Trolan v. Trolan ( 2019 )


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  • Filed 1/30/19
    CERTIFIED FOR PUBLICATION
    IN THE COURT OF APPEAL OF THE STATE OF CALIFORNIA
    SIXTH APPELLATE DISTRICT
    PATRICK TROLAN et al., as Trustees,                 H044213
    etc.,                                              (Santa Cruz County
    Super. Ct. No. 16PR00237)
    Plaintiffs and Appellants,
    v.
    NELLIE TROLAN,
    Defendant and Respondent.
    This appeal arises out of a dispute between six siblings over the interpretation of
    the Trolan Family Trust (the trust), created by their parents in 1974. Upon the death of
    their mother in 2015, the siblings became cotrustees of the trust, with the power to act by
    majority vote. Five of the siblings, Appellants in this matter, agreed to maintain the
    assets in trust, hoping they would increase in value for the next generation. The sixth
    sibling, Respondent, asked for distribution of her share of the trust in cash, setting the
    stage for the instant appeal. Upon a petition filed by Appellants, the trial court
    interpreted the trust to require liquidation and distribution of the trust assets upon the
    death of the last surviving parent, based primarily on a provision requiring distribution to
    any beneficiary when he or she turned 30 years old. The court removed the siblings as
    trustees and ordered the replacement trustee to liquidate and distribute the trust assets, as
    all parties were over 30.
    Appellants contend the trial court erred in making these findings and orders;
    additionally, they argue the court erred in ordering the trust to pay Respondent’s attorney
    fees and costs incurred in opposing the petition. We agree with the trial court that the
    clear, unambiguous language of the trust requires distribution of the trust assets and
    termination of the trust. However, the trial court erred when it ordered liquidation of the
    trust assets to accomplish that purpose, rather than deferring to the discretion of the
    trustees to distribute the trust. The orders removing the parties as trustees and requiring
    the trust to pay all attorney fees and costs flowed from that error. We therefore will
    reverse the orders.
    I. FACTUAL AND PROCEDURAL BACKGROUND
    The six siblings are Patrick Trolan, Jay Trolan, Therese Trolan, William Trolan,
    Tim Trolan (Appellants) and Nellie Trolan (Respondent). Their parents, Howard and
    Alice Trolan, established the trust in 1974, when all of the siblings were minors. Howard
    predeceased Alice, leaving her as the sole settlor and trustee.
    In 2003, Alice Trolan amended the trust to name all six of her children, Appellants
    and Respondent, as successor cotrustees, with the power to act by majority vote.
    Alice Trolan died in July 2015; at that time the trust became irrevocable, and the
    six siblings became the trustees.
    A. Relevant Trust Provisions
    The Fifth section of the trust is entitled “Dispositive Provisions.” Upon the death
    of the later surviving of Howard and Alice Trolan, the trust provides that it shall be
    apportioned into equal shares for each of the Trolans’ “then living children.”1 The trust
    does not require the trustee to physically segregate or divide the trust shares, “except as
    segregation or division may be required by the termination of any of the trusts . . . .” The
    trustees have the ability to “distribute the remaining principal and any accumulated
    income, or continue the trust for the benefit of the beneficiaries [named in the trust],
    under the terms and conditions” set forth in the “Dispositive Provisions” section.
    1
    Additional provisions discuss distribution if any of the Trolans’ children are
    deceased; as all six children were alive at the time of Alice Trolan’s death, those
    provisions are not relevant to our discussion.
    2
    Relevant to the instant dispute, the trust provides, “Distributions of principal shall be
    made as follows: [¶] . . . [¶] Whenever any beneficiary for whom a trust is then held
    shall have attained the age of twenty-five (25) years the Trustee shall distribute to such
    beneficiary one-half (1/2) of the principal of the trust held for him; upon having attained
    the age of thirty (30) years the Trustee shall distribute to such beneficiary the balance of
    his or her trust.”2 The trust further provides, “Unless sooner terminated in the manner
    hereinbefore provided, each trust shall cease and terminate not later than twenty-one (21)
    years from the death of the Surviving Spouse, or the death of the survivor of Co-Trustors’
    children, or any of their descendants who are living at the date this trust is executed,
    which ever death shall last occur.”
    The trust also sets forth “Trustee’s Powers,” giving the trustee certain “powers and
    discretions” in addition to those “granted to or vested in the Trustee by law or by [the
    trust].” The trustee can “continue to hold any property received in trust, including
    undivided interest in real property, and to operate any property or any business received
    in the trust as long as the Trustee, in the Trustee’s discretion may deem advisable.” The
    trustee also has the power, “[u]pon any division or distribution of the Trust Estate, to
    partition, allot and distribute the Trust Estate in undivided interests or in kind, or partly in
    money and partly in kind, at valuations determined by the Trustee, and to sell such
    property as the Trustee may deem necessary to make division or distribution.”
    B. Dispute Leading to Petition
    The trust estate consists primarily of Comerica Bank stock and several parcels of
    real property. Following Alice Trolan’s death, Respondent asked to receive her one-sixth
    share of the estate in cash. Appellants agreed they wanted to retain the real property in
    trust hoping the property would appreciate in value. As the majority, they agreed to
    2
    We shall hereafter refer to this provision as the Age 30 Provision.
    3
    transfer Respondent’s share to her in cash after determining the value of her share based
    on the fair market value of the real property assets.
    The parties retained a probate referee to value the real properties. Based on his
    appraisal, a conflict arose regarding the value, particularly of property located on Deer
    Creek Road in Santa Cruz.3 Appellants contend the referee overvalued the land. They
    obtained alternate appraisals that valued the land much lower than the referee.
    Respondent wanted to use the referee’s valuation to determine her share of the trust.
    Appellants proposed several alternatives, none of which involved the complete
    liquidation of the trust assets. Respondent found the proposals unacceptable.
    During these negotiations, Appellants and Respondent each retained their own
    attorneys. Respondent asked that her attorney fees be paid from the trust, a request the
    Appellants opposed.
