Pletze Brown, Jr. and All Other Occupants v. CitiMortgage, Inc.

ACCEPTED
06-14-00105-cv
SIXTH COURT OF APPEALS
TEXARKANA, TEXAS
4/28/2015 2:54:06 PM
DEBBIE AUTREY
CLERK
NO. 06-14-00105-CV
__________________________________________________________________
FILED IN
6th COURT OF APPEALS
IN THE SIXTH COURT OF APPEALS TEXARKANA, TEXAS
TEXARKANA, TEXAS 4/28/2015 2:54:06 PM
__________________________________________________________________
DEBBIE AUTREY
Clerk
PLETZE BROWN, JR.
Appellant,
V.
CITIMORTGAGE, INC.
Appellee.
____________________________________________________________
From the County Court at Law No. 2, Dallas County, Texas
Trial Court No. CC-14-04645-B
Honorable King Fifer, Judge Presiding
_____________________________________________________________
BRIEF OF APPELLEE CITIMORTGAGE, INC.
__________________________________________________________________
Mark D. Hopkins
Texas State Bar No. 00793975
Shelley L. Hopkins
Texas State Bar No. 24036497
HOPKINS & WILLIAMS, PLLC
12117 Bee Caves Rd., Suite 260
Austin, Texas 78738
(512) 600-4320 – Telephone
(512) 600-4326 – Facsimile
mark@hopkinswilliams.com
shelley@hopkinswilliams.com
ATTORNEYS FOR APPELLEE
April 28, 2015
IDENTITIES OF PARTIES AND COUNSEL
Pursuant to Texas Rule of Appellate Procedure 38.2(a)(1), Appellee certifies
that the following is a complete list of all parties and counsel:
1. Appellee: Citimortgage, Inc.
Represented at trial: Lauren Christoffel
Texas State Bar No. 24065045
15000 Surveyor Boulevard
Addison, Texas 75001
(972) 340-5343
(972) 341-0734 (Facsimile)
LaurenC@bdfgroup.com
Represented on appeal by: Mark D. Hopkins
Texas State Bar No. 00793975
Shelley L. Hopkins
Texas State Bar No. 24036497
Hopkins & Williams, PLLC
12117 Bee Caves Rd., Suite 260
Austin, Texas 78738
(512) 600-4320 – Telephone
(512) 600-4326 – Facsimile
mark@hopkinswilliams.com
shelley@hopkinswilliams.com
2. Appellant: Pletze Brown, Jr.
Pro Se Appellant
2412 Poinciana Lane
Dallas, Texas 75212
3. Trial Judge: Hon. King Fifer
County Court at Law No. 2
Dallas County, Texas
ii
TABLE OF CONTENTS
IDENTITIES OF PARTIES AND COUNSEL .............................................. ii
TABLE OF CONTENTS ..............................................................................iii
INDEX OF AUTHORITIES ......................................................................... iv
STATEMENT OF THE CASE ...................................................................... 1
ISSUES PRESENTED ................................................................................... 2
STATEMENT OF FACTS ............................................................................. 3
SUMMARY OF THE ARGUMENT ............................................................. 4
ARGUMENT AND AUTHORITIES............................................................. 6
ISSUE NO. 1
There Is Sufficient Evidence To Support The Trial Court’s
Determination That Appellee Has A Superior Right To Immediate
Possession Of The Property.................................................................. 8
ISSUE NO. 2
Did Appellant’s Challenge To The Validity Of The Foreclosure
Sale Of The Property Deny The Trial Court Jurisdiction To
Proceed With The Forcible Detainer Action When The Deed Of
Trust Created A Tenancy At Sufferance Post-Foreclosure ................. 10
ISSUE NO. 3
As Appellee Filed Its Forcible Detainer Action A Month After
Sending Notice To Vacate To Appellant, Did Appellee File Suit
Within The Applicable Limitation Period Provided By Tex. Civ.
Prac. & Rem. Code § 16.003 .............................................................. 15
CONCLUSION............................................................................................. 17
CERTIFICATE OF SERVICE ..................................................................... 18
CERTIFICATE OF COMPLIANCE ............................................................ 19
APPENDIX................................................................................................... 20
iii
INDEX OF AUTHORITIES
Cases Page(s)
Aguero v. Ramirez,
70 S.W.3d 372 (Tex. App.-Corpus Christi 2002, pet. denied) ............................. 6
Bierwirth v. Fed. Nat. Mortg. Ass’n.,
2014 WL 902541 (Tex. App. – Austin 2014)(mem. op.)................................... 10
Black v. Washington Mut. Bank,
318 S.W.3d 414 (Tex. App.–Houston [1st Dist.] 2010, pet. dism’d w.o.j.)......... 7
Brown v. CitiMortgage, Inc.,
472 Fed. Appx. 302 (5th Cir. 2012) ...................................................................... 3
Clarkson v. Deutsche Bank Nat’l Trsut Co.,
331 S.W.3d 837 (Tex. App.—Amarillo 2011, no pet) .......................................... 9
Fandy v. Lee,
880 S.W.2d 164, (Tex. App.–El Paso 1994, no writ) ............................................ 7
Federal Home Loan Mortg. Corp. v. Pham,
2014 WL 5034638 (Tex. App.—Houston [14th Dist.] Oct. 9, 2014, no pet.) ... 16
Fleming v. Fannie Mae,
2010 WL 4812983 (Tex. App.—Waco 2010, no pet.) ........................................ 13
Haith v. Drake,
596 S.W.2d 194 (Tex. App.–Houston [1st Dist.] 1980, writ ref’d n.r.e.) ........... 12
Hartzog v. Seeger Coal Co.,
163 S.W. 1055 (Tex. Civ. App.–Dallas 1914, no writ) ....................................... 12
Home Sav. Ass’n v. Ramirez,
600 S.W.2d 911 (Tex. Civ. App.–Corpus Christi 1980, writ ref’d n.r.e)....... 7, 11
Hong Kong Dev., Inc. v. Nguyen,
229 S.W.3d 415 (Tex. App.–Houston [1st Dist.] 2007, no pet.) .......................... 7
iv
Hornsby v. Secretary of Veterans Affair,
2012 WL 3525420 (Tex. App.—Dallas 2012) .................................................. 8, 9
Jaimes v. Federal Nat. Mortg. Ass’n,
2013 WL 7809751 (Tex. App. – Austin 2013)(mem. op.) ................................. 10
Martinez v. Beasley,
572 S.W.2d 83 (Tex. Civ. App.–Corpus Christi 1979, no writ) ........................ 12
Masaad v. Wells Fargo, N.A.,
2015 WL 410514 (Tex. App. – Austin 2015) .................................................... 16
Mayhew v. Town of Sunnyvale,
964 S.W.2d 922 (Tex. 1998) ................................................................................. 6
McLemore v. Pacific Southwest Bank,
872 S.W.2d 286 (Tex.App.—Texarkana 1994, writ dism'd by agr.) .................. 14
Middleton v. Crestar Mortgage Corp.,
2000 WL 298694 (Tex. App.—Austin 2000, no pet.) ....................................... 13
Mitchell v. Citifinancial Mortg. Co.,
