4518 S. 256th, LLC v. Karen L. Gibbon, PS , 195 Wash. App. 423 ( 2016 )


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  •  IN THE COURT OF APPEALS OF THE STATE OF WASHINGTON
    4518 S. 256th, LLC, a Nevada Limited
    Liability Company,                                No. 73834-8-I
    Appellant,                   DIVISION ONE
    v.                                  PUBLISHED OPINION
    KAREN L. GIBBON, P.S., Trustee;
    RECONTRUST, N A, Trustee,
    Defendants,
    cr      •_'.:;
    MORTGAGE ELECTRONIC                                                              C3      --> ~ :
    REGISTRATION SYSTEMS, INC.                                                       en      ``-o<
    ("MERS") acting as nominee for                                                   33.
    corn,
    COUNTRYWIDE HOME LOANS, INC.,
    Beneficiary; THE BANK OF NEW
    YORK MELLON f/k/a THE BANK OF                                                     (S3     :r^
    NEW YORK, as Trustee for the
    certificateholders of CWABS, Inc.
    Asset-backed Certificates, Series
    2006-7,
    AUG 15 2016
    Respondents.                 FILED:
    Trickey, J. — We consider whether a lender may initiate nonjudicial
    foreclosure of a deed of trust without accelerating the maturity date for the entire
    obligation secured by the deed of trust. We hold that it may, because acceleration
    and foreclosure are separate options that a lender is entitled to pursue after
    default.
    We also hold that acceleration of the maturity of a debt does not occur
    automatically upon invocation of the power of sale. Rather, if a lender exercises
    its option to accelerate the loan, "acceleration [of the maturity of the debt] must be
    made in a clear and unequivocal manner which effectively apprises the maker that
    No. 73834-8-1 / 2
    the holder has exercised his right to accelerate the payment date." Glassmaker v.
    Ricard, 
    23 Wash. App. 35
    , 38, 
    593 P.2d 179
    (1979).
    In this case, there is no evidence that the lender gave notice to the
    borrowers that it clearly and unequivocally elected to accelerate the maturity date
    of the promissory note when it initiated nonjudicial foreclosure proceedings in
    2008. Accordingly, the trial court properly concluded that the six-year statute of
    limitations did not accrue in 2008 on the entire unpaid balance of the loan. The
    statute does not bar enforcement of the loan in 2015. We affirm.
    FACTS
    Appellant 4518 S. 256th LLC (hereinafter "the LLC") is a Nevada limited
    liability company and the owner of real property located at 4518 S. 256th Place in
    Kent, Washington. The previous owners of the property were Teodoro Puebia and
    Elizabeth Villalovos, husband and wife.
    Puebia and Villalovos obtained a residential loan in the amount of $256,000.
    The loan was documented by a promissory note dated May 25, 2006.               The
    promissory note provided that Puebia and Villalovos would pay the debt in monthly
    installment payments and would pay the debt in full not later than June 1, 2036,
    the maturity date.
    A deed of trust, dated May 25, 2006, secured the promissory note. The
    deed of trust was recorded on May 31, 2006, in the auditor's records of King
    County, Washington.
    No. 73834-8-1 / 3
    A notice of default dated July 9, 2008 was sent to Puebia and Villalovos, the
    then owners of the property subject to the deed of trust.1 The notice declared them
    to be in default under the note and deed of trust. The notice itemized the defaults
    as failure to pay the past due monthly installment payments. As of the date of the
    notice, the monthly installment arrearages totaled $13,427.12 plus expenses.2
    The notice further stated that an additional monthly payment plus an additional late
    charge would become due before a notice of sale was recorded. Thus, the amount
    required to cure all defaults before recording of the notice of sale was $15,255.56.3
    It also stated that the failure to cure all alleged defaults within 30 days may lead to
    the sale of the property at public auction.4 At the time of this notice, the unpaid
    principal balance of the loan was $255,932.00.5
    Nothing in this notice of default to the borrowers stated that the lender chose
    to declare the unpaid balance of the loan due and payable.
    On August 15, 2008, the original successor trustee under the deed of trust
    recorded a notice of trustee's sale.6 This notice itemized the defaults as failure to
    pay the past due monthly installment payments.7 As of the date of this notice of
    trustee's sale, the monthly installment arrearages totaled $15,155.43 plus
    expenses. It stated that the sale of the property would be held on November 14,
    2008. The notice also stated that payment in the amount of $16,297.38 must be
    1 Clerk's Papers (CP) at 140-43.
    2 CP at 14, 140-43.
    3 CP at 141.
    4 CP at 142.
    5 CP at 142.
    6 CP at 12-16.
    7CPat13.
    No. 73834-8-1 / 4
    made before the close of business on November 3, 2008, which was 11 days
    before the sale date, to cause a discontinuance of the sale.8 After that date,
    discontinuance of the sale required payment of the entire unpaid balance of
    principal and interest secured by the deed of trust.9
    Nothing in this notice of trustee's sale to the borrowers stated that the lender
    chose to declare the unpaid balance of the loan due and payable.