    C. Procedural History
    Appellants then filed a Petition Regarding the Internal Affairs of a Living Trust
    (the petition), asking the trial court to make findings regarding the value of the trust estate
    as a whole and Respondent’s share of that estate, based on the lower appraisal the
    Appellants obtained in response to the referee’s overvaluation of the Deer Creek Road
    property. They further asked the court to order that, upon distribution to Respondent of
    her share, all parties sign a mutual general release confirming the accuracy of the court’s
    finding regarding the value of Respondent’s share, and waiving Respondent’s right to
    appeal or bring any further proceedings regarding administration of the trust. The parties
    each own a 3 percent interest in one of the real properties contained in the trust, called the
    3
    Appellants allege the dispute concerns one piece of property on Deer Creek
    Road; Respondent claims the dispute involves three pieces of property, two on Deer
    Creek Road and one referred to as the “small Brook Tree lot.” For purposes of our
    analysis, we will refer to all of the disputed properties as the Deer Creek Road property.
    We do not need to determine the specific nature of the dispute in order to decide this
    appeal.
    4
    41st Avenue property in the petition; the trust owns the remaining 82 percent of the
    property. Appellants asked the trial court to allow the transfer of stock shares in
    exchange for the release of Respondent’s 3 percent interest in the 41st Avenue property
    to the trust. Finally, they asked the court to order that Respondent pay her own attorney
    fees and costs.
    Respondent filed opposition to the petition, arguing that the terms of the trust
    required outright distribution of the trust assets if all beneficiaries were at least 30 years
    old at Alice Trolan’s death. She asked the court to make findings regarding the value of
    the trust assets, and the value of her share of the trust, based on the average of the
    appraisal prepared by the referee, and an additional appraisal she obtained for the Deer
    Creek Road property. She included in her proposed valuation of the trust the expenses
    the Appellants incurred, if proved by documentation and receipt, as well as her own
    attorney fees and costs. Respondent indicated she would release her 3 percent interest in
    the 41st Avenue property for $25,000. She asked the court to direct the trustees to
    liquidate the portion of the trust estate held in stocks and pay any capital gains as a trust
    expense. Respondent also believed the court should order the trustees to handle all
    income taxes, including capital gains taxes, at the trust level upon the transferring of trust
    assets to the six beneficiaries, so that all beneficiaries receive an equal beneficiary
    interest after factoring tax implications. She asked the court to order the sale of the real
    properties in the trust, with the proceeds divided equally amongst the six beneficiaries,
    and the trust thereafter to be terminated.
    Following their initial pleadings, the parties filed several replies and trial briefs,
    each of which further elaborated on the nature of the dispute between them. Throughout
    her pleadings, Respondent’s proposition for how the dispute should be resolved remained
    the same; in her trial brief, she confirmed her position that the trust assets should be sold,
    the proceeds equally distributed between the beneficiaries, and the trust thereafter
    terminated. Appellants changed their requested relief in each subsequent filing, although
    5
    they remained steadfast in their belief the trust did not need to be liquidated but could
    instead be maintained based on the decision of the majority of the cotrustees. In their
    trial brief, Appellants asked the court to find that Appellants, as the majority trustees, had
    the right to retain property in the trust in their discretion and had the right to decide
    questions of valuation of property held in the trust, suggesting the court’s inquiry should
    end there.4 If the trial court disagreed, Appellants asked the court to order Respondent to
    accept their offer that the one Deer Creek Road property they believed was in dispute be
    put on the market to determine the value of the lot. If the lot sold within 90 days, the sale
    price would be used to determine and distribute Respondent’s share of the trust estate.
    However, if after 90 days the parties did not receive an offer over $425,000, Appellants
    suggested the court should use that figure to calculate Respondent’s share, to be paid
    through a transfer of stock.
    By stipulation of the parties, the court set an evidentiary hearing in September
    2016. Each party provided exhibit and witness lists, and designated witnesses to testify
    regarding the valuation of the disputed property. At the outset of the hearing, the court
    issued a tentative ruling, “based on the Court’s interpretation of the language of the
    Trust.” 5 It determined there was no need to hold an evidentiary hearing to interpret the
    trust because, “the controlling language of the trust is specific and unambiguous,” such
    that it could, “make a ruling requiring liquidation of the trust based on the trust’s plain
    language.” The court found the Age 30 Provision, which it described as a “mandatory
    specific provision,” prevailed over the general provision allowing the trustees to continue
    to hold property in trust. After announcing the tentative decision, the court allowed
    argument. It then offered the parties the opportunity to meet and confer to settle their
    4
    The brief references a proposed order Appellants submitted with the brief; that
    proposed order is not part of the record on appeal.
    5
    The September 30, 2016 evidentiary hearing was not reported, as the parties did
    not provide a court reporter. The court issued an Order Certifying Settled Statement on
    Appeal in Lieu of Transcript on April 6, 2017.
    6
    dispute. After several hours, they were not able to reach a resolution, causing the court to
    adopt its tentative ruling. “The Court did not hear testimony from any of the appraisers
    or from the parties because the language was clear and the Court believed it must give
    preference to the specific trust provisions over the general trust provisions.”
    After ruling the Age 30 Provision required liquidation and distribution of the trust,
    the court ordered the removal of all cotrustees and appointed a professional fiduciary to
    carry out the trust terms. It did so, “Based on the Court’s belief that the failure to
    distribute the trust assets was a breach of the fiduciary duties of loyalty and impartiality,
    and the fact that the parties could not reach a resolution even when they were aware of
    the Court’s tentative ruling, and based on the sua sponte authority provided by [Probate
    Code] §15642(a).” The court then ordered the new trustee (the successor trustee) to
    liquidate the trust assets, pay expenses and taxes, pay both parties’ attorney fees and costs
    from the trust, and distribute the balance equally between the parties. Regarding the 41st
    Avenue property, the court ordered that the 82 percent owned by the trust should be
    distributed to the parties in one-sixth shares, as tenants in common. The court
    memorialized these orders in a written order filed October 13, 2016; the attorney for the
    successor trustee gave the parties notice of the entry of that order on the same date.
    Appellants subsequently filed a motion to vacate the October 13, 2016 order,
    while the successor trustee filed a petition to begin enforcing the order. On December 2,
    2016, the court issued an order allowing the successor trustee to marshal the assets and
    pay expenses, taxes, and both parties’ attorney fees pending the court’s ruling on the
    motion to vacate; the court ruled that she could not start liquidating the assets until a
    determination regarding the October 13, 2016 order had been made. Appellants filed a
    Notice of Appeal of the December 2, 2016 order on December 8, 2016. When the court
    declined to rule on their motion to vacate based on that notice of appeal, Appellants then
    amended the appeal, first to include the October 13, 2016 order, and then to include the
    7
    September 30, 2016 minute order.6 Appellants timely appealed each of these appealable
    orders. (Code Civ. Proc., § 904.1(1); Prob. Code, §§ 1300, 1304; Cal. Rules of Court,
    rules 8.104(a) and (c), 8.108(c).)7
    II. DISCUSSION
    A. The Trial Court Erred in Ordering the Liquidation of the Trust
    At the heart of Appellants’ appeal is their contention that the trial court erred in
    finding that the trust had to be liquidated and distributed based on the Age 30 Provision;
    all subsequent orders flowed from that finding, including the court’s order removing the
    parties as trustees and its orders instructing the successor trustee to pay both parties’
    attorney fees and costs from the trust assets. Therefore, we will first consider the
    propriety of the court’s interpretation of the trust to require the immediate distribution
    and liquidation of the assets.