192 S.W.3d 882 (Tex. App.—Dallas 2006, no pet.) ............................................. 9
Owens-Corning Fiberglas Corp. v. Malone,
972 S.W.2d 35 (Tex. 1998) ................................................................................... 6
Powelson v. U.S. Bank Nat'l Ass'n,
125 S.W.3d 810 (Tex. App.—Dallas 2004, no pet.) ............................................. 9
Puentes v. Fannie Mae,
350 S.W.3d 732 (Tex. App.—El Paso 2011, pet. dism'd) .................................. 16
Rice v. Pinney,
51 S.W.3d 705 (Tex. App. – Dallas 2001, no pet.) .................................. 8, 11, 12
Rodriguez v. Citimortgage,
2011 WL 182122 (Tex. App.—Austin 2011, no pet.) ........................................ 12
v
Schlichting v. Lehman Bros. Bank FSB,
346 S.W.3d 196 (Tex. App.—Dallas 2011, no pet.). ......................................... 12
Scott v. Hewitt,
S.W.2d 816 (Tex. 1936) ........................................................................................ 6
Shutter v. Wells Fargo Bank,
318 S.W.3d 467 (Tex. App.—Dallas 2010, pet. dism'd w.o.j.)........................... 12
Singha v. Federal National Mortgage Association,
2015 WL 1477930 (Tex. App.—Dallas 2015)...…………………………...11
Williams v. Bank of New York Mellon,
315 S.W.3d 925 (Tex. App.—Dallas 2010, no pet.) .......................................... 12
Yarto v. Gilliland,
287 S.W.3d 83 (Tex. App.—Corpus Christi 2009, no pet.) ............................ 13, 14
Statutes Page(s)
TEX. CIV. PRAC. & REM. CODE § 16.003 ............................................................. 2, 15
TEX. CIV. PRAC. & REM. CODE § 16.035(d) ............................................................ 14
TEX. CIV. PRAC. & REM. CODE §16.003(a) ............................................................. 16
TEX. CIV. PRAC. & REM. CODE §16.035 .................................................................. 15
TEX. CIV. PRAC. & REM. CODE §16.035(a) ............................................................. 15
TEX. CIV. PRAC. & REM. CODE §16.035(b) ............................................................. 14
TEX. PROP. CODE § 24.002 .................................................................................. 7, 16
TEX. PROP. CODE §24.004 ......................................................................................... 7
TEX. PROP. CODE §24.005 ......................................................................................... 7
vi
STATEMENT OF THE CASE
This is an appeal by Pletze Brown, Jr. (“Appellant”) from a final summary
judgment (CR 128) entered by the County Court at Law Number Two in Dallas
County, Texas, granting CitiMortgage, Inc. ("Appellee") immediate possession of
property located at 2412 Poinciana Lane, Dallas, Texas 75212 (the "Property").
CitiMortgage purchased the Property at a foreclosure sale on October 6, 2009.
Brown appeals the Judgment awarding CitiMortgage possession of the
property (Appendix Ex. A) on the grounds that, the underlying foreclosure sale
was invalid and that CitiMortgage did not bring its forcible detainer action within
the applicable statute of limitation.
CitiMortgage filed a Forcible Entry and Detainer action on August 22, 2014
(CR 6-24). On September 5, 2014, the Justice Court, Precinct 5-2, Dallas County
Texas entered judgment for CitiMortgage (CR 28). On September 8, 2014, Brown
filed an appeal bond to appeal the judgment in favor of CitiMortgage. (CR 29).
On appeal in the County Court at Law No. 2, Dallas County, Texas,
CitiMortgage filed a Motion for Summary Judgment on October 9, 2014 (CR49-
108). The court set motion to be heard by submission for November 17, 2014 (CR
109). Brown filed a Response to Summary Judgment on November 10, 2014 (CR
114 – 127). The court granted CitiMortgage’s Motion for Summary Judgment on
November 18, 2014 (CR-128).
1
ISSUES PRESENTED
I. Did the Trial Court appropriately enter judgment for Appellee on its
forcible detainer suit based upon the documents admitted into evidence
establishing Appellee’s superior right to immediate possession of the
Property, such evidence being: (a) a deed of trust with tenancy at
sufferance clause, (b) a substitute trustee’s deed, and (c) a notice to
vacate?
II. Did Appellant’s Challenge to the Validity of the Foreclosure Sale of the
Property Deny the Trial Court Jurisdiction to Proceed with the Forcible
Detainer Action When the Deed of Trust Created a Tenancy at
Sufferance Post-Foreclosure?
III. As Appellee Filed its Forcible Detainer Action a Month After Sending
Notice to Vacate to Appellant, Did Appellee File Suit within the
Applicable Limitation Period Provided by Tex. Civ. Prac. & Rem. Code
§16.003?
2
STATEMENT OF FACTS
Brown executed a Deed of Trust 1 dated October 16, 2002 (CR 57-82)
(Appendix Ex. B) securing his loan of $143,313.00 from KB Home Mortgage
Company with property commonly known as 2412 Poinciana Lane, Dallas, Texas
75212 (“the Property”). The Property was foreclosed after Brown failed to pay his
residential mortgage; Appellee purchased the Property at a foreclosure sale on
October 6, 2009. (CR 83). Brown filed a district court lawsuit challenging the
foreclosure of the Property and judgment was rendered against Brown in that
lawsuit on November 10, 2011 See Pletze Brown & Jesse Brown v. CitiMortgage,
Inc., et al., Case No. 3:11-cv-01102-K, In the Northern District of Texas, Dallas
Division, affirmed on appeal by Brown v. CitiMortgage, Inc., et al.; 472 Fed.
Appx. 302 (5th Cir. 2012) .
After resolution of the district court lawsuit (which took considerable time)
CitiMortgage served Brown with a Notice to Vacate via certified mail. (CR 91–
98) (Appendix Ex. D). The Notice to Vacate advised Brown that if he did not
vacate the premises CitiMortgage would be filing a forcible detainer suit. Brown
1
Appellant became a tenant at sufferance after foreclosure pursuant to Section 22
(“Acceleration; Remedies”) of the aforementioned Deed of Trust which reads:
If the Property is sold pursuant to this paragraph 22, Borrower or any person holding
possession of the Property through Borrower shall immediately surrender possession
of the Property to the purchaser at that sale. If possession is not surrendered, Borrower or
such person shall be a tenant at sufferance and may be removed by writ of possession or
other court proceeding. (Appendix Ex. B, at Section 22) (emphasis added).
