039, 1058 (9th Cir. 2002), cert. denied, 537 U.S. 1105 (2003).  Such fee awards are reviewed for an abuse of discretion.  See Armstrong v. Davis, 318 F.3d 965, 970 (9th Cir. 2003); Lovell, 303 F.3d at 1058; Fischer v. SJB-P.D., Inc. 214 F.3d 1115, 1118 (9th Cir. 2000).

 

The denial of fees is also reviewed for an abuse of discretion.  See Richard S. v. Dep’t of Dev. Servs., 317 F.3d 1080, 1085 (9th Cir. 2003); Barrios v. California Interscholastic Fed., 277 F.3d 1128, 1133 (9th Cir. 2002).

c.       Antitrust

 

Although the award of attorney’s fees as part of the cost of a successful antitrust suit is mandatory, a trial court has discretion to decide the amount of a reasonable fee and its decision will not be disturbed absent an abuse of discretion or clear error of law.  See Hasbrouck v. Texaco, Inc., 879 F.2d 632, 635 (9th Cir. 1989); see also In re Coordinated Pretrial Proceedings in Petroleum Prods. Antitrust Litig., 109 F.3d 602, 607 (9th Cir. 1997) (applying abuse of discretion standard).  An award of fees pursuant to the antitrust immunity provisions of the Health Care Quality Improvement Act is reviewed for an abuse of discretion.  See Smith v. Ricks, 31 F.3d 1478, 1487 (9th Cir. 1994).

d.      Bankruptcy

 

A bankruptcy court’s award of attorneys’ fees should not be reversed absent an abuse of discretion or an erroneous application of the law.  See In re Bennett, 298 F.3d 1059, 1063 (9th Cir. 2002); In re Jastrem, 253 F.3d 438, 442 (9th Cir. 2001). The amount of the fee award is also reviewed for an abuse of discretion.  See In re Lewis, 113 F.3d 1040, 1043 (9th Cir. 1997).  The bankruptcy court’s decision whether to award fees under 11 U.S.C. § 523(d) is also reviewed for an abuse of discretion.  See In re Hunt, 238 F.3d 1098, 1101 (9th Cir. 2001).  Note that there is no general right to recover attorneys’ fees under the Bankruptcy Code.  See Renfrow v. Draper, 232 F.3d 688, 693 (9th Cir. 2000).

e.       Civil Rights

 

Attorney fee awards made pursuant to 42 U.S.C. § 1988 are reviewed for an abuse of discretion.  See McCown v. City of Fontana, 565 F.3d 1097, 1101 (9th Cir. 2009); Tutor-Saliba Corp. v. City of Hailey, 452 F.3d 1055, 1059 (9th Cir. 2006); Benton v. Oregon Student Assistance Comm’n, 421 F.3d 901, 904 (9th Cir. 2005) (where plaintiff received nominal damage award, district court abused discretion in awarding fees and costs); Webb v. Sloan, 330 F.3d 1158, 1167 n.6 (9th Cir.), cert. denied, 540 U.S. 1141  (2003) (reversing where district court used an incurred legal standard); Webb v. Ada County, 285 F.3d 829, 837 (9th Cir. 2002); Gilbrook v. City of Westminster, 177 F.3d 839, 875 (9th Cir. 1999) (noting district court’s fee award in civil rights cases is entitled to deference).  The district court’s denial of fees is also reviewed for abuse of discretion.  See Richard S. v. Dep’t of Dev. Servs., 317 F.3d 1080, 1085-86 (9th Cir. 2003) (denying fees).

 

A trial court abuses its discretion if its fee award is based on an inaccurate view of the law or a clearly erroneous finding of fact.  See McCown, 565 F.3d at 1101; Benton, 421 F.3d at 904 (reversing order granting fees); Lytle v. Carl, 382 F.3d 978, 982 (9th Cir. 2004); Barjon v. Dalton, 132 F.3d 496, 500 (9th Cir. 1997).

 

Any elements of legal analysis and statutory interpretation that figure in the district court’s decisions are reviewed de novo.  See Benton, 421 F.3d at 904; Dannenberg v. Valadez, 338 F.3d 1070, 1073 (9th Cir. 2003) (PLRA); Richard S., 317 F.3d at 1086; Armstrong v. Davis, 318 F.3d 965, 971 (9th Cir. 2003).  Factual findings underlying the district court’s decision are reviewed for clear error.  See Richard S., 317 F.3d at 1086; Corder v. Gates, 104 F.3d 247, 249 (9th Cir. 1996); Stivers v. Pierce, 71 F.3d 732, 751 (9th Cir. 1995).

 

The amount of a fee award is reviewed for an abuse of discretion.  Dannenberg, 338 F.3d at 1073 (PLRA).

 

The district court’s decision to deny attorneys’ fees for work done in furtherance of a prevailing party’s § 1988 motion is also reviewed for an abuse of discretion.  See Saman v. Robbins, 173 F.3d 1150, 1157 (9th Cir. 1999); Harris v. Marhoefer, 24 F.3d 16, 19 (9th Cir. 1994).  The court’s decision to award fees‑on‑fees is reviewed for an abuse of discretion.  See Schwarz v. Secretary of Health & Human Servs., 73 F.3d 895, 908 (9th Cir. 1995); Thompson v. Gomez, 45 F.3d 1365, 1367 (9th Cir. 1995).

f.       Class Actions

 

An award of attorneys’ fees in a class action is reviewed for an abuse of discretion.  SeePowers v. Eichen, 229 F.3d 1249, 1256 (9th Cir. 2000); In re FPI/Agretech Sec. Litig., 105 F.3d 469, 472 (9th Cir. 1997) (“In class actions, the district court has broad authority over awards of attorneys’ fees; therefore, our review is for an abuse of discretion.”).  The trial court’s choice of method for determining fees is also reviewed for an abuse of discretion.  See Powers, 229 F.3d at 1256; FPI/Agretech, 105 F.3d at 472.

g.       Contracts

 

An award of fees made in a contract case is reviewed for an abuse of discretion.  See Doherty v. Wireless Broad. Sys. of Sacramento, Inc., 151 F.3d 1129, 1131 (9th Cir. 1998); Siegel v. Federal Home Loan Mortgage Corp., 143 F.3d 525, 528 (9th Cir. 1998); Nelson v. Pima Community College, 83 F.3d 1075, 1083 (9th Cir. 1996).  Any element of legal analysis, however, that figures in the district court’s decision to award fees is reviewed de novo.  See Siegel, 143 F.3d at 528.

 

A trial court’s decision not to award contractually-authorized attorneys’ fees is also reviewed for an abuse of discretion.  See Berkla v. Corel Corp., 302 F.3d 909, 919-20 (9th Cir. 2002); Anderson v. Melwani, 179 F.3d 763, 767 (9th Cir. 1999).  A court can decline to award fees whenever such an award would be “inequitable and unreasonable.”  See Anderson, 179 F.3d at 767.

h.      Copyright

 

“The Copyright Act provides for an award of reasonable attorneys’ fees ‘to the prevailing party as part of the costs.’” Wall Data Inc. v. Los Angeles County Sheriff’s Dept., 447 F.3d 769, 787 (9th Cir. 2006) (quoting 17 U.S.C. § 505).  The district court’s decision whether to award attorneys’ fees under the Copyright Act is reviewed for an abuse of discretion.  See Classic Media, Inc. v. Mewborn, 532 F.3d 978, 982 (9th Cir. 2008); Ets-Hokin v. Skyy Spirits, Inc., 323 F.3d 763, 766 (9th Cir. 2003) (refusal to award fees); Columbia Pictures Indus., Inc. v. Krypton Broad., Inc., 259 F.3d 1186, 1197 (9th Cir. 2001) (awarding fees); Entertainment Research Group, Inc. v. Genesis Creative Group, Inc., 122 F.3d 1211, 1216 (9th Cir. 1997).  The district court’s findings of fact underlying the award are reviewed for clear error.  Smith v. Jackson, 84 F.3d 1213, 1221 (9th Cir. 1996).  Any legal analysis or statutory interpretations are reviewed de novo.  See Entertainment Research, 122 F.3d at 1216.  The court’s calculation of reasonable attorneys’ fees is reviewed for an abuse of discretion.  The Traditional Cat Ass’n, Inc. v. Gilbreath, 340 F.3d 829, 833 (9th Cir. 2003).

i.        Environmental Laws

 

Many environmental statutes permit an award of attorneys’ fees.  See Marbled Murrelet v. Babbitt, 182 F.3d 1091, 1094 (9th Cir. 1999) (listing statutes).  Review of an award of fees in environmental litigation is for an abuse of discretion.  See, e.g., Native Village of Quinhagak v. United States, 307 F.3d 1075, 1079 (9th Cir. 2002) (ANILCA); Community Ass’n for Restoration of the Envtl. v. Bosma Dairy, 305 F.3d 943, 956 (9th Cir. 2002) (Clean Water Act); Fireman’s Fund Ins. Co. v. City of Lodi, California, 302 F.3d 928, 953 (9th Cir. 2002) (CERCLA), cert. denied, 538 U.S. 961 (2003).  Whether a particular statute authorizes attorneys’ fees is a question of law reviewed de novo.  See Unocal Corp. v. United States, 222 F.3d 528, 542 (9th Cir.  2000) (Oil Pollution Act); United States v. Stone Container Corp., 196 F.3d 1066, 1068 (9th Cir. 1999) (Clean Air Act).

 

The denial of fees is also reviewed for an abuse of discretion.  See ONRC Action v. Columbia Plywood, Inc., 286 F.3d 1137, 1144 (9th Cir. 2002) (Clean Water Act).

j.       Equal Access to Justice Act (“EAJA”)

 

The decision whether to award fees under the EAJA is reviewed for an abuse of discretion.  See Citizens for Better Forestry v. United States Dep’t of Agric., 567 F.3d 1128, 1131 (9th Cir. 2009); Carbonell v. INS, 429 F.3d 894, 897 (9th Cir. 2005) (denied fees); United States v. Real Property at 2659 Roundhill Dr., 283 F.3d 1146, 1151 n.6 (9th Cir. 2002) (awarded fees); see also Mendenhall v. NTSB, 213 F.3d 464, 470 (9th Cir. 2000) (agency’s award of attorney’s fees).  In particular, this court reviews for an abuse of discretion the district court’s conclusion that the government’s position is substantially justified.  See United States v. Marolf, 277 F.3d 1156, 1160 (9th Cir. 2002); Meinhold v. United States Dep’t of Def., 123 F.3d 1275, 1278 (9th Cir.), amended by 131 F.3d 842 (9th Cir. 1997); Flores v. Shalala, 49 F.3d 562, 567 (9th Cir. 1995).  The amount of fees is also reviewed for an abuse of discretion.  See Atkins v. Apfel, 154 F.3d 986, 987 (9th Cir. 1998); Meinhold, 123 F.3d at 1280.

 

Issues involving the interpretation of the EAJA are reviewed de novo.  See Zambrano v. INS, 282 F.3d 1145, 1149 (9th Cir.), amended by 302 F.3d 909 (9th Cir. 2002); Marolf, 277 F.3d at 1160.  The decision whether a party is a prevailing party is a finding of fact “that will be set aside if clearly erroneous or if based on an incorrect legal standard.”  Oregon Envtl. Council v. Kunzman, 817 F.2d 484, 496 (9th Cir. 1987); see also Citizens for Better Forestry, 567 F.3d at 1131.

          k.      ERISA

 

In an ERISA action, the court in its discretion may allow reasonable attorneys’ fees and costs of action to either party.  See Elliot v. Fortis Benefits Ins. Co., 337 F.3d 1138, 1148 (9th Cir.), cert. denied, 540 U.S. 1090 (2003); Plumber, Steamfitter and Shipfitter Indus. Pension Plan & Trust v. Siemens Building Tech. Inc., 228 F.3d 964, 971 (9th Cir. 2000); McBride v. PLM Int’l, 179 F.3d 737, 746 (9th Cir. 1999); see also Cline v. Industrial Maintenance Eng’g & Contracting Co., 200 F.3d 1223, 1235 (9th Cir. 2000) (noting factors for court to consider).  Accordingly, review of the district court’s decision to award attorneys’ fees in an ERISA action is for an abuse of discretion.  See Elliot, 337 F.3d at 1148; Fischel v. Equitable Life Assurance Soc’y, 307 F.3d 997, 1005 (9th Cir. 2002); Cline, 200 F.3d at 1235.  Moreover, the amount of reasonable fees is reviewed for an abuse of discretion.  See Van Gerwen v. Guarantee Mut. Life Co., 214 F.3d 1041, 1045 (9th Cir. 2000).

 

The district court’s denial of fees is also reviewed under the abuse of discretion standard.  See Honolulu Joint Apprenticeship and Training Comm. v. Foster, 332 F.3d 1234, 1240 (9th Cir. 2003); McElwaine v. U.S. West, Inc., 176 F.3d 1167, 1171 (9th Cir. 1999).

 

The court’s interpretation of ERISA’s attorneys’ fees provision is de novo.  See Trustees of Constr. Indus. & Laborers Health & Welfare Trust v. Redland Ins. Co., 460 F.3d 1253, 1256 (9th Cir. 2006).  Whether interim attorneys’ fees awards are available under ERISA is a question of law reviewed de novo.  See Kayes v. Pacific Lumber Co., 51 F.3d 1449, 1468 (9th Cir. 1995).

l.        FOIA

 

A district court’s decision whether to award attorneys’ fees under FOIA is reviewed for an abuse of discretion.  See Lissner v. United States Customs Serv., 241 F.3d 1220, 1224 (9th Cir. 2001); GC Micro Corp. v. Defense Logistics Agency, 33 F.3d 1109, 1116 (9th Cir. 1994); Long v. IRS, 932 F.2d 1309, 1313 (9th Cir. 1991) (noting factors that district court should consider before exercising its discretion).  Whether an interim fee award is permissible under FOIA is a question of law reviewed de novo.  See Rosenfeld v. United States, 859 F.2d 717, 723 (9th Cir. 1988).

m.     IDEA

 

Individuals with Disabilities Education Act (“IDEA”) permits an award of attorneys’ fees to the prevailing party “in the discretion of the court.”  Z.A. v. San Bruno Park Sch. Dist., 165 F.3d 1273, 1275 (9th Cir. 1999); see also Oscar v. Alaska Dept. of Educ. & Early Dev., 541 F.3d 978, 980-81 (9th Cir. 2008); Park v. Anaheim Union High School Dist., 464 F.3d 1025, 1034 (9th Cir. 2006).  The district court’s discretion to award attorneys’ fees under the IDEA is narrow.  See Kletzelman v. Capistrano Unified Sch. Dist., 91 F.3d 68, 70 (9th Cir. 1996) (defining standard); see also Lucht v. Molalla River School Dist., 225 F.3d 1023, 1026-27 (9th Cir. 2000) (discussing when fees are available).  Review is for an abuse of discretion.  See Oscar, 541 F.3d at 980; Park, 464 F.3d at 1034; Shapiro v. Paradise Valley Unified Sch. Dist. No. 69, 374 F.3d 857, 861 (9th Cir. 2004).

n.      Inherent Powers

 

Courts have inherent power to award attorneys’ fees as sanctions.  See Earthquake Sound Corp. v. Bumper Indus., 352 F.3d 1210, 1220 (9th Cir. 2003) (bad faith); Federal Election Comm’n v. Toledano, 317 F.3d 939, 953 (9th Cir. 2002) (bad faith conduct and abuse of judicial process); Pumphrey v. K.W. Thompson Tool Co., 62 F.3d 1128, 1134 (9th Cir. 1995) (abusive litigation practices).  A trial court’s decision to award attorneys’ fees pursuant to its inherent powers is reviewed for an abuse of discretion.  See Snake River Valley Elec. Ass’n v. PacifiCorp, 357 F.3d 1042, 1054 n.12 (9th Cir. 2004).

o.       Removal

 

An award of fees and costs associated with removal or remand under 28 U.S.C. § 1447(c) is reviewed for an abuse of discretion.  See Patel v. Del Taco, Inc., 446 F.3d 996, 999 (9th Cir. 2006); Ansley v. Ameriquest Mortgage Co., 340 F.3d 858, 861 (9th Cir. 2003); Dahl v. Rosenfeld, 316 F.3d 1074, 1077 (9th Cir. 2003); Balcorta v. Twentieth Century-Fox Film Corp., 208 F.3d 1102, 1105 (9th Cir. 2000).  Note, however, that review of a fee award under § 1447(c) must include a de novo examination of whether the remand order was legally correct.  Ansley, 340 F.3d at 861; Dahl, 316 F.3d at 1077; Gibson v. Chrysler Corp., 261 F.3d 927, 932 (9th Cir. 2001).

p.      Rule 68

 

Federal Rule of Civil Procedure 68 is a cost‑shifting provision designed to encourage settlement of legal disputes by forcing a plaintiff to weigh the risk of incurring post‑settlement offer costs and fees.  See Herrington v. County of Sonoma, 12 F.3d 901, 907 (9th Cir. 1993).  Whether Rule 68 authorizes an award of attorneys’ fees is a question of law reviewed de novo.  See Sea Coast Foods, Inc. v. Lu-Mar Lobster and Shrimp, Inc., 260 F.3d 1054, 1058 (9th Cir. 2001) (affirming denial of fees); Holland v. Roeser, 37 F.3d 501, 503 (9th Cir. 1995); see also Haworth v. Nevada, 56 F.3d 1048, 1051 (9th Cir. 1995) (reviewing Rule 68’s application to FLSA).  Thus, issues involving construction of Rule 68 offers are reviewed de novo, while disputed factual findings concerning the circumstances under which the offer was made are usually reviewed for clear error.  See Andretti v. Borla Performance Indus., Inc., 426 F.3d 824, 837 (9th Cir. 2005); Champion Produce, Inc. v. Ruby Robinson Co., 342 F.3d 1016, 1020 (9th Cir. 2003); Herrington, 12 F.3d at 906.

q.      Social Security

 

Fee awards made pursuant to the Social Security Act, 42 U.S.C. § 406(b)(1), are reviewed for an abuse of discretion.  See Clark v. Astrue, 529 F.3d 1211, 1213 (9th Cir. 2008); Widrig v. Apfel, 140 F.3d 1207, 1209 (9th Cir. 1998).  An abuse of discretion occurs if the district court does not apply the correct law or rests its decision on a clearly erroneous finding of fact.  See Clark, 529 F.3d at 1214.

r.       State Law

 

An award of attorneys’ fees made pursuant to state law is reviewed for an abuse of discretion.  See Johnson v. Columbia Properties Anchorage, LP, 437 F.3d 894, 898 (9th Cir. 2006) (finding no abuse of discretion in declining to award attorneys’ fees); Vess v. Ciba-Geigy Corp., 317 F.3d 1097, 1102 (9th Cir. 2003); Kona Enter. Inc. v. Estate of Bishop, 229 F.3d 877, 883 (9th Cir. 2000).  Whether a state statute permits attorneys’ fees is reviewed de novo.  See Kona Enter., 229 F.3d at 883; O’Hara v. Teamsters Union Local No. 856, 151 F.3d 1152, 1157 (9th Cir. 1998).  The denial of fees requested under state law is reviewed for an abuse of discretion.  See Champion Produce, Inc. v. Ruby Robinson Co., 342 F.3d 1016, 1020 (9th Cir. 2003); Barrios v. California Interscholastic Fed., 277 F.3d 1128, 1133 (9th Cir. 2002).

s.       Tax

 

The tax court’s decision to grant or deny attorneys’ fees is reviewed for an abuse of discretion.  See Liti v. Commissioner, 289 F.3d 1103, 1104-05 (9th Cir. 2002); Bertolino v. Commissioner, 930 F.2d 759, 761 (9th Cir. 1991).  The denial of attorneys’ fees sought pursuant to 26 U.S.C. § 7430 is reviewed for an abuse of discretion.  See United States v. Ayres, 166 F.3d 991, 997 (9th Cir. 1999); Awmiller v. United States, 1 F.3d 930, 930 (9th Cir. 1993).

t.       Title VII

The decision whether to award attorneys’ fees under Title VII is reviewed for an abuse of discretion.  See Hemmings v. Tidyman’s, Inc., 285 F.3d 1174, 1200 (9th Cir. 2002) (granting fees); Shaw v. City of Sacramento, 250 F.3d 1289, 1293-94 (9th Cir. 2001) (denying fees); Passantino v. Johnson & Johnson Consumer Products, 212 F.3d 493, 517-18 (9th Cir. 2000).  Attorneys’ fees may be awarded pursuant to 42 U.S.C. § 2000e‑5(k) when a plaintiff’s action was frivolous, unreasonable, or without foundation, even though not brought in subjective bad faith.  See Crowe v. Wiltel Communications Sys., 103 F.3d 897, 900 (9th Cir. 1996).

u.      Trademark

 

The decision whether to award fees under the Lanham Act is also reviewed for an abuse of discretion.  See Classic Media, Inc. v. Mewborn, 532 F.3d 978, 982 (9th Cir. 2008); Earthquake Sound Corp. v. Bumper Indus., 352 F.3d 1210, 1216 (9th Cir. 2003) (noting requirement of “exceptional case” is a question of  law reviewed de novo); Horphag Research Ltd. v. Pellegrini, 337 F.3d 1036, 1040 (9th Cir. 2003) (noting limitations on discretion), cert. denied, 540 U.S. 1111 (2004); Cairns v. Franklin Mint Co., 292 F.3d 1139, 1156 (9th Cir. 2002) (noting “exceptional cases” requirement); Rolex Watch, U.S.A., Inc. v. Michel Co., 179 F.3d 704, 711 (9th Cir. 1999) (discussing when attorneys’ fees are appropriate).

 

Note that the district court discretion to award attorneys’ fees is limited to “exceptional cases.”  See Classic Media, Inc., 532 F.3d at 982; Earthquake Sound, 352 F.3d at 1216 (noting requirement of “exceptional case” is a question of  law reviewed de novo); Horphag Research, 337 F.3d at 1040 (noting exceptional cases are “groundless, unreasonable, vexatious or pursued in bad faith”); Rio Properties, Inc. v. Rio Int’l Interlink, 284 F.3d 1007, 1023 (9th Cir. 2002) (noting exceptional cases include those where the infringement is “malicious, fraudulent, deliberate, or willful”).  The district court’s determination that a trademark case is “exceptional” is a question of law subject to de novo review.  See Classic Media, Inc., 532 F.3d at 982; Watec Co., Ltd. V. Liu, 403 F.3d 645, 656 n.13 (9th Cir. 2005); Earthquake Sound Corp., 352 F.3d at 1216.