    1. Standard of Review
    “The interpretation of a written instrument, even though it involves what might
    properly be called questions of fact [citation], is essentially a judicial function to be
    exercised according to the generally accepted canons of interpretation so that the
    purposes of the instrument may be given effect. [Citations.] Extrinsic evidence is
    ‘admissible to interpret the instrument, but not to give it a meaning to which it is not
    reasonably susceptible’ [citations], and it is the instrument itself that must be given effect.
    6
    Although the October 13, 2016 order reflects the rulings the court made on
    September 30, 2016, Appellants included the September 30, 2016 minute order in the
    appeal as a “precautionary measure,” in the event the minute order stood as an
    independently reviewable order under the Probate Code, as the October 13 order does not
    “precisely track” the minute order.
    7
    On January 4, 2017, Appellants filed a petition for writ of supersedeas, mandate,
    prohibition, certiorari, or other appropriate relief, and a request for immediate stay, which
    we denied in an order filed June 5, 2017, after considering briefs from both parties. We
    also denied Appellants’ February 2, 2017 request to take judicial notice of judicial
    admissions in lieu of a settled statement.
    8
    [Citations.] It is therefore solely a judicial function to interpret a written instrument
    unless the interpretation turns upon the credibility of extrinsic evidence.” (Parsons v.
    Bristol Development Co. (1965) 
    62 Cal. 2d 861
    , 865; Sanders v. Yanez (2015)
    
    238 Cal. App. 4th 1466
    , 1471.) As the trial court did not consider extrinsic evidence in
    interpreting the subject trust, we review the matter de novo. (See Estate of Cairns (2010)
    
    188 Cal. App. 4th 937
    , 944 (Cairns); Ike v. Doolittle (1998) 
    61 Cal. App. 4th 51
    , 73 (Ike).)
    2. The Clear, Unambiguous Language of the Trust Required Distribution and
    Termination of the Trust Upon Alice Trolan’s Death
    Appellants argue that the trial court misinterpreted Alice Trolan’s intent,
    contending she did not mean to have the trust liquidated and terminated once all of the
    beneficiaries turned 30. They believe the trial court’s interpretation of the Age 30
    Provision is inconsistent with the general provisions of the trust which delineate the
    powers of the trustees, in particular the power to continue to hold property in trust, and
    the power to act by majority vote. Based on this alleged ambiguity, Appellants argue the
    trial court erred in refusing to consider extrinsic evidence.
    Probate Code8 section 21102 provides: “(a) The intention of the transferor as
    expressed in the instrument controls the legal effect of the dispositions made in the
    instrument. [¶] (b) The rules of construction in this part apply where the intention of the
    transferor is not indicated by the instrument. [¶] (c) Nothing in this section limits the use
    of extrinsic evidence, to the extent otherwise authorized by law, to determine the
    intention of the transferor.”
    “The words of an instrument are to receive an interpretation that will give every
    expression some effect, rather than one that will render any of the expressions
    inoperative.” (§ 21120.) “All parts of an instrument are to be construed in relation to
    each other and so as, if possible, to form a consistent whole. If the meaning of any part
    8
    All future statutory references are to the Probate Code unless otherwise noted.
    9
    of an instrument is ambiguous or doubtful, it may be explained by any reference to or
    recital of that part in another part of the instrument.” (§ 21121.)
    In order to first ascertain, and then, if possible, give effect to the intent of the
    trustor, the court must consider the whole of the trust instrument, not just separate parts
    of it. 
    (Cairns, supra
    , 188 Cal.App.4th at p. 944.) If the language of the instrument
    clearly sets forth the intent, the court does not consider extrinsic evidence; it only looks to
    extrinsic evidence in the event of an ambiguity. (See Estate of Dodge (1971) 
    6 Cal. 3d 311
    , 318 (Dodge); Estate of Avila (1948) 
    85 Cal. App. 2d 38
    , 39-40 (Avila).) The trial
    court can consider extrinsic evidence to reveal a latent ambiguity. (Estate of Dye (2001)
    
    92 Cal. App. 4th 966
    , 977-979; Estate of Russell (1968) 
    69 Cal. 2d 200
    , 206-213 (Russell).)
    The court can also consider extrinsic evidence regarding the circumstances under which
    the trust was made, in order to interpret the trust instrument, but not to give it a meaning
    to which it is not reasonably susceptible. 
    (Russell, supra
    , 69 Cal.2d at p. 211; 
    Ike, supra
    ,
    61 Cal.App.4th at pp. 73-74.) However, if the court can ascertain the testator’s intent
    from the words actually used in the instrument, the inquiry ends. (Estate of Newmark
    (1977) 
    67 Cal. App. 3d 350
    , 355-356.) “Where the terms of [the instrument] are free from
    ambiguity, the language used must be interpreted according to its ordinary meaning and
    legal import and the intention of the testator ascertained thereby.” 
    (Avila, supra
    ,
    85 Cal.App.2d at pp. 39-40.)
    Considering the trust as a whole, we conclude the trust is not ambiguous on its
    face; the provisions clearly require the distribution of assets and termination of the trust
    upon the death of the last surviving spouse if the beneficiaries have all reached age 30.
    While Appellants contend the trial court erred in failing to consider extrinsic evidence on
    this point, nowhere in their briefs on appeal do Appellants allege that such evidence
    would reveal a different intent on Alice Trolan’s part. Rather, they argue that the
    provisions of the trust itself reflect her intention, as the general powers afforded to the
    trustees conflict with the Age 30 Provision. But reviewing all provisions together, we
    10
    find the Age 30 Provision to be specific and unambiguous, and consistent with the other
    provisions of the trust. The Fifth section of the trust (the “Dispositive Provisions”) which
    includes the Age 30 Provision, sets forth how long the trust will survive—at least through
    the life of the surviving spouse, and until all beneficiaries reach the age of 30. The
    remaining provisions specify the trustees’ duties during the life of the trust. These terms
    are not contradictory, as it is reasonable to conclude that the trustees’ duties as specified
    remain in effect until, as required under the Age 30 Provision, the trust is distributed and
    terminated. The Age 30 Provision simply determines when the trust shall be distributed.