    This scheduled foreclosure sale never occurred. On November 28, 2011,
    the original successor trustee recorded a notice of discontinuance of trustee's sale.
    On October 21, 2014, a second notice of default was sent to Puebia and
    Villalovos, who were still the owners of the property.
    On February 2, 2015, a new successor trustee recorded a new notice of
    trustee's sale.10 This notice itemized the defaults as failure to pay the past due
    monthly installment payments. As of the date of this notice of trustee's sale, the
    arrearages totaled $166,568.72 in past monthly installment payments plus
    expenses. It announced that the sale of the property would be held on June 12,
    2015. At the time of this notice, the unpaid principal balance of the loan was then
    $255,932.00.
    On February 17, 2015, Puebia and Villalovos quitclaimed their property to
    the LLC. There is no evidence in this record that the LLC either assumed or agreed
    to pay the loan to Puebia and Villalovos.
    8 CP at 14.
    9CPat14.
    10 CP at 20-22.
    No. 73834-8-1 / 5
    On March 6, 2015, the LLC commenced this action against both successor
    trustees, the Bank of New York Mellon ("Bank of New York"), and others. The LLC
    sought (1) to quiet title to the property in its favor, (2) a declaratory judgment that
    the Bank of New York's rights, title, and interest in the property are forever barred
    by the running of the statute of limitations, and (3) an injunction restraining the
    foreclosure sale.
    On June 5, 2015, a trial court commissioner entered a stipulated order
    restraining the trustee's sale until further order of the court.
    Both parties moved for summary judgment. The primary issue before the
    trial court was whether the six-year statute of limitations barred enforcement of the
    loan.   The LLC argued that the deed of trust was unenforceable because
    acceleration of the maturity date of the promissory note occurred in 2008, more
    than six years prior to the commencement of the 2015 foreclosure. The Bank of
    New York argued that the deed of trust remained enforceable because it never
    accelerated the maturity of the promissory note.
    After a hearing on July 31, 2015, the trial court concluded that acceleration
    had not occurred and thus, the statute of limitations did not bar enforcement of the
    loan. Accordingly, the trial court granted summary judgment in favor of the Bank
    of New York and dismissed the LLC's lawsuit with prejudice. The trial court also
    ordered that the preliminary injunction previously entered "shall remain in effect
    until [August 31, 2015], at which point it shall automatically dissolve."11
    11 CPat185.
    No. 73834-8-1 / 6
    Thereafter, the Bank of New York moved for an award of attorney fees and
    costs. The trial court granted this motion. It appears to have done so on the basis
    of a fee provision in the deed of trust.
    The LLC appeals the summary judgment order.
    ANALYSIS
    Waiver
    As an initial matter, the Bank of New York argues that the LLC waived its
    right to appeal the dismissal of its quiet title action. We disagree.
    To support this assertion, the Bank of New York relies on Frizzell v. Murray,
    
    179 Wash. 2d 301
    , 307, 
    313 P.3d 1171
    (2013). There, the Supreme Court held that
    "a waiver of a postsale contest occurs when 'a party (1) received notice of the right
    to enjoin the sale, (2) had actual or constructive knowledge of a defense to
    foreclosure prior to the sale, and (3) failed to bring an action to obtain a court order
    enjoining the 
    sale.'" 179 Wash. 2d at 306-07
    (quoting Plein v. Lackey, 
    149 Wash. 2d 214
    ,
    229, 67P.3d 1061 (2003)).
    The Bank of New York also relies on RCW 61.24.127(2). Under that statute,
    a postsale claim for monetary damages "may not operate in any way to encumber
    or cloud the title to the property that was subject to the foreclosure sale, except to
    the extent that a judgment on the claim in favor of the borrower or grantor may,
    consistent with RCW 4.56.190, become a judgment lien on real property then
    owned by the judgment debtor." RCW61.24.127(2)(e).
    No. 73834-8-1 / 7
    These authorities do not support the Bank of New York's assertion that "this
    appeal is barred by waiver."12      This is not a postsale action contesting the
    foreclosure, nor is it a postsale action for monetary damages. Rather, this is an
    appeal of a presale action contesting the foreclosure. The LLC commenced this
    action prior to the foreclosure and obtained an order restraining the sale. That
    order dissolved 30 days after the entry of the summary judgment order.
    The Bank of New York does not cite any relevant authority that the LLC's
    failure to take further action to restrain the foreclosure sale pending appeal results
    in waiver of its right to appeal. For this reason, we reject this argument.
    Mootness
    The Bank of New York also argues that this appeal is moot because the
    property at issue has been sold to a third party. To support this argument, the
    Bank of New York relies on evidence that the property was sold at a foreclosure
    sale on September 4, 2015 to a nonparty.13 We again disagree.