3.       Bonds

 

The district court’s decision to require a bond pursuant to Federal Rule Civil Procedure 65(c) is reviewed for an abuse of discretion.  See Save Our Sonoran, Inc. v. Flowers, 408 F.3d 1113, 1126 (9th Cir. 2005); Jorgensen v. Cassiday, 320 F.3d 906, 919-20 (9th Cir. 2003); see also Catholic Social Servs., Inc. v. INS, 232 F.3d 1139, 1151 (9th Cir. 2000) (en banc) (finding no abuse of discretion in district court’s continuation of a bond).  The amount of the bond is also reviewed for an abuse of discretion.  See Connecticut Gen. Life Ins. Co. v. New Images, 321 F.3d 878, 882 (9th Cir. 2003); A&M Records, Inc. v. Napster, Inc., 239 F.3d 1004, 1028 (9th Cir. 2001).

 

A district court’s order setting a supersedeas bond is reviewed for an abuse of discretion.  See American Ass’n of Naturopathic Physicians v. Hayhurst, 227 F.3d 1104, 1109 (9th Cir. 2000); Pacific Reinsurance Mgmt. Corp. v. Ohio Reinsurance Corp., 935 F.2d 1019, 1027 (9th Cir. 1991).

 

The district court’s decision to execute a bond is reviewed de novo.  See Newspaper & Periodical Drivers’ & Helpers’ Union, Local 921 v. San Francisco Newspaper Agency, 89 F.3d 629, 631 (9th Cir. 1996).  A court’s refusal to allow the execution of a surety bond is a decision of law to which an appellate court applies de novo review.  See Matek v. Murat, 862 F.2d 720, 733 (9th Cir. 1988), abrogated on other grounds by Holden v. Hagopian, 978 F.2d 1115 (9th Cir. 1992).  The legal validity of a surety bond is reviewed de novo.  See United States v. Noriega-Sarabia, 116 F.3d 417, 419 (9th Cir. 1997) (bail bond).  An allegation that a district court ignored legal procedure in its decision is also reviewed de novo.  See Nintendo of Am., Inc. v. Lewis Galoob Toys, Inc., 16 F.3d 1032, 1036 (9th Cir. 1994).

 

The court’s decision to set aside or remit the forfeiture of an appearance bond is reviewed for an abuse of discretion.  See United States v. Nguyen, 279 F.3d 1112, 1115 (9th Cir. 2002); United States v. Amwest Surety Ins. Co., 54 F.3d 601, 602 (9th Cir. 1995).

4.       Certified Appeals

 

The district court’s decision to enter judgment pursuant to Federal Rule of Civil Procedure 54(b) is reviewed for an abuse of discretion.  See In re First T.D. & Inv., Inc., 253 F.3d 520, 531-32 (9th Cir. 2001).  Great deference is given to the district court’s decision to enter final judgment under Rule 54(b).  See Bingham v. City of Manhattan Beach, 341 F.3d 939, 942 n.1 (9th Cir. 2003); Franklin v. Fox, 312 F.3d 423, 429 n.2 (9th Cir. 2002) (noting “great deference”); James v. Price Stern Sloan, Inc., 283 F.3d 1064, 1067 n.6 (9th Cir. 2002) (noting “great deference” standard and explaining why use of the term “certification” for Rule 54(b) judgments is a misnomer).  A district judge’s decision to reconsider an interlocutory order by another judge of the same court is reviewed for an abuse of discretion.  See Delta Savings Bank v. United States, 265 F.3d 1017, 1027 (9th Cir. 2001); Amarel v. Connell, 102 F.3d 1494, 1515 (9th Cir. 1996).

5.       Choice of Remedies

 

A court’s choice of remedies is reviewed for an abuse of discretion.  See National Wildlife Fed’n v. National Marine Fisheries Serv., 524 F.3d 917, 936 (9th Cir. 2008); United States v. Alisal Water Corp., 431 F.3d 643, 654 (9th Cir. 2005) (permanent injunction); In re Lopez, 345 F.3d 701, 705 (9th Cir. 2003) (bankruptcy court), cert. denied, 541 U.S. 987 (2004); see also Teamsters Cannery, Local 670 v. NLRB, 856 F.2d 1250, 1259 (9th Cir. 1988) (NLRB).

6.       Consent Decrees

 

Interpretation of a consent decree is a question of law reviewed de novo.  See Nehmer v. Veterans’ Admin., 494 F.3d 846, 855 (9th Cir. 2007); California v. Randtron, 284 F.3d 969, 974 (9th Cir. 2002); Labor/Community Strategy Ctr. v. Los Angeles County Metropolitan Trans. Auth., 263 F.3d 1041, 1048 (9th Cir. 2001).  Although review of the district court’s interpretation of a consent decree is de novo, the court of appeals will defer to the district court’s factual findings unless they are clearly erroneous.  See Labor/Community Strategy Ctr., 263 F.3d at 1048; Randtron, 284 F.3d at 974; see also Nehmer, 494 F.3d at 855 (noting deference owed to district court’s interpretation).

 

The district court’s decision to approve a consent decree is reviewed for an abuse of discretion.  See Molski v. Gleich, 318 F.3d 937, 953 (9th Cir. 2003); United States v. Montrose Chem. Corp., 50 F.3d 741, 746 (9th Cir. 1995).  Modification of a consent decree is also reviewed for abuse of discretion.  See Labor/Community Strategy Ctr., 263 F.3d at 1048; Hook v. Arizona Dep’t of Corrections, 107 F.3d 1397, 1402 (9th Cir. 1997); see also Taylor v. United States, 181 F.3d 1017, 1024 (9th Cir. 1999) (en banc) (noting a court may “decide in its discretion to reopen and set aside a consent decree”).  A district court’s refusal to enter a proposed consent judgment is also reviewed for abuse of discretion.  See Sierra Club, Inc. v. Electronic Controls Design, Inc., 909 F.2d 1350, 1356 (9th Cir. 1990) (finding abuse of discretion in failing to enter proposed consent judgment).

 

The district court’s decision to hold a party in contempt for violating a consent decree is reviewed for an abuse of discretion.  See Wolfard Glassblowing Co. v. Vanbragt, 118 F.3d 1320, 1322 (9th Cir. 1997).

7.       Costs

The district court’s award of costs is reviewed for an abuse of discretion.  See Dawson v. City of Seattle, 435 F.3d 1054, 1070 (9th Cir. 2006); Miles v. California, 320 F.3d 986, 988 (9th Cir. 2003); Evanow v. M/V NEPTUNE, 163 F.3d 1108, 1113 (9th Cir. 1998).  Under Fed. R. Civ. Proc. 54(d) “there is a presumption that the prevailing party will be awarded its taxable costs.”  Dawson, 435 F.3d at 1074.  The court’s decision to award law clerk costs to a prevailing civil rights litigant is also reviewed for an abuse of discretion.  See Barjon v. Dalton, 132 F.3d 496, 500 (9th Cir. 1997).  Whether the district court has the authority to award costs, however, is a question of law reviewed de novo.  See United States ex rel. Newsham v. Lockheed Missiles & Space Co., 190 F.3d 963, 968 (9th Cir. 1999); Evanow, 163 F.3d at 1113; Russian River Watershed Protection Comm. v. Santa Rosa, 142 F.3d 1136, 1144 (9th Cir. 1998).

 

Denial of costs is also reviewed for an abuse of discretion.  See Carbonell v. INS, 429 F.3d 894, 897 (9th Cir. 2005) (EAJA); Champion Produce, Inc. v. Ruby Robinson Co., 342 F.3d 1016, 1020 (9th Cir. 2003); Association of Mexican-American Educators v. California, 231 F.3d 572, 591-92 (9th Cir. 2000) (en banc) (noting court must “specify reasons” for denying costs); see also Liti v. Commissioner, 289 F.3d 1103, 1104 (9th Cir. 2002) (tax court).

8.       Damages

 

The district court’s award of damages is reviewed for an abuse of discretion.  See McLean v. Runyon, 222 F.3d 1150, 1155 (9th Cir. 2000) (Rehabilitation Act); Rolex Watch, U.S.A., Inc. v. Michel Co., 179 F.3d 704, 712 (9th Cir. 1999) (Lanham Act).  The district court’s findings of fact in support of an award for damages are reviewed for clear error.  See Koirala v. Thai Airways Int’l, Ltd., 126 F.3d 1205, 1213 (9th Cir. 1997) (Warsaw Convention).

 

The trial court’s computation of damages is a finding of fact reviewed for clear error.  See Lentini v. California Ctr. for the Arts, Escondido, 370 F.3d 837, 843 (9th Cir. 2004) (bench trial); Schnabel v. Lui, 302 F.3d 1023, 1029 (9th Cir. 2002); Amantea Cabrera v. Potter, 279 F.3d 746, 750 (9th Cir. 2002).

 

The district court’s legal conclusion that damages are available is reviewed de novo.  See Hemmings v. Tidyman’s, Inc., 285 F.3d 1174, 1197 (9th Cir. 2002); EEOC v. Wal-Mart Stores, Inc., 156 F.3d 989, 992 (9th Cir. 1998).  Whether the district court selected the correct legal standard in computing damages is also reviewed de novo.  See Mackie v. Rieser, 296 F.3d 909, 916 (9th Cir. 2002); Neptune Orient Lines, Ltd. v. Burlington Northern and Santa Fe Ry Co., 213 F.3d 1118, 1119 (9th Cir. 2000); Evanow v. M/V NEPTUNE, 163 F.3d 1108, 1113-14 (9th Cir. 1998).

 

The constitutionality of the statutory cap on Title VII damages is reviewed de novo.  See Lansdale v. Hi-Health Supermart Corp., 314 F.3d 355, 357 (9th Cir. 2002).  A district court’s allocation of damages for purposes of Title VII’s statutory cap is reviewed de novo when it involves an interpretation of the Act.  See Hemmings, 285 F.3d at 1195; Passantino v. Johnson & Johnson Consumer Products, Inc., 212 F.3d 493, 509 (9th Cir. 2000); Pavon v. Swift Transp. Co., 192 F.3d 902, 909 (9th Cir. 1999).  Otherwise, review of a district court’s allocation of Title VII damages is reviewed for an abuse of discretion.  See Caudle v. Bristow Optical Co., 224 F.3d 1014, 1023 (9th Cir. 2000).

 

A jury’s verdict of compensatory damages is reviewed for substantial evidence. See In re Exxon Valdez, 270 F.3d 1215, 1247-48 (9th Cir. 2001); Yeti by Molly, Ltd. v. Deckers Outdoor Corp., 259 F.3d 1101, 1108 (9th Cir. 2001).  A reviewing court must uphold the jury’s finding of the amount of damages unless the amount is grossly excessive or monstrous, clearly not supported by the evidence, or based only on speculation or guesswork.  See Lambert v. Ackerley, 180 F.3d 997, 1017 (9th Cir. 1999) (en banc); see also Duk v. MGM Grand Hotel, Inc., 320 F.3d 1052, 1060 (9th Cir. 2003) (“We will disturb a damage award only when it is clear that the evidence does not support it.”).  But in antitrust cases, the plaintiff need only provide sufficient evidence to permit a just and reasonable estimate of the damages.  See Los Angeles Mem’l Coliseum Comm’n v. NFL, 791 F.2d 1356, 1360 (9th Cir. 1986).  Under the Lanham Act, the district court has discretion to fashion relief, including monetary relief, based on the totality of circumstances, even if the plaintiff cannot show actual damages.  See Southland Sod Farms v. Stover Seed Co., 108 F.3d 1134, 1146 (9th Cir. 1997); see also Los Angeles News Serv. v. Reuters Television Int’l, Ltd., 149 F.3d 987, 996 (9th Cir. 1998) (court has “wide discretion” in copyright case).

a.       Liquidated

 

The district court’s decision to award liquidated damages is reviewed for an abuse of discretion.  See Alvarez v. IBP, Inc., 339 F.3d 894, 909 (9th Cir. 2003) (FSLA); Los Angeles News Serv. v. Reuters Television Int’l, Ltd., 149 F.3d 987, 996 (9th Cir. 1998) (noting court has wide discretion).  Note that review is de novo when the availability of liquidated damages is decided on summary judgment.  See Chao v. A-One Med. Servs., Inc., 346 F.3d 908, 920 (9th Cir. 2003), cert. denied, 541 U.S. 1030 (2004).

b.      Punitive

 

An award of punitive damages is reviewed for an abuse of discretion; the sufficiency of the evidence to support such an award is reviewed for substantial evidence.  See Fair Housing of Marin v. Combs, 285 F.3d 899, 906-07 (9th Cir. 2002); Yeti by Molly, Ltd. v. Deckers Outdoor Corp., 259 F.3d 1101, 1111 (9th Cir. 2001).  The court’s allocation of punitive damages is reviewed for an abuse of discretion.  See In re Exxon Valdez, 229 F.3d 790, 795 (9th Cir. 2000).  A trial court’s decision to strike a plaintiff’s prayer for punitive damages is also reviewed for an abuse of discretion.  See Nurse v. United States, 226 F.3d 996, 1003 (9th Cir. 2000); see also Siskiyou Reg’l Educ. Project v. U.S. Forest Serv., 565 F.3d 545, 559 (9th Cir. 2009).

 

The availability of punitive damages is reviewed de novo.  See Hangarter v. Provident Life and Accident Ins. Co., 373 F.3d 998, 1013 (9th Cir. 2004).  Whether an award of punitive damages is constitutionally excessive is reviewed de novo.  See Cooper Indus. v. Leatherman Tool Group, Inc., 532 U.S. 424, 435-36 (2001) (rejecting abuse of discretion standard); see also State Farm Mut. Auto. Ins. Co. v. Campbell, 538 U.S. 408, 418 (2003) (explaining why de novo review is required); Zhang v. American Gem Seafoods, Inc., 339 F.3d 1020, 1042 (9th Cir. 2003) (reviewing denial of request for remittitur based on claim of excessive punitive damages), cert. denied, 541 U.S. 902 (2004); Swinton v. Potomac Corp., 270 F.3d 794, 802 (9th Cir. 2001) (“We review de novo a due process challenge to the punitive damages award.”).

c.       Remittitur

 

A trial court’s decision not to allow remittitur should be reversed only upon a showing of “clear abuse of discretion.”  See Los Angeles Police Protective League v. Gates, 995 F.2d 1469, 1477 (9th Cir. 1993).  The court’s decision to order remittitur is also reviewed for an abuse of discretion.  See Snyder v. Freight, Const., Gen. Drivers, Warehousemen and Helpers, Local No. 287, 175 F.3d 680, 690 (9th Cir. 1999); see also Silver Sage Partners v. City of Desert Hot Springs, 251 F.3d 814, 818-19 (9th Cir. 2001) (holding that order forcing either remittitur or new trial is reviewed for an abuse of discretion).  The court’s calculation of remittitur is reviewed for an abuse of discretion.  See Kern v. Levolor Lorentzen, Inc., 899 F.2d 772, 778 (9th Cir. 1990).

 

The district court’s determination whether a jury verdict is excessive and therefore requires remittitur or a new trial is reviewed under an abuse of discretion standard.  See Gasperini v. Center for Humanities, Inc., 518 U.S. 415, 435 (1996); see also Del Monte Dunes at Monterey, Ltd. v. Monterey, 95 F.3d 1422, 1434‑35 (9th Cir. 1996) (reviewing denial of new trial based on claim of excessive damages for abuse of discretion), aff’d, 526 U.S. 687 (1999).  Note that review of the claim of excessiveness is de novo.  See Zhang v. American Gem Seafoods, Inc., 339 F.3d 1020, 1042 (9th Cir. 2003), cert. denied, 541 U.S. 902 (2004).  The court’s decision whether to order remittitur or a new trial is reviewed for an abuse of discretion.  See Pavon v. Swift Transp. Co., 192 F.3d 902, 909 (9th Cir. 1999); Hopkins v. Dow Corning Corp., 33 F.3d 1116, 1126 (9th Cir. 1994).

9.       Default

 

A motion to set aside an entry of default is reviewed for an abuse of discretion.  See Franchise Holding II v. Huntington Restaurants Group, Inc., 375 F.3d 922, 925 (9th Cir. 2004) (noting underlying factual findings are reviewed for clear error); Brady v. United States, 211 F.3d 499, 502 (9th Cir. 2000); O’Connor v. Nevada, 27 F.3d 357, 364 (9th Cir. 1994).[209]  Note that the trial court’s discretion is “especially broad where . . . it is entry of default that is being set aside, rather than a default judgment.”  O’Connor, 27 F.3d at 364.  Thus, the appellate court will not find an abuse of discretion in the trial court’s decision to set aside an entry of default unless the trial court was “‘clearly wrong’ in its determination of good cause.”  Id.

 

The court’s decision to order default judgment is reviewed for an abuse of discretion.  See Estrada v. Speno & Cohen, 244 F.3d 1050, 1056 (9th Cir. 2001).  A decision to impose a default judgment as a sanction is reviewed for an abuse of discretion.  See Fair Housing of Marin v. Combs, 285 F.3d 899, 905 (9th Cir. 2002) (discovery violations); Stars’ Desert Inn Hotel & Country Club, Inc. v. Hwang, 105 F.3d 521, 524 (9th Cir. 1997) (failure to submit to court order and pay court-ordered sanctions).  The entry of a default judgment inconsistent with prior rulings is also reviewed for an abuse of discretion.  See In re First T.D. & Inv., Inc., 253 F.3d 520, 532-33 (9th Cir. 2001).

 

Whether a default judgment is void for lack of personal jurisdiction is a question of law reviewed de novo.  See FDIC v. Aaronian, 93 F.3d 636, 639 (9th Cir. 1996); Electrical Specialty Co. v. Road & Ranch Supply, Inc., 967 F.2d 309, 311 (9th Cir. 1992).  A court’s ruling on a Rule 60(b)(4) motion to set aside a default judgment as void is a question of law reviewed de novo.  See United States v. $277,000 U.S. Currency, 69 F.3d 1491, 1493 (9th Cir. 1995); Export Group v. Reef Indus., Inc., 54 F.3d 1466, 1487 (9th Cir. 1995).[210]

 

This court reviews a trial court’s decision to grant or deny a Rule 60(b) motion to vacate a default judgment for an abuse of discretion.  See Jeff D. v. Kempthorne, 365 F.3d 844, 850 (9th Cir. 2004) (affirming denial of motion to vacate); Community Dental Servs. v Tani, 282 F.3d 1164, 1167 n.7 (9th Cir. 2002) (reversing denial of motion to set aside default).[211]  Thus, the denial of a motion to set aside a default judgment is reviewed for a clear showing of abuse of discretion.  See American Ass’n of Naturopathic Physicians v. Hayhurst, 227 F.3d 1104, 1109 (9th Cir. 2000); United States v. Real Property, 135 F.3d 1312, 1314 (9th Cir. 1998).

10.     Equitable Relief

 

A federal court’s choice of equitable relief is reviewed for an abuse of discretion.  See Park v. Anaheim Union High Sch. Dist., 464 F.3d 1025, 1033 (9th Cir. 2006); Labor/Community Strategy Ctr. v. Los Angeles County Metropolitan Trans. Auth., 263 F.3d 1041, 1048 (9th Cir. 2001).  The court’s decision to deny equitable relief is also reviewed for an abuse of discretion.  See Molski v. Foley Estates Vineyard & Winery, LLC, 531 F.3d 1043, 1046 (9th Cir. 2008); Forest Grove Sch. Dist. v. T.A., 523 F.3d 1078, 1084 (9th Cir. 2008); Rabkin v. Oregon Health Sciences Univ., 350 F.3d 967, 977 (9th Cir. 2003) (equitable reinstatement).  A court’s equitable order is reviewed also for an abuse of discretion.  See Grosz-Salomon v. Paul Revere Life Ins. Co., 237 F.3d 1154, 1163 (9th Cir. 2001); United States v. Washington, 157 F.3d 630, 642 (9th Cir. 1998).

11.     Excusable Neglect

 

A district court may in its discretion extend the time allowed for filing a notice of appeal if it finds excusable neglect.  See Pincay v. Andrews, 389 F.3d 853, 854 (9th Cir. 2004).  As such, review is for abuse of discretion. See id. at 860; Marx v. Loral Corp., 87 F.3d 1049, 1053 (9th Cir. 1996).  Note that a district court’s decision whether to reopen the time to file an appeal under FRAP 4(a)(6) is also reviewed for an abuse of discretion.  See Arai v. American Bryce Ranches Inc., 316 F.3d 1066, 1069 (9th Cir. 2003); Nguyen v. Southwest Leasing and Rental, Inc., 282 F.3d 1061, 1064 (9th Cir. 2002); In re Stein, 197 F.3d 421, 424 (9th Cir. 1999).

 

A bankruptcy court has discretion to extend any time period upon a showing of excusable neglect.  See In re Sheehan, 253 F.3d 507, 512 (9th Cir. 2001); see also In re Zilog, Inc., 450 F.3d 996, 1003-06 (9th Cir. 2006) (discussing excusable neglect).

12.     Fines

 

Whether a fine is constitutionally excessive is a question of law reviewed de novo.  See United States v. $100,348.00 in U.S. Currency, 354 F.3d 1110, 1121 (9th Cir. 2004); see also Balice v. United States Dep’t of Agric., 203 F.3d 684, 698 (9th Cir. 2000) (reviewing constitutionality of fine imposed by federal agency).  The dismissal of an excessive claims claim is also reviewed de novo.  See Wright v. Riveland, 219 F.3d 905, 912 (9th Cir. 2000).  A fine imposed as a result of contempt finding is reviewed for an abuse of discretion.  See Whittaker Corp. v. Execuair Corp., 953 F.2d 510, 515 (9th Cir. 1992).