3
failed to vacate the Property and CitiMortgage filed a Petition for Forcible
Detainer in the Justice of the Peace Court, Precinct No. 5, Position No. 2, Dallas
County, Texas on August 22, 2014, seeking possession and costs of suit. (CR 6 -
24). On September 5, 2014, the Justice Court held a bench trial and entered
Judgment granting possession of the premises to CitiMortgage (CR 28).
Brown appealed to the County Court at Law Number Two in Dallas County,
Texas. CitiMortgage moved for summary judgment based upon the summary
judgment evidence of the Deed of Trust creating a tenancy at sufferance post
foreclosure, the Substitute Trustee’s Deed, and the Notices to Vacate sent to
Brown. Brown filed a summary judgment response asserting that he believed the
underlying foreclosure sale was defective. The Trial Court granted summary
judgment in favor of CitiMortgage, on November 18, 2014. (CR 128) It is from
this judgment that Brown now appeals.
SUMMARY OF THE ARGUMENT
Evidence Supports Judgment in Favor of Appellee. The Trial Court’s
judgment in favor of Appellee is supported by sufficient evidence showing
Appellee’s superior right to immediate possession of the Property. Appellee
introduced documentary evidence showing that: (1) it had purchased the Property
at a foreclosure sale, (2) that the Deed of Trust to the Property made Appellant a
tenant at sufferance after the foreclosure, (3) that Appellee demanded that
4
Appellant vacate, and (4) that Appellant refused to do so. Appellant produced no
evidence that would suggest that the Trial Court’s decision is so contrary to the
overwhelming weight of the evidence as to be clearly wrong and manifestly unjust.
Jurisdiction of the Justice Court Over a Forcible Detainer. Pro se
Appellant’s brief is somewhat unclear and confuses various legal concepts
involving foreclosure with those involving the process of eviction. Appellant
confuses “seeking possession of property” with that of “foreclosing on the
property”. Appellant asserts that the Trial Court lacked jurisdiction over the
forcible detainer action because of supposed problems with acceleration of
Appellant’s mortgage obligation pre-foreclosure. However, it is well settled that a
forcible detainer action is cumulative, not exclusive, of other remedies that a party
may have. Even when a lawsuit is pending in a district court challenging the
validity of a foreclosure sale, a county court has jurisdiction to determine the issue
of possession to the property between the parties during the pendency of the
district court lawsuit where the deed of trust creates a tenancy at sufferance
relationship.
Statute of Limitations on a Forcible Detainer Action is Two Years.
Appellant argues that CitiMortgage’s limitation period within which it had to
commence its forcible detainer action is calculated from the date that Appellant’s
mortgage was accelerated in 2009. Appellant is incorrect. An action for forcible
5
detainer has a two-year limitations period. A cause of action for forcible detainer
accrues only after lawful demand to vacate has been properly sent to a party such
as Appellant.
ARGUMENT AND AUTHORITIES
I. Standard of Review
With respect to Appellant’s assertion that the Trial Court lacked subject-
matter jurisdiction over the forcible detainer action, the Court reviews such
questions of law under the “de novo” standard of review. See Aguero v. Ramirez,
70 S.W.3d 372, 373 (Tex. App.—Corpus Christi 2002, pet.denied); Mayhew v.
Town of Sunnyvale, 964 S.W.2d 922, 928 (Tex. 1998)(subject-matter jurisdiction).
With respect to Appellant’s objection to the summary judgment evidence,
the Court reviews a trial court’s evidentiary decisions under an abuse of discretion
standard. Owens-Corning Fiberglas Corp. v. Malone, 972 S.W.2d 35, 43, (Tex.
1998).
II. Nature of a Forcible Detainer Action
The forcible detainer action was created to provide a speedy, simple and
inexpensive means for resolving the question of the right to immediate possession
of real property without resorting to an action upon the title. Scott v. Hewitt,
S.W.2d 816, 818-19 (Tex. 1936); Rice v. Pinney, 5l S.W.3d 705, 708 (Tex. App.—
Dallas 2001, no pet.).
6
Thus, “the sole issue in a forcible detainer action is who has the right to
immediate possession of the premises.” Rice, 51 S.W.2d at 708; see also Fandy v.
Lee, 880 S.W.2d 164, 168 (Tex. App.–El Paso 1994, no writ); Black v. Washington
Mut. Bank, 318 S.W.3d 414 (Tex. App.–Houston [1st Dist.] 2010, pet. dism’d
w.o.j.). No other issues, controversies or rights of the parties related to the
property, including title, can be adjudicated in such a suit. Hong Kong Dev., Inc. v.
Nguyen, 229 S.W.3d 415, 434 (Tex. App.–Houston [1st Dist.] 2007, no pet.). In
simpler terms, a forcible detainer suit asks one simple and specific question: “who
has right to possess the property now?” Black, 318 S.W.3d at 417.
A justice court and, on trial de novo, a county court have been given
exclusive jurisdiction to decide the merits of a forcible detainer action.2 Tex. Prop.
Code §24.004; Home Sav. Ass’n. v. Ramirez, 600 S.W.2d 911 (Tex. Civ. App. –
Corpus Christi, 1980); Rice v. Pinney, 51 S.W.3d 705 (Tex. Civ. App. – Dallas,
2
The elements of a forcible detainer action are spelled out by statute. Specifically,
(a) A person who refuses to surrender possession of real property on demand commits a
forcible detainer if the person:
(1) is a tenant or a subtenant willfully and without force holding over after the
termination of the tenant’s right of possession;
(2) is a tenant of a person who acquired possession by forcible entry.
(b) The demand for possession must be made in writing by a person entitled to
possession of the property and must comply with the requirements for notice to
vacate under Section 24.005.
TEX. PROP. CODE § 24.002
7
2001). The aforementioned jurisdiction cannot be infringed as long as the court
merely determines possession. See, Ramirez at 913.
III. ISSUE NO. 1
THERE IS SUFFICIENT EVIDENCE TO SUPPORT THE
TRIAL COURT’S DETERMINATION THAT APPELLEE HAD
A SUPERIOR RIGHT TO IMMEDIATE POSSESSION OF THE
PROPERTY.
Exactly as is the circumstance herein, “Forcible detainer occurs when a
person, who is a tenant at sufferance, refuses to surrender possession of real
property after his right to possession has ceased.” Tex. Prop. Code §24.002(a)(2);
Aspenwood Apartment Corp. v. Coinmach, Inc., 349 S.W.3d 621, 632 (Tex.
App.—Houston [1st Dist.] 2011, pet. denied). To prevail in its forcible detainer
action, Appellee was not required to prove title at trial, but was only required to
show sufficient evidence of ownership to demonstrate a superior right to
immediate possession. Rice at 709.