    "A case is technically moot if the court can no longer provide effective
    relief.'" State v. Beaver, 
    184 Wash. 2d 321
    , 330, 
    358 P.3d 385
    (2015) (quoting State
    v. Hunley, 
    175 Wash. 2d 901
    , 907, 
    287 P.3d 584
    (2012)). As a general rule, appellate
    courts "do not consider cases that are moot or present only abstract questions."
    
    Beaver, 184 Wash. 2d at 330
    . However, "[e]ven if a case becomes moot, the court
    has the discretion to decide an appeal if the question is one of continuing and
    substantial public interest." 
    Beaver, 184 Wash. 2d at 330
    .
    12 Resp'ts MERS and [Bank of New York (BONY)]'s Answering Br. at 10 (boldface and
    capitalization omitted).
    13 The Bank of New York has filed a motion to supplement the appellate record with
    evidence of this sale. We grant the motion.
    No. 73834-8-1 / 8
    Here, this court can provide effective relief. The LLC's complaint sought
    declaratory relief that the Bank of New York's claims under the deed of trust and
    promissory note were barred by the statute of limitations. Ifthis court agrees, then
    the LLC may have a valid cause of action for monetary damages based on the
    trustee's material violation of the deeds of trust act (DTA). RCW 61.24.127(1); see
    also Frias v. Asset Foreclosure Servs.. Inc., 
    181 Wash. 2d 412
    , 429, 
    334 P.3d 529
    (2014) (holding that there is no actionable, independent cause of action for
    monetary damages under the DTA, based on DTA violations, absent a completed
    foreclosure sale).
    In short, this appeal is not moot. Moreover, this case presents an issue of
    continuing and substantial public interest. For these reasons, we reach the merits
    of the appeal.
    Statute of Limitations
    The LLC argues that the trial court erred by granting summary judgment in
    favor of the Bank of New York. It contends that the maturity date of the promissory
    note was accelerated during the 2008 foreclosure proceedings and thus, the six-
    year statute of limitations for the collection of debt had expired. It relies on
    language from the deed of trust, the DTA, and case lawfrom Washington and other
    jurisdictions, to assert that the invocation of the power of sale presumes an
    acceleration.
    The Bank of New York counters that acceleration and foreclosure are
    separate and distinct options that a lender may exercise in the case of a borrower's
    default. Accordingly, it contends that summary judgment in its favor was proper
    8
    No. 73834-8-1 / 9
    because the lender never accelerated the maturity date of the loan and the statute
    of limitations for the unpaid balance of the loan had not expired in 2015. We agree
    with the Bank of New York.
    "As an agreement in writing, the deed of trust foreclosure remedy is subject
    to a six-year statute of limitations." Edmundson v. Bank of America, N.A., et. al.,
    No. 74016-4-1, 
    2016 WL 3853751
    , at *3 (Wash. Ct. App. July 11, 2016); RCW
    4.16.040.
    In Herzoq v. Herzog, our Supreme Court addressed when the six-year
    statute of limitations on a written agreement accrues. 
    23 Wash. 2d 382
    , 387-88, 
    161 P.2d 142
    (1945). In doing so, it distinguished a demand note from an installment
    
    note. 23 Wash. 2d at 387-88
    . The statute of limitations accrues on a demand note
    when it is executed. By contrast, when recovery is sought on an installment note,
    "the statute of limitations runs against each installment from the time it becomes
    due; that is, from the time when an action might be brought to recover 
    it." 23 Wash. 2d at 388
    ; accord 25 David K. DeWolf, Keller W. Allen, & Darlene Barrier
    Caruso, Washington Practice: Contract Law & Practice § 16:21, at 511 (3rd
    ed. 2014) ("Where a contract calls for payment of an obligation by installments, the
    statute of limitations begins to run for each installment at the time such payment is
    due.").
    But ifan obligation that is to be paid in installments is accelerated, the entire
    remaining balance becomes due and the statute of limitations is triggered for all
    installments that had not previously become due. 31 Richard A. Lord, Williston
    on Contracts § 79:17, at 338; § 79:18, at 347-50; accord 12 Am.Jur.2d, Bills &
    No. 73834-8-1/10
    Notes § 581. The statute of limitations commences upon maturity of a note.
    AA.C. Corp. v. Reed. 
    73 Wash. 2d 612
    , 615, 
    440 P.2d 465
    (1968).
    To accelerate the maturity date of a promissory note, "'[s]ome affirmative
    action is required, some action by which the holder of the note makes known to
    the payors that he intends to declare the whole debt due.'" Glassmaker. 23 Wn.
    App. at 37 (emphasis omitted) (quoting Weinberg v. Naher, 
    51 Wash. 591
    , 594, 
    99 P. 736
    (1909)). "[M]ere default alone will not accelerate the note." AA.C. 