13.     Interest

 

The grant or denial of prejudgment interest is reviewed for an abuse of discretion.  See Champion Produce, Inc. v. Ruby Robinson Co., 342 F.3d 1016, 1020 (9th Cir. 2003) (reviewing denial); Webb v. Ada County, 285 F.3d 829, 841 (9th Cir. 2002) (reviewing award of interest).[212]

 

Whether interest is permitted as a matter of law is reviewed de novo.  See Polar Bear Prods., Inc. v. Timex Corp., 384 F.3d 700, 716 (9th Cir. 2004) (deciding whether prejudgment interest available under Copyright Act); McCalla v. Royal MacCabees Life Ins. Co., 369 F.3d 1128, 1129 (9th Cir. 2004) (deciding whether state or federal law applies).  The court’s selection of an appropriate rate of interest, however, is reviewed for an abuse of discretion.  See Dishman v. UNUM Life Ins. Co., 269 F.3d 974, 988 (9th Cir. 2001) (reversing rate that amounted to penalty rather than compensation); Grosz-Salomon v. Paul Revere Life Ins. Co., 237 F.3d 1154, 1163-64 (9th Cir. 2001); Saavedra v. Korean Air Lines Co., 93 F.3d 547, 555 (9th Cir. 1996).

 

Awards of post‑judgment interest are also reviewed for an abuse of discretion.  See Citicorp Real Estate, Inc. v. Smith, 155 F.3d 1097, 1107 (9th Cir. 1998); Home Sav. Bank, F.S.B. v. Gillam, 952 F.2d 1152, 1161 (9th Cir. 1991).  Whether a statute allows post‑judgment interest on all elements of a money judgment, including prejudgment interest, is a question of law reviewed de novo.  See Air Separation, Inc. v. Underwriters at Lloyd’s, 45 F.3d 288, 290 (9th Cir. 1994).

14.     Judgment Notwithstanding the Verdict (“JNOV”)

 

See also III. Civil Proceedings, D. Post-Trial Decisions in Civil Cases, 20. Renewed Motion for Judgment as a Matter of Law

15.     Judgments

 

Motions for relief from judgment pursuant to Rule 60(b) are addressed to the sound discretion of the district court and will not be reversed absent an abuse of discretion.  See Casey v. Albertson’s Inc., 362 F.3d 1254, 1257 (9th Cir. 2004); SEC v. Coldicutt, 258 F.3d 939, 942 (9th Cir. 2001) (discussing Rule 60(b) requirements); American Ironworks & Erectors, Inc. v. North Am. Constr. Corp., 248 F.3d 892, 899 (9th Cir. 2001).[213]

 

This court reviews de novo the district court’s assertion of jurisdiction over Rule 60(b) motions.  See Williams v. Woodford, 384 F.3d 567, 586 (9th Cir. 2004); Carriger v. Lewis, 971 F.2d 329, 332 (9th Cir. 1992) (en banc).  A trial court’s conclusion that a Rule 60(b) motion had to comply with the successive petition requirements of the Antiterrorism and Effective Death Penalty Act of 1996 is a question of law reviewed de novo.  See Thompson v. Calderon, 151 F.3d 918, 921 (9th Cir. 1998) (en banc).

 

A decision whether to vacate a judgment pursuant to Rule 60(b) is reviewable for an abuse of discretion.  See Jeff D. v. Kempthorne, 365 F.3d 844, 850 (9th Cir. 2004) (affirming denial of motion to vacate); Community Dental Servs. v. Tani, 282 F.3d 1164, 1167 n.7 (9th Cir. 2002) (reversing denial of motion to set aside default).[214]  The appellate court reviews de novo, however, the denial of a Rule 60(b)(4) motion to set aside a judgment as void, because the question of the validity of a judgment is a legal one.  See United States v. $277,000 U.S. Currency, 69 F.3d 1491, 1493 (9th Cir. 1995); Export Group v. Reef Indus., Inc., 54 F.3d 1466, 1469 (9th Cir. 1995).  Thus, whether a judgment is void is a legal issue subject to de novo review.  See Retail Clerks Union Joint Pension Trust v. Freedom Food Ctr., Inc., 938 F.2d 136, 137 (9th Cir. 1991).  Whether a default judgment is void for lack of personal jurisdiction is a question of law reviewed de novo.  See FDIC v. Aaronian, 93 F.3d 636, 639 (9th Cir. 1996); Electrical Specialty Co. v. Road & Ranch Supply, Inc., 967 F.2d 309, 311 (9th Cir. 1992).

 

A decision on a motion to amend a judgment filed pursuant to Rule 59(e) is reviewed for an abuse of discretion.  See McQuillion v. Duncan, 342 F.3d 1012, 1014 (9th Cir. 2003); Turner v. Burlington N. Santa Fe R.R. Co., 338 F.3d 1058, 1062 (9th Cir. 2003) (discussing grounds upon which Rule 59(e) motion may be granted).

 

The trial court decision whether to reopen a judgment is also reviewed for an abuse of discretion.  See Weeks v. Bayer, 246 F.3d 1231, 1234 (9th Cir. 2001); Defenders of Wildlife v. Bernal, 204 F.3d 920, 928-29 (9th Cir. 2000).

16.     Mandates

 

The court of appeals “review[s] de novo a district court’s compliance with the mandate of an appellate court.”  United States v. Kellington, 217 F.3d 1084, 1092 (9th Cir. 2000); see also Snow-Erlin v. United States, 470 F.3d 804, 807 (9th Cir. 2006).  Note that courts of appeals have inherent power to recall their mandates subject to review by the Supreme Court for an abuse of discretion.  See Calderon v. Thompson, 523 U.S. 538, 549 (1998) (reversing recall of mandate); see also Carrington v. United States, 503 F.3d 888, 891 (9th Cir. 2007) (explaining that court has inherent power to recall mandate in order to protect the integrity of the process, but should only do so in exceptional circumstances).

17.     New Trials

 

A district court’s ruling on a motion for new trial pursuant to Rule 59(a) is reviewed for an abuse of discretion.  See Tortu v. Las Vegas Metro. Police Dep’t, 556 F.3d 1075, 1083 (9th Cir. 2009); Shimko v. Guenther, 505 F.3d 989, 990 (9th Cir. 2007); Dorn v. Burlington N. Santa Fe R.R., 397 F.3d 1183, 1189 (9th Cir. 2005); McEuin v. Crown Equip. Corp., 328 F.3d 1028, 1032 (9th Cir.), cert. denied, 540 U.S. 1160 (2003); Jorgensen v. Cassiday, 320 F.3d 906, 918 (9th Cir. 2003) (noting district court’s “consideration discretion”).[215]

 

The district court’s decision whether to reopen for additional testimony pursuant to Rule 59(a) is reviewed for and abuse of discretion. See Defenders of Wildlife v. Bernal, 204 F.3d 920, 928-29 (9th Cir. 2000).  The denial of a motion for new trial based on alleged juror partiality or bias is reviewed for an abuse of discretion.  See Image Tech. Servs., Inc. v. Eastman Kodak Co., 125 F.3d 1195, 1220‑21 (9th Cir. 1997).

 

A conditional grant of a new trial is also reviewed for an abuse of discretion.  See Union Oil Co. v. Terrible Herbst, Inc., 331 F.3d 735, 742 (9th Cir. 2003), cert. denied, 540 U.S. 1107 (2004); Johnson v. Paradise Valley Unified Sch. Dist., 251 F.3d 1222, 1229 (9th Cir. 2001) (noting “stringent standard” when motion is based on sufficiency of the evidence).

 

The district court’s determination in a diversity action that a jury verdict does not violate state law for excessiveness and therefore does not warrant remittitur or a new trial is reviewed under an abuse of discretion standard.  See Gasperini v. Center for Humanities, Inc., 518 U.S. 415, 438-39 (1996).

18.     Permanent Injunctions

 

The district court’s decision to grant permanent injunctive relief is reviewed for an abuse of discretion or application of erroneous legal principles.  See Fortyune v. American Multi-Cinema, Inc., 364 F.3d 1075, 1079 (9th Cir. 2004) (reviewing summary judgment).[216]  The denial of a request for a permanent injunction is also reviewed for an abuse of discretion.  See Cummings v. Connell, 316 F.3d 886, 897 (9th Cir.), cert. denied, 539 U.S. 927 (2003).  When the court’s decision to grant injunctive relief rests on an interpretation of a state statute, review is de novo.  See A‑1 Ambulance Serv., Inc. v. County of Monterey, 90 F.3d 333, 335 (9th Cir. 1996).

 

Whether a district court possesses the authority to issue an injunction is a question of law reviewed de novo.  See United States v. Hovsepian, 359 F.3d 1144, 1155 (9th Cir. 2004) (en banc).[217]

 

Whether an injunction may issue under the Anti‑Injunction Act is a question of law reviewed de novo.  See Negrete v. Allianz Life Ins. Co. of N. Am., 523 F.3d 1091, 1096 (9th Cir. 2008); G.C. & K.B. Inv. v. Wilson, 326 F.3d 1096, 1106 (9th Cir. 2003).[218]  The decision whether to issue an injunction that does not violate the Act, however, is reviewed for an abuse of discretion.  See Negrete, 523 F.3d at 1096; California v. Randtron, 284 F.3d 969, 974 (9th Cir. 2002); Quackenbush v. Allstate Ins. Co., 121 F.3d 1372, 1377 (9th Cir. 1997).

 

The scope of injunctive relief is reviewed for an abuse of discretion or application of erroneous legal principles.  See Idaho Watersheds Project v. Hahn, 307 F.3d 815, 823 (9th Cir. 2002); Rolex Watch, U.S.A., Inc. v. Michel Co., 179 F.3d 704, 708 (9th Cir. 1999) (finding the scope of injunctive relief granted was inadequate); Viceroy Gold Corp. v. Aubry, 75 F.3d 482, 488 (9th Cir. 1996).

19.     Reconsideration

 

The district court’s denial of a motion for reconsideration is reviewed for an abuse of discretion.  See MacDonald v. Grace Church Seattle, 457 F.3d 1079, 1081 (9th Cir. 2006); Smith v. Pacific Props. & Dev. Corp., 358 F.3d 1097, 1100 (9th Cir. 2004); Carroll v. Nakatani, 342 F.3d 934, 940 (9th Cir. 2003).[219] Note that the denial of a motion for reconsideration under Rule 59(e) may be construed as one denying relief under Rule 60(b) and will not be reversed absent an abuse of discretion.  See Duarte v. Bardales, 526 F.3d 563, 567 (9th Cir. 2008); Pasatiempo v. Aizawa, 103 F.3d 796, 801 (9th Cir. 1996); see also McCalla v. Royal MacCabees Life Ins. Co., 369 F.3d 1128, 1129 (9th Cir. 2004) (reviewing de novo whether a motion was filed under Rule 59 or Rule 60); School Dist. No. 1J v. ACandS, Inc., 5 F.3d 1255, 1263 (9th Cir. 1993) (listing factors for court to consider).

 

A district court has discretion to decline to consider an issue raised for the first time in a motion for reconsideration.  See Novato Fire Protection Dist. v. United States, 181 F.3d 1135, 1141 n.6 (9th Cir. 1999); Columbia Pictures Television v. Krypton Broad., 106 F.3d 284, 290 (9th Cir. 1997), rev’d on other grounds, 523 U.S. 340 (1998).

 

A Bankruptcy Appellate Panel’s order denying a motion to reconsider is reviewed for an abuse of discretion.  See In re Donovan, 871 F.2d 807, 808 (9th Cir. 1989) (per curiam).  Whether the bankruptcy court properly considered and granted a motion for consideration is also reviewed for an abuse of discretion.  See In re Kaypro, 218 F.3d 1070, 1073 (9th Cir. 2000); In re Weiner, 161 F.3d 1216, 1217 (9th Cir. 1998) (reviewing denial of motion for reconsideration).

20.     Renewed Motion for Judgment as a Matter of Law

 

A renewed motion for judgment as a matter of law replaces the former terminology “judgment notwithstanding the verdict” (JNOV).  See Fed. R. Civ. P. 50(b).  This court reviews the district court’s grant or denial of a renewed motion for judgment as a matter of law de novo.  See Theme Promotions, Inc. v. News Am. Marketing FSI, 546 F.3d 991, 999 (9th Cir. 2008); Josephs v. Pacific Bell, 443 F.3d 1050, 1062 (9th Cir. 2006) (reviewing denial of motion); Johnson v. Paradise Valley Unified Sch. Dist., 251 F.3d 1222, 1226 (9th Cir. 2001) (reviewing grant of motion).  The test applied is whether the evidence, construed in the light most favorable to the nonmoving party, permits only one reasonable conclusion, and that conclusion is contrary to the jury’s verdict.  See Martin v. California Dep’t of Veterans Affairs, 560 F.3d 1042,1046 (9th Cir. 2009); Pavao v. Pagay, 307 F.3d 915, 918 (9th Cir. 2002); McLean v. Runyon, 222 F.3d 1150, 1153 (9th Cir. 2000); Gilbrook v. City of Westminster, 177 F.3d 839, 864 (9th Cir. 1999).

 

When a party fails to move for judgment as a matter of law pursuant to Federal Rule of Civil Procedure 50(a), a challenge to the jury’s verdict on sufficiency grounds under Rule 50(b) is reviewed only for plain error.  See Janes v. Wal-Mart Stores, Inc., 279 F.3d 883, 888 (9th Cir. 2002); Image Tech. Servs., Inc. v. Eastman Kodak Co., 125 F.3d 1195, 1203 (9th Cir. 1997); see also Freund v. Nycomed Amersham, 347 F.3d 752, 761 (9th Cir. 2003) (noting party cannot raise arguments in its post-trial Rule 50(b) motion that it did not raise in its pre-verdict Rule 50(a) motion).  Reversal under the plain error standard is proper only for a “manifest miscarriage of justice,” Janes, 279 F.3d at 888, or if “there is an absolute absence of evidence to support the jury’s verdict,” Image Tech., 125 F.3d at 1212 (internal quotation omitted).  Note that the failure to make a timely Rule 50(b) motion waives any sufficiency of the evidence argument on appeal.  See Saman v. Robbins, 173 F.3d 1150, 1154 (9th Cir. 1999).

21.     Reopening or Supplementing Record

 

A decision on a motion to reopen a case or to supplement the record is reviewed for an abuse of discretion.  See Fishing Co. of Alaska, Inc. v. United States, 333 F.3d 1045, 1046 (9th Cir. 2003) (per curiam) (administrative record); In re Staffer, 306 F.3d 967, 971 (9th Cir. 2002) (bankruptcy court); Defenders of Wildlife v. Bernal, 204 F.3d 920, 928-29 (9th Cir. 2000) (Rule 59(a) motion).  The district court’s denial of a motion to reopen discovery is also reviewed for an abuse of discretion.  See Cornwell v. Electra Cent. Credit Union, 439 F.3d 1018, 1026 (9th Cir. 2006); Panatronic USA v. AT&T Corp., 287 F.3d 840, 846 (9th Cir. 2002).

22.     Sanctions

          a.       Generally

 

A court’s decision to impose sanctions is reviewed for an abuse of discretion.  See Cooter & Gell v. Hartmarx Corp., 496 U.S. 384, 405 (1990); Jorgensen v. Cassiday, 320 F.3d 906, 912 (9th Cir. 2003).  A court abuses its discretion in imposing sanctions when it bases its decision on an erroneous view of the law or on a clearly erroneous assessment of the evidence.  See Holgate v. Baldwin, 425 F.3d 671, 675 (9th Cir. 2005); Weissman v. Quail Lodge, Inc., 179 F.3d 1194, 1198 (9th Cir. 1999); Security Farms v. International Bhd. of Teamsters, 124 F.3d 999, 1016 (9th Cir. 1997).  A court’s refusal to impose sanctions is also reviewed for an abuse of discretion.  See Winterrowd Am. Gen. Annuity Ins. Co., 556 F.3d 815, 819 (9th Cir. 2009); Avery Dennison Corp. v. Allendale Mut. Ins. Co., 310 F.3d 1114, 1117 (9th Cir. 2002); Smith v. Lenches, 263 F.3d 972, 978 (9th Cir. 2001).

 

The district court’s choice of sanctions is reviewed for an abuse of discretion.  See United States v. Wunsch, 84 F.3d 1110, 1114 (9th Cir. 1996).  For example, the district court’s dismissal of a complaint with prejudice for failure to comply with the court’s order to amend the complaint to comply with Federal Rule of Civil Procedure 8 is reviewed for an abuse of discretion.  See McHenry v. Renne, 84 F.3d 1172, 1177 (9th Cir. 1996).

b.      Rule 11

 

Rule 11 sanctions are reviewed for an abuse of discretion.  See Cooter & Gell v. Hartmarx Corp., 496 U.S. 384, 405 (1990); see also Retail Flooring Dealers, Inc. v. Beaulieu of America, 339 F.3d 1146, 1150 (9th Cir. 2003).[220]  A district court abuses its discretion in imposing sanctions when it bases its decision on an erroneous view of the law or on a clearly erroneous assessment of the evidence.  See Holgate v. Baldwin, 425 F.3d 671, 675 (9th Cir. 2005); Retail Flooring Dealers, 339 F.3d at 1150; Patelco Credit Union v. Sahni, 262 F.3d 897, 913 (9th Cir. 2001).

 

See also III. Civil Proceedings, B. Pretrial Decisions in Civil Cases, 74. Sanctions.

c.       Local Rules

 

Sanctions imposed for violations of local rules are reviewed for an abuse of discretion.  See Mabe v. San Bernardino County, 237 F.3d 1101, 1112 (9th Cir. 2001) (denying discovery request for failure to comply with local rule); Big Bear Lodging Assoc. v. Snow Summit, Inc., 182 F.3d 1096, 1106 (9th Cir. 1999) (applying abuse of discretion standard to district court’s decision to impose sanctions pursuant to local rule); but see United States v. Wunsch, 84 F.3d 1110, 1114 (9th Cir. 1996) (noting prior conflict).

d.      Supervision of Attorneys

 

Other actions a court may take regarding the supervision of attorneys are reviewed for an abuse of discretion.  See Erickson v. Newmar Corp., 87 F.3d 298, 300 (9th Cir. 1996).

 

The district court’s findings as to whether an attorney acted recklessly or in bad faith are reviewed for clear error.  Pacific Harbor Capital Inc. v. Carnival Air Lines, Inc., 210 F.3d 1112, 1117 (9th Cir. 2000).

 

See also III. Civil Proceedings, B. Pretrial Decisions in Civil Cases, 74. Sanctions, b. Supervision of Attorneys.

e.       Inherent Powers

 

A court’s imposition of sanctions pursuant to its inherent power is reviewed for an abuse of discretion.  See Chambers v. NASCO, Inc., 501 U.S. 32, 55 (1991).[221]

See also III. Civil Proceedings, B. Pretrial Decisions in Civil Cases, 74. Sanctions, c. Inherent Powers.

f.       Contempt

 

A district court’s civil contempt order that includes imposition of sanctions is reviewed for an abuse of discretion.  See Reno Air Racing Ass’n v. McCord, 452 F.3d 1126, 1130 (9th Cir. 2006); Irwin v. Mascott, 370 F.3d 924, 931 (9th Cir. 2004).[222]

 

See also III. Civil Proceedings, B. Pretrial Decisions in Civil Cases, 20. Contempt.

g.       Discovery Sanctions

 

The imposition of or refusal to impose discovery sanctions is reviewed for an abuse of discretion.  See Childress v. Darby Lumber, Inc., 357 F.3d 1000, 1010 (9th Cir. 2004); Paladin Assocs., Inc. v. Montana Power Co., 328 F.3d 1145, 1164-65 (9th Cir. 2003).  For more detail see also III. Civil Proceedings, B. Pretrial Decisions in Civil Cases, 24. Discovery, a. Discovery Sanctions.

h.      28 U.S.C. § 1927

 

Sanctions imposed pursuant to 28 U.S.C. § 1927 are reviewed for an abuse of discretion.  See Gomez v. Vernon, 255 F.3d 1118, 1135 (9th Cir. 2001); GRiD Sys. Corp. v. John Fluke Mfg. Co., 41 F.3d 1318, 1319 (9th Cir. 1994) (per curiam).

 

The denial of sanctions sought under § 1927 is reviewed for an abuse of discretion.  See Barber v. Miller, 146 F.3d 707, 709 (9th Cir. 1998).

23.     Settlements

 

A court’s decision whether to enforce a settlement is reviewed for an abuse of discretion.  See Kirkland v. Legion Ins. Co., 343 F.3d 1135, 1140 (9th Cir. 2003); Hanlon v. Chrysler Corp., 150 F.3d 1011, 1026 (9th Cir. 1998) (explaining standard); but see FDIC v. Garner, 125 F.3d 1272, 1280 (9th Cir. 1997) (treating preliminary injunction as approval of settlement agreement and reviewing for clear error).  Whether a district court has subject matter jurisdiction to enforce a settlement is a question of law reviewed de novo.  See Kirkland, 343 F.3d at 1140; Arata v. Nu Skin Int’l, Inc., 96 F.3d 1265, 1268 (9th Cir. 1996); Hagestad v. Tragesser, 49 F.3d 1430, 1432‑33 (9th Cir. 1995).  The court’s decision whether to conduct an evidentiary hearing is reviewed for an abuse of discretion.  See Callie v. Near, 829 F.2d 888, 890 (9th Cir. 1987); see also Doi v. Halekulani Corp., 276 F.3d 1131, 1138-39 (9th Cir. 2002) (explaining Callie).

 

The district court’s decision to approve or reject a proposed settlement in a class action is reviewed for an abuse of discretion, and such review is extremely limited.  See Molski v. Gleich, 318 F.3d 937, 953 (9th Cir. 2003); In re Mego Financial Corp. Sec. Lit. (Dunleavy v. Nadler), 213 F.3d 454, 458 (9th Cir. 2000).[223]

 

The district court’s approval of an allocation plan for a settlement in a class action is also reviewed for an abuse of discretion.  See In re Veritas Software Corp. Secs. Litig., 496 F.3d 962, 968 (9th Cir. 2007); In re Exxon Valdez, 229 F.3d 790, 795 (9th Cir. 2000); In re Mego Financial Corp., 213 F.3d at 460.  Whether notice of a proposed settlement in a class action satisfies due process is a question of law reviewed de novo.  See Molski, 318 F.3d at 951; Torrisi v. Tucson Elec. Power Co., 8 F.3d 1370, 1374 (9th Cir. 1993).  Whether the court has jurisdiction to enforce a class settlement is a question of law reviewed de novo.  See Arata, 96 F.3d at 1268.