The Dallas Court of Appeals, in Hornsby v. Secretary of Veterans Affairs3
succinctly set out what is required of a litigant to meet its burden of proof in a
forcible detainer action. 2012 WL 3525420 (Tex. App.—Dallas 2012, no pet.)
(mem. op.). In Hornsby, the Court set out that, “To prevail on its claim [movant]
was required to present more than a scintilla of evidence showing it had a right to
possession of the property, [non-movant’s] right of possession had ended, and
3
2012 WL 3525420 (Tex. App.—Dallas 2012, no pet.) (mem. op.)
8
[non-movant] refused to vacate.” Id. at *5. The Court provided that a movant can
meet its burden of proof by introducing the very same class of documents that were
used to establish Appellee’s claim herein. The documents sufficient to establish
the elements of a cause of action for forcible detainer are: (1) a deed of trust that
establishes a tenancy at sufferance relationship post-foreclosure (CR 57-82)
(Appendix Ex. “B”), (2) a substitute trustee’s deed (CR 83) (Appendix Ex. “C”),
and (3) notices to vacate sent to the tenant at sufferance (CR 92-97) (Appendix Ex.
“D”). See Hornsby at *5; Clarkson v. Deutsche Bank Nat’l Trust Co., 331 S.W.3d
837, 840 (Tex. App.—Amarillo 2011, no pet); Shutter v. Wells Fargo Bank, N.A.,
318 S.W.3d 467, 471 (Tex. App.—Dallas 2010, pet. dism’d w.o.j).
The appellate record in this case squarely reflects that Appellee met its
burden of proof in establishing its right to immediate possession of the Property in
this forcible detainer action.
Appellant failed to introduce any evidence of a superior right to possession
of the Property, and the Trial Court did not err in finding that the Deed of Trust
(with tenancy at sufferance clause), Substitute Trustee’s Deed, and written notices
to vacate sufficiently established Appellee’s superior right to possession of the
Property. See Mitchell v. Citifinancial Mortg. Co., 192 S.W.3d 882, 883 (Tex.
App.—Dallas 2006, no pet.); Powelson v. U.S. Bank Nat'l Ass'n, 125 S.W.3d 810,
812 (Tex. App.—Dallas 2004, no pet.); Rodriguez v. Citimortgage, 2011 WL
9
182122 (Tex. App.—Austin 2011, no pet.) (mem. op.) (holding substitute trustee’s
deed, deed of trust and notices to vacate sufficient evidence to establish superior
right of possession post-foreclosure) (mem. op.); Jaimes v. Federal Nat. Mortg.
Ass’n, 2013 WL 7809751 (Tex. App.-Austin 2013, no pet.) (mem. op.); Bierwirth
v. Fed. Nat. Mortg. Ass’n., 2014 WL 902541 (Tex. App.–Austin 2014, no pet.)
(mem. op.). For these reasons, the Trial Court’s judgment awarding possession of
the Property to Appellee should be affirmed.
IV. ISSUE NO. 2
DID APPELLANT’S CHALLENGE OF THE VALIDITY OF
THE FORECLOSURE SALE OF THE PROPERTY DENY THE
TRIAL COURT JURISDICTION TO PROCEED WITH THE
FORCIBLE DETAINER ACTION WHEN THE DEED AT
TRUST CREATED A TENANCY AT SUFFERANCE POST-
FORECLOSURE
Appellant asserts that an “acceleration defect” impacting the underlying
foreclosure sale raised an issue with title to the Property sufficient to rob the Trial
Court of jurisdiction over the forcible detainer action. See Appellant’s Brief, at 2.
Specifically, Appellant asserts that since CitiMortgage accelerated the underlying
mortgage note in 2009, that CitiMortgage is prohibited from attempting to take
possession of the Property in 2014 by way of the forcible detainer action. As
Appellant has challenged the subject matter jurisdiction of the Trial Court
CitiMortgage appreciates Appellant’s argument to be that the Trial Court was
10
precluded from determining the issue of possession without first determining the
issue of title.
Less than one month ago the Dallas Court of Appeals Court issued a
memorandum opinion in Singha v. Federal National Mortgage Association; Case
No. 05-13-01518-CV, that literally could be cut and pasted into this case. In
Singha, the appellant argued that because the lender breached the deed of trust the
foreclosure sale was invalid. As such, the “case involves a question of title, the
trial court lacked subject matter jurisdiction to enter a judgment.” Singha at 5.
The appellant therein went on to assert, “that the issues of title to the property and
possession of the property are so inseparable that it is unreasonable to determine
possession without first determining who holds its title.” Id.
The Singha court set out very clearly that,
A justice court or county court of law is not deprived of jurisdiction in
a forcible detainer lawsuit merely because of the existence of a title
dispute. Id. at 712. In fact, in most cases the right to immediate
possession can be determined separately from the right to title. Id. at
710 (legislature contemplated concurrent actions in the district and
justice courts to resolve issue of title and immediate possession in
cases challenging the validity of a trustee deed)4. The trial court is
4
A forcible detainer action is not exclusive, but cumulative, of any other remedy that a party
may have in the courts of this state, and the displaced party is entitled to bring a separate suit in
the district court to determine the question of title. Rice v. Pinney, 5l S.W.3d 705, 708 (Tex.
App.—Dallas 2001, no pet.); Home Sav. Ass’n v. Ramirez, 600 S.W.2d 911, 913 (Tex. Civ.
App.–Corpus Christi 1980, writ ref’d n.r.e); Martinez v. Beasley, 572 S.W.2d 83, 85 (Tex. Civ.
App.–Corpus Christi 1979, no writ). The Texas Legislature purposely established a system for
parallel, concurrent actions in the district and justice courts to resolve issues of title and
immediate possession, respectively. Scott v. Hewitt, S.W.2d 816, 818-19 (Tex. 1936); Rice, 51
S.W.2d at 708. Thus, forcible detainer actions in justice court may be brought and prosecuted
11
only deprived of jurisdiction if the determination of the right to
immediate possession necessarily requires the resolution of a title
dispute. Id. at 712; Schlichting v. Lehman Bros. Bank FSB, 346
S.W.3d 196, 199 (Tex. App.—Dallas 2011, no pet.).
Singha at 5-6. The Court went on to articulate that the foreclosure of property
pursuant to the deed of trust created a landlord and tenant-at-sufferance
relationship between the parties and it was not necessary for the trial court to
resolve the title dispute in order to determine the right of immediate possession.
Id.; relying on Rice v. Pinney, 51 S.W.3d 705 (Tex. App. – Dallas 2001, no pet.).