    Corp.. 73 Wash. 2d at 615
    . "[Acceleration [of the maturity of the debt] must be made in a
    clear and unequivocal manner which effectively apprises the maker that the holder
    has exercised his right to accelerate the payment date." 
    Glassmaker, 23 Wash. App. at 38
    .
    We review de novo whether a statute of limitations bars an action. Bennett
    v. Computer Task Grp.. Inc.. 
    112 Wash. App. 102
    , 106, 
    47 P.3d 594
    (2002). We also
    review de novo questions of contract interpretation that do not depend on the use
    of extrinsic evidence as well as questions of statutory interpretation. Wash. State
    Major League Baseball Stadium Pub. Facilities Dist. v. Huber. Hunt. & Nichols-
    Kiewit Const. Co., 
    176 Wash. 2d 502
    , 517, 
    296 P.3d 821
    (2013); State v. Armendariz.
    160Wn.2d 106, 110, 156P.3d201 (2007).
    Summary judgment is appropriate if there is no genuine issue of material
    fact and the moving party is entitled to judgment as a matter of law. Wash. Fed.
    v. Harvey. 
    182 Wash. 2d 335
    , 340, 
    340 P.3d 846
    (2015). This court reviews de novo
    the grant of summary judgment. 
    Harvey, 182 Wash. 2d at 339
    .
    10
    No. 73834-8-1 /11
    Here, the parties agree that the 2006 promissory note is an installment
    note.14 This is confirmed by the deed of trust, which states that the borrower
    "promised to pay this debt in regular [p]eriodic [p]ayments."15 The crux of the
    parties' dispute is whether the lender accelerated the June 1, 2036 maturity date
    in 2008 when the lender initiated foreclosure proceedings. If so, the statute of
    limitations for the entire debt accrued at that time. If not, the statute of limitations
    did not bar enforcement of the deed of trust for each of the monthly installment
    payments that became due within six years prior to the 2015 nonjudicial
    foreclosure. Edmundson. 
    2016 WL 3853751
    at *5. We conclude that acceleration
    did not occur.
    In Weinberg, the Supreme Court stated the controlling principle of law
    defining when acceleration of the maturity of a debt occurs: "Some affirmative
    action is required, some action by which the holder of the note makes known to
    the payors that he intends to declare the whole debt due." 51 Wash, at 594. In
    this case, the holder of the note never made it known to the payors that it intended
    to declare the whole debt due.
    The 2008 notice of default sent to Puebia and Villalovos stated defaults
    under the deed of trust for failure to make back monthly installment payments in
    the total amount of $13,427.12 plus expenses. The notice of default required
    payment in the amount of $15,255.56 in order to cure the defaults before recording
    of the notice of trustee's sale.
    14 See Br. of Appellant at 8, Resp'ts MERS and BONY's Answering Br. at 3.
    15 CP at 108.
    11
    No. 73834-8-1/12
    Nowhere in the notice of default is there any statement that the Bank of New
    York declared due the entire unpaid balance of the loan. On the contrary, the
    statement of the amounts due are limited to past due monthly installment payments
    plus expenses, not the entire unpaid principal balance of the loan.
    The notice expressly threatened foreclosure.          It did   not threaten
    acceleration. In pertinent part, it stated:
    G) Effect of Failure to cure: Failure to cure all alleged defaults
    within 30 days of mailing/personal service of this notice may lead to
    recordation, transmittal and publication of a notice of sale and the
    property described above may be sold at public auction no less than
    120 days from the date of this notice.[16]
    Likewise, the 2008 notice of trustee's sale did not contain any language
    indicating that the Bank of New York gave notice to the borrower that it was
    exercising its option to declare the entire unpaid balance of the debt due and
    payable. On the contrary, the statement of the amounts due are limited to past
    due monthly installment payments plus expenses, not the entire unpaid balance of
    the loan.
    Nor did the notice of trustee's sale contain any language that acceleration
    would be automatic.     The notice stated defaults under the deed of trust for the
    failure to pay monthly payments totaling $15,155.43 plus expenses. It stated that
    the sale of the property would be held on November 14, 2008. Additionally, it
    stated the borrower's rights to discontinue the sale and the methods by which the
    borrower could do so. In pertinent part, it stated:
    The above-described real property will be sold to satisfy the expense
    of the sale and the obligation secured by the Deed of Trust as
    16 CP at 142.
    12
    No. 73834-8-1/13
    provided by statute. The sale will be made without warranty, express
    or implied regarding title, possession, or encumbrances on
    11/14/2008. The default(s) referred to in paragraph III, together with
    any subsequent payments, late charges, advances costs and fees
    thereafter due, must be cured by 11/03/2008 (11 days before the sale
    date), to cause a discontinuance of the sale. The sale will be
    discontinued and terminated if at any time before the close of the
    Trustee's business on 11/03/2008 (11 days before the sale date), the
    default(s) as set forth in paragraph III, together with any subsequent
    payments, late charges, advances, costs and fees thereafter due,
    is/are cured and the Trustee's fees and costs are paid. The sale may
    be terminated any time after 11/03/2008 (11 days before the sale
    date), and before the sale by the Borrower, Grantor, and Guarantor
    or the holder of any recorded junior lien or encumbrance paying the
    entire balance of principal and interest secured by the Deed of Trust,
    plus costs, fees, and advances, if any made pursuant to the terms of
    the obligation and/or Deed of Trust.[17]
    The LLC overlooks both the law on acceleration, as expressed in Weinberg
    and Glassmaker, and the provisions of the various notices that we discussed
    earlier. Moreover, it does not provide any evidence that the Bank of New York
    gave any other notice to the borrowers that it was accelerating the maturity of the
    loan.