 

This court exercises considerable restraint in reviewing a district court’s approval of a CERCLA settlement.  See Arizona v. Components, Inc., 66 F.3d 213, 215 (9th Cir. 1995).  The court will uphold the district court’s decision absent an abuse of discretion.  See id.

 

The interpretation of a settlement agreement is reviewed de novo.  See Congregation ETZ Chaim v. City of Los Angeles, 371 F.3d 1122, 1124 (9th Cir. 2004) (noting “due respect” may be due to district court’s “superior perspective”); In re Bennett, 298 F.3d 1059, 1064 (9th Cir. 2002) (applying state law).  A trial court’s finding that a party consented to a settlement and intended to be bound by it must be affirmed unless clearly erroneous.  See Ahern v. Central Pac. Freight Lines, 846 F.2d 47, 48 (9th Cir. 1988).

24.     Supersedeas Bonds

 

See III. Civil Proceedings, D. Post-Trial Decisions in Civil Cases, 3. Bonds.

25.     Surety Bonds

 

See III. Civil Proceedings, D. Post-Trial Decisions in Civil Cases, 3. Bonds.

26.     Vacatur

 

A district court’s grant of vacatur is reviewed for an abuse of discretion.  See American Games, Inc. v. Trade Prods., Inc., 142 F.3d 1164, 1166 (9th Cir. 1998).  In the context of arbitration awards, however, the court’s decision to deny vacatur and thereby affirm the award is reviewed de novo.  See Collins v. D.R. Horton, Inc., 505 F.3d 874, 879 (9th Cir. 2007); Fidelity Federal Bank, FSB v. Durga Ma Corp., 386 F.3d 1306, 1311 (9th Cir. 2004); Woods v. Saturn Distrib. Co., 78 F.3d 424, 427 (9th Cir. 1996); see also Kyocera Corp. v. Prudential-Bache, 341 F.3d 987, 1000 (9th Cir. 2003) (en banc) (holding that review of arbitral decisions is limited to enumerated statutory grounds), cert. dismissed, 540 U.S. 1098 (2004).

27.     Void Judgments

 

Whether a judgment is void is a legal issue subject to de novo review.  See Retail Clerks Union Joint Pension Trust v. Freedom Food Ctr., Inc., 938 F.2d 136, 137 (9th Cir. 1991).  Whether a default judgment is void for lack of personal jurisdiction is a question of law reviewed de novo.  See FDIC v. Aaronian, 93 F.3d 636, 639 (9th Cir. 1996); Electrical Specialty Co. v. Road & Ranch Supply, Inc., 967 F.2d 309, 311 (9th Cir. 1992).  A district court’s ruling on a Rule 60(b)(4) motion to set aside a judgment as void is a question of law reviewed de novo.  See United States v. $277,000 U.S. Currency, 69 F.3d 1491, 1493 (9th Cir. 1995); Export Group v. Reef Indus., Inc., 54 F.3d 1466, 1487 (9th Cir. 1995).[224]

 

 


[1]        See also United States v. Murphy, 516 F.3d 1117, 1120 (9th Cir. 2008); Atel Fin. Corp. v. Quaker Coal Co., 321 F.3d 924, 926 (9th Cir. 2003) (per curiam) (affirming on different ground than that relied upon by district court).

[2]        See also Miller v. Gammie, 335 F.3d 889, 892 (9th Cir. 2003) (en banc) (reviewing appeal of district court’s order deferring a ruling on defendant’s motion for absolute immunity pending limited discovery as a writ of mandamus).

[3]        See e.g., United States v. Morros, 268 F.3d 695, 703 (9th Cir. 2001) (applying de novo review to whether Pullman, Burford or Colorado River abstention is permissible and abuse of discretion standard to district court’s decision to abstain on those grounds).

[4]        See also Sheet Metal Workers’ Int’l Ass’n, Local Union 150 v. Air Sys. Eng’g, Inc., 831 F.2d 1509, 1510 (9th Cir. 1987) (reviewing de novo whether a defense to an arbitration award is waived by the failure to timely file an action to vacate).

[5]        See also Eminence Capital v. Aspeon, Inc., 316 F.3d 1048, 1052 (9th Cir. 2003) (finding abuse of discretion where district court dismissed complaint with prejudice); McKesson HBOC v. New York State Common Retirement Fund, Inc., 339 F.3d 1087, 1090 (9th Cir. 2003) (no abuse because complaint could not be cured by amendment); Lee v. City of Los Angeles, 250 F.3d 668, 692 (9th Cir. 2001) (finding district court abused discretion in dismissing claim without leave to amend).

[6]        See Circuit City Stores, Inc. v. Adams, 279 F.3d 889, 892 n.2 (9th Cir. 2002) (reviewing grant of motion to compel arbitration); Bradley v. Harris Research, Inc., 275 F.3d 884, 888 (9th Cir. 2001); Quackenbush v. Allstate Ins. Co., 121 F.3d 1372, 1380 (9th Cir. 1997).

[7]        See Lowden v. T-Mobile USA, Inc., 512 F.3d 1213, 1217 (9th Cir. 2008) (reviewing denial of motion to compel arbitration);  Ingle v. Circuit City Stores, Inc., 328 F.3d 1165, 1169 (9th Cir.), cert. denied, 540 U.S. 1160 (2003); Ticknor v. Choice Hotels Int’l, Inc., 265 F.3d 931, 936 (9th Cir. 2001).

[8]        See also Ticknor v. Choice Hotels Int’l, Inc., 265 F.3d 931, 936 (9th Cir. 2001) (quoting Moses H. Cone Mem’l Hosp.); Wagner v. Stratton Oakmont, Inc., 83 F.3d 1046, 1049 (9th Cir. 1996) (resolving any ambiguities as to the scope of arbitration in favor of arbitration).  Cf. Mundi v. Union Sec. Life Insurance Co., 555 F.3d 1042, 1044-45 (9th Cir. 2009) (stating that the presumption in favor of arbitration does not apply if contractual language is plain that arbitration of a particular controversy is not within the scope of the arbitration provision).

[11]       See also Kyocera Corp. v. Prudential-Bache, 341 F.3d 987, 1000 (9th Cir. 2003) (en banc) (holding that review of arbitral decisions is limited to enumerated statutory grounds), cert. dismissed, 540 U.S. 1098 (2004).

[12]       See also Hawaii Teamsters, Local 996, 241 F.3d at 1180-81 (noting review is “extremely deferential”); Ass’n of Western Pulp & Paper Workers, Local 78 v. Rexam Graphic, Inc., 221 F.3d 1085, 1093 (9th Cir. 2000) (noting “broad deference”); Garvey v. Roberts, 203 F.3d 580, 588 (9th Cir. 2000) (noting “extremely limited” review).

[13]       See also Estate of Mitchell v. Commissioner, 250 F.3d 696, 701 (9th Cir. 2001) (reviewing de novo tax court’s decision to shift burden of proof).

[14]       See also Zivkovic v. S. California Edison Co., 302 F.3d 1080, 1088 (9th Cir. 2002) (noting trial court’s “broad authority to impose reasonable time limits”); Amarel v. Connell, 102 F.3d 1494, 1513 (9th Cir. 1996);

[15]       See also Lehman Bros. v. Schein, 416 U.S. 386, 390‑91 (1974); Coughlin v. Tailhook Ass’n, 112 F.3d 1052, 1063 (9th Cir. 1997).

[16]       See also Molski v. Gleich, 318 F.3d 937, 946 (9th Cir. 2003); Smith v. University of Washington Law School, 233 F.3d 1188, 1193 (9th Cir. 2000) (reviewing denial of certification); Valentino v. Carter‑Wallace, Inc., 97 F.3d 1227, 1233‑34 (9th Cir. 1996) (reviewing grant of certification); see e.g. Lierboe v. State Farm Mut. Auto. Ins. Co., 350 F.3d 1018, 1022 n.5 (9th Cir. 2003) (class certification vacated); Staton v. Boeing Co., 327 F.3d 938, 953 (9th Cir. 2003) (finding no abuse of discretion).

[17]       See also Linney v. Cellular Alaska Part., 151 F.3d 1234, 1238 (9th Cir. 1998) (explaining the court will reverse “only upon a strong showing that the district court’s decision was a clear abuse of discretion.” (internal quotation marks and citation omitted)).

[19]       See also Engquist v. Oregon Dept. of Agric., 478 F.3d 985, 1007 (9th Cir. 2007); Jacobs v. CBS Broadcasting, Inc., 291 F.3d 1173, 1176 (9th Cir. 2002); Santamaria v. Horsley, 133 F.3d 1242, 1245 (9th Cir. 1998) (en banc) (state jury verdict) (citing Schiro v. Farley, 510 U.S. 222, 232 (1994)), amended by 138 F.3d 1280 (9th Cir. 1998).

[20]       See National Audubon Soc’y, Inc. v. Davis, 307 F.3d 835, 853 (9th Cir.), amended by 312 F.3d 416 (9th Cir. 2002) (reviewing district court’s decision to permit amendment and finding no abuse of discretion).

[21]       See Ahlmeyer v. Nevada System of Higher Educ., 555 F.3d 1051, 1055 (9th Cir. 2009); Caswell v. Calderon, 363 F.3d 832, 836 (9th Cir. 2004) (habeas) (reviewing denial of leave to amend); Johnson v. Buckley, 356 F.3d 1067, 1077 (9th Cir. 2004) (finding no abuse of discretion in denying motion to amend and discussing factors district court should consider).

[22]       See also Griggs v. Pace Amer. Group, Inc., 170 F.3d 877, 879 (9th Cir. 1999).

[23]       See also McKesson HBOC v. New York State Common Retirement Fund, Inc., 339 F.3d 1087, 1090 (9th Cir. 2003); Lee v. City of Los Angeles, 250 F.3d 668, 692 (9th Cir. 2001) (remanding to allow plaintiffs to amend claim); Lopez v. Smith, 203 F.3d 1122, 1130 (9th Cir. 2000) (en banc) (reviewing dismissal of complaint without leave to amend for an abuse of discretion).

[24]       See also Artichoke Joe’s California Grand Casino v. Norton, 353 F.3d 712, 720 (9th Cir. 2003); Mayweathers v. Newland, 314 F.3d 1062, 1066 (9th Cir. 2002), cert. denied, 540 U.S. 815 (2003); Eunique v. Powell, 302 F.3d 971, 973 (9th Cir. 2002); Taylor v. Delatoore, 281 F.3d 844, 847 (9th Cir. 2002) (PLRA).

[25]       See Tucker v. California Dep’t of Educ., 97 F.3d 1204, 1209 n.2 (9th Cir. 1996); see also Nunez v. Davis, 169 F.3d 1222, 1226 (9th Cir. 1999) (“The determination whether speech involves a matter of public concern is a question of law.”).

[26]       See e.g. Montana Right to Life Ass’n v. Eddleman, 343 F.3d 1085, 1090 (9th Cir. 2003) (Montana statute); Glauner v. Miller, 184 F.3d 1053, 1054 (9th Cir. 1999) (per curiam) (Nevada statute); Tri-State Dev., Ltd. v. Johnston, 160 F.3d 528, 529 (9th Cir. 1998) (Washington statute); see also RUI One Corp. v. City of Berkeley, 371 F.3d 1137, 1141 (9th Cir. 2004) (reviewing constitutionality of city ordinance).

[27]       See also SEC v. Hickey, 322 F.3d 1123, 1128 (9th Cir.) (“District courts have broad equitable power to order appropriate relief in civil contempt proceedings.”), amended by 335 F.3d 834 (9th Cir. 2003); Hook v. Arizona Dep’t of Corrections, 107 F.3d 1397, 1403 (9th Cir. 1997) (“The district court has wide latitude in determining whether there has been contemptuous defiance of its order.” (internal quotation and citation marks omitted)); In re Dyer, 322 F.3d 1178, 1191 (9th Cir. 2003) (bankruptcy court).

[28]       See also Weinberg v. Whatcom County, 241 F.3d 746, 750-51 (9th Cir. 2001); Nidds v. Schindler Elevator Corp., 113 F.3d 912, 921 (9th Cir. 1996).

[29]       See also Cornwell v. Electra Cent. Credit Union, 439 F.3d 1018, 1026 (9th Cir. 2006); Pfingston v. Ronan Eng’g Co., 284 F.3d 999, 1005 (9th Cir. 2002) (noting the failure to conduct discovery diligently is grounds for denial of a Rule 56(f) motion).

[30]       See also Rohan v. Woodford, 334 F.3d 803, 817 (9th Cir.) (habeas), cert. denied, 540 U.S. 1069 (2003); Yong v. INS, 208 F.3d 1116, 1119 (9th Cir. 2000).

[31]       See also American Casualty Co. v. Krieger, 181 F.3d 1113, 1117-18 (9th Cir. 1999) (finding district court did not abuse its discretion in retaining jurisdiction over the declaratory judgment action); Snodgrass v. Provident Life and Accident Ins. Co., 147 F.3d 1163, 1164 (9th Cir. 1998) (per curiam) (finding district court abused its discretion in declining to exercise jurisdiction); United Nat’l Ins. Co. v. R & D Latex Corp., 141 F.3d 916, 918‑19 (9th Cir. 1998) (explaining discretionary jurisdiction).

[32]       See also Kulas v. Flores, 255 F.3d 780, 783 (9th Cir. 2001) (the district court’s rulings concerning discovery will only be reversed if the ruling more likely than not affected the verdict); Blackburn v. United States, 100 F.3d 1426, 1436 (9th Cir. 1996) (the district court has wide discretion in controlling discovery and the ruling will not be overturned absent a showing of clear abuse of discretion).

[33]       See e.g. Panatronic USA v. AT&T Corp., 287 F.3d 840, 846 (9th Cir. 2002) (denying request to reopen discovery); Nidds v. Schindler Elevator Corp., 113 F.3d 912, 920 (9th Cir. 1996); Qualls v. Blue Cross, Inc., 22 F.3d 839, 844 (9th Cir. 1994).

[34]       See also Panatronic USA, 287 F.3d at 846 (reciting standard); U.S. Cellular Inv. v. GTE Mobilnet, 281 F.3d 929, 934 (9th Cir. 2002) (same).

[35]       See also Kennedy v. Applause, Inc., 90 F.3d 1477, 1482 (9th Cir. 1996).

[36]       Rio Prop., Inc. v. Rio Int’l Interlink, 284 F.3d 1007, 1022 (9th Cir. 2002) (entering default); Coleman v. Quaker Oats Co., 232 F.3d 1271, 1297 (9th Cir. 2000) (refusal to sanction); Read-Rite Corp. v. Burlington Air Express, Ltd., 186 F.3d 1190, 1200 (9th Cir. 1999) (denial of sanctions motion); Payne v. Exxon Corp., 121 F.3d 503, 507 (9th Cir. 1997).

[37]       Portland General Electric v. U.S. Bank Trust Nat’l Ass’n, 218 F.3d 1085, 1089 (9th Cir. 2000) (grant of a protective order); Childress v. Darby Lumber, Inc., 357 F.3d 1000, 1009 (9th Cir. 2004) (denial of protective order); see also Wharton v. Calderon, 127 F.3d 1201, 1205 (9th Cir. 1997) (protective order entered pursuant to trial court’s inherent authority).

[38]       See also Eminence Capital v. Aspeon, Inc., 316 F.3d 1048, 1052 (9th Cir. 2003) (abuse of discretion where district court dismissed complaint with prejudice); McKesson HBOC v. New York State Common Retirement Fund, Inc., 339 F.3d 1087, 1090 (9th Cir. 2003) (no abuse because complaint could not be cured by amendment); Lee v. City of Los Angeles, 250 F.3d 668, 692 (9th Cir. 2001) (abused discretion in dismissing claim without leave to amend).

[39]       Seinfeld v. Bartz, 322 F.3d 693, 696 (9th Cir.), cert. denied, 540 U.S. 939 (2003); Zimmerman v. City of Oakland, 255 F.3d 734, 737 (9th Cir. 2001); In re Hemmeter, 242 F.3d 1186, 1189 (9th Cir. 2001) (bankruptcy court).

[40]       See also Olsen v. Idaho State Bd. of Medicine, 363 F.3d 916, 922 (9th Cir. 2004) (absolute immunity); In re Castillo, 297 F.3d 940, 946 (9th Cir. 2002) (trustee immunity).

[41]       See also Gupta v. Thai Airways, Int’l, Ltd., 487 F.3d 759, 765 (9th Cir. 2007) (foreign sovereign immunity).

[42]       See also United States v. Peninsula Communications, Inc., 287 F.3d 832, 836 (9th Cir. 2002) (refusal to dismiss for lack of subject matter jurisdiction); Snell v. Cleveland, Inc., 316 F.3d 822, 825 (9th Cir. 2002) (noting de novo review of subject matter jurisdiction but applying abuse of discretion standard to district court’s decision whether to sua sponte dismiss complaint).

[43]       See also Thompson v. Davis, 295 F.3d 890, 895 (9th Cir. 2002) (construing prisoner’s pro se pleadings liberally on defendant’s motion to dismiss).

[44]       See also Oliva v. Sullivan, 958 F.2d 272, 274 (9th Cir. 1992) (sua sponte dismissal for failure to prosecute).

[45]       See, e.g., Bautista v. Los Angeles County, 216 F.3d 837, 841 (9th Cir. 2000) (deficient pleadings); Bishop v. Lewis, 155 F.3d 1094, 1096-97 (9th Cir. 1998) (failure to comply with court order); McHenry v. Renne, 84 F.3d 1172, 1177 (9th Cir. 1996) (deficient pleadings); Al‑Torki v. Kaempen, 78 F.3d 1381, 1384 (9th Cir. 1996) (failure to prosecute); see also In re Dominguez, 51 F.3d 1502, 1508 n.5 (9th Cir. 1995) (deficient pleadings reviewed de novo, because question before court concerned a legal conclusion).

[46]       Barren v. Harrington, 152 F.3d 1193, 1194 (9th Cir. 1998); but see Bishop v. Lewis, 155 F.3d 1094, 1096-97 (9th Cir. 1998) (applying abuse of discretion standard to district court’s decision to dismiss civil rights complaint on ground that plaintiff failed to exhaust administrative remedies pursuant to the PLRA).

[49]       See also Lukovsky v. City and County of San Francisco, 535 F.3d 1044, 1048 (9th Cir. 2008) (reviewing for abuse of discretion the district court’s decision that defendants should not be equitably estopped from asserting a statute of limitations defense).

[50]       See also Lucchesi v. Bar-O Boys Ranch, 353 F.3d 691, 694 (9th Cir. 2003) (noting whether ‘ 1983 plaintiff is entitled to equitable tolling is a legal question reviewed de novo); Azer v. Connell, 306 F.3d 930, 936 (9th Cir. 2002); Santa Maria v. Pacific Bell, 202 F.3d 1170, 1175 (9th Cir. 2000); Truitt v. County of Wayne, 148 F.3d 644, 648 (9th Cir. 1998) (discussing factors to consider when determining whether equitable tolling is appropriate); cf. Forester v. Chertoff, 500 F.3d 920, 929 n.11 (9th Cir. 2007) (explaining nuanced review).

[51]       See, e.g., Beardslee v. Woodford, 358 F.3d 560, 573 (9th Cir. 2004) (habeas), opinion supplemented by 393 F.3d 1032 (9th Cir. 2004); Paladin Assocs., Inc. v. Montana Power Co., 328 F.3d 1145, 1164-65 (9th Cir. 2003) (discovery sanctions); Jaros v. E.I. Dupont, 292 F.3d 1124, 1138 (9th Cir. 2002) (Daubert motion); McLachlan v. Bell, 261 F.3d 908, 910 (9th Cir. 2001) (motion to dismiss); Callie v. Near, 829 F.2d 888, 890 (9th Cir. 1987) (motion to enforce a settlement).

[52]       Leong v. Potter, 347 F.3d 1117, 1121 (9th Cir. 2003) (reviewing de novo district court’s determination that it lacked subject matter jurisdiction for failure to exhaust); see, e.g., Gonzales v. Dept. of Homeland Security, 508 F.3d 1227, 1232 (9th Cir. 2007) (immigration); Kildare v. Saenz, 325 F.3d 1078, 1082 (9th Cir. 2003) (social security); Porter v. Board of Trustees of Manhattan Beach Unified Sch. Dist., 307 F.3d 1064, 1068-69 (9th Cir. 2002) (IDEA), cert. denied, 537 U.S. 1194 (2003); Sidhu v. Flecto Co., 279 F.3d 896, 898 (9th Cir. 2002) (collective bargaining agreement); Diaz v. United Agric. Employee Welfare Benefit Plan & Trust, 50 F.3d 1478, 1483 (9th Cir. 1995) (ERISA); Cooney v. Edwards, 971 F.2d 345, 346 (9th Cir. 1992) (Bivens).

[53]       Pension Benefit Guar. Corp. v. Carter & Tillery Enters., 133 F.3d 1183, 1187 (9th Cir. 1998) (reviewing for abuse of discretion where the exhaustion requirement is created by agency regulations); Leorna v. United States Dep’t of State, 105 F.3d 548, 550 (9th Cir. 1997).

[57]       Intri-Plex Techs., Inc. v. Crest Group, Inc., 499 F.3d 1048, 1052 (9th Cir. 2007) (noting that court may take judicial notice of matters of public record without converting motion into one for summary judgment); Warren, 328 F.3d at 1141 n.5 (noting exception that court may consider documents on which the complaint “necessarily relies and whose authenticity” is not contested);  Van Buskirk v. Cable News Network, Inc., 284 F.3d 977, 980 (9th Cir. 2002) (explaining that “[u]nder the ‘incorporation by reference’ rule of this Circuit, a court may look beyond the pleadings without converting the Rule 12(b)(6) motion into one for summary judgment.”); Lee v. City of Los Angeles, 250 F.3d 668, 688 (9th Cir. 2001) (noting two exceptions).

[60]       See also Ceramic Corp. v. Inka Maritime Corp., 1 F.3d 947, 948‑49 (9th Cir. 1993); Contact Lumber Co. v. P.T. Moges Shipping Co., 918 F.2d 1446, 1448 (9th Cir. 1990).

 

[61]       Barren v. Harrington, 152 F.3d 1193, 1194 (9th Cir. 1998) (order); but see Bishop v. Lewis, 155 F.3d 1094, 1096-97 (9th Cir. 1998) (applying abuse of discretion).