The Dallas Court of Appeals’ reasoning in Singha is in line with numerous
other Texas appellate courts, which have held that an appellant is barred from
attacking a foreclosure sale purchaser’s title within a forcible detainer action. See
e.g., Shutter v. Wells Fargo Bank, 318 S.W.3d 467, 470 (Tex. App.—Dallas 2010,
pet. dism'd w.o.j.) (validity of foreclosure and sale cannot be challenged in forcible
detainer proceeding); Williams v. Bank of New York Mellon, 315 S.W.3d 925, 926–
27 (Tex. App.—Dallas 2010, no pet.) (same); Rodriguez v. Citimortgage, 2011 WL
182122, *3 (Tex. App.—Austin 2011, no pet.) (memo. op.) (same); Fleming v.
Fannie Mae, 2010 WL 4812983, *5 (Tex. App.—Waco 2010, no pet. h.) (mem.
op.) (same); Middleton v. Crestar Mortgage Corp., 2000 WL 298694, *4 (Tex.
concurrently with suits to try title in district court. Rice, 51 S.W.2d at 708; Haith v. Drake, 596
S.W.2d 194, 196 (Tex. App.–Houston [1st Dist.] 1980, writ ref’d n.r.e.); Hartzog v. Seeger Coal
Co., 163 S.W. 1055, 160 (Tex. Civ. App.–Dallas 1914, no writ); Rodriguez v. Citimortgage,
2011 WL 182122 (Tex. App.—Austin 2011, no pet.)(mem. op.).
12
App.—Austin 2000, no pet.) (mem. op.) (same).
The Singha court echo’s the San Antonio Court of Appeals (in Dormandy v.
Dinero Land & Cattle Co.5) and the Corpus Christi Court of Appeals (in Yarto v.
Gilliland6) in providing that where a deed of trust creates a tenancy at sufferance
relationship post-foreclosure, that relationship alone provides a basis for
determining possession without addressing the issue of title.
Even if Appellant’s “title dispute” were examined on its merits, Apellant’s
legal argument is patently ineffective to establish his basis for title ownership in
the Property.7 Acceleration of the debt (as stated by Appellant within his brief) was
5
The San Antonio Court of Appeals in Dormady v. Dinero Land & Cattle Co. stated,
That is not the situation in this case where a landlord-tenant relationship is
established in the original deed of trust. The landlord-tenant relationship provides
a basis for determining the right to immediate possession without resolving the
ultimate issue of title to the property. In short Dormady has the right to sue in
district court to determine if the trustee’s deed should be cancelled…independent
of the trial court’s determination in the forcible detainer action that [purchaser at
foreclosure sale] is entitled to immediate possession. Dormady v. Dinero Land &
Cattle Co. held, “ L.C., 61 S.W.3d 555 (Tex. App.—San Antonio 2001, pet.
dism’d).
6
In Yarto v. Gilliland, the Corpus Christi Court of Appeals provided,
In most situations, the parties in a forcible detainer suit are in a landlord-tenant
relationship. One indication that a justice court, and county court on appeal, is
called on to adjudicate title to real estate in a forcible detainer case – and, thus
exceed its jurisdiction, is when a landlord-tenant relationship is lacking. Yarto v.
Gilliland, 287 S.W.3d 83, 89 (Tex. App.—Corpus Christi 2009, no pet.).
7
An asserted basis for title ownership that is patently ineffective under the law does not raise the
type of “title dispute” that would call the county court’s jurisdiction into question in a forcible
detainer action. See generally, Yarto v. Gilliland, 287 S.W.3d 83, 93 (Tex. App.—Corpus
Christi 2009, no pet.).
13
on August 28, 2009. See, Appellant’s Brief at 2. Under Texas law, a sale of real
property under a power of sale in a mortgage or deed of trust that creates a real-
property lien must be made not later than four years after the day the cause of
action accrues. Tex. Civ. Prac. & Rem. Code §16.035(b); McLemore v. Pacific
Southwest Bank, 872 S.W.2d 286, 292 (Tex.App.—Texarkana 1994, writ dism'd by
agr.). When this four-year period expires, the real-property lien and the power of
sale to enforce the lien become void. Tex. Civ. Prac. & Rem. Code § 16.035(d).
Per Appellant’s brief the debt herein was accelerated on August 28, 2009 and
foreclosure sale conducted October 6, 2009, clearly inside the four-year statute of
limitations. See, Appellant’s Brief at 8.
At the end of the analysis, Appellant failed to produce any specific evidence
of a valid title dispute that would have deprived the Trial Court of jurisdiction.
The foreclosure sale occurred within four years of the mortgagee accelerating the
debt and Appellant has stated no other challenge to the foreclosure sale within his
briefing. There simply is no evidence that title and possession are so intertwined
as to deprive the Trial Court of jurisdiction because a landlord-tenant at sufferance
relationship exists between Appellant and Appellee that provides a basis for
determining possession without addressing the issue of title.
14
V. ISSUE NO. 3
AS APPELLEE FILED ITS FORCIBLE DETAINER ACTION A
MONTH AFTER SENDING NOTICE TO VACATE TO
APPELLANT, DID APPELLEE FILE SUIT WITHIN THE
APPLICABLE LIMITATION PERIOD PROVIDED BY TEX.
CIV. PRAC. & REM. CODE § 16.003?
Appellant asserts that CitiMortgage is barred by limitations from bringing
this forcible detainer action. In reaching his flawed conclusion, Appellant cites the
date his underlying mortgage note was accelerated, and he combines that date with
the statute of limitation within Tex. Civ. Prac. & Rem. Code §16.035 which
addresses that, “A person must bring suit for … the foreclosure of a real property
lien not later than four years after the day the cause of action accrues.” Tex. Civ.
Prac. & Rem. Code §16.035(a) (emp. added). Based upon the facts as presented by
Appellant, the mortagee did in fact foreclose within four years of acceleration of
the debt. (acceleration on August 28, 2009 and the foreclosure completed months
later in October, 2009).
What Appellant fails to recognize is that a suit for forcible detainer is a
different action than one seeking foreclosure. Simply because CitiMortgage
purchased the Property at foreclosure sale in 2009 does not in any way prohibit
CitiMortgage from waiting to send a lawful demand to vacate (in this case until
after a district court lawsuit challenging the foreclosure sale was resolved).
15
A forcible detainer action is a statutory creature and a cause of action for
forcible detainer accrues after lawful demand to vacate is sent to a tenant. The
statute of limitations on an action for forcible detainer is two years. See Tex. Civ.
Prac. & Rem. Code §16.003(a). For a suit to be timely filed, it must be brought
within two years from the date on which the cause of action accrues. Id.