    Despite this lack of evidence, the LLC relies on the last sentence in the
    above provision to argue that the lender accelerated the debt. That reliance is
    incorrect.
    That sentence incorporates into this deed of trust statutory language from
    RCW 61.24.040(1 )(f), which addresses the contents of the notice of foreclosure.
    This argument confuses a lender's option to accelerate the maturity of a debt by
    giving notice to a borrower with the legislature's statement of a method by which a
    borrower may cure a default within the period of 11 days before a trustee's sale.
    17 CP at 14.
    13
    No. 73834-8-1/14
    These are not the same. Thus, this sentence in the deed of trust does not require
    that we conclude that acceleration of the maturity of a debt is a prerequisite to a
    nonjudicial foreclosure proceeding under the DTA.
    Our conclusion is supported by the plain language of RCW 61.24.030,
    another provision of the DTA. This provision states what "shall be requisite to a
    trustee's sale." RCW 61.24.030.
    This provision sets forth      detailed   requirements in nine numbered
    paragraphs. RCW 61.24.030(8) includes a requirement that at least 30 days prior
    to a recording of a notice of trustee's sale a notice of default must be sent to the
    borrowers. The minimum requirements for the content of such a notice are set
    forth in numerous subparagraphs.       Nowhere in these detailed requirements is
    there any statement about acceleration of the maturity of a debt.
    Surely, if acceleration of the maturity of a debt was a prerequisite to
    nonjudicial foreclosure, there would be some reference to that requirement in RCW
    61.24.030. There is none. We conclude from our comparison of these statutes
    that acceleration of the maturity of a debt remains an option of a lender. And this
    option must be exercised by clear and unequivocal notice to the borrowers. It is
    not self-executing.
    Significantly, there is no evidence from the borrowers in this case that they
    ever received notice from the lender of the latter's acceleration of the maturity date
    of the loan.
    Moreover, additional documentation also establishes that the lender did not
    accelerate the maturity of the debt in 2008. In a declaration, the original successor
    14
    No. 73834-8-1/15
    trustee under the deed of trust stated that it had "no record that the loan secured
    by the [d]eed of [t]rust was ever accelerated."18 Further, and more significantly,
    the internal records of the loan servicer dated May 18, 2015, show that the total
    amount due at that time was $181,734.02.19 That amount was comprised of past
    due monthly installment payments of $2,124.59 per month over a period of years
    plus expenses. Significantly, this is approximately $70,000 less than the then
    outstanding principal balance of the loan. In short, this evidence shows that the
    lender never gave clear and unequivocal notice to the borrowers that the entire
    unpaid balance of the loan was due. Rather, it only required payment of past due
    installment payments plus expenses.
    The LLC argues that acceleration occurred "when or before" the trustee
    invoked the power of sale in 2008.20       It relies on several authorities for the
    proposition that "[t]he invocation of the power of sale presumes an acceleration."21
    We disagree.
    The LLC first relies on the deed of trust to argue that acceleration occurred
    in 2008. The LLC asserts that, under Paragraph 22 of the deed of trust, the lender
    does not have the option to invoke the power of sale without acceleration. This
    argument is not persuasive.
    Paragraph 22 provides:
    Acceleration: Remedies. Lender shall give notice to Borrower prior
    to acceleration following Borrower's breach of any covenant or
    agreement in this Security Instrument (but not prior to acceleration
    under Section 18 unless Applicable Law provides otherwise). The
    18 CP at 137.
    19 CP at 149.
    20 Br. of Appellant at 11.
    21 Br. of Appellant at 12.
    15
    No. 73834-8-1/16
    notice shall specify: (a) the default; (b) the action required to cure the
    default; (c) a date, not less than 30 days from the date the notice is
    given to Borrower, by which the default must be cured; and (d) that
    failure to cure the default on or before the date specified in the notice
    may result in acceleration of the sums secured by this Security
    Instrument and sale of the Property at public auction at a date not
    less than 120 days in the future. The notice shall further inform
    Borrower of the right to reinstate after acceleration, the right to bring
    a court action to assert the non-existence of a default or any other
    defense of Borrower to acceleration and sale, and any other matters
    required to be included in the notice by Applicable Law. Ifthe default
    is not cured on or before the date specified in the notice, Lender at
    its option, may require immediate payment in full of all sums
    secured by this Security Instrument without further demand and
    may invoke the power of sale and/or any other remedies
    permitted by Applicable Law. Lender shall be entitled to collect all
    expenses incurred in pursuing the remedies provided in this Section
    22, including, but not limited to, reasonable attorneys' fees and costs
    of title evidence.