    This reading of the trust is not strained and does not result in an absurd reading of the
    terms of the instrument but renders it a “consistent whole” under section 21121, and
    “give[s] every expression some effect, rather than one that will render any of the
    expressions inoperative.” (§ 21120.) We are required to construe the trust so as to give
    effect to each term it contains; the plain meaning of the Age 30 Provision when construed
    with the trust instrument as a whole conveys Alice Trolan’s unambiguous intent that the
    trust be distributed and terminated when all of the beneficiaries reach 30 years of age.
    However, Appellants argue that the record on appeal does not include the whole
    trust because the second page of the document was not presented to the trial court.
    Appellants do not specify how a failure to consider page two harmed them in this case;
    while they generally allege the second page contains provisions showing their parents’
    intent to maintain the trust after Alice Trolan’s death, they do not specify to which
    provisions they refer. “To establish prejudice, a party must show ‘a reasonable
    probability that in the absence of the error, a result more favorable to [it] would have
    been reached.’ [Citation.]” (Diaz v. Carcamo (2011) 
    51 Cal. 4th 1148
    , 1161.)
    Appellants contend Respondent had the burden of providing the trial court a complete
    copy of the trust because she was the party asking the court to interpret the trust.
    However, Appellants also asked the trial court to interpret the trust, insofar as they asked
    the court to determine whether the trust gave them authority to maintain, rather than sell,
    11
    the trust assets. Nothing in the record indicates they asked the trial court to consider page
    two of the trust in evaluating the issues; in their trial brief, Appellants did not cite to any
    of the provisions of page two as evidence of their parents’ desire to maintain the trust
    after Alice Trolan’s death. Nor does the record show Appellants objected to the court
    proceeding without a complete copy of the trust.
    Appellants correctly assert that this court cannot consider page two, provided by
    Respondent in her appendix on appeal, as it is outside the record reviewed by the trial
    court. (Doers v. Golden Gate Bridge etc. Dist. (1979) 
    23 Cal. 3d 180
    , 184, fn. 1.) Yet,
    that does not relieve Appellants of their burden to show prejudice from any purported
    errors committed by the trial court. Their argument thus fails, for they do not provide any
    information to show page two of the trust would alter the interpretation of Alice Trolan’s
    intent, either by this court or the trial court.
    Appellants next argue applying the Age 30 Provision as suggested by Respondent
    would have required the distribution of the trust during Alice Trolan’s life, thus making
    the provision unenforceable as drafted. The plain language of the trust shows otherwise.
    The Age 30 Provision falls under Section 5(I)(3) of the trust document, which states at
    the outset, “Upon the death of the Surviving Spouse, the Trustee shall distribute the
    remaining principal and any accumulated income, or continue the trust for the benefit of
    the beneficiaries hereinafter named, under terms and conditions as follows: . . .” (Italics
    added.) The Age 30 Provision is one of the “terms and conditions,” such that it only
    applied once Alice Trolan, the “Surviving Spouse,” died. It did not apply during Alice’s
    life.
    Appellants assert the above-quoted portion of Section 5(I)(3) gives the trustees the
    ability to terminate the trust or continue the trust for the benefit of the beneficiaries, such
    that they could elect to continue the trust after Alice Trolan’s death, which the majority
    did. But Appellants disregard the fact the provision allowing the trustees to terminate or
    12
    continue the trust is subject to the terms and conditions set forth in the remainder of
    Section 5(I)(3). Section 5(I)(3)(d) begins, “Distributions of principal shall be made as
    follows. . . .” (Italics added.) The subsequent provision, Section 5(I)(3)(d)(1) allows the
    trustee to make distributions to any beneficiary entitled to income from the trust as
    needed, “If the Trustee deems the net income payable hereunder not sufficient to provide
    for the reasonable care, support, maintenance, and education of any beneficiary. . . .”
    However, the Age 30 Provision, located in Section 5(I)(3)(d)(2), provides that there will
    be a partial distribution if the beneficiary is at least 25 years old, and full distribution
    once the beneficiary reaches age 30. These provisions, taken with the whole of Section 5,
    and the whole of the trust, indicate the trustees could continue the trust only where the
    terms and conditions required it to do so, namely if the beneficiaries were all under the
    age of 30. Once all beneficiaries were 30 or over, the terms of the trust required
    distribution to each of the beneficiaries upon the surviving spouse’s death.
    Appellants claim the fact all of Alice Trolan’s children were over 30 at the time
    she amended the trust in 2003 and 2004 shows her intent that the Age 30 Provision would
    not serve to terminate the trust immediately upon her death. Respondent makes valid
    arguments to the contrary. First, she contends the court is required to assume Alice
    Trolan could have had more children up to her death. While the facts presented in the
    instant case suggest it was unlikely Alice would have more children after signing the
    amendments, the rule on this issue is clear: “On the general subject of the inheritance
    and devolution of estates, it is never presumed that a woman, no matter how aged, is
    incapable of bearing children.” (Fletcher v. Los Angeles Trust & Sav. Bank (1920)
    
    182 Cal. 177
    , 184, internal citations omitted; see Cal. Will Drafting (Cont.Ed.Bar 3d ed.
    2017) § 34.17.) The second, and arguably more likely scenario proposed by Respondent,
    is that one of Alice Trolan’s children could have predeceased Alice. Under
    Section 5(I)(3)(b)(2) of the trust, the deceased child’s share of the trust would have then
    passed to his or her offspring, people who could have been under 30 at the time of Alice
    13
    Trolan’s death. Therefore, we do not agree the fact the parties were over 30 at Alice
    Trolan’s death reveals her intent to maintain the trust after her death.
    Appellants also argue Section 5(I)(3)(e) requires the trust to exist for 21 years after
    Alice Trolan’s death. That is not what the provision requires. Rather, it states, “Unless
    sooner terminated in the manner hereinbefore provided, each trust shall cease and
    terminate not later than twenty-one (21) years from the death of the surviving
    spouse. . . .” (Italics added.) As Respondent suggests, this provision comports with the
    basic statutory rule against perpetuities. “A nonvested property interest is invalid unless
    one of the following conditions is satisfied: [¶] (a) When the interest is created, it is
    certain to vest or terminate no later than 21 years after the death of an individual then
    alive. [¶] (b) The interest either vests or terminates within 90 years after its creation.”