The Texas Property Code §24.002 provides that a forcible detainer is
committed when a person refuses to surrender possession of real property on
demand and each refusal to surrender possession of real property on written
demand for possession constitutes a new forcible detainer. Masaad v. Wells
Fargo, N.A.; 2015WL410514 (Tex. App. – Austin 2015); also See Federal Home
Loan Mortg. Corp. v. Pham, No. 14–13–00109–CV, 2014 WL 5034638, at *5
(Tex. App.—Houston [14th Dist.] Oct. 9, 2014, no pet.) (new and independent
cause of action for forcible detainer arises each time person refuses to surrender
real property after person entitled to possession delivers proper written notice to
vacate); Puentes v. Fannie Mae, 350 S.W.3d 732, 739 (Tex. App.—El Paso 2011,
pet. dism'd) (subsequent forcible-detainer action constitutes new and independent
action to determine which party had superior right of immediate possession at time
suit was filed).
In the present matter, the cause of action accrued at the time in which
Appellant refused to vacate the property after lawful demand to vacate on October
16
21, 2013 and the forcible detainer action was timely filed on September 11, 2014.
(CR 8-34).
CONCLUSION
For these reasons, Appellee, CitiMortgage Inc., respectfully requests that
this Honorable Court affirm the judgment of the Trial Court. Appellee also
requests any other relief to which it may be entitled.
Respectfully submitted,
Hopkins & Williams, PLLC
12117 Bee Caves Rd., Suite 260
Austin, Texas 78738
(512) 600-4320 – Telephone
(512) 600-4326 – Facsimile
mark@hopkinswilliams.com
shelley@hopkinswilliams.com
By: /s/ Mark D. Hopkins
Mark D. Hopkins
Texas State Bar No. 00793975
Shelley L. Hopkins
Texas State Bar No. 24036497
ATTORNEYS FOR APPELLEE
17
CERTIFICATE OF SERVICE
I hereby certify that Appellee's Brief for Cause No. 06-14-00105-CV has
been forwarded to the following via certified mail, return receipt requested and
regular U.S. mail on this 28th day of April 2015:
Via regular U.S. mail
and CMRRR# 7012 1640 0001 7114 6357
Pletze Brown Jr.
2412 Poniciana Lane
Dallas, Texas 75212
PRO SE APPELLANT
/s/ Mark D. Hopkins
Mark D. Hopkins
18
CERTIFICATE OF COMPLIANCE
Pursuant to Texas Rule of Appellate Procedure 9.4(i)(3), the undersigned
certifies this brief complies with the type-volume limitations of Texas Rule of
Appellate Procedure 9.4.
1. Exclusive of the exemption portions in Texas Rule of Appellate Procedure
9.4(i)(1), the brief contains: 2,935 words.
2. THE BRIEF HAS BEEN PREPARED in proportionally spaced typeface
using Microsoft Word 2011 in Times New Roman font, with 14 pitch font
for text and 12 pitch font for footnotes.
3. IF THE COURT SO REQUESTS, THE UNDERSIGNED WILL PROVIDE
AN ELECTRONIC VERSION OF THE BRIEF AND/OR A COPY OF
THE WORD OR LINE PRINTOUT.
4. THE UNDERSIGNED UNDERSTANDS A MATERIAL MISREPRESEN-
TATION IN COMPLETING THIS CERTIFICATE, OR CIRCUMVEN-
TION OF THE TYPE-VOLUME LIMITS IN TEXAS RULE OF
APPELLATE PROCEDURE 9.4, MAY RESULT IN THE COURT’S
STRIKING THE BRIEF AND IMPOSING SANCTIONS AGAINST THE
PERSON SIGNING THE BRIEF.
/s/ Mark D. Hopkins
Mark D. Hopkins
19
APPENDIX
Exhibit “A”: Judgment of Possession dated November 18, 2014
Exhibit “B”: Deed of Trust dated October 16, 2002
Exhibit “C”: Substitute Trustee’s Deed dated October 6, 2009
Exhibit “D” Notices to Vacate dated August 13, 2014
20
Exhibit ''A''
Judgment of Possession
dated November 18, 2014
CAUSE NO. CC-14-04645-B
CITIMORTGAGE, INC. § IN THE COUNTY COURT
§
§
§
~ § AT LAW N0.2
§
PLETZE BROWN, JR. AND ALL OTHER §
OCCUPANTS OF 2412 POINCIANA LANE §
DALLAS, TEXAS 75212 § DALLAS COUNTY, TEXAS
SUMMARY JUDGMENT
On this date, the Court heard Plaintiff's Motion for Summary Judgment. After
considering the pleadings, Motion, response, reply and evidence on file, it is the opinion of the
Court that Plaintiff's Motion should be granted.
IT IS ORDERED that Plaintiff is entitled to possession of the prentises described in
Plaintiff's Original Petition for Forcible Detainer, and have restitution, for which let writ issue, of
the premises commonly known as 2412 Poinciana Lane, Dallas, Texas 75212, and legally
described, as:
BEINGLOT22,BLOCKGG,AMENDEDPIATGREENLEAFVH.LAGEPHASEONE,AN
ADDIDONJOTHECIIYOFDAUAS, TEXAS,ACCORDINGTOTHEMAPORSAID
ADDffJONASRECORDEDINVOLUME2002144,PAGE1586,MAPREmRDSOFDAILAS
COUNIY,1EXAS.
r-:<:ci\'C paynornl~ under the Noh~.
!OJ "Trustee" is Victor Toledo,
4800 Predricksburg Road, San Antonio, TX 78~29
(F.) "MERS" is Mortgage Elocuonic R~gosU:ttiun Syst\lms, Inc. MliRS i< a ~p:1ra1~ cnllJ<>nllirm ih:u is
acting solei)' a< a nnmincc for Lender ami lcnder's succc.<.wrs :md lL.ia)' lhis debt in reguk~r Periodk
Payments and to pa)'t.lle debt in rull JIOlltotcr lhan Hovamber brat, 21132 .
(Gl "Property" mCM~s the J•ropcrly that is dc.scn'bcd below under the heading 'Tmnsli:r of Right~ in !he
f'ro[>Crl)'."
(U) "Loan" means lhe debt evidenced by d1e Noll:, plus imcrco;l, all)' f>repaymcnt ctlarg.:.s 1111<1 la~e ctmrgcs
due under the Note, and nil sums due under this Security lnstrum~nl, plus intcrcsL
(I) "Ridors" means all Riders to thi$ Security ln>1rumcnt lloat o.rc .,,,,xut<.'d by Borrower. The fnllowing
Riders arc to be executed by Borrnwer Icheck box lL~ applicable]:
D
0
Adju,'Uiblc Rate Rider
Balloon Rider
0 Condominium Rider
[!] Planned llnil Dcvclnpmcnt Rider
B Sc'l.'\md Umne Rilkr
I-I Family Rider
[!]VA Rider D Biweekly Pa)Tncnt Rider (_~ Othcr(s) [sJX-cify]
Notice of No Oral Agreements
Texas Veteran Land Board Deed of Trust Rider
(J) "Applicabk Law" 111~ all controlling applicable fcdcrnl, ~late and h!Cal statutes, regulations.
ordinances and admini.c:~-eds paid under !.he cov~mg..:J~ dt!S<:ribcd in Section 5) for: (i)
damage to, or destruction ol. the. Property; (ii) comlemnatiun or other !liking of all or lillY 11an nf the Properly;
(iii) conveyance in lieu of colltlcrnnation; or (iv) rnisrcprcscnllltinns of. or urnissinns as '"· the value and/m
condition of the Pr<'fk!riY.