[62]       See also Thompson v. Davis, 295 F.3d 890, 895 (9th Cir. 2002) (construing prisoner’s pro se pleadings liberally on defendant’s motion to dismiss).

[63]       See also Seven Up Pete Venture v. Schweitzer, 523 F.3d 948, 953 n.4 (9th Cir. 2008); Bethel Native Corp. v. Department of the Interior, 208 F.3d 1171, 1173 (9th Cir. 2000); Yakama Indian Nation v. Washington Dep’t of Revenue, 176 F.3d 1241, 1245 (9th Cir. 1999).

[64]       Cardenas v. Anzai, 311 F.3d 929, 934 (9th Cir. 2002); Eason v. Clark County Sch. Dist., 303 F.3d 1137, 1140 (9th Cir. 2002), cert. denied, 537 U.S. 1190 (2003).

[65]       See also In re Castillo, 297 F.3d 940, 946 (9th Cir. 2002) (trustee immunity).

[66]       See, e.g., Miller v. Davis, 521 F.3d 1142, 1145 (9th Cir. 2008) (governor); Milstein v. Cooley, 257 F.3d 1004, 1007 (9th Cir. 2001) (prosecutor); Buckles v. King County, 191 F.3d 1127, 1132 (9th Cir. 1999) (county administrative board); see also Miller v. Gammie, 335 F.3d 889, 892 (9th Cir. 2003) (en banc) (reviewing appeal of district court’s order deferring a ruling on defendant’s motion for absolute immunity pending limited discovery as a writ of mandamus).

[68]       Case v. Kitsap County Sheriff’s Dep’t, 249 F.3d 921, 925 (9th Cir. 2001); LSO, Ltd, v. Stroh, 205 F.3d 1146, 1157 (9th Cir. 2000).

[70]       United States ex. rel. Ali v. Daniel, Mann, Johnson & Mendenhall, 355 F.3d 1140, 1144 (9th Cir. 2004); Porter v. Jones, 319 F.3d 483, 489 (9th Cir. 2003); In re Bliemeister, 296 F.3d 858, 861 (9th Cir. 2002) (bankruptcy proceedings); see also Sierra Club v. Whitman, 268 F.3d 898, 901 (9th Cir. 2001) (whether immunity has been waived is a question of law reviewed de novo).

[71]       See, e.g., Medical Lab. Mgmt. Consultants v. American Broadcasting Cos., 306 F.3d 806, 824 (9th Cir. 2002) (evidentiary rulings); Gomez v. Vernon, 255 F.3d 1118, 1134 (9th Cir. 2001) (sanctions); Atchison, Topeka & Santa Fe Ry Co. v. Hercules, Inc., 146 F.3d 1071, 1074 (9th Cir. 1998) (docket control); Hernandez v. City of El Monte, 138 F.3d 393, 398 (9th Cir. 1998) (dismissal for “judge‑shopping”); Wharton v. Calderon, 127 F.3d 1201, 1205 (9th Cir. 1997) (protective order); Rachel v. Banana Rep. Inc., 831 F.2d 1503, 1505 n.1 (9th Cir. 1987) (supersedeas bond).

[72]       Paramount Land Co. LP v. California Pistachio Com’n, 491 F.3d 1003, 1008 (9th Cir. 2007) (reversing district court decision); Satava v. Lowry, 323 F.3d 805, 810 (9th Cir.) (reversing district court decision), cert. denied, 540 U.S. 983 (2003); Connecticut Gen. Life Ins. Co. v. New Images of Beverly Hills, 321 F.3d 878, 881 (9th Cir. 2003) (affirming district court decision); In re Dunbar, 245 F.3d 1058, 1061 (9th Cir. 2001) (bankruptcy court); see also Ashcroft v. American Civil Liberties Union, 542 U.S. 656, 664 (2004) (noting Supreme Court, “like other appellate courts, has always applied the abuse of discretion standard on the review of a preliminary injunction”).

[73]       FTC v. Enforma Natural Products, 362 F.3d 1204, 1211 (9th Cir. 2004); Sammartano v. First Judicial Dist. Court, 303 F.3d 959, 964-65 (9th Cir. 2002); but see Bay Area Addiction Research and Treatment, Inc., 179 F.3d 725, 732 (9th Cir. 1999) (applying unitary abuse of discretion standard).

[74]       See also Oregon Advocacy Ctr. v. Mink, 322 F.3d 1101, 1122 n.13 (9th Cir. 2003) (concluding that court did not abuse its discretion by refusing to modify its injunction); Natural Res. Def. Council v. Southwest Marine, Inc., 242 F.3d 1163, 1168 (9th Cir. 2001) (noting court may within its “sound discretion” modify its injunction); In re Complaint of Ross Island Sand & Gravel, 226 F.3d 1015, 1017 (9th Cir. 2000) (noting court has “broad discretion” to decide whether to dissolve an injunction).

[75]       Ting v. AT&T, 319 F.3d 1126, 1134-35 (9th Cir.) (noting underlying facts are reviewed for clear error and conclusion of law is reviewed de novo), cert. denied, 540 U.S. 811 (2003); Gomez v. Vernon, 255 F.3d 1118, 1128 (9th Cir. 2001).

[76]       Krug v. Lutz, 329 F.3d 692, 695 (9th Cir. 2003); Idaho Watersheds Project v. Hahn, 307 F.3d 815, 823 (9th Cir. 2002); see also Burlington Northern Santa Fe Ry. Co. v. International Bhd. of Teamsters, Local 174, 203 F.3d 703, 707 (9th Cir. 2000) (en banc) (noting existence of “labor dispute” for purposes of applying anti-injunction provisions of the Norris-LaGuardia Act is a question of law reviewed de novo).

[78]       See also Bingham v. City of Manhattan Beach, 341 F.3d 939, 942 n.1 (9th Cir. 2003) (noting deference owed); Blair v. Shanahan, 38 F.3d 1514, 1522 (9th Cir. 1994); but see Cadillac Fairview/Cal., Inc. v. United States, 41 F.3d 562, 564 n.1 (9th Cir. 1994) (per curiam) (refusing to apply abuse of discretion standard and noting “[t]he present trend is toward greater deference to a district court’s decision to certify under Rule 54(b)”).

[79]       See also Fairbank v. Wunderman Cato Johnson, 212 F.3d 528, 530 (9th Cir. 2000) (noting court has discretion to overrule interlocutory holding of another court).

[81]       California Dep’t of Toxic Substances Control v. Commercial Realty Projects, Inc., 309 F.3d 1113, 1119 (9th Cir. 2002) (discussing factors considered to determine if timely), cert. dismissed, 539 U.S. 911 (2003); United States v. Carpenter, 298 F.3d 1122, 1124 (9th Cir. 2002) (per curiam); Southwest Ctr., 268 F.3d at 817; but see League of United Latin Am. Citizens v. Wilson, 131 F.3d 1297, 1302 (9th Cir. 1997) (reviewing timeliness issue de novo when trial court made no findings of fact).

[82]       Southern California Edison v. Lynch, 307 F.3d 794, 802 (9th Cir. 2002); but see San Jose Mercury News v. United States District Court, 187 F.3d 1096, 1100 (9th Cir. 1999) (noting review is de novo when decision turns on an underlying legal determination); Beckman Indus., Inc. v. International Ins. Co., 966 F.2d 470, 472 (9th Cir. 1992) (whether Rule 24(b) permits intervention for the purpose of seeking a modification of a protective order is reviewed de novo because the questions before the court concerned legal determinations).

[83]       Bautista v. Los Angeles County, 216 F.3d 837, 841 (9th Cir. 2000) (deficient pleadings); Bishop v. Lewis, 155 F.3d 1094, 1096-97 (9th Cir. 1998) (failure to comply with court order); McHenry v. Renne, 84 F.3d 1172, 1177 (9th Cir. 1996) (deficient pleadings); Al‑Torki v. Kaempen, 78 F.3d 1381, 1384 (9th Cir. 1996) (failure to prosecute); see also In re Dominguez, 51 F.3d 1502, 1508 n.5 (9th Cir. 1995) (deficient pleadings reviewing de novo, because question before court concerned a legal conclusion).

[84]       San Remo Hotel v. San Francisco City, 364 F.3d 1088, 1094 (9th Cir. 2004) (discussing differences between issue preclusion and claim preclusion); Littlejohn v. United States, 321 F.3d 915, 919 (9th Cir.) (noting mixed questions of law and fact), cert. denied, 540 U.S. 985 (2003); In re Harmon, 250 F.3d 1240, 1245 (9th Cir. 2001) (bankruptcy court); Hydranautics v. FilmTec Corp., 204 F.3d 880, 885 (9th Cir. 2000).

[86]       Schnabel v. Lui, 302 F.3d 1023, 1028-29 (9th Cir. 2002); Coleman v. Quaker Oats Co., 232 F.3d 1271, 1296-97 (9th Cir. 2000) (noting district court has broad discretion to sever or join parties); United States v. Bowen, 172 F.3d 682, 688 (9th Cir. 1999).

[89]       Turner v. Cook, 362 F.3d 1219, 1225 (9th Cir. 2004); Arrington v. Wong, 237 F.3d 1066, 1069 (9th Cir. 2001).

[91]       United States ex rel. Sequoia Orange Co. v. Baird-Neece Packing Corp., 151 F.3d 1139, 1147 (9th Cir. 1998); Johnson v. Oregon Dep’t of Human Res., 141 F.3d 1361, 1364 (9th Cir. 1998); see also In re Allen, 300 F.3d 1055, 1060 (9th Cir. 2002) (bankruptcy court).

[92]       Thomas v. Oregon Fruit Prod. Co, 228 F.3d 991, 995 (9th Cir. 2000) (ERISA); Frost v. Agnos, 152 F.3d 1124, 1128 (9th Cir. 1998) (reversing district court’s decision to deny jury trial, finding the error not harmless); see also Palmer v. Valdez, 560 F.3d 965, 968 (9th Cir. 2009).

[93]       See also United States v. California Mobile Home Park Mgmt. Co., 107 F.3d 1374, 1377-79 (9th Cir. 1997) (holding answer to intervenor complaint, rather than answer to original complaint, was last pleading, for purposes of determining whether right to demand jury trial was waived).

[94]       See also Old Person v. Brown, 312 F.3d 1036, 1039 (9th Cir. 2002) (listing relevant factors), cert. denied, 540 U.S. 1016 (2003); Tahoe-Sierra Preservation Council, Inc. v. Tahoe Reg’l Planning Agency, 216 F.3d 764, 787 n.43 (9th Cir. 2000) (noting “different formulations” of standard guiding appellant court’s decision whether to follow law of the case).

[95]       See, e.g., Caswell v. Calderon, 363 F.3d 832, 836 (9th Cir. 2004) (habeas) (reviewing denial of leave to amend); Brother Records, Inc. v. Jardine, 318 F.3d 900, 911 (9th Cir.), cert. denied, 540 U.S. 824 (2003) (no abuse of discretion); Bly-Magee v. California, 236 F.3d 1014, 1017 (9th Cir. 2001); Chappel v. Laboratory Corp. of America, 232 F.3d 719, 725-26 (9th Cir. 2000) (finding abuse of discretion).

[96]       See also Manzarek v. St. Paul Fire & Marine Ins. Co., 519 F.3d 1025, 1035 (9th Cir. 2008) (finding abuse of discretion where district court dismissed complaint without leave to amend); Eminence Capital v. Aspeon, Inc., 316 F.3d 1048, 1052 (9th Cir. 2003) (per curiam) (abuse of discretion where district court dismissed complaint with prejudice); McKesson HBOC v. New York State Common Retirement Fund, Inc., 339 F.3d 1087, 1090 (9th Cir. 2003) (no abuse because complaint could not be cured by amendment); Lee v. City of Los Angeles, 250 F.3d 668, 692 (9th Cir. 2001) (abused discretion in dismissing claim without leave to amend).

[97]       See also Rodriguez v. Airborne Express, 265 F.3d 890, 898 n.6 (9th Cir. 2001) (“We review de novo the district court’s decision that the amendment did not relate back to the original administrative complaint.”); In re Dominguez, 51 F.3d 1502, 1509 (9th Cir. 1995) (“We review de novo a Rule 15(c)(2) relation‑back decision that permits or denies amendment to add a new claim against a defendant named in the original pleading.”).

 

[98]       See, e.g., Olympic Pipe Line Co. v. City of Seattle, 437 F.3d 872, 877 n.12 (9th Cir. 2006) (PSA); Independent Towers v. Washington, 350 F.3d 925, 928 (9th Cir. 2003) (ICA); Winterrowd v. American Gen. Annuity Ins. Co., 321 F.3d 933, 937 (9th Cir. 2003) (ERISA); Ting v. AT&T, 319 F.3d 1126, 1135 (9th Cir.) (FCA), cert. denied, 540 U.S. 811 (2003) (Communications Act); Transmission Agency of California v. Sierra Pacific Power Co., 295 F.3d 918, 927 (9th Cir. 2002) (FPA); AGG Enter. v. Washington County, 281 F.3d 1324, 1327 (9th Cir. 2002) (FAAAA); Nathan Kimmel, Inc. v. DowElanco, 275 F.3d 1199, 1203 (9th Cir. 2002) (FIFRA); Cramer v. Consolidated Freightways, Inc., 255 F.3d 683, 689 (9th Cir. 2001) (en banc) (LMRA); Radici v. Associated Ins. Co., 217 F.3d 737, 740 (9th Cir. 2000) (COBRA); Industrial Truck Ass’n, Inc. v. Henry, 125 F.3d 1305, 1309 (9th Cir. 1997) (OSHA); Hawaii Newspaper Agency v. Bronster, 103 F.3d 742, 748 (9th Cir. 1996) (Newspaper Preservation Act); Espinal v. Northwest Airlines, 90 F.3d 1452, 1455 (9th Cir. 1996) (Railway Labor Act).

[100]      Case v. Kitsap County Sheriff’s Dep’t, 249 F.3d 921, 925 (9th Cir. 2001); LSO, Ltd, v. Stroh, 205 F.3d 1146, 1157 (9th Cir. 2000).

[102]      Thomassen v. United States, 835 F.2d 727, 732 (9th Cir. 1987); see also Stanley v. University of S. California, 178 F.3d 1069, 1079 (9th Cir. 1999) (applying abuse of discretion standard to judge’s refusal to recuse another judge).

[104]      See also Albano v. Norwest Financial Hawaii, Inc., 244 F.3d 1061, 1063 (9th Cir. 2001); Frank v. United Airlines, 216 F.3d 845, 849-50 (9th Cir. 2000).

[106]      G.C. & K.B. Inv., Inc. v. Wilson, 326 F.3d 1096, 1109 (9th Cir. 2003); Circuit City Stores, Inc. v. Najd, 294 F.3d 1104, 1109 (9th Cir. 2002) (reversing sanction); Christian v. Mattel, Inc., 286 F.3d 1118, 1126 (9th Cir. 2002); Security Farms v. Int’l Bhd. of Teamsters, 124 F.3d 999, 1016 (9th Cir. 1997) (no abuse of discretion).

[107]      See Avery Dennison Corp. v. Allendale Mut. Ins. Co., 310 F.3d 1114, 1117  (9th Cir. 2002) (affirming); see also In re Marino, 37 F.3d 1354, 1358 (9th Cir. 1994) (bankruptcy court).

[108]      See also Doi v. Halekulani Corp., 276 F.3d 1131, 1140 (9th Cir. 2002) (sanction imposed for refusal to sign settlement agreement); Gomez v. Vernon, 255 F.3d 1118, 1134 (9th Cir. 2001); F.J. Hanshaw Enter. v. Emerald River Dev., Inc., 244 F.3d 1128, 1135 (9th Cir. 2001); Hernandez v. City of El Monte, 138 F.3d 393, 398 (9th Cir. 1998) (dismissing for “judge‑shopping”).

[109]      Cacique, Inc. v. Robert Reiser & Co., 169 F.3d 619, 622 (9th Cir. 1999); Hook v. Arizona Dep’t of Corrections, 107 F.3d 1397, 1403 (9th Cir. 1997); see also In re Dyer, 322 F.3d 1178, 1191 (9th Cir. 2003) (bankruptcy court).

[110]      United States ex. rel. Ali v. Daniel, Mann, Johnson & Mendenhall, 355 F.3d 1140, 1144 (9th Cir. 2004); Porter v. Jones, 319 F.3d 483, 489 (9th Cir. 2003); In re Bliemeister, 296 F.3d 858, 861 (9th Cir. 2002) (bankruptcy proceedings); see also Sierra Club v. Whitman, 268 F.3d 898, 901 (9th Cir. 2001) (whether immunity has been waived is a question of law reviewed de novo).

[111]      See also Seven Up Pete Venture v. Schweitzer, 523 F.3d 948, 953 n.4 (9th Cir. 2008); Bethel Native Corp. v. Department of the Interior, 208 F.3d 1171, 1173 (9th Cir. 2000); Yakama Indian Nation v. Washington Dep’t of Revenue, 176 F.3d 1241, 1245 (9th Cir. 1999).

[112]      Cardenas v. Anzai, 311 F.3d 929, 934 (9th Cir. 2002); Eason v. Clark County Sch. Dist., 303 F.3d 1137, 1140 (9th Cir. 2002), cert. denied, 537 U.S. 1190 (2003).

[113]      See also Smith v. Pacific Props. & Dev. Corp., 358 F.3d 1097, 1101 (9th Cir. 2004) (representational standing); Glen Holly Entm’t Inc. v. Tektronix Inc., 352 F.3d 367, 371-72 (9th Cir. 2003) (antitrust standing); PLANS, Inc. v. Sacramento City Unified Sch., 319 F.3d 504, 507 (9th Cir. 2003) (organizational standing); Bernhardt v. County of Los Angeles, 279 F.3d 862, 867 (9th Cir. 2002) (reviewing district court’s sua sponte dismissal of complaint on its face in part for lack of standing); Columbia Basin Apartment Ass’n v. City of Pasco, 268 F.3d 791, 797 (9th Cir. 2001) (reviewing standing sua sponte even though not raised by either party).

[114]      Olsen v. Idaho State Bd. of Medicine, 363 F.3d 916, 922 (9th Cir. 2004) (42 U.S.C. § 1983); Jenkins v. Johnson, 330 F.3d 1146, 1149 (9th Cir. 2003) (habeas); Daviton v. Columbia/HCA Healthcare Corp., 241 F.3d 1131, 1135 (9th Cir. 2001) (en banc).

[116]      See, e.g., Clinton v. Jones, 520 U.S. 681, 706-07 (1997) (“The District Court has broad discretion to stay proceedings as an incident to its power to control its own docket.”); Rohan v. Woodford, 334 F.3d 803, 817 (9th Cir.) (habeas), cert. denied, 540 U.S. 1069 (2003).

[117]      See, e.g., El Pollo Loco, Inc. v. Hashim, 316 F.3d 1032, 1038 (9th Cir. 2003) (untimely defense); United States ex rel, Newsham v. Lockheed Missiles, Inc., 190 F.3d 963, 968 (9th Cir. 1999) (counterclaims); Federal Sav. & Loan Ins. Corp. v. Gemini Mgmt., 921 F.2d 241, 244 (9th Cir. 1990) (affirmative defenses).

[118]      See also Chang v. United States, 327 F.3d 911, 922 (9th Cir. 2003); A-Z Int’l v. Phillips, 323 F.3d 1141, 1145 (9th Cir. 2003) (determining sua sponte whether district court had subject matter jurisdiction); Moe v. United States, 326 F.3d 1065, 1067 (9th Cir. (refusing to dismiss), cert. denied, 540 U.S. 877 (2003); Hexom v. Oregon Dep’t of Transp., 177 F.3d 1134, 1135 (9th Cir. 1999) (reversing district court’s finding of no jurisdiction).

[119]      See also Blaxland v. Commonwealth Dir. of Public Prosecutions, 323 F.3d 1198, 1203 (9th Cir. 2003); Park v. Shin, 313 F.3d 1138, 1141 (9th Cir. 2002); Corza v. Banco Cent. de Reserva Del Peru, 243 F.3d 519, 522 (9th Cir. 2001); Alder v. Federal Republic of Nigeria, 219 F.3d 869, 874 (9th Cir. 2000).

 

[120]      See FTC v. Stefanchik, 559 F.3d 924, 927 (9th Cir. 2009); Rene v. MGM Grand Hotel, Inc., 305 F.3d 1061, 1064 (9th Cir. 2002) (en banc), cert. denied, 538 U.S. 922 (2003); Thrifty Oil Co. v. Bank of America Nat. Trust, 322 F.3d 1039, 1046 (9th Cir. 2003) (bankruptcy court); Miller v. Commissioner, 310 F.3d 640, 642 (9th Cir. 2002) (tax court).

[122]      See Hansen v. Dep’t of Treasury, 528 F.3d 597, 600 (9th Cir. 2007); Moreno v. Baca, 431 F.3d 633, 638 (9th Cir. 2005); Lee v. Gregory, 363 F.3d 931, 932 (9th Cir. 2004) (qualified immunity); California v. Neville Chem. Co., 358 F.3d 661, 665 (9th Cir. 2004) (CERCLA’s statute of limitations); Padfield v. AIG Life Ins. Co., 290 F.3d 1121, 1124 (9th Cir. 2002) (limitations on reviewing denials of summary judgment); Brewster v. Shasta County, 275 F.3d 803, 806 (9th Cir. 2001) (Section 1983 liability).

[124]      See Children’s Hosp. Med. Ctr. v. California Nurses Ass’n, 283 F.3d 1188, 1190-91 (9th Cir. 2002); Chevron USA, Inc. v. Cayetano, 224 F.3d 1030, 1037 (9th Cir. 2000) (reversing summary judgment notwithstanding parties’ agreement in cross motions that no genuine issue of material facts remained).

[125]      See also Far Out Prods., Inc. v. Oscar, 247 F.3d 986, 992 (9th Cir. 2002) (defining “genuine” and “material”).

[127]      See Panatronic USA v. AT&T Corp., 287 F.3d 840, 846 (9th Cir. 2002) (denying motion to reopen discovery).