    (§ 21205.) Section 5(I)(3)(e) simply requires the trust to terminate after 21 years if it has
    not otherwise terminated pursuant to the other provisions.
    Appellants suggest Respondent concedes in her response to the appeal that the
    trust contains ambiguities. They claim Respondent concedes the Age 30 Provision
    cannot be enforced as drafted to require distribution when each beneficiary turned 30
    because Alice Trolan was still alive when each of her children turned 30. Appellants
    further believe Respondent concedes the Age 30 Provision is inconsistent with other
    provisions in the trust. But Respondent does not concede either of these arguments. As
    discussed above, she correctly argues the Age 30 Provision did not take effect until Alice
    Trolan’s death, such that it did not require distribution while she was alive. She further
    says looking only at the Age 30 Provision, without considering the trust as a whole, one
    might think it is inconsistent with other provisions in the trust. However, she further
    argues that taking the trust as a whole, the Age 30 Provision is “clearly consistent” with
    the other provisions cited by Appellants. Respondent does not concede ambiguity in the
    trust.
    14
    Appellants further contend that application of the “specific-general rule” of
    statutory and document interpretation to the trust implicitly reveals ambiguity in the trust
    terms. Appellants claim, “Rules of interpretation are only applicable if a document is
    unclear and requires construction,” thus arguing the trial court’s use of the specific-
    general rule confirms the trust was ambiguous. We are not persuaded.
    Code of Civil Procedure section 1859 sets forth the specific-general rule. “In the
    construction of a statute the intention of the Legislature, and in the construction of the
    instrument the intention of the parties, is to be pursued, if possible; and when a general
    and particular provision are inconsistent, the latter is paramount to the former. So a
    particular intent will control a general one that is inconsistent with it.” (Code Civ. Proc.,
    § 1859.) The rule has been applied by courts of review to trust documents. Thus, Estate
    of Greenleaf (1951) 
    101 Cal. App. 2d 658
    (Greenleaf), demonstrates Code of Civil
    Procedure section 1859 does apply to interpretation of trusts; however, the Court of
    Appeal does not suggest the trial court must first consider extrinsic evidence or find an
    ambiguity to apply the rule. Rather, this rule governing the interpretation of the intent of
    the parties who drafted an instrument applies when two provisions in the document are
    inconsistent. “As to the general provisions of the trust in reference to the sale or
    disposition of the trust property, it appears that the trustee is vested with a wide
    discretion. It does not definitely appear that the general grant of discretion applies to the
    particular clause here involved, which clause specifically directs the trustee to act. Under
    section 3534 of the Civil Code particular expressions qualify those which are general.
    (See, also, Code Civ. Proc. § 1859.)” (Id. at pp. 664-665.) Thus, with respect to the
    Trolan trust, to the extent the Age 30 Provision is inconsistent with other general
    provisions of the trust, it is appropriate for the trustor’s specific intent expressed in the
    Age 30 Provision to control over the general powers of the trustees pursuant to Code of
    Civil Procedure section 1859, without the need to find an ambiguity in the trust.
    15
    The ruling in Estate of Simoncini (1991) 
    229 Cal. App. 3d 881
    , 889-890 further
    supports our conclusion that the specific-general rule applies even if there is no
    ambiguity in the document under review. Under the rule that the court must consider the
    whole of the testamentary instrument, and give ordinary interpretation to the words used
    therein, the Court of Appeal in Simoncini determined the will at issue in the case was
    unambiguous, despite the fact certain provisions appeared inconsistent. (Id. at p. 890.)
    The court reiterated the importance of considering specific statements of intent which
    may seem to conflict with more general statements, specifically a provision giving a
    particular property to one person despite the general statement the entire estate property
    should be equally divided. (Ibid.) “In our view, any other interpretation of the Will
    would violate the principle that the words of a will must be interpreted so as to give every
    expression some effect, rather than in a way that will render other language of the will
    inoperative. This interpretation of the disputed language also satisfies the statutory
    requirement that all parts of the Will must be construed so as to form a consistent whole.
    [Citation.] Appellant’s interpretation, on the other hand, would require us either to ignore
    specific language in the Will, or actually to rewrite it so as to render it entirely
    inoperative. This is not the function of this court. [Citation.] We are not free to ignore
    the plain meaning of the words actually used by the testatrix in her Will. [Citation.]”
    (Ibid.)
    The cases Appellants cite in support of their argument do not alter our analysis.
    Edwards v. Arthur Anderson LLP (2008) 
    44 Cal. 4th 937
    does not explicitly concern
    application of the specific-general rule; the language Appellants quote from that opinion
    does not provide sufficient support for their argument.9 While In re P.A. (2012)
    
    211 Cal. App. 4th 23
    , a juvenile justice case, did involve the specific-general rule, it
    “ ‘Where the language of a contract is clear and not absurd, it will be followed.
    9
    [Citations.] But if the meaning is uncertain, the general rules of interpretation are to be
    applied.’ [Citations.]” (Edwards v. Arthur Anderson 
    LLP, supra
    , 44 Cal.4th at p. 953.)
    16
    similarly does not require us to find the trial court’s application of that rule revealed an
    ambiguity in the trust. Rather, the Court of Appeal held that the specific-general rule
    could not be used to defeat legislative intent as between two inconsistent provisions of
    the Welfare and Institutions Code. (Id. at p. 40.) Neither of these cases is factually
    similar to the case before us. Nor do they reveal any error in the trial court’s application
    of the specific-general rule. In the instant matter, even if the subject provisions were
    inconsistent, we can apply the specific-general rule to find the specific Age 30 Provision
    prevails over the other, general provisions outlining the duties of the trustees without first
    needing to find an ambiguity in the trust.
    Even if the application of the specific-general rule did not implicitly reveal the
    existence of an ambiguity in the trust, Appellants argue the court was required to admit
    extrinsic evidence to determine whether there existed any ambiguities in the document.