(0) "Murlg~grlnsur"nce" mCOII\S ihsunuoee protC<:ting Lender a;:ainst tJt,, nonpaytncntol,or dafnull on, th~
Lo:tn.
Pa;t2ot tt.
....... P89!§ Form 3044 liOI
Page 58
LOAN H 1240004663
MIN 100072112t00046631
iP) "Puiodit Payment" Jn.!all~ the rcgul~rly sch~dul.:.l illllnunl due lor (i) princi)l:ll and intenl and tl.'l.~igns of fliERS. ·nti5 Security
lnslnlmcn~ secures 111 Lender: (i} the rcpayme.nl ur the Loan, and ull rcnc.wnls, cxtcnsions ;md
modifications of the Note: ami (ii) the 11e1fmmanc~ nr Borrower's co,·cnanL• and ugrocmcnt• under
this Security Instrument and lhe Note. l'or this puq~I!c of llcSigns) b11.• lh~: righl: to cxert·ise any or all of tMse inter~.'!~:!. including,
but not limi!OO 1.0, die rigbt to lorll!'l!l~ and sell t11e l'r•rpcrty; and to take :111y actitm ret;\lirtd of Lender
inclllliing, but nat limned w, rclca~ing and c:~~~~:dittG lin..• Sl'l:ulll}' lnstrun,~m.
' ·~· · F6 9!? Form 3044 1101
!ir''2 13 0 l~ 3 7 I Page 59
~~[tt .. DJ.J>(f't"... .-~--· ..·:---~--.-~"..- - . . . ..-
'-.
LOAN U 1240004663
MIN 100072112400046631
BORROWER COVENANTS thai Uotruwer is lawfull)' ~~iscd of !he c~UII~ hereby conveyed and has
the right to grJnt and cu1wey the l'lopen)' :llld that 111~ l'lnpeny is uncncumoo.:d. cxcc111 ft>r cn~mnbruncc.s of
nx·urd. Uum>wcr warr~niS and will lldcr covenant :md agree as follows:
I. Payment nr Prlnripal, Interest, R.~w Item.•, Prepayment Char~... nnd Late Chargi'S.
Borrower shull pay when du.: !he principal of, and imercst on, !he debt e\•idenced by the Nmc and any
11rcpayment charge.~ :111d late charges due under lhc Note. Bcmowcr shall also pa)' funds ior E..o;crow Items
pur~u:u1t 10 Section 3. Paymc11t~ due under !he Note and litis Security lnsuumcnt shall be made in U.S.
currency. Hnwe\·cr, if WI)' check or other instnmlcllt received by Lc.ndcr a.• p~ymcnt under lite NoiC or lhis
Security ln.~uumcnt ;_, returned w Lemler unpaid, Lender may require that any or all subscctllr.nt payment•
due und.:r lite Note and lhl< Sccnrity ln. refuse sue II payment or partial payments in
the fuiUre. but Lender is not obligated to apply sud• payments allhc time such payment• arc IICL"Cpted. If each
Periodic Payment is applied as of iiS sch•'dulcd due elate, then Lender ncccl nut r•ay inlercsl on unapplied
funds. Lenclcr may bold ~11ch unapplied funds until Borrower make~ payment 1o bring lhe Loan currcnl If
Borrower docs not do so wilhin a rca.unnble period of time, tender shall cilher apply such fund~ or rcmm
lhcm lo Borrower. If not applied earlier, such funcl~ will br. applied tn lite out~[;Jnding 1•rincipal balance under
the Note immediately 11rior 11> foreclosure. No offsel or claim which Borrower might have now or in !he
future ag.uinst U>lldtr shall relie\'C Borrower from making payments due under the No1c and !his Security
Instrument or perfomling the covcll311ts and agreements secured by lhis Security ln.~uumcnl
2. Applkation or Pa)ments or Proctteb. Eltcepl iiS olhcrwise described in lhl\ Section 2. all payment~
accepted and applied by l.cndc~ shall be applie-d in the following order or 11rinrily: (a} inlclCst due under ""'
Note: (b) principal due under the Note; (c) amount~ due under Se~:ticm 3. Such payments shall he applied to
each Periodic Payment in !he order in which it bo::ame due. Any remaining amount< shall be applied rust 10
late charges, second to any other amounts due undC!I' !his St'Oirity Instrument, and lhcn to reduce lhe principal
balance or tlle Note.
If U>lldcr receives a 11ayment from Borrower for a dclin•JUent Periodic Payment which includes a
suffiCient wnouni!O pay any late charge due, the )Kiywcnl may be applied 10 the delinquent payment and lhe
late charge. If more !han one Periodic Payment ;_, outs[;Jnding, Lender may apply any paymem received from
Borrow~r 10 die repayment of lhe Periodic !'-dymcnt~ if, lUld 10 !he CXICntlhut, coch payment can be r.aid in
full. To the extent that nny cxccs.s exists af1cr lhe paymcru is applied 10 the full pnymcnl of one or more
Pe~iodic Payments, such exce...s may be applied to any late charges due. Volunwy prcpaymenl~ shall be
applied lirsl to any prepa)·mem charge.~ and th~n as de.;cribcd in !he No ~e.
Any liJlplicatiun of payments. insur.m~e proceeds, or Mistcllancous Prucccd~ to principal du" under lhe
Nou: sll.all not extend or JlOSlllOnc d.e clue date, or change tl1e amount, ur lhc Pcriodi.: Puymcnt<.
3. Funds r"r Escruw ltc.ms. Borrower shall pay to l. and :WCSSIDC'nts :ind olher items which can auain priori!)' o"cr ll1i~ Security lnsuumcnt as " lic.11 or
encumbrance on the Properly; (b) lca:1chold payments or ground rent< on !he l'loiX>ny, if any: (c) premiums
for DIIY IUid all in.,-umrtce rq1uiwl by lf..ndcr under Section S; and (d) Mongagc ln)'Umrtcc premiums. if any.
or any sums payable by Borrower 10 l..tndcr in lieu or lite payment of Mongage Insumnce premiums in
accordance willt the provisions ol Section 10. These items ate called "Escrow lt~nt..'-" At origination oral any
time during !he term of lhc l.oan, Lender lllilY require !hal Cunununily A.~·iiltion Due.s, F~. and
AsS(.~Cnts, if any, be es.:rowcd by Borrower, and such dur.J;, fl'CS and U)l!lCS.~nlCIIt< shall be an F.snnw
. . . . . . Qt 11. Fo1m 3044 1101
Page 60
"· ·'t*'·' ',
~-~~ . . . -.. . . . ~--~--~-- . .-·-·. ----~-------~- . . . . ._.,. .,. . . ., . ,. .