[128]      See Chance v. Pac-Tel Teletrac, Inc., 242 F.3d 1151, 1161 n.6 (9th Cir. 2001) (No abuse of discretion where the district court denies further discovery and the movant has failed diligently to pursue discovery in the past.); Maljack Prods. v. GoodTimes Home Video Corp., 81 F.3d 881, 888 (9th Cir. 1996) (No abuse of discretion where the movant failed to show how allowing additional discovery would have precluded summary judgment).

[129]      See also Gallegos v. City of Los Angeles, 308 F.3d 987, 990 (9th Cir. 2002) (permitting defendants to withdraw admissions); Domingo v. T.K., 289 F.3d 600, 605 (9th Cir. 2002) (limited review “even when the rulings determine the outcome of a motion for summary judgment); Orr v. Bank of America, 285 F.3d 764, 773 (9th Cir. 2002) (exclusion of evidence); Sea-Land Serv., Inc. v. Lozen Intern., 285 F.3d 808, 813 (9th Cir. 2002) (inclusion  of evidence).

[131]      See also Brady v. Brown, 51 F.3d 810, 816 (9th Cir. 1995) (district court should weigh factors such as economy, convenience, fairness, and comity).

[132]      Myers v. Bennett Law Offices, 238 F.3d 1068, 1071 (9th Cir. 2001); Columbia Pictures Television v. Krypton Broad., Inc., 106 F.3d 284, 288 (9th Cir. 1997) (“So long as the underlying facts are not in dispute, we review the district court’s venue determination de novo.”), rev’d on other grounds, 523 U.S. 340 (1998).

[133]      See also Doe I v. AOL LLC, 552 F.3d 1077, 1081 (9th Cir. 2009) (based on contractual forum selection clause); Argueta v. Banco Mexicano, S.A., 87 F.3d 320, 323 (9th Cir. 1996) (same).

[134]      See also Shimko v. Guenther, 505 F.3d 987, 990 (9th Cir. 2007) (explaining that clear error standard also applies to results of essentially factual inquiries applying law to facts); Zivkovic v. Southern California Edison Co., 302 F.3d 1080, 1088 (9th Cir. 2002); Northern Queen, Inc. v. Kinnear, 298 F.3d 1090, 1095 (9th Cir. 2002) (noting standard is “significantly deferential”).

[135]      See also Allen v. Iranon, 283 F.3d 1070, 1076 (9th Cir. 2002) (finding no clear error); FDIC v. Craft, 157 F.3d 697, 701 (9th Cir. 1998) (“The district court’s findings are binding unless clearly erroneous.”).

[136]      See also Twentieth Century Fox Film Corp. v. Entertainment Distributing, 429 F.3d 869, 879 (9th Cir. 2005) (attorneys’ fee award).

[137]      Jorgensen v. Cassiday, 320 F.3d 906, 913 (9th Cir. 2003); Torre v. Brickey, 278 F.3d 917, 919 (9th Cir. 2002); Shannon-Vail Five Inc. v. Bunch, 270 F.3d 1207, 1210 (9th Cir. 2001); see also In re Megafoods Stores, Inc., 163 F.3d 1063, 1067 (9th Cir. 1998) (bankruptcy court).

[138]      Pacific Harbor Capital, Inc. v. Carnival Air Lines, Inc., 210 F.3d 1112, 1119 (9th Cir. 2000); see also McClure v. Thompson, 323 F.3d 1233, 1241 (9th Cir.) (habeas), cert. denied, 540 U.S. 1051 (2003).

[139]      See, e.g., Ostad v. Oregon Health Sciences Univ., 327 F.3d 876, 885 (9th Cir. 2003) (hearsay); Geurin v. Winston Indus., Inc., 316 F.3d 879, 882 (9th Cir. 2002) (exclusion of evidence); White v. Ford Motor Co., 312 F.3d 998, 1006 (9th Cir. 2002) (admission of expert testimony), amended by 335 F.3d 833 (9th Cir. 2003).

[140]      See also Quevedo v. Trans‑Pac. Shipping, Inc., 143 F.3d 1255, 1258 (9th Cir. 1998) (trial court’s refusal to consider expert testimony for purposes of deciding motion for summary judgment because plaintiff disregarded order is reviewed for an abuse of discretion).

[141]      See also Metabolife Int’l, Inc. v. Wornick, 264 F.3d 832, 839 (9th Cir. 2001); Kennedy v. Collagen Corp., 161 F.3d 1226, 1227 (9th Cir. 1998); Cabrera v. Cordis Corp., 134 F.3d 1418, 1420 (9th Cir. 1998).

[142]      See Childress v. Darby Lumber, Inc., 357 F.3d 1000, 1010 (9th Cir. 2004) (denial of motion to exclude); Guidroz-Brault v. Missouri Pac. R.R. Co., 254 F.3d 825, 830 (9th Cir. 2001) (excluded evidence).

[143]      See also S.M. v. J.K., 262 F.3d 914, 921 (9th Cir. 2001) (noting “[u]nder Daubert, trial courts have broad discretion to admit expert testimony”), amended by 315 F.3d 1058 (9th Cir. 2003); Desrosiers v. Flight Int’l of Florida Inc., 156 F.3d 952, 961 (9th Cir. 1998) (noting trial court’s discretion as “gatekeeper”).

[144]      See, e.g., United States v. 2,164 Watches, 366 F.3d 767,770 (9th Cir. 2004) (admiralty); United States v. Clifford Matley Family Trust, 354 F.3d 1154, 1159 n.4 (9th Cir. 2004) (Fed. R. Civ. P. 53); Swedberg v. Marotzke, 339 F.3d 1139, 1141 (9th Cir. 2003) (Fed. R. Civ. P. 41(a)(1) and 12(b)(6); DP Aviation v. Smiths Indus. Aerospace and Defense Sys. Ltd., 268 F.3d 829, 846 (9th Cir. 2001) (Fed. R. Civ. P.  44.1).

[145]      See also Blaxland v. Commonwealth Dir. of Public Prosecutions, 323 F.3d 1198, 1203 (9th Cir. 2003); Park v. Shin, 313 F.3d 1138, 1141 (9th Cir. 2002); Corza v. Banco Cent. de Reserva Del Peru, 243 F.3d 519, 522 (9th Cir. 2001); Adler v. Fed. Republic of Nigeria, 219 F.3d 869, 874 (9th Cir. 2000).

 

[146]      See also Bird v. Lewis & Clark College, 303 F.3d 1015, 1022 (9th Cir. 2002), cert. denied, 538 U.S. 923 (2003); Costa v. Desert Palace, Inc., 299 F.3d 838, 858 (9th Cir. 2002) (en banc), aff’d, 539 U.S. 90 (2003); Voohries-Larson v. Cessna Aircraft Co., 241 F.3d 707, 713 (9th Cir. 2001) (explaining that standard of review depends on nature of claimed error).

[147]      See also Dream Games of Arizona, Inc. v. PC Onsite, 561 F.3d 983, 988-89 (9th Cir. 2009) (“[W]e review de novo whether a jury instruction misstates the law.” (citation and quotation marks omitted)); Bird, 303 F.3d at 1022; Costa, 299 F.3d at 858; Voohries-Larson, 241 F.3d at 713.

[148]      See also Scott v. Lawrence, 36 F.3d 871, 874 (9th Cir. 1994) (district court abused its discretion); Medrano v. City of Los Angeles, 973 F.2d 1499, 1507‑08 (9th Cir. 1992) (district court did not abuse its discretion).

[150]      See also Pavao, 307 F.3d at 818; Johnson, 251 F.3d at 1227.

[151]      See also Three Boys Music, 212 F.3d at 482; Bell v. Clackamas County, 341 F.3d 858, 865 (9th Cir. 2003) (noting in reviewing denial of motion for judgment as a matter of law that reviewing court “may not make credibility determinations”).

[152]      See also Johnson v. Buckley, 356 F.3d 1067, 1071 (9th Cir. 2004); Boise Cascade Corp. v. United States, 329 F.3d 751, 754 (9th Cir. 2003) (treasury regulations); League of Wilderness Defenders v. Forsgren, 309 F.3d 1181, 1183 (9th Cir. 2002).

[153]      See also United States v. Mead Corp., 533 U.S. 218, 227-31 (2001) (explaining when deference is owed); Forest Guardians v. United States Forest Serv., 329 F.3d 1089, 1097 (9th Cir. 2003); Community Hosp. v. Thompson, 323 F.3d 782, 791-92 (9th Cir. 2003) (explaining when “less deference” is owed); Pronsolino v. Nastri, 291 F.3d 1123, 1131-32 (9th Cir. 2002) (explaining levels of deference).

[154]      See also Feature Realty, Inc. v. City of Spokane, 331 F.3d 1082, 1086 n.3 (9th Cir. 2003).

[155]      See also RUI One Corp. v. City of Berkeley, 371 F.3d 1137, 1141 (9th Cir. 2004) (reviewing constitutionality of city ordinance); Montana Right to Life Ass’n v. Eddleman, 343 F.3d 1085, 1090 (9th Cir. 2003); Montana Chamber of Commerce v. Argenbright, 226 F.3d 1049, 1054 (9th Cir. 2000) (initiative); Tri-State Dev., Ltd. v. Johnston, 160 F.3d 528, 529 (9th Cir. 1998) (facts underlying district court conclusion not in dispute).

[156]      See, e.g., SEC v. Gemstar TV Guide Int’l , Inc., 401 F.3d 1031, 1044 (9th Cir. 2005) (Sarbanes-Oxley Act); Zurich Am. Ins. Co. v. Whittier Props. Inc., 356 F.3d 1132, 1134 (9th Cir. 2004) (Environmental Protection Act); SEC v. McCarthy, 322 F.3d 650, 654 (9th Cir. 2003) (Securities Exchange Act); Sea-Land Serv., Inc. v. Lozen Intern., 285 F.3d 808, 813 (9th Cir. 2002) (COGSA); Carson Harbor Village, Ltd. v. Unocal Corp., 270 F.3d 863, 870 (9th Cir. 2001) (en banc) (CERCLA); Silver Sage Partners, Ltd. v. City of Desert Hot Springs, 251 F.3d 814, 819 (9th Cir. 2001) (Fair Housing Act); Rowe v. Laidlaw Transit, Inc., 244 F.3d 1115, 1117 (9th Cir. 2001) (FLSA); Wetzel v. Lou Ehlers Cadillac, 222 F.3d 643, 646 (9th Cir. 2000) (en banc) (ERISA); Firebaugh Canal Co. v. United States, 203 F.3d 568, 573 (9th Cir. 2000) (San Luis Act); Bay Area Addiction Research and Treatment, Inc. v. City of Antioch, 179 F.3d 725, 730 (9th Cir. 1999) (Americans with Disabilities Act); Gilbrook v. City of Westminster, 177 F.3d 839, 872 (9th Cir. 1999) (Civil Rights Act); Alexander v. Glickman, 139 F.3d 733, 735 (9th Cir. 1998) (Food Stamp Act); Waste Action Project v. Dawn Mining Corp., 137 F.3d 1426, 1428 (9th Cir. 1998) (Clean Water Act); Tierney v. Kupers, 128 F.3d 1310, 1311 (9th Cir. 1997) (Prison Litigation Reform Act); Parravano v. Babbitt, 70 F.3d 539, 543 (9th Cir. 1995) (Magnuson Act); Forest Conservation Council v. Rosboro Lumber Co., 50 F.3d 781, 783 (9th Cir. 1995) (Endangered Species Act); Hopi Tribe v. Navajo Tribe, 46 F.3d 908, 921 (9th Cir. 1995) (Navajo‑Hopi Settlement Act).

[157]      See, e.g. Mayweathers v. Newland, 314 F.3d 1062, 1066 (9th Cir. 2002) (Religious Land Use and Institutionalized Persons Act), cert. denied, 540 U.S. 815 (2003); SeaRiver Maritime Financial Holdings Inc. v. Mineta, 309 F.3d 662, 668 (9th Cir. 2002) (Oil Pollution Act); Eunique v. Powell, 302 F.3d 971, 973 (9th Cir. 2002) (42 U.S.C. ‘ 652(k)); Taylor v. Delatoore, 281 F.3d 844, 847 (9th Cir. 2002) (PLRA).

 

[158]      See also Fireman’s Fund Ins. Cos. v. Big Blue Fisheries, Inc., 143 F.3d 1172, 1177 (9th Cir. 1998) (computation of damages); Chan v. Society Expeditions, Inc., 123 F.3d 1287, 1290 (9th Cir. 1997) (negligence).

[159]      See also Nautilus Marine, Inc. v. Niemela, 170 F.3d 1195, 1196 (9th Cir. 1999) (Robins Dry Dock rule); Fireman’s Fund, 143 F.3d at 1175; Howard v. Crystal Cruises, Inc., 41 F.3d 527, 529 (9th Cir. 1994) (Death on the High Seas Act).

[160]   See, e.g., In re Stanton, 303 F.3d 939, 941 (9th Cir. 2002) (affirming BAP’s order reversing bankruptcy’s court’s grant of summary judgment); In re Betacom, 240 F.3d 823, 828 (9th Cir. 2001) (reversing district court’s order vacating bankruptcy court’s order granting summary judgment).

[161]      See also In re Bonham, 229 F.3d 750, 761 (9th Cir. 2000) (final order); In Re G.I. Indus., Inc., 204 F.3d 1276, 1279 (9th Cir. 2000) (subject matter jurisdiction); In re Filtercorp, Inc., 163 F.3d 570, 576 (9th Cir. 1998) (mootness).

[162]      Krug v. Lutz, 329 F.3d 692, 695 (9th Cir. 2003); DiRuzza v. County of Tehama, 206 F.3d 1304, 1313 (9th Cir. 2000).

[163]      See also Martinez v. Stanford, 323 F.3d 1178, 1183 (9th Cir. 2003) (reversing district court’s decision granting summary judgment); Billington v. Smith, 292 F.3d 1177, 1183 (9th Cir. 2002) (reversing denial of summary judgment on grounds of qualified immunity); Case v. Kitsap County Sheriff’s Dep’t, 249 F.3d 921, 925 (9th Cir. 2001) (affirming grant of summary judgment).

[164]      See also Webb v. Ada County, 285 F.3d 829, 834 (9th Cir. 2002) (noting PLRA limits the amount of fees that can be awarded in actions brought on behalf of prisoners); Gilbrook v. City of Westminster, 177 F.3d 839, 876 (9th Cir. 1999) (noting district court’s fee award in civil rights cases is entitled to deference).

[165]      See, e.g., San Remo Hotel v. San Francisco City, 364 F.3d 1088, 1094 (9th Cir. 2004); Krug v. Lutz, 329 F.3d 692, 695 (9th Cir. 2003) (Due Process); Taylor v. United States, 181 F.3d 1017, 1034 (9th Cir. 1999) (en banc) (Separation of Powers); Martinez v. City of Los Angeles, 141 F.3d 1373, 1382 (9th Cir. 1998) (Bivens).

[166]      See, e.g., Mayweathers v. Newland, 314 F.3d 1062, 1066 (9th Cir. 2002) (Religious Land Use and Institutionalized Persons Act), cert. denied, 540 U.S. 815 (2003); SeaRiver Maritime Financial Holdings Inc. v. Mineta, 309 F.3d 662, 668 (9th Cir. 2002) (Oil Pollution Act); Eunique v. Powell, 302 F.3d 971, 973 (9th Cir. 2002) (42 U.S.C. ‘ 652(k)); Taylor v. Delatoore, 281 F.3d 844, 847 (9th Cir. 2002) (PLRA).

[167]      See also RUI One Corp. v. City of Berkeley, 371 F.3d 1137, 1141 (9th Cir. 2004) (reviewing constitutionality of city ordinance); Montana Right to Life Ass’n v. Eddleman, 343 F.3d 1085, 1090 (9th Cir. 2003); Montana Chamber of Commerce v. Argenbright, 226 F.3d 1049, 1054 (9th Cir. 2000) (initiative); Tri-State Dev., Ltd. v. Johnston, 160 F.3d 528, 529 (9th Cir. 1998) (facts underlying district court conclusion not in dispute).

[168]      See also Brown v. California Dep’t of Transp., 321 F.3d 1217, 1221 (9th Cir. 2003) (“we review the application of facts to law on free speech questions de novo”); Planned Parenthood v. American Coalition of Life Activists, 290 F.3d 1058, 1069-70 (9th Cir. 2002) (en banc) (noting First Amendment questions of “constitutional fact” compel de novo review); Nunez v. Davis, 169 F.3d 1222, 1226 (9th Cir. 1999) (“The determination whether speech involves a matter of public concern is a question of law.”).

[169]      See also Milenbach v. Commissioner, 318 F.3d 924, 930 (9th Cir. 2003) (tax court); In re Bennett, 298 F.3d 1059, 1064 (9th Cir. 2002) (bankruptcy court).

[170]      See also Pension Trust Fund v. Federal Ins. Co., 307 F.3d 944, 948-49 (9th Cir. 2002); U.S. Cellular Inv. Co. v. GTE Mobilnet, Inc., 281 F.3d 929, 933 (9th Cir. 2002); Kassbaum v. Steppenwolf Prods., Inc., 236 F.3d 487, 491 (9th Cir. 2000) (noting “[s]ummary judgment is appropriate when the contract terms are clear and unambiguous, even if the parties disagree as to their meaning”).

[171]      See also U.S. Cellular Inv., 281 F.3d at 934; Klamath Water Users Protective Ass’n v. Patterson, 204 F.3d 1206, 1210 (9th Cir. 1999); Northwest Envtl. Advocates v. Portland, 56 F.3d 979, 982 (9th Cir. 1995) (treating NPDES permit as contract and applying appropriate standards of review).

[172]      See also Bennett, 298 F.3d at 1064 (“Whether the written contract is reasonably susceptible of a proffered meaning is a matter of law that is reviewed de novo.” (internal quotation omitted)).

[173]      See also Bose Corp. v. Consumers Union, 466 U.S. 485, 514 (1984); Planned Parenthood  v. American Coalition of Life Activists, 290 F.3d 1058, 1067-68 (9th Cir. 2002) (en banc) (explaining independent judgment review); Kaelin v. Globe Communications Corp., 162 F.3d 1036, 1039 (9th Cir. 1998) (“The question of whether evidence in the record is sufficient to support a finding of actual malice is one of law.”); Eastwood v. National Enquirer, Inc., 123 F.3d 1249, 1252 (9th Cir. 1997) (describing standard as “deferential‑yet‑de‑novo”).

[174]      See also Jasch v. Potter, 302 F.3d 1092, 1094 (9th Cir. 2002) (reviewing dismissal for failure to exhaust); Freeman v. Oakland Unified Sch. Dist., 291 F.3d 632, 636 (9th Cir. 2002) (same); Sommatino v. United States, 255 F.3d 704, 708 (9th Cir. 2001).

[175]      See also Pavon v. Swift Transp. Co., 192 F.3d 902, 910 (9th Cir. 1999) (noting court’s application of Title VII’s damages cap is subject to de novo review); Gotthardt v. National R.R. Passenger Corp., 191 F.3d 1148, 1153 (9th Cir. 1999) (same).

[178]      See also Friends of Yosemite Valley v. Norton, 348 F.3d 789, 800 n.2 (9th Cir. 2003); Neighbors of Cuddy Mountain v. Alexander, 303 F.3d 1059, 1071 (9th Cir. 2002) (noting rule of reason “does not materially differ from ‘arbitrary and capricious’ review”); Churchill County v. Norton, 276 F.3d 1060, 1071 (9th Cir. 2001), amended by 282 F.3d 1055 (9th Cir. 2002); American Rivers v. FERC, 201 F.3d 1186, 1195 (9th Cir. 2000) (reciting and applying standard).

[179]      See also Okanogan Highlands Alliance v. Williams, 236 F.3d 468, 471 (9th Cir. 2000) (reviewing de novo and applying APA arbitrary and capricious standard); Carmel‑By‑The‑Sea v. United States Dep’t of Transp., 123 F.3d 1142, 1150 (9th Cir. 1997).

[180]      See also Churchill County, 276 F.3d at 1071; Westlands Water Dist. v. United States Dep’t of Interior, 376 F.3d 853, 873 (9th Cir. 2004) (reviewing agency’s decision not to issue a SEIS); Kern v. U.S. Bureau of Land Mgmt., 284 F.3d 1062, 1070 (9th Cir. 2002) (noting decision is reviewed for abuse of discretion but will be set aside only if arbitrary and capricious); Hall v. Norton, 266 F.3d 969, 978 (9th Cir. 2001) (reviewing for abuse of discretion); Wetlands Action Network v. United States Army Corps of Eng’r, 222 F.3d 1105, 1114 (9th Cir. 2000) (reviewing agency’s decision to prepare and EA rather an EIS).

[182]      Jebian, 349 F.3d at 1103 (noting standard is the same as “arbitrary and capricious”); Alford v. DCH Group Long Term Disability Plan, 311 F.3d 955, 957 (9th Cir. 2002); Schikore, 269 F.3d at 960; Tremain v. Bell Indus., Inc., 196 F.3d 970, 975 n.5 (9th Cir. 1999) (noting arbitrary and capricious standard is synonymous with abuse of discretion standard).

[183]      See also Rush Prudential HMO, Inc. v. Moran, 536 U.S. 355, 384 n.15 (2002) (noting but not resolving when “truly deferential review” applies); Schikore, 269 F.3d at 961 (declining to decide whether “heightened” standard applies).

[184]      See also Rowe v. Laidlaw Transit, Inc., 244 F.3d 1115, 1117 (9th Cir. 2001); Collins v. Lobdell, 188 F.3d 1124, 1128 (9th Cir. 1999) (addressing whether the FLSA prohibits an employer from compelling an employee to use comp time); Berry v. County of Sonoma, 30 F.3d 1174, 1180 (9th Cir. 1994) (addressing whether limitations on employee’s personal activities while on-call are such that on-call waiting time is compensable under the FLSA).

[185]      See also In re Farmers Ins. Exchange, Claims Representatives’ Overtime Pay Litigation, 481 F.3d 1119, 1129 (9th Cir. 2007) (noting deference owed even when interpretation comes through opinion letters); Klem v. County of Santa Clara, 208 F.3d 1085, 1089 (9th Cir. 2000) (noting deference is owed even when the interpretation comes to the court in the form of a legal brief).