    If Lender invokes the power of sale, Lender shall give written
    notice to Trustee of the occurrence of an event of default and of
    Lender's election to cause the Property to be sold. Trustee and
    Lender shall take such action regarding notice of sale and shall give
    such notices to Borrower and to other persons as Applicable Law
    may require. After the time required by Applicable Law and after
    publication of the notice of sale, Trustee, without demand on
    Borrower, shall sell the Property at public auction to the highest
    bidder at the time and place and under the terms designated in the
    notice of sale in one or more parcels and in any order Trustee
    determines. Trustee may postpone sale of the Property for a period
    or periods permitted by Applicable Law by public announcement at
    the time and place fixed in the notice of sale. Lender or its designee
    may purchase the Property at any sale.
    Trustee shall deliver to the purchaser Trustee's deed
    conveying the Property without any covenant or warranty, expressed
    or implied. The recitals in the Trustee's deed shall be prima facie
    evidence of the truth of the statements made herein. Trustee shall
    apply the proceeds of the sale in the following order: (a) to all
    expenses of the sale, including, but not limited to, reasonable
    Trustee's and attorneys' fees; (b) to all sums secured by this Security
    Instrument; and (c) any excess to the person or persons legally
    entitled to it or to the clerk of the superior court of the county in which
    the sale took place.[22]
    22 CP at 116 (second emphasis added).
    16
    No. 73834-8-1/17
    The plain language of Paragraph 22 indicates that acceleration of the loan
    is permissive: "Lender at its option, may require immediate payment in full of all
    sums secured by this Security Instrument without further demand and may invoke
    the power of sale and/or any other remedies permitted by Applicable Law."23
    Paragraph 22 does not say that the lender cannot foreclose without accelerating
    the loan.
    The LLC argues that the use of the word "and" in the previously quoted
    sentence indicates that the deed of trust "does not contemplate any scenario
    where the Lender can invoke the power of sale without acceleration" because
    courts presume that "and" functions conjunctively.24
    But "[i]n certain circumstances, the conjunctive 'and' and the disjunctive 'or'
    may be substituted for each other ifit is clear from the plain language of the statute
    that it is appropriate to do so." Bullseve Distrib. LLC v. State Gambling Comm'n.
    127 Wn. App. 231,239, 
    110 P.3d 1162
    (2005); 
    Kozey, 183 Wash. App. at 698
    . The
    same is true of contract interpretation. See Noell v. Am. Design. Inc.. Profit Sharing
    Plan. 
    764 F.2d 827
    , 833 (11th Cir.1985) ("It is an established principle that '[t]he
    word "or" is frequently construed to mean "and," and vice versa, in order to carry
    out the evident intent of the parties.'" (alteration in original) (quoting Dumont v.
    United States. 98 U.S. (8 Otto) 142, 143, 25 L. Ed 65 (1878)). Accordingly, we
    interpret the word "and" according to context. See Black v. Nat'l Merit Ins. Co.,
    
    154 Wash. App. 674
    , 688, 
    226 P.3d 175
    (2010).
    23 CP at 116 (emphasis added).
    24 Br. of Appellant at 10-11 (emphasis omitted) (citing State v. Kozev. 
    183 Wash. App. 692
    ,
    698, 
    334 P.3d 1170
    (2014), review denied. 
    182 Wash. 2d 1007
    , 
    342 P.3d 327
    (2015)).
    17
    No. 73834-8-1/18
    When read in context, it is clear that the "and" is not conjunctive. Paragraph
    22 of the deed of trust indicates that acceleration and foreclosure are separate
    options for the lender. The second paragraph of Paragraph 22 reinforces this
    conclusion. It states certain requirements of the lender if the lender invokes the
    power of sale. These include issuing a notice to the trustee of the lender's election
    to cause the property to be sold and issuing a notice to the borrower regarding the
    sale. Nowhere does this paragraph require the lender to accelerate the loan in
    order to foreclose.
    The LLC next relies on the DTAto argue that acceleration occurred in 2008.
    Specifically, it relies on RCW 61.24.090, the statute for curing defaults before a
    deed of trust foreclosure sale. In particular, the LLC relies on subsections (1)(a)
    and (3), which provide as follows:
    (1) At any time prior to the eleventh day before the date set by the
    trustee for the sale in the recorded notice of sale, or in the event the
    trustee continues the sale pursuant to RCW 61.24.040(6), at any
    time prior to the eleventh day before the actual sale, the borrower,
    grantor, any guarantor, any beneficiary under a subordinate deed of
    trust, or any person having a subordinate lien or encumbrance of
    record on the trust property or any part thereof, shall be entitled to
    cause a discontinuance of the sale proceedings by curing the default
    or defaults set forth in the notice, which in case of a default by failure
    to pay, shall be paying to the trustee:
    (a) The entire amount then due under the terms of the deed
    of trust and the obligation secured thereby, other than such portion
    of the principal as would not then be due had no default occurred[.]