    Citing 
    Russell, supra
    , 
    69 Cal. 2d 200
    , Appellants contend the trial court had to undertake
    a two-step process to determine whether an ambiguity existed in the trust. They believe
    the trial court first had to provisionally admit extrinsic evidence to determine whether
    there was an ambiguity, and then, if the trust was ambiguous, admit extrinsic evidence to
    interpret the settlor’s intent. However, the Supreme Court in Russell indicates this two-
    step process only applies if there exists a latent ambiguity that does not appear on the face
    of the testamentary document (a will in that case). (Id. at p. 207.) On appeal, Appellants
    do not argue a latent ambiguity exists in the trust; they contend the ambiguity appears on
    the face of the trust instrument, citing to other provisions of the trust to argue the trial
    court incorrectly interpreted the Age 30 Provision. Nor does anything in the record
    presented to the trial court indicate Appellants intended to argue a latent ambiguity had
    the trial court held an evidentiary hearing.
    Moreover, because Appellants have not identified the extrinsic evidence they
    would have offered to prove a latent ambiguity, they have not met their burden to show
    they suffered prejudice as a result of the alleged error. (Grail Semiconductor, Inc. v.
    17
    Mitsubishi Electric & Electronics USA, Inc. (2014) 
    225 Cal. App. 4th 786
    , 799.) We
    agree with Respondent that the only evidence offered by Appellants regarding Alice
    Trolan’s intent is that which can be “inferred from the trust instrument.” In reply to this,
    Appellants suggest, “[t]he fact that the court denied an evidentiary hearing is exactly the
    point,” yet they do not specify the extrinsic evidence the court could or should have
    considered if it held such a hearing.
    Based on the above, we find the clear, unambiguous terms of the trust express
    Alice Trolan’s intent that the trust terminate, and thus that the trustees must distribute the
    trust assets, as she is deceased and all of the beneficiaries are now 30 years or more at
    this time.
    3. The Trust Does Not Require Liquidation of the Assets
    Appellants assert that the trial court erred when it ordered liquidation of the trust
    assets. We agree. Having found the trust clearly and unambiguously requires
    distribution of the trust assets, we also conclude that the language of the trust clearly and
    unambiguously grants the trustees discretion regarding the method of distribution of the
    trust assets. Under Section 6(H) of the trust, the trustees have the power, “[u]pon any
    division or distribution of the Trust Estate, to partition, allot and distribute the Trust
    Estate in undivided interests or in kind, or partly in money and partly in kind, at
    valuations determined by the Trustee, and to sell such property as the Trustee may deem
    necessary to make division or distribution.” Based on this language, we conclude that
    Appellants were not required to liquidate the assets to accomplish distribution of the trust
    under its terms; rather, liquidation is one of several possible options allowed by Section
    6(H).
    Absent language in the trust explicitly mandating the liquidation of the trust, the
    sole authority, if any, for the trial court’s order was the trial court’s overarching authority
    to administer trusts. The court can alter administrative provisions of the trust under
    “ ‘peculiar’ or ‘exceptional’ circumstances” where necessary to accomplish the purpose
    18
    of the trustor. (
    Ike, supra
    , 61 Cal.App.4th at p. 83.) The court cannot substitute its
    judgment and discretion for that of the trustees’ if the trustees are acting within proper
    limits, unless there is a complete failure or refusal to perform the duties of the trustees.
    
    (Greenleaf, supra
    , 101 Cal.App.2d at p. 662.) While the trustees’ discretion is not
    unlimited or arbitrary, “. . .[t]he judgment of the trustees, exercised in good faith, shall
    control. . . .” (Copley v. Copley (1981) 
    126 Cal. App. 3d 248
    , 284 (Copley).)
    Based on our construction of the trust, and the record before us, we conclude the
    trial court exceeded its authority when it ordered immediate liquidation of the trust assets
    and substituted its judgment regarding the method of distribution of the trust assets for
    that of the trustees. Nothing in the record before us suggests the trial court considered
    whether the Appellants, as majority trustees, were exercising their discretion to value and
    distribute the trust assets in good faith. Rather, it appears the trial court relied on an
    erroneous determination that the language of the trust instrument itself required the
    immediate liquidation of the assets and thus concluded the trustees had failed or refused
    to perform the duties of the trust.
    However, we note that the trustees could accomplish the purpose of the trust—the
    distribution of equivalent shares of the trust assets to each of the beneficiaries—without
    liquidating the trust assets. Moreover, under the terms of the trust, Appellants were
    properly attempting to distribute Respondent’s share of the assets to her at the pendency
    of this litigation, although they were doing so under the mistaken belief they could keep
    their own shares in the trust. Appellants filed the petition to obtain the trial court’s
    assistance with the distribution of assets to Respondent, asking the trial court to resolve
    the dispute over the valuation of the real property so that they could complete their
    distribution obligation with respect to Respondent. The filing of the petition for this
    purpose falls within the parameters of section 17200, which, among other things,
    authorizes trustees to petition the court to determine questions of construction of a trust
    instrument, to determine the existence or nonexistence of a duty or right, and to pass
    19
    upon the acts of the trustee, including the exercise of discretionary powers. (§ 17200,
    subd. (b)(1), (2), and (5).) Appellants’ proper application for a judicial determination of
    the value of assets and guidance on the construction of the trust did not provide a basis
    for the trial court to order immediate liquidation of the assets. The record does not
    demonstrate that Appellants completely failed or refused to comply with the terms of the
    trust such that the trial court could, under its administrative power, substitute its
    discretion for that of the trustees and order liquidation of the assets. The trial court should
    have deferred to the trustees’ determination regarding how to distribute the trust assets, in
    accord with Section 6(H) of the trust.10
    B. Removal of Trustees
    According to the settled statement, the trial court removed the parties as
    cotrustees, and appointed a professional fiduciary to serve as successor trustee, “[b]ased
    on the Court’s belief that the failure to distribute the trust assets was a breach of the
    fiduciary duties of loyalty and impartiality, and the fact that the parties could not reach a
    resolution even when they were aware of the court’s tentative ruling, and based on the
    sua sponte authority provided by PC §15642(a). . . .” Appellants argue the trial court
    abused its discretion in doing so, as they believe the court misconstrued the trust to
    require the immediate liquidation of the trust assets, and thus lacked statutory grounds for
    removal. Respondent contends the court correctly removed the trustees, as they failed to
    comply with the Age 30 Provision, and because there was hostility between the
    Appellants and herself. We agree with Appellants that the trial court abused its discretion
    when it ordered the parties removed as trustees.