[186]      See also Alvarez v. IBP, Inc., 339 F.3d 894, 908 (9th Cir. 2003) (willful violation); Williamson v. General Dynamics Corp., 208 F.3d 1144, 1149 (9th Cir. 2000) (preemption); Collins, 188 F.3d at 1127 (exhaustion); Torres‑Lopez v. May, 111 F.3d 633, 638 (9th Cir. 1997) (joint employer status).

[187]      See also Anderson v. United States, 127 F.3d 1190, 1191 (9th Cir. 1997) (whether sovereign immunity bars recovery of attorneys’ fees in FTCA action is a question of law reviewed de novo).

[188]      See also Blair v. United States, 304 F.3d 861, 864 (9th Cir. 2002) (reviewing dismissal for lack of jurisdiction due to failure to present an adequate claim to the federal agency); O’Toole v. United States, 295 F.3d 1029, 1032 (9th Cir. 2002) (reversing dismissal); Marlys Bear Medicine v. United States, 241 F.3d 1208, 1213 (9th Cir. 2001); Gager v. United States, 149 F.3d 918, 920 (9th Cir. 1998) (postal matter exception and discretionary function exception).

[190]      See also Southwest Ctr. for Biological Diversity v. United States Dep’t of Agriculture, 314 F.3d 1060, 1061 (9th Cir. 2002) (reviewing de novo whether exemption can be applied retroactive); Fiduccia v. United States Dep’t of Justice, 185 F.3d 1035, 1040 (9th Cir. 1999); Schiffer v. Federal Bureau of Investigation, 78 F.3d 1405, 1409 (9th Cir. 1996) (“[W]hile we review the underlying facts supporting the district court’s decision for clear error, we review de novo its conclusion that [the documents are not exempt].”).

[191]      See also Carter v. United States Dep’t of Commerce, 307 F.3d 1084, 1088 (9th Cir. 2002); Klamath Water Users Protective Ass’n v. United States Dep’t of Interior, 189 F.3d 1034, 1036 (9th Cir. 1999); Frazee v. United States Forest Serv., 97 F.3d 367, 370 (9th Cir. 1996).

[192]      See also Hawaii Teamsters & Allied Workers Union, Local 996 v. United Parcel Serv., 241 F.3d 1177, 1180-81 (9th Cir. 2001) (“extremely deferential”); Ass’n of Western Pulp & Paper Workers, Local 78 v. Rexam Graphic, Inc., 221 F.3d 1085, 1089 (9th Cir. 2000) (“broad deference”).

[193]      See also Kyocera Corp. v. Prudential-Bache, 341 F.3d 987, 1000 (9th Cir. 2003) (en banc) (holding that review of arbitral decisions is limited to enumerated statutory grounds), cert. dismissed, 540 U.S. 1098 (2004).

[194]      See also Service Employees Int’l Union v. St. Vincent Med. Ctr., 344 F.3d 977, 983 (9th Cir. 2003) (explaining primary jurisdiction doctrine), cert. denied, 541 U.S. 973 (2004).

[195]      But see TCI West, Inc. v. NLRB, 145 F.3d 1113, 1115 (9th Cir. 1998) (“The Board’s decision to certify a union is reviewed for an abuse of discretion.”).

[196]      See also California Acrylic Indus., Inc. v. NLRB, 150 F.3d 1095, 1099 (9th Cir. 1998) (“We must accord substantial deference to the ALJ’s evaluation of the testimonial evidence.”); Retlaw Broad. Co. v. NLRB, 53 F.3d 1002, 1005 (9th Cir. 1995) (“Credibility determinations by the ALJ are given great deference, and are upheld unless they are inherently incredible or patently unreasonable.”) (internal quotation omitted).

[197]      Lucas v. NLRB, 333 F.3d 927, 931 (9th Cir. 2003) (noting deference unless Board rests it decision on a misinterpretation of Supreme Court precedent); NLRB v. Calkins, 187 F.3d 1080, 1085 (9th Cir. 1999) (noting the Board’s interpretation of the NLRA is accorded deference as long as it is “rational and consistent” with the statute).

[198]      See also American Fed. of Gov. Employees. v. FLRA, 204 F.3d 1272, 1275 (9th Cir. 2000) (noting no deference to FLRA’s interpretation of executive orders that it does not administer).

[199]      See also Richardson v. Continental Grain Co., 336 F.3d 1103, 1105 (9th Cir. 2003) (denial of attorneys’ fees); Stevedoring Servs. v. Director, OWCP, 297 F.3d 797, 801 (9th Cir. 2002); Matson Terminals, Inc. v. Berg, 279 F.3d 694, 696 (9th Cir. 2002); Marine Power & Equipment v. Department of Labor, 203 F.3d 664, 667 (9th Cir. 2000).

[202]      See also Glenn K. Jackson Inc. v. Roe, 273 F.3d 1192, 1196-97 (9th Cir. 2001) (noting existence of duty to use due care is a question of law); Tahoe-Sierra Preservation Council, Inc. v. Tahoe Regional Planning Agency, 216 F.3d 764, 783 (9th Cir. 2000) (noting findings of proximate cause and causation-in-fact are reviewed for clear error), aff’d, 535 U.S. 302 (2002); Exxon Co. v. Sofec, Inc., 54 F.3d 570, 576 (9th Cir. 1995), aff’d, 517 U.S. 830 (1996) (findings regarding proximate cause are reviewed for clear error).

[203]      See, e.g., No. 84 Employer-Teamster Joint Council Pension Trust v. America West Holding Corp., 320 F.3d 920, 931 (9th Cir.) (reversing district court’s order granting motion to dismiss), cert. denied, 540 U.S. 966 (2003); DSAM Global Value Fund v. Altris Software, Inc., 288 F.3d 385, 388 (9th Cir. 2002) (affirming district court’s order granting motion to dismiss).

[204]      See, e.g., Maciel v. Commissioner, 489 F.3d 1018, 1028 (9th Cir. 2007) (deduction); Milenbach v. Commissioner, 318 F.3d 924, 930 (9th Cir. 2003) (nature of settlement payment/timing of discharge of indebtedness); Estate of Trompeter v. Commissioner, 279 F.3d 767, 770 (9th Cir. 2002) (valuation of assets/fraudulent behavior); Suzy’s Zoo v. Commissioner, 273 F.3d 875, 878 (9th Cir. 2001) (“producer”); Emert v. Commissioner, 249 F.3d 1130, 1131-32 (9th Cir. 2001) (notice of deficiency); Baizer v. Commissioner, 204 F.3d 1231, 1233-34 (9th Cir. 2000); Henderson v. Commissioner, 143 F.3d 497, 500 (9th Cir. 1998) (location of “tax home”).

[206]      See also Horphag Research Ltd. v. Pellegrini, 337 F.3d 1036, 1040 (9th Cir. 2003) (noting limitations on discretion), cert. denied, 540 U.S. 1111 (2004); Cairns v. Franklin Mint Co., 292 F.3d 1139, 1156 (9th Cir. 2002) (noting “exceptional cases” requirement); Rolex Watch, U.S.A., Inc. v. Michel Co., 179 F.3d 704, 711 (9th Cir. 1999) (discussing when attorneys’ fees are appropriate).

[207]      See, e.g., Hosaka v. United Airlines, Inc., 305 F.3d 989, 993 (9th Cir. 2002) (Warsaw Convention), cert. denied, 537 U.S. 1227 (2003); Ramsey v. United States, 302 F.3d 1074, 1077 (9th Cir. 2002) (Yakama Treaty), cert. denied, 540 U.S. 812 (2003); Confederated Tribes of Chehalis Indian Reservation v. Washington, 96 F.3d 334, 340 (9th Cir. 1996) (Treaty of Olympia); Freedom to Travel Campaign v. Newcomb, 82 F.3d 1431, 1441 (9th Cir. 1996) (International Covenant on Civil and Political Rights); Bank Melli Iran v. Pahlavi, 58 F.3d 1406, 1408 (9th Cir. 1995) (Algerian Accords and Foreign Money-Judgments Act).

[208]      See also Bugenig v. Hoopa Valley Tribe, 266 F.3d 1201, 1209 (9th Cir. 2001) (en banc) (noting district court’s decision regarding the scope of a tribe’s authority to regulate matters affecting non-Indians is reviewed de novo).

[209]      See also Speiser, Krause & Madole v. Ortiz, 271 F.3d 884, 886 (9th Cir. 2001) (reviewing district court’s decision to enter default judgment).

[210]      See also In re Sasson, 424 F.3d 864, 867 (9th Cir. 2005) (bankruptcy court); Virtual Vision, Inc. v. Praegitzer Indus., Inc., 124 F.3d 1140, 1143 (9th Cir. 1997) (bankruptcy court).

[211]      See also Laurino v. Syringa General Hosp., 279 F.3d 750, 753 (9th Cir. 2002) (reversing denial of motion); TCI Group Life Ins. Plan v. Knoebber, 244 F.3d 691, 695 (9th Cir. 2001) (default judgment); Kingvision Pay-Per-View Ltd. v. Lake Alice Bar, 168 F.3d 347, 350 (9th Cir. 1999) (reopening and reducing amount of default judgment); Cassidy v. Tenorio, 856 F.2d 1412, 1415 (9th Cir. 1988) (evaluating motion under a three‑factor test, concerning which the moving party’s factual allegations are accepted as true).

[212]      See also Middle Mountain Land & Produce Inc. v. Sound Commodities Inc., 307 F.3d 1220, 1225-26 (9th Cir. 2002) (noting district court “has board discretion to award prejudgment interest”).

[213]      See also Agostini v. Felton, 521 U.S. 203, 238 (1997) (“[T]he trial court has discretion, but the exercise of discretion cannot be permitted to stand if we find it rests upon a legal principle that can no longer be sustained.”).

[214]      See also Laurino v. Syringa General Hosp., 279 F.3d 750, 753 (9th Cir. 2002) (reversing denial of motion); TCI Group Life Ins. Plan v. Knoebber, 244 F.3d 691, 695 (9th Cir. 2001) (default judgment); Kingvision Pay-Per-View Ltd. v. Lake Alice Bar, 168 F.3d 347, 350 (9th Cir. 1999) (reopening and reducing amount of default judgment); Cassidy v. Tenorio, 856 F.2d 1412, 1415 (9th Cir. 1988) (evaluating motion under a three‑factor test, concerning which the moving party’s factual allegations are accepted as true).

[215]      See also Hemmings v. Tidyman’s, Inc., 285 F.3d 1174, 1189 (9th Cir. 2002); Far Out Prods., Inc. v. Oskar, 247 F.3d 986, 992 (9th Cir. 2001) (listing factors); De Saracho v. Custom Food Machinery, Inc., 206 F.3d 874, 880 (9th Cir. 2000); United States v. 4.0 Acres of Land, 175 F.3d 1133, 1139 (9th Cir. 1999) (discussing factors).

[216]      Ting v. AT&T, 319 F.3d 1126, 1134-35 (9th Cir.) (noting underlying facts are reviewed for clear error and conclusion of law is reviewed de novo), cert. denied, 540 U.S. 811 (2003); Gomez v. Vernon, 255 F.3d 1118, 1128 (9th Cir. 2001).

[217]      Krug v. Lutz, 329 F.3d 692, 695 (9th Cir. 2003); Idaho Watersheds Project v. Hahn, 307 F.3d 815, 823 (9th Cir. 2002); see also Burlington Northern Santa Fe Ry. Co. v. International Bhd. of Teamsters, Local 174, 203 F.3d 703, 707 (9th Cir. 2000) (en banc) (noting existence of “labor dispute” for purposes of applying anti-injunction provisions of the Norris-LaGuardia Act is a question of law reviewed de novo).

[219]      See also Herbst v. Cook, 260 F.3d 1039, 1044 (9th Cir. 2001) (habeas); Lucky Stores, Inc. v. Commissioner, 153 F.3d 964, 967 (9th Cir. 1998) (tax court).

[220]      G.C. & K.B. Inv., Inc. v. Wilson, 326 F.3d 1096, 1109 (9th Cir. 2003); Circuit City Stores, Inc. v. Najd, 294 F.3d 1104, 1109 (9th Cir. 2002) (reversing sanction); Christian v. Mattel, Inc., 286 F.3d 1118, 1126 (9th Cir. 2002); Barber v. Miller, 146 F.3d 707, 709 (9th Cir. 1998); Security Farms v. International Bhd. of Teamsters, 124 F.3d 999, 1016 (9th Cir. 1997) (no abuse of discretion).

[221]      See also Doi v. Halekulani Corp., 276 F.3d 1131, 1140 (9th Cir. 2002) (sanction imposed for refusal to sign settlement agreement); Gomez v. Vernon, 255 F.3d 1118, 1134 (9th Cir. 2001); F.J. Hanshaw Enter. v. Emerald River Dev., Inc., 244 F.3d 1128, 1135 (9th Cir. 2001); Hernandez v. City of El Monte, 138 F.3d 393, 398 (9th Cir. 1998) (dismissing for “judge‑shopping”).

[222]      Cacique, Inc. v. Robert Reiser & Co., 169 F.3d 619, 622 (9th Cir. 1999); Hook v. Arizona Dep’t of Corrections, 107 F.3d 1397, 1403 (9th Cir. 1997); see also In re Dyer, 322 F.3d 1178, 1191 (9th Cir. 2003) (bankruptcy court).

[223]      See also Linney v. Cellular Alaska Part., 151 F.3d 1234, 1238 (9th Cir. 1998) (explaining the court will reverse “only upon a strong showing that the district court’s decision was a clear abuse of discretion.” (internal quotation marks and citation omitted)).

[224]      See also In re Sasson, 424 F.3d 864, 867 (9th Cir. 2005) (bankruptcy court); Virtual Vision, Inc. v. Praegitzer Indus., Inc., 124 F.3d 1140, 1143 (9th Cir. 1997) (bankruptcy court).

Recent case woblers

No real surprises. One case below (Sato) displayed something that may becoming a trend—it contains a long soliloquy about law in a discrete area without making any holding! In this instance it was HOLA preemption discussion. I can’t remember which other case recently did same or what area of law, but it appears to be judicial cover without understanding??? When you read you find yourself asking, “Okay, you’ve just said that it could be x or it could be y but you refuse to state which one it is” and then it’s just left hanging there like some determination was made.

In Gomes v. Countrywide Home Loans, Inc., the California Court of Appeal discussed a borrower’s right to bring a court action to determine whether the owner of a note has authorized its nominee to initiate the foreclosure process. Id. The Court of Appeal stated that the plaintiff was “attempting to interject the courts into this comprehensive judicial scheme … [and] has identified no legal authority for such a lawsuit.” Id. The court held that “[n]othing in the statutory provisions establishing the nonjudicial foreclosure process suggests that a judicial proceeding is permitted or contemplated.” Id. Accordingly, the Court of Appeal concluded that California Civil Code section 2924(a)(1) does not permit a borrower “to bring a lawsuit to determine a nominee’s authorization to proceed with foreclosure on behalf of the noteholder” because it would “fundamentally undermine the nonjudicial nature of the process and introduce the possibility of lawsuits filed solely for the purpose of delaying foreclosures.” Id. at 1155, 121 Cal.Rptr.3d 819.

*4 Even if Plaintiff’s cause of action were not barred by the tender rule, Plaintiff lacks standing in this case to challenge the foreclosure process. The Court agrees with Defendants that Plaintiff is attempting to impose a judicial review of the nonjudicial foreclosure process that is not contemplated by California law. Therefore, because under California law Plaintiff has no legal authority to bring a suit to determine whether the owner of the Note has authorized its nominee to initiate the foreclosure process, Plaintiff’s claim fails as a matter of law. Accordingly, the Court grants Defendants’ motion to dismiss Plaintiff’s first cause of action for Defendants’ lack of standing with leave to amend. (See Doc. No. 1, 3.)

Under California law, a plaintiff lacks standing to challenge a contract if he is not a party to the contract or if the principal contract “was not made expressly for the benefit of plaintiff.” Luis v. Orcutt Town Water Co., 204 Cal.App.2d 433, 439, 22 Cal.Rptr. 389 (Ct.App.1962); see also Bascos v. Fed. Home Loan Mortgage Corp., No. CV 11–3968–JFW (JCx), 2011 WL 3157063, at *4 (C.D.Cal. July 22, 2011) (“To the extent Plaintiff challenges the securitization of his loan because Freddie Mac failed to comply with the terms of its securitization agreement, Plaintiff has no standing to challenge the validity of the securitization of the loan as he is not an investor of the loan trust.”).

Baum v. Am.’s Servicing Co., 12-CV-00310-H BLM, 2012 WL 1154479 (S.D. Cal. Apr. 5, 2012)

California courts have held that plaintiffs cannot state a cause of action based on the alleged lack of authority of MERS to initiate foreclosure proceedings. See Robinson v. Countrywide Home Loans, Inc., 199 Cal.App.4th 42, 45–47, 130 Cal.Rptr.3d 811 (2011); Fontenot v. Wells Fargo Bank, N.A., 198 Cal.App.4th 256, 269–73, 129 Cal.Rptr.3d 467 (2011); Gomes v. Countrywide Home Loans, Inc., 192 Cal.App.4th 1149, 1155, 121 Cal.Rptr.3d 819 (2011). In Robinson, Fontenot, and Gomes, the plaintiffs alleged that violations of California’s non-judicial foreclosure process invalidated the foreclosures. In all three cases, the California Courts of Appeal sustained the dismissal of the plaintiffs’ complaints, explaining that “nowhere does the statute provide for a judicial action to determine whether the person initiating the foreclosure process is indeed authorized,” Gomes, 192 Cal.App.4th at 1155, 121 Cal.Rptr.3d 819, and “that the statutory scheme … does not provide for a preemptive suit challenging standing.” Robinson, 199 Cal.App.4th at 46, 130 Cal.Rptr.3d 811. Further, in Gomes the court noted that the loan agreement signed by plaintiff expressly granted MERS the authority to foreclose. 192 Cal.App.4th at 1155, 121 Cal.Rptr.3d 819 (“by entering into the deed of trust, Gomes agreed that MERS had the authority to initiate a foreclosure”).

FN #4: Plaintiff alleges that the First Assignment of Trust is a product of “possible forgery,” Opp’n at 18, supported by allegations that the MERS officer who signed the document, which was notarized in Texas, lives in Michigan and is also listed as an employee of NdeX. FAC ¶ 15. However, as the Ninth Circuit has explained, “MERS relies on its members to have someone on their own staff become a MERS officer with the authority to sign documents on behalf of MERS.” Cervantes v. Countrywide Home Loans, Inc., 656 F.3d 1034, 1040 (2011); see also Steers v. CitiMortgage, Inc., No. CV–11–1144–PHX–GMS, 2011 WL 6258219, at *3 (D.Ariz. Dec.15, 2011) (holding implausible allegations of forgery based on fact that signatory was officer of MERS and Citimortgage because “Plaintiff’s allegation, however, rests on the faulty assumption that Martinez could not be an officer of both CitiMortgage and MERS.”). Without more specific facts suggesting that the notarized document was in fact forged, the Court finds that plaintiff’s allegations insufficient.

Boyter v. Wells Fargo Bank, N.A., C 11-03943 SI, 2012 WL 1144281 (N.D. Cal. Apr. 4, 2012)

[A]ny notice or communication that [is] issued in the course of performing duties related to [a] non-judicial foreclosure sale” is a privileged communication under Cal. Civ.Code § 47, and is therefore “not actionable.” Richards, 2010 WL 3222151, at *4 (citing Cal. Civ.Code § 2924(d)).

However, the transfer of deed is a notice filed pursuant to the foreclosure action. See, e.g., Richards, 2010 WL 3222151, at *4. As such, the Court finds that it is a privileged communication under Cal. Civ.Code §§ 47 and 2924(d). See id. Thus, Plaintiff fails to state a claim for slander of title.

Lykkeberg v. Bank of Am., N.A., C 12-00772 JW, 2012 WL 1099773 (N.D. Cal. Apr. 2, 2012)

In any event, foreclosure activity does not constitute “debt collection.” Diessner v. Mortg. Elec. Registration Sys., Inc., 618 F.Supp.2d 1184, 1189 (D.Ariz.2009); see also, e.g., Garcia v. American Home Mortg. Serv., Inc., No. 11–CV–03678–LHK, 2011 U.S. Dist. LEXIS 142039, at *13–17, 2011 WL 6141047 (N.D.Cal. Dec.9, 2011) (“non-judicial foreclosure does not constitute ‘debt collection’ as defined by the [FDCPA]”); Garfinkle v. JPMorgan Chase Bank, No. C 11–01636 CW, 2011 U.S. Dist. LEXIS 81054, at *7–10, 2011 WL 3157157 (N.D.Cal. July 26, 2011); Geist v. OneWest Bank, No. C 10–1879 SI, 2010 U.S. Dist. LEXIS 113985, at *5–8, 2010 WL 4117504 (N.D.Cal. Oct.19, 2010); Aniel v. T.D. Serv. Co., No. C 10–03185 JSW, 2010 U.S. Dist. LEXIS 92018, at *2–4, 2010 WL 3154087 (N.D.Cal. Aug.9, 2010); Landayan v. Washington Mut. Bank, No. C–09–00916 RMW, 2009 U.S. Dist. LEXIS 93308, at *6–7, 2009 WL 3047238 (N.D.Cal. Sept.18, 2009).

Sato v. Wachovia Mortg., FSB, 5:11-CV-00810 EJD, 2012 WL 1110054 (N.D. Cal. Mar. 31, 2012)

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CAMFFG U.S.BANK v. MOORE OK S CT – f/c s jt reversed – standing may be raised at any level of the process

Post Foreclosure and Reversing your CA Foreclosure Sale under new Case Law

Reversing a foreclosure sale:  Avoiding the “Tender Rule”

Firm commentary:

Foreclosure auction signs
Foreclosure auction signs (Photo credit: niallkennedy)

If you are considering suing to reverse a foreclosure sale, consider the LONA case for a better understanding on CA non-judicial sales and exceptions to the requirement that you must offer to pay off the loan to title to your home back in your name.

After a nonjudicial foreclosure sale has been completed, the traditional method by which the sale is challenged is a suit in equity to set aside the trustee’s sale. (Anderson v. Heart Federal Sav. & Loan Assn. (1989) 208 Cal.App.3d 202, 209-210.) Generally, a challenge to the validity of a trustee’s sale is an attempt to have the sale set aside and to have the title restored. (Onofrio v. Rice (1997) 55 Cal.App.4th 413, 424 (Onofrio), citing 4 Miller & Starr, Cal. Real Estate (2d ed. 1989) Deeds of Trusts & Mortgages, § 9.154, pp. 507-508.)