:--r-.. - ....... - -•. - .......- ••. ~-' .- .......... ~....,.,~J .,..........:--•"--·"~......,. . ----:-·•1$-.' ... ,..._...,_...,..-., .•..••
LOAN 8 1240004663
MIN 100072112400046631
Item. llmmwer shall prumpdy furnish 10 l.~ndcr ull notice.~ of anmllnL~ 10 he pai~ under Ulis Section.
Bonuwcr .:I\' Items unless Lender w:~ivcs Borrower's obligation m pay
dtc l'und, fur any or alll~~erol\' hem.~. Lender nllly waive Borrower's obligation to pay 111 Ltndcr Fullil• for
M)' or all ~row hems nt anr lirnc. Any such w;Uvcr m:1y on I)' be in writing. In d~ event of such w-.Uver,
Borrower shall pny diroctly. when and whcr~ payable. lhc amounts due Cor any b,"Crow Items for which
payment of Funds ha.~ been wa~vcd by Lcmk'r an~. if l.cn'UCh arnounL•,Ihlll nrtlhcn required under d1is Section 3.
Lemler 1'1111)', at any time, collc.ct nnd l1nld Funds in an amount (a) ruffki~nt to pcrrnill..cndcr to apply
lhc Funds at the time s~ificd under RESPA, and (b) not 1.0 c~cccd the maximum amount n lender CIVI
n:quirc un~er RESPA. tender shalt c.~'limale U1e lllllUunt of Funds due on the hasl~ or ~'Urrcnt dala and
rca.sonablc c.•timau:.s of expenditures of future E.~row Items or o!hctwise in :~~xordancc with Applicable Law.
The Funds shall be held in an institution whose deposits we insured by a federal ggcncy, instrumcmalily,
or entity (including Lender, ir Lender is au insututinn who50 depo.~its are ro insured I or in any Fooctal Hom~
loan Hank. tender shall apply lhe Funds ID Jlay lllc E:;crow IU!ms no lnl~ !ban lhc time spo:cilicd under
RESPA. Lender >hall not charge Borrower for holding and applying U1c Funds, annually analyting the
escrow account, or \'erifying the Escrow Items, unl~ lender pays Borrower inlcre!ll 110 the Fund~ and
.1\pplicablc luw permits Lender lo make such a chill~ Unless nn ngrccmcnt is made in writing or Applicuble
La"· n:quire.~ int.."''est 10 be paid on lite Funds. tender shallmll be required to pay Borrower any in!.Crest or
earnings un the Funds. Borrower and Lender can agree in writing, howe\'er, thutln~rest shall be paid on the
Funds. Lender shall gh'C to Borrower, ..·ilhout charge, an annual accounting of the Fonds as required by
RESPA.
If th.-.c is a surpl115 of Funds held in c,'lerow, a.• defined under RESPA, Lender shall account 111
Borrower for the a~ funds in accordance wilh RESPA. If there is a shorllige of Fun~.~ held in c.~row, as
defined under RESPA, Lender shall notify Bonowcr M r~tllircd by RF.SPA, and Borrowc: shall pa)· 111
Lender the mnount nm:ss:llY 1.0 make up lhe shortage in 1\CC(lldante with RESPA, but in no more 111311 12
monlbly paymcms. 1£ wrc is a dclidcrtcy of Funds held in csaow, a.~ defined under RESPA, Lender shall
notify Borrower a.~ rcquilcd by RESPA, and Bottowcr slutll pay to Lender !he amount lle(CS.W)' to make "I'
lhc dclkicncy in lll.'l:ord:VIC'C wilh RESPA, hut in no more !han 12 tnnmhly payments.
Upon payment in fuU or all sum.i s~:ured b)• th~l Se-"urity lnstrumcnl, Lcndl-.r shall promptly 1'\!fund tu
Borrower any l'unds held by Lender.
-'· Cbar~:es; Lkns. Borrower shall pay all mts, a'OSC.t5ments. crutigc.~. fine.~. and impositiom
allrih11table 10 !he l'ro(li!OY which can attain 1rrinrity over l11is Sa:urity lnsUUrrtcnl. lea.chol~ payments or
ground n:nl.'l on d~e Prupcrty, if 1111y, and Cummunity ,\ssoL.iation Dues, F.:.:.~. and Asse&menl8, if wty. Tnll1e
e~lentllmllhCSI.lltCIIls arc E.o;crow [li:rlts, Bonttwcr shall pay !hem in !he m:umes provided in Section 3.
Jlormwcr shall promptly di.~ehargc I!IIY lien \\'hil:h llliS priority over this Set:urity rn~Vllrnenl 11nlc.! cnliltcCRlCnl of lht lien in, kgal procc.:dings "'·ln~h in Lender's opinion operate Wprevent d!¢
enforcrm<:nt or !he liea while !hose pmce.:drngs an1 pending, but un\y until such plOCcedings are com:ludtd:
or (c) J~C~:urcs frnrn lhe bolder of lhc lien an agreement salisfllCIDr)' to Lender subor~tnaling lhc lien to !his
Security lnsllurru:nt. If Lender dctcnnines lltalllll)' pari ur Ulll<:rt)' is ,'llbjel..'t In A lien which (an ~11ain
PfiOtity n~cr this Socurily hliUUtnent, I.L'lldcr may gi•·c IIOITow.:r a notk-c td.:ntilying lhe l~tn. Wilhin Ill
~~}~ Form ,044 1i01
1!i:~2 I 3 {J 4 8 7 3 ... ...... .......... ..
Page 61
..,,4...,.....,..., •• -- ··--4-.. ,.u-.-.---...-~.....,.,-•~-,.,_,_ .... ,. .. • , ~ , ,.,..,..-...,. ··· ~ ,{-
-~·
~~la ~oi:HFI':'I:-"f~..,,.."Tr""~~ -~. ..... -·~·"'!~
',
LOAN " 1240004663
MIN 100072112400046631
duys nr !he da~e on which that notice is gh·cn. llurrower shall s;,tisfy the lien ur ~tkc one or more or the
DCtiuns I'CI forth :tho•c in thi.~ S<>cUun 4.
l.cndcr may rc~linn lllltVor reporting
scr\·icc uscll b)• Lend~r in connecdnn with this Loan.
S. l>roptrty Insurance. Borrnwcr shall kc.:p the imi'IO\'emcnL~ nnw c.d~!ing ur