    10
    By this same measure, the trial court erred in ordering the trust’s share of the
    41st Avenue property distributed to the parties in one-sixth shares to be held as tenants in
    common. The trustees should decide how to distribute that property, along with the other
    trust assets.
    20
    1. Standard of Review
    Although Appellants argue the standard of review is de novo, all relevant legal
    authority indicates we must review the trial court’s removal of the parties as trustees for
    abuse of discretion. (See Estate of Gilmaker (1962) 
    57 Cal. 2d 627
    , 633; Tevis v. Butler
    (1894) 
    103 Cal. 249
    , 250-251.) The trial court’s power to remove trustees “is a power
    that the court should not lightly exercise, and whether or not such action should be
    taken . . . rests largely in the discretion of the trial court. Furthermore, the court will not
    ordinarily remove a trustee appointed by the creator of the trust. [Citation.]” (Estate of
    Bixby (1961) 
    55 Cal. 2d 819
    , 826 (Bixby).)
    We measure the trial court’s exercise of discretion against the legal principles
    governing the subject of its action. (Sargon Enterprises, Inc. v. University of Southern
    Calif. (2012) 
    55 Cal. 4th 747
    , 773 (Sargon); Horsford v. Board of Trustees of Calif. State
    Univ. (2005) 
    132 Cal. App. 4th 359
    , 393-394.) “ ‘The scope of discretion always resides
    in the particular law being applied, i.e., in the “legal principles governing the subject of
    [the] action. . . .” Action that transgresses the confines of the applicable principles of law
    is outside the scope of discretion and we call such action an “abuse” of discretion. . . . [¶]
    The legal principles that govern the subject of discretionary action vary greatly with
    context. They are derived from the common law or statutes under which discretion is
    conferred.’ To determine if a court abused its discretion, we must thus consider ‘the legal
    principles and policies that should have guided the court’s actions.’ ” 
    (Sargon, supra
    ,
    55 Cal.4th at p. 773, internal citations omitted.)
    2. The Trial Court Abused Its Discretion When It Removed the Trustees
    “A trustee may be removed in accordance with the trust instrument, by the court
    on its own motion, or on petition of a settlor, cotrustee, or beneficiary under
    Section 17200.” (§ 15642, subd. (a).) Section 15642, subdivision (b) sets forth grounds
    for removal of a trustee, including: “(1) Where the trustee has committed a breach of the
    trust. [¶] . . . [¶] (3) Where hostility or lack of cooperation among cotrustees impairs the
    21
    administration of the trust. [¶] (4) Where the trustee fails or declines to act . . . .”
    Because Alice Trolan appointed her six children as cotrustees, we look to whether “a
    disqualification clearly appears” in the record.11 
    (Bixby, supra
    , 55 Cal.2d at p. 826.)
    Based on its finding that the Age 30 Provision required immediate liquidation and
    termination of the trust, the trial court determined the trustees breached their duties of
    loyalty and impartiality to the trust. However, as discussed ante, the trust did not require
    liquidation of the assets, but distribution of them. Appellants argue they were making
    appropriate efforts to distribute Respondent’s share of the trust assets to her, such that
    there was no statutory basis to remove the parties as trustees. It does not appear from the
    record that the trial court considered whether Appellants breached their fiduciary duties if
    they were not, in fact, required by the terms of the trust to liquidate the assets.
    Under section 16000, “On acceptance of the trust, the trustee has a duty to
    administer the trust according to the trust instrument and, except to the extent the trust
    instrument provides otherwise, according to this division [§ 15000 et seq.].” Section
    16040 provides, “The trustee shall administer the trust with reasonable care, skill, and
    caution under the circumstances then prevailing that a prudent person acting in a like
    capacity would use in the conduct of an enterprise of like character and with like aims to
    accomplish the purposes of the trust as determined from the trust instrument.” Trustees
    must “reasonably” exercise any discretionary powers authorized by the trust instrument.
    (§ 16080.) Even if given “absolute,” “sole,” or “uncontrolled” discretion by the trust
    11
    Appellants suggest the law requires a heightened showing of cause when the
    trial court removes a trustee on its own motion. Section 15642 does not include a
    separate standard for sua sponte motions compared to a request made by a settlor,
    cotrustee, or beneficiary. Appellants do not cite any legal authority indicating such a
    higher standard exists for a sua sponte motion; nor are we aware of any such authority.
    We evaluate the issue under the law applicable to all orders removing trustees appointed
    by the settlor.
    22
    instrument, “the trustee shall act in accordance with fiduciary principles and shall not act
    in bad faith or in disregard of the purposes of the trust.” (§ 16081, subd. (a).)
    The duty of loyalty is set forth in section 16002, subdivision (a), providing, “The
    trustee has a duty to administer the trust solely in the interest of the beneficiaries.” As a
    fiduciary, the trustee “is bound to act in the highest good faith toward his beneficiary and
    may not obtain any advantage therein over the latter by the slightest misrepresentation,
    concealment, threat, or adverse pressure of any kind.” (Estate of McLaughlin (1954)
    
    43 Cal. 2d 462
    , 469-470.) Where there are two or more beneficiaries, the duty of
    impartiality, memorialized in section 16003, provides, “the trustee has a duty to deal
    impartially with them and shall act impartially in investing and managing the trust
    property, taking into account any differing interests of the beneficiaries.” (See Penny v.
    Wilson (2004) 
    123 Cal. App. 4th 596
    , 604 [“The purpose of the trust is paramount, and the
    trustee must act impartially toward all beneficiaries.”]; Werschkull v. United California
    Bank (1978) 
    85 Cal. App. 3d 981
    , 998-999.)
    In the instant matter, if we agreed the trust required complete liquidation of the
    trust assets, we would easily find the trial court properly exercised its discretion to find
    Appellants breached the duties set forth above by failing to liquidate the trust assets and
    distribute the profits accordingly. However, that is not what the trust required. Although
    Appellants erroneously believed the instrument allowed them to maintain the trust
    beyond Alice’s death, the fact remains they were trying to distribute Respondent’s share
    to her upon her demand. A dispute arose as to the valuation of trust property. Under the
    terms of the trust, the majority of cotrustees had broad discretion as to the method of
    distribution, “at valuations determined by the Trustee. . . .”