 

The burden of proof is on the former owner:

A nonjudicial foreclosure sale is accompanied by a common law presumption that it ‗was conducted regularly and fairly.  This presumption may only be rebutted by substantial evidence of prejudicial procedural irregularity. The mere inadequacy of price, absent some procedural irregularity that contributed to the inadequacy of price or otherwise injured the trustor, is insufficient to set aside a nonjudicial foreclosure sale.

It is the burden of the party challenging the trustee’s sale to prove such irregularity and thereby overcome the presumption of the sale’s regularity.‖ (Melendrez v. D & I Investment, Inc. (2005) 127 Cal. App.4th 1238, 1258 (Melendrez) In addition, under section 2924,6 there is a conclusive statutory presumption created in favor of a bona fide purchaser who receives a trustee’s deed that contains a recital that the trustee has fulfilled its statutory notice requirements. (Melendrez, supra, 127 Cal App.4th at p. 1250.)

Case law instructs that the elements of an equitable cause of action to set aside a foreclosure sale are: (1) the trustee or mortgagee caused an illegal, fraudulent, or willfully oppressive sale of real property pursuant to a power of sale in a mortgage or deed of trust;

(2) the party attacking the sale (usually but not always the trustor or mortgagor) was prejudiced or harmed; and

(3) in cases where the trustor or mortgagor challenges the sale, the trustor or mortgagor tendered the amount of the secured indebtedness or was excused from tendering. (Bank of America etc. Assn. v. Reidy, supra, 15 Cal.2d at p. 248; Saterstrom v. Glick Bros. Sash, Door & Mill Co. (1931) 118 Cal.App. 379, 383 (Saterstrom) [trustee’s sale set aside where deed of trust was void because it failed to adequately describe property]; Stockton v. Newman (1957) 148 Cal.App.2d 558, 564 (Stockton) [trustor sought rescission of the contract to purchase the property and the promissory note on grounds of fraud]; Sierra-Bay Fed. Land Bank Ass’n v. Superior Court (1991) 227 Cal.App.3d (1991) 227 Cal.App.3d 318, 337 (Sierra-Bay) [to set aside sale, ―debtor must allege such unfairness or irregularity that, when coupled with the inadequacy of price obtained at the sale, it is appropriate to invalidate the sale‖; ―debtor must offer to do equity by making a tender or otherwise offering to pay his debt‖]; Abadallah v. United Savings Bank (1996) 43 Cal.App.4th 1101, 1109 (Abadallah) [tender element]; Munger v. Moore (1970) 11 Cal.App.3d 1, 7 [damages action for wrongful foreclosure]; see also 1 Bernhardt, Mortgages, Deeds of Trust and Foreclosure Litigation (Cont.Ed.Bar 4th ed. 2011 supp.) § 7.67, pp. 580-581 and cases cited therein summarizing grounds for setting aside trustee sale.)

 

The Tender requirement

Because the action is in equity, a defaulted borrower who seeks to set aside a trustee’s sale is required to do equity before the court will exercise its equitable powers. (MCA, Inc. v. Universal Diversified Enterprises Corp. (1972) 27 Cal.App.3d 170, 177 (MCA).)

Consequently, as a condition precedent to an action by the borrower to set aside the trustee’s sale on the ground that the sale is voidable because of irregularities in the sale notice or procedure, the borrower must offer to pay the full amount of the debt for which the property was security. (Abadallah, supra, 43 Cal.App.4th at p. 1109; Onofrio, supra, at p. 424 [the borrower must pay, or offer to pay, the secured debt, or at least all of the delinquencies and costs due for redemption, before commencing the action].)

The rationale behind the rule is that if [the borrower] could not have redeemed the property had the sale procedures been proper, any irregularities in the sale did not result in damages to the [borrower]. (FPCI RE-HAB 01 v. E & G Investments, Ltd. (1989) 207 Cal.App.3d 1018, 1022.)

 

A series of cases have come down in the last few weeks that have some very serious ramifications for lenders.

The most dramatic case is that of Lona v. Citibank, based on a property right here in my back yard. The fact pattern in Lona is that the bank foreclosed and Lona sued the bank to void the sale on the absurd theory that the lender made him an unconscionable loan he couldn’t possibly afford therefore the loan was void. (Apparently, he’s a mushroom farmer in Hollister making $40k/yr)*.

Lona alleged that he agreed to refinance the home, on which he owed $1.24 million at the time, in response to an ad. The monthly payments were more than four times his income, so unsurprisingly, he defaulted within five months and the home was sold at a trustee’s sale in August 2008.

Lona obtained two re-financed loans: the first being $1.125 million, a 30-year term and an interest rate that was fixed at 8.25% for five years and adjustable annually after that, with a cap of 13.255 and the second loan being $375,000, with a term of 15 years, a fixed rate of 12.25%, monthly payments of nearly $4,000, and a balloon payment of $327,000 at the end of the 15 year term.

Lona testified that English was not his first language, he was 50 years old at the time of the loan and he that he did not understand the loan documents. Of course, he also did not read the loan documents.

After Citibank foreclosed, it filed an unlawful detainer action (“UD”) to evict Lona, but the UD was consolidated with Lona’s lawsuit to void and set aside the foreclosure sale. According to Citibank, Lona had been “living for free” in the house and had not posted bond or paid any “impound funds.” (since 2007!!!)

San Benito County Superior Court Judge Harry Tobias said Lona’s “bare allegations” were not enough to persuade him that the bank or the broker had engaged in misconduct and that it was “hard to believe” that the Lonas weren’t “responsible for their own conduct,” especially since they owned other property that had been foreclosed upon.

Despite the craziness of Plaintiff’s theory, the appellate court rendered a 32 page opinion that discussed in major detail that:
1) The borrower did not have to tender offer (which goes against almost a century of a legal precedent); and
2) The borrower’s allegations of the loan being unconscionable were not wholly disproven by the lenders.

The Court decision stated “Lona had received $1.5 million from the lenders and had not made any payments since June 2007. Meanwhile, he and his wife continued to live in the house for free, without paying rent or any impound funds…” and so it was quite aware of the inequities or injustice of the situation. However, the Court still concluded that the Lenders did not meet their burden of proof on summary judgment and so the case may continue at its snail pace until trial. [Lona v. Citibank No. H036140. Court of Appeals of California, Sixth District. (December 21, 2011.)]

The other case that came down a week before Lona (Dec. 21) was the Bardasian (Dec. 15) case, where the borrower sued because the lender’s trustee did not discuss loan mod options with her as required by Civil Code Section 2923.5. The court granted the borrower’s injunction and like Lona, the borrowers did not tender, nor put up an undertaking or surety for the bond. The lower court had ruled at the injunction hearing that the trustee had not complied with the code and that Bardasian must bond in the amount of $20k. When she failed to do so, the lower court dissolved the injunction.

On appeal, the appellate court concluded that since the injunction had been issued after the court had ruled on the merits stating:

“Plaintiff seeks postponement of the foreclosure sale until the defendants comply with Civil Code [section] 2923.5. Plaintiff has established that BAC Home Loan Servicing did not comply with Civil Code section 2923.5 prior to the issuance of the notice of default on September 15, 2010.” “Plaintiff states under penalty of perjury that no contact was ever made at least 30 days before the notice of default was issued…”

that the injunction was not actually “preliminary” at all, but that the plaintiffs had essentially won their argument showing that the defendants had not complied with Section 2923.5 and so no Notice of Default could successfully issue and the trustee’s sale could not take place until Section 2923.5 had been complied with. (Bardasian v. Santa Clara Partners Mortgage C068488. Court of Appeals of California, Third District. (December 15, 2011).

So in one month, two appellate cases came down where the borrower could either pursue voiding a trustee’s sale or enjoin one without tendering!

2012 will prove to be an interesting year as more decisions stemming from the subprime meltdown start coming down the pipeline.

* The decision contained a footnote that Lona’s loan application that apparently stated Lona made $20k/month, or $240k/yr. Clearly, as stated income loans go, that was a whopper!

The Exceptions to the Tender requirement under LONA

First, if the borrower’s action attacks the validity of the underlying debt, a tender is not required since it would constitute an affirmation of the debt. (Stockton, supra, (1957) 148 Cal.App.2d at p. 564) [trustor sought rescission of the contract to purchase the property and the promissory note on grounds of fraud]; Onofrio, supra, 55 Cal.App.4th at p. 424.)

Second, a tender will not be required when the person who seeks to set aside the trustee’s sale has a counter-claim or set-off against the beneficiary. In such cases, it is deemed that the tender and the counter claim offset one another, and if the offset is equal to or greater than the amount due, a tender is not required. (Hauger, supra, (1954) 42 Cal.2d at p. 755.)

 

Third, a tender may not be required where it would be inequitable to impose such a condition on the party challenging the sale. (Humboldt Savings Bank v. McCleverty (1911) 161 Cal. 285, 291 (Humboldt). In Humboldt, the defendant’s deceased husband borrowed $55,300 from the plaintiff bank secured by two pieces of property. The defendant had a $5,000 homestead on one of the properties. (Id. at p. 287.) When the defendant’s husband defaulted on the debt, the bank foreclosed on both properties. In response to the bank’s argument that the defendant had to tender the entire debt as a condition precedent to having the sale set aside, the court held that it would be inequitable to require the defendant to•pay, or offer to pay, a debt of $57,000, for which she is in no way liable to attack the sale of her $5,000 homestead.10 (Id. at p. 291.)

Fourth, no tender will be required when the trustor is not required to rely on equity to attack the deed because the trustee’s deed is void on its face. (Dimock, supra, 81 Cal.App.4th at p. 878 [beneficiary substituted trustees; trustee’s sale void where original trustee completed trustee’s sale after being replaced by new trustee because original trustee no longer had power to convey property].)

 For a better understanding of how this new case affects your individual situation, contact the Firm and set up an appointment.

The Connection Between Average Homeowners and Foreclosure and Commercial Real Estate


Introduction
We all know all too well that there are troubles in housing. Folks cant afford to pay their mortgages and homes are going into foreclosure. But what about commercial real estate, the shopping centers, office buildings and warehouses local industry and the economy rely on? You see the empty space everywhere you go. In shopping centers and office buildings across Palm Beach County and the Treasure Coast. What’s going on in commercial real estate? And what will it mean to you?
Commercial Lags Residential
Commercial real estate – retail, office, warehouse, hotels – lags behind residential real estate in both negative and positive impacts. So when the housing market crashed, it took about another year to really start seeing effect in commercial real estate. And when housing recovers, it will take more time for commercial real estate to fully come back.
The Ripple Effects
The connection between housing and commercial real estate is clear if you track the life cycle of dollars. In a nutshell, when home appreciate in value, folks have more money to spend and feel more confident spending it. Retail, office and hotel space to support that spending grows as does warehouse space to house and distribute goods in transit.
When housing crashed folks stopped spending, companies (the occupants of the commercial real estate space) contracted – laying off workers, cutting back on inventory and not longer needing as much commercial space. As more people became un or under employed and concerned about their income and more home values dropped, this process continued.
The businesses that counted on spending cut back on the space they needed and what they were willing to pay for that space. Unlike homes where values are based on what comparable homes in the area are selling for, commercial real estate value is based on cap rates or, essentially, the revenue it generates from rent. So as the space needs and rental rates went down, so did the value of the commercial real estate itself. This in turn often times trigger defaults under the loan documents which require that certain rent and occupancy levels be maintained. Much of this financing was provided by local community banks, already in trouble themselves. And as the loan matured – commercial loans are normally for terms of 3 to 7 years – refinance money was scare, even ore so for underwater properties.
Examples
We see this all over Palm Beach County and the Treasure Coast where the housing crisis and unemployment is even higher than the national average. In fact office vacancies are hovering at around 20%. Retail and warehouse at around 15%.
One high visibility example is the Bank of America Centre right here on Flagler, purchased in 2005 for $28 million with an $18 million loan. Rental income from office space was sufficient to cover the mortgage payments and expected to increase. Instead, when the real estate bubble burst, housing and the economy tanked, businesses cut back, and half of the space in the building has been now vacant since the beginning of the year. The same thing happened in City Place with retail tenants.
In many of these cases, the owners no longer wan the building and are trying to negotiate for a receiver to take over and a consensual foreclosure or deed in lieu of foreclosure or short sale no unlike many viewers who are now negotiating on their own home loans with their banks.
What Does It Mean To You?
In addition to seeing more vacant space, a different type of tenant mix, and expected slippage in repairs and maintenance on these spaces – since banks are concerned with selling the property to pay back their loan as opposed to the long terms interest of a project – perhaps the biggest impact this has on all of us has to do with the real estate taxes the County was counting on these commercial property owners to pay.
As we said, the value of commercial property depends on how much rent the property generates. So when rental income goes down, so does the value of the property itself. Since the real estate taxes we all pay is directly tied to property value, the real estate taxes also goes down. The problem is those real estate taxes help pay for much of the public services we all need – including police, schools, trash removal, rood repairs, you name it.
By some estimates, the budget in Palm Beach will have to be cut by as much as $50 million which means $50 million spent on these types of services will have to be cut (the other alternative would be to raise the amount we all pay for real estate taxes enough to cover this loss).
The bottom line? Expect to see serious cuts in services this year. And remember, since commercial real estate follows residential real estate recovery too, this trend is likely to continue for at least the next three years. Supporting local business ( perhaps as opposed to buying things on-line?) is one thing you can do to help turn commercial real estate in Palm Beach County and along the Treasure Coast around as quickly as possible.

Americans brace for next foreclosure wave

ReutersBy Nick Carey | Reuters – Wed, Apr 4, 2012

A member of the protest group Occupy Fort Lauderdale Foreclosure Mobilization, who identified himself as “Peace”, sits in front of a home owned by 84-year-old Adeline Pierre in North Miami Beach, Florida, March 28, 2012. The Occupy group hopes to stop a pending eviction order on Pierre, who has lived with her family for 20 years in the home. REUTERS/Joe Skipper (UNITED STATES – Tags: SOCIETY)View Gallery

A member of the protest group Occupy Fort Lauderdale Foreclosure Mobilization, who …
Daniel Burns, 52, stands in the doorway of his home in Garfield Heights, Ohio March 23, 2012. Unable to cover his mortgage, Burns received a grant from a government fund using money repaid from the 2008 bank bailout. REUTERS/Matt Sullivan

Daniel Burns, 52, stands in the …

GARFIELD HEIGHTS, Ohio (Reuters) – Half a decade into the deepest U.S. housing crisis since the 1930s, many Americans are hoping the crisis is finally nearing its end. House sales are picking up across most of the country, the plunge in prices is slowing and attempts by lenders to claim back properties from struggling borrowers dropped by more than a third in 2011, hitting a four-year low.

But a painful part two of the slump looks set to unfold: Many more U.S. homeowners face the prospect of losing their homes this year as banks pick up the pace of foreclosures.

“We are right back where we were two years ago. I would put money on 2012 being a bigger year for foreclosures than 2010,” said Mark Seifert, executive director of Empowering & Strengthening Ohio’s People (ESOP), a counseling group with 10 offices in Ohio.

“Last year was an anomaly, and not in a good way,” he said.

In 2011, the “robo-signing” scandal, in which foreclosure documents were signed without properly reviewing individual cases, prompted banks to hold back on new foreclosures pending a settlement.

Five major banks eventually struck that settlement with 49 U.S. states in February. Signs are growing the pace of foreclosures is picking up again, something housing experts predict will again weigh on home prices before any sustained recovery can occur.

Mortgage servicing provider Lender Processing Services reported in early March that U.S. foreclosure starts jumped 28 percent in January.

More conclusive national data is not yet available. But watchdog group, 4closurefraud.org which helped uncover the “robo-signing” scandal, says it has turned up evidence of a large rise in new foreclosures between March 1 and 24 by three big banks in Palm Beach County in Florida, one of the states hit hardest by the housing crash

Although foreclosure starts were 50 percent or more lower than for the same period in 2010, those begun by Deutsche Bank were up 47 percent from 2011. Those of Wells Fargo’s rose 68 percent and Bank of America’s, including BAC Home Loans Servicing, jumped nearly seven-fold — 251 starts versus 37 in the same period in 2011. Bank of America said it does not comment on data provided by other sources. Wells Fargo and Deutsche Bank did not comment.

Housing experts say localized warning signs of a new wave of foreclosure are likely to be replicated across much of the United States.

Online foreclosure marketplace RealtyTrac estimated that while foreclosures dropped slightly nationwide in February from January and from February 2011, they rose in 21 states and jumped sharply in cities like Tampa (64 percent), Chicago (43 percent) and Miami (53 percent).

RealtyTrac CEO Brandon Moore said the “numbers point to a gradually rising foreclosure tide as some of the barriers that have been holding back foreclosures are removed.”

One big difference to the early years of the housing crisis, which was dominated by Americans saddled with the most toxic subprime products — with high interest rates where banks asked for no money down or no proof of income — is that today it’s mostly Americans with ordinary mortgages whose ability to meet payment have been hit by the hard economic times.

“The subprime stuff is long gone,” said Michael Redman, founder of 4closurefraud.org. “Now the folks being affected are hardworking, everyday Americans struggling because of the economy.”

“HARD TO CATCH UP”

Until December 2010, Daniel Burns, 52, had spent his working life in the trucking industry as a long-haul driver and manager. When daily loads at the small family business where he worked tailed off, he lost his job.

Unable to cover his mortgage, Burns received a grant from a government fund using money repaid from the 2008 bank bailout. That grant is due to expire in early 2013 and Burns is holding out on hopeful comments from his former employer that he might get his job back if the economy recovers.

“If things don’t pick up, I will be out on the street,” he said, staring from his living room window at two abandoned houses over the road in the middle-class Cleveland suburb of Garfield Heights, the noise of traffic from a nearby Interstate highway filling the street.

Underscoring the uncertainty of his situation, Burns’ cell phone rings and a pre-recorded message announces that his unemployment benefits are due to be cut off in April.

A bit further up the shore of Lake Erie, Cristal Fell, who works night shifts entering data for a trucking company in Toledo, has fallen behind on her mortgage a second time because her ex-husband lost his job and her overtime was cut.

“Once you get behind it’s so hard to catch up,” she said.

Fell, a mother of four, hopes the economy will gather enough speed to help her avoid any risk of losing her home. Her ex-husband has found a new job and she is getting more overtime, so she hopes she can catch up on her mortgage by the fall.

Burns and Fell are the new face of the U.S. housing crisis: Middle class, suburban or rural with a conventional 30-year fixed mortgage at a reasonable interest rate, but unemployed or underemployed. Although the national unemployment rate has fallen to 8.3 percent from its peak of 10 percent in October 2009, nearly 13 million Americans remain jobless, meaning many are struggling to keep up with their mortgage payments.

Real estate company Zillow Inc says more than one in four American homeowners were “under water” or owed more than their homes were worth in the fourth quarter of 2011. The crisis has wiped out some $7 trillion in U.S. household wealth.

“We’re seeing more people coming through who have good loans with reasonable interest rates,” said Ed Jacob, executive director of non-profit lender Neighborhood Housing Services of Chicago Inc, which provides foreclosure counseling. “But in many households only one person works now instead of two, or they had their hours cut.”

“The answer to the housing crisis now is job creation.”

EARLY SIGNS OF UPTICK?

Zillow expects the resurgence in foreclosures this year, combined with excess inventory of unsold, bank-owned homes will contribute to a 3.7 percent national decline in prices before the market hits bottom in 2013 and stays there until 2016.

“The hangover from this crisis will far outlast the party of the boom years,” said Zillow chief economist Stan Humphries.

Getting through the remaining foreclosures and dealing with the resulting flood of homes on the market in the wake of the bank settlement is a necessary part of the healing process for the U.S. housing market, he added.

According to leading broker dealer Amherst Securities, some 9.5 million homes are still at risk of default and in February it said it expected to see the uptick in foreclosures start to hit in March and April.

There is other evidence that many of the foreclosures that did not happen in 2011 will happen this year.

A January report by the Neighborhood Economic Development Advocacy Project in New York found that in the first half of 2011 the number of 90-day pre-foreclosure notices in New York City outnumbered court foreclosure actions by a ratio of 14 to one, indicating that while proceedings were initiated against many homeowners, they were left incomplete.

“Now the banks have a settlement, foreclosure numbers for 2012 are going to be high,” said NEDAP co-director Josh Zinner.

A recent survey by the California Reinvestment Coalition, an umbrella group of nearly 300 non-profit groups in the state, of member agencies found 75 percent of respondents expected increased demand for their foreclosure prevention services in 2012 but more than a third had to scale back services because of funding cuts.

“Funding is a major concern given what our members expect for this year,” said associate director Kevin Stein.

All this has non-profits intensifying calls for the Federal Housing Finance Agency to drop its opposition to allowing the government-backed mortgage giants Fannie Mae and Freddie Mac it regulates to reduce principal for underwater homeowners.

timothymccandless.wordpress.com

Principal reduction involves reducing the amount borrowers owe in order to make a loan modification affordable for struggling homeowners. Republicans and the FHFA oppose principal reduction because of the risk of “moral hazard”- that homeowners who do not need help will seek to abuse largesse and have their mortgages reduced too.

ESOP in Ohio engages in “hits” on Chase branches — they say Chase is the least accommodating major bank when it comes to working with struggling homeowners — where they try to hand letters to bank mangers calling on chief executive Jamie Dimon to lobby FHFA head Edward DeMarco for principal reductions. A Chase spokeswoman said the bank has made “extensive efforts” to work with homeowners, helping 775,000 borrowers stay in their homes since early 2009, avoiding foreclosure “more than twice as often as we have had to foreclose.” Housing groups like ESOP maintain, as they have throughout the housing crisis, that unless the FHFA embraces widespread principal reduction, many more under water borrowers face losing their homes.

“Until banks engage in meaningful principal reduction as a matter of course,” ESOP’s Seifert said after a recent protest at a Chase branch in Cleveland, “this crisis will not end.”

(Reporting By Nick Carey; Editing by Martin Howell and William Schomberg; Desking by Andrew Hay)