    (3) Upon receipt of such payment the proceedings shall be
    discontinued, the deed of trust shall be reinstated and the obligation
    shall remain as though no acceleration had taken place.
    18
    No. 73834-8-1/19
    But these provisions do not address whether a lender may initiate
    nonjudicial foreclosure of a deed of trust without accelerating the maturity date for
    the entire obligation.
    We previously examined subsection (1)(a) in Meyers Way Dev. Ltd. P'ship.
    v. Univ. Sav. Bank. 
    80 Wash. App. 655
    , 669, 
    910 P.2d 1308
    (1996). There, we
    considered whether subsection (1)(a) prohibited a creditor foreclosing nonjudicially
    from accelerating a defaulted 
    loan. 80 Wash. App. at 669
    . We concluded that it did
    not. We held that "[n]othing in this provision prohibits acceleration of a loan in
    order to charge default interest on the amount 
    owing." 80 Wash. App. at 669
    . Rather,
    the subsection "simply precludes the creditor from enforcing the election prior to
    the eleventh day before the date of the trustee's sale, and allows the debtor to
    reinstate the loan prior to that time by paying the amount which would have been
    due under the terms of the deed of trust if no default had 
    occurred." 80 Wash. App. at 669-70
    .
    We are now confronted with an argument that this subsection requires a
    creditor foreclosing nonjudcially to accelerate a defaulted loan. We again answer
    in the negative. As we stated in Meyers Way, this subsection merely precludes a
    creditor from enforcing the election prior to the eleventh day before the sale and
    allows the debtor to reinstate the loan prior to that time.     Just as there is no
    language in this subsection prohibiting acceleration of the loan, we see no
    language in this subsection mandating acceleration of the loan. It is entirely the
    decision of the lender.
    19
    No. 73834-8-1/20
    Subsection (3) is also silent about whether a lender may initiate nonjudicial
    foreclosure of a deed of trust without accelerating the loan. Subsection (3) merely
    provides that if the lender did exercise its option to accelerate, the act of curing the
    default will result in the deed of trust being reinstated as though no acceleration
    had taken place. It does not, by its terms, indicate that acceleration necessarily
    takes place before or upon invocation of the power of sale.
    Lastly, the LLC relies on several out of state cases to argue that "[t]he
    election of the creditor to accelerate in the case of a nonjudicial foreclosure is
    sufficiently indicated by the fact that the creditor claims the whole debt to be due
    by its advertisement of the property for sale, or by the commencement of a suit for
    foreclosure of the entire mortgage."25 But these cases have no application to the
    Washington statutory scheme pertaining to nonjudicial foreclosures. Further, to
    the extent that these courts held that the notice of the foreclosure was sufficient to
    constitute notice of acceleration, we disagree that this meets Washington's
    standard, which requires a "clear and unequivocal" statement of acceleration.
    
    Glassmaker. 23 Wash. App. at 38
    .
    In sum, we hold that a lender has several options after default. A lender
    may accelerate the maturity date of a loan. A lender may pursue a nonjudicial
    foreclosure. A lender may accelerate the loan and pursue a nonjudicial foreclose.
    But a lender is not required to accelerate the loan in order to pursue a nonjudicial
    foreclose.
    25 Br. of Appellant at 13-15 (citing Heist v. Dunlap&Co.. 
    193 Ga. 462
    , 466, 
    18 S.E.2d 837
    (1942); Redwine v. Frizzell. 
    184 Ga. 230
    , 
    190 S.E. 789
    (1937); McLemore v. Pac. Sw.
    Bank. 
    872 S.W.2d 286
    , 292 (Tex. App. 1994); Meadowbrook Gardens. Ltd. v. WMFMT
    Real Estate Ltd. P'ship, 
    980 S.W.2d 916
    , 918-19 (Tex. App.-Fort Worth 1993)).
    20
    No. 73834-8-1/21
    We further hold that acceleration does not occur automatically by invoking
    the power of sale. In Washington, "acceleration [of the maturity of the debt] must
    be made in a clear and unequivocal manner which effectively apprises the maker
    that the holder has exercised his right to accelerate the payment date."
    
    Glassmaker. 23 Wash. App. at 38
    .
    In this case, there is no evidence that the lender ever notified the borrowers
    that it clearly and unequivocally exercised its option to accelerate the maturity date
    of the loan. For these reasons, the trial court properly concluded that acceleration
    had not occurred and that the statute of limitations did not bar enforcement of the
    loan.