    Nothing in the trial court’s settled statement suggests the court considered whether
    the Appellants were taking reasonable steps to distribute the trust; the court focused only
    on their failure to liquidate the assets. The record reveals Appellants made appropriate
    efforts to value the property and distribute Respondent’s share accordingly, as authorized
    23
    by the trust. The parties jointly retained counsel to start administering the trust shortly
    after Alice Trolan’s death in July 2015. In September 2015, Respondent notified the
    attorney she wanted to receive her share of the trust in cash, a request repeated once she
    retained her own counsel. A residential property broker valued the Deer Creek property
    at $425,000 in September 2015. Unable to negotiate an agreement, the jointly retained
    attorney started proceedings with a probate referee to value the trust assets and move the
    matter forward; the referee valued the Deer Creek property at $625,000. Given the
    disparity between the two evaluations, Appellants reasonably obtained a further report on
    the condition of the property, and an additional evaluation of the property’s value, which
    came back at $355,000. As the parties could not resolve the dispute regarding the value
    of the Deer Creek property, Appellants filed the petition to seek the trial court’s
    assistance. During the proceedings, each party obtained further valuations of the
    property; Respondent obtained an appraisal valuing the property at $625,000, while
    Appellants next appraisal returned a value of $425,000.
    While, as cotrustees, Appellants owed a duty of loyalty and impartiality to all
    beneficiaries, including Respondent, Respondent cites no legal authority, nor are we
    aware of any, requiring trustees to acquiesce to the demands of one beneficiary when
    doing so potentially undervalues the shares distributed to the other beneficiaries.
    Appellants took reasonable steps to attempt to resolve the dispute and distribute
    Respondent’s share to her. Based on its incorrect reading of the trust, the trial court
    erroneously determined the trustees breached the duties of loyalty and impartiality by not
    liquidating the trust assets.
    The alleged breach of duties was not the sole reason the trial court removed the
    trustees and appointed a professional fiduciary. In the settled statement, the court said it
    did so because “the parties could not reach a resolution even when they were aware of the
    court’s tentative ruling.” While hostility or lack of cooperation among cotrustees can be
    a basis to remove the trustees under section 15642, subdivision (b)(3), removal is only
    24
    appropriate if the hostility impairs the administration of the trust. (IFS Industries, Inc. v.
    Stephens (1984) 
    159 Cal. App. 3d 740
    , 754; 
    Copley, supra
    , 126 Cal.App.3d at p. 288.)
    There is no evidence the hostility between Appellants and Respondent impaired the
    administration of the trust under its clear and unambiguous terms. Alice Trolan elected
    to appoint her children as cotrustees, allowing them to act by majority vote. The trust
    allows the trustees, in this case, the majority of the cotrustees, to determine the method of
    distribution and value of assets at the time of a distribution. If the cotrustees could not
    reach a consensus as to the value, such that there was no majority, that would constitute
    an impairment of the administration of the trust. However, the fact Respondent does not
    agree to the majority cotrustees’ valuation of the trust assets does nothing to impair them
    from administering the trust according to the trust instrument.
    Having found no statutory basis for the trial court to remove the parties as trustees,
    we will reverse the trial court’s order accordingly.
    C. Attorney Fees and Costs
    Appellants contend Respondent challenged their petition in her role as a
    beneficiary, not as a trustee, such that the trial court erred in ordering the trust to pay her
    attorney fees and costs. Respondent argues her actions were for the benefit of the trust, in
    her role as a successor cotrustee.
    “We apply an abuse of discretion standard to the trial court’s decision granting . . .
    fee requests payable from the trust’s assets. There are limits to the scope of our
    deference, however, ‘When the record is unclear whether the trial court’s award of
    attorney fees is consistent with the applicable legal principles, we may reverse the award
    and remand the case to the trial court for further consideration and amplification of its
    reasoning.’ ‘[D]iscretion must not be exercised whimsically, and reversal is appropriate
    where there is no reasonable basis for the ruling or the trial court has applied the “wrong
    test” or standard in reaching its result.’ ‘A trial court’s award of attorney fees must be
    25
    able to be rationalized to be affirmed on appeal.’ ” (Donahue v. Donahue (2010)
    
    182 Cal. App. 4th 259
    , 268-269, internal citations omitted.)
    The record on appeal does not provide detailed information about the trial court’s
    reasons for ordering the trust to pay both Appellants’ and Respondent’s attorney fees and
    costs. “If litigation is necessary for the preservation of the trust, the trustee is entitled to
    reimbursement for his or her expenditures from the trust; however, if the litigation is
    specifically for the benefit of the trustee, the trustee must bear his or her own costs
    incurred, and is not entitled to reimbursement from the trust. [Citation.]” (Terry v.
    Conlan (2005) 
    131 Cal. App. 4th 1445
    , 1461.) The court’s rulings that the trust required
    immediate liquidation and that a failure to distribute the trust accordingly constituted
    breaches in the trustee’s fiduciary duties would, if correct, support a finding that
    Respondent undertook litigation for the benefit of the trust. However, given the trial
    court’s erroneous application of the relevant legal principles, we are compelled to remand
    the issue to the trial court for further consideration. Our reversal on this issue is without
    prejudice to the trial court’s further findings in this regard.
    III.    DISPOSITION
    We reverse the trial court’s September 30, 2016, October 13, 2016 and
    December 2, 2016 orders, and remand the matter to the trial court with instructions to
    remove the successor trustee, to reinstate Appellants and Respondent as trustees, and to
    order the trustees to distribute the trust assets pursuant to Section 6(H) of the trust. The
    trial court shall then reconsider de novo Respondent’s request that the trust pay her
    attorney fees and costs. Each side shall bear its own costs on appeal.
    26
    _______________________________
    Greenwood, P.J.
    WE CONCUR:
    _____________________________________
    Grover, J.
    ______________________________________
    Danner, J.
    Trolan et al. v. Trolan
    No. H044213
    Trial Court:                               Santa Cruz County Superior Court
    Superior Court No.: 16PR00237
    Trial Judges:                              The Honorable John M. Gallagher,
    The Honorable Marjorie Laird Carter
    Attorneys for Plaintiffs and Appellants,   Willoughby, Stuart, Bening & Cook
    Patrick Trolan et al.:                     Ellyn E. Nesbit
    Richard E. Damon, PC
    Richard E. Damon
    Attorneys for Defendant and Respondent,    John E. Boessenecker
    Nellie Trolan:                             Randall D. Boessenecker
    Law Office Ann Marshall Robbeloth
    Ann Marshall Robbeloth
    Law Office of Edward Broitman
    Edward Morris Broitman
    Trolan et al. v. Trolan
    No. H044213