    Given our resolution of this issue, we need not address the other arguments
    of the Bank of New York because it is unnecessary to do so.
    Attorney Fees
    The LLC seeks reversal of the trial court's decision not to grant it attorney
    fees below. The LLC does not challenge on appeal the award of fees to the Bank
    of New York below. Both parties request attorney fees on appeal.26
    We hold that the trial court properly decided not to grant attorney fees to the
    LLC below, although we do so on a different basis than the trial court. Because
    neither party is entitled to attorney fees on appeal, we decline to award fees to
    either party.
    26 Br. ofAppellant at 19-21; Resp'ts MERS and BONY's Answering Br. at 25-26.
    21
    No. 73834-8-1/22
    In Washington, a prevailing party may recover attorney fees only if
    authorized by private agreement, by statute, or by a recognized ground in equity.
    State v. Keenev. 112Wn.2d 140, 142, 
    769 P.2d 295
    (1989).
    RCW 4.84.330 authorizes attorney fees to the prevailing party in an action
    on a contract containing an attorney fee provision. This statute may apply if "the
    contract containing the attorney fee provision is central to the controversy."
    Hemenwav v. Miller. 
    116 Wash. 2d 725
    , 742, 
    807 P.2d 863
    (1991). One must be a
    party to the contract, however, to potentially be entitled to an award. G.W. Equip.
    Leasing. Inc. v. Mt. McKinlev Fence Co.. Inc.. 
    97 Wash. App. 191
    , 200, 
    982 P.2d 114
    (1999).
    Here, the LLC relies on the attorney fee provision in the deed of trust27 and
    RCW 4.84.330 to argue that the trial court erred by not awarding it attorney fees
    below. This argument is unpersuasive.
    First, the LLC was not a party to the deed of trust because it did not sign
    this loan document.     Rather, the original owners of the property—Puebia and
    Villalovos—were the individuals who executed the deed of trust. Second, it is well-
    established under case law in Washington that a grantee of property subject to a
    mortgage or deed of trust28 becomes personally liable on the note and deed of
    trust if it assumes and agrees to pay them.           Citizens' Sav. & Loan Soc. v.
    27 The provision states: "26. Attorneys' Fees. Lender shall be entitled to recover its
    reasonable attorneys' fees and costs in any action or proceeding to construe or enforce
    any term of this Security Instrument. The term "attorneys' fees," whenever used in this
    Security Agreement, shall include without limitation attorneys' fees incurred by Lender in
    any bankruptcy proceeding or on appeal." CP at 116.
    28 a deed of trust is a species of mortgage. Rustad Heating & Plumbing Co. v. Waldt, 
    91 Wash. 2d 372
    , 376, 
    588 P.2d 1153
    (1979).
    22
    No. 73834-8-1 / 23
    Chapman. 
    173 Wash. 539
    , 545, 
    24 P.2d 63
    (1933).              Here, the LLC is such a
    grantee from the borrowers. But there is no evidence that it assumed and agreed
    to pay the loan. Accordingly, there is no basis for an argument that the LLC is
    entitled to benefit from the fee provision in the deed of trust.
    In sum, there was no basis for the trial court to award fees to the LLC below.
    The LLC provides no relevant authority to the contrary. Because the LLC did not
    challenge on appeal the award of fees to the Bank of New York below, we need
    not address that question.
    The LLC also argues that it is entitled to an award of attorney fees on appeal
    because the deed of trust is central to this controversy and it provides a proper
    basis for an award to the prevailing party under RCW 4.84.330. We disagree.
    Although the deed of trust is central to this controversy, the parties fail to
    recognize that the LLC was not a party to the deed of trust. Additionally, as we
    just discussed, the LLC did not assume or agree to pay the loan on acquisition of
    title.
    In Watkins v. Restorative Care Center. Inc.. this court held that a contractual
    attorney fee provision cannot authorize the recovery of fees from a nonparty. 
    66 Wash. App. 178
    , 194, 
    831 P.2d 1085
    (1992). It reasoned that it"would be both unfair
    and contrary to law" to enforce the provision against the nonparty who was a
    "stranger[]" to that 
    agreement. 66 Wash. App. at 195
    .
    The same reasoning applies in this case. Because the LLC was not a party
    to the deed of trust, it would be contrary to law to enforce the attorney fee provision
    in that document against it. Similarly, because a contract does not confer benefits
    23
    No. 73834-8-1 / 24
    on nonparties, it would also be contrary to law to award attorney fees to the LLC
    based on the deed of trust.   See Touchet Valley Grain Growers. Inc. v. Opp &
    Seibold Gen. Const.. Inc.. 
    119 Wash. 2d 334
    , 342-43, 
    831 P.2d 724
    (1992).
    CONCLUSION
    We affirm the summary judgment order and the denial of fees to the LLC
    below. We deny both parties' request for attorney fees on appeal.
    "T7^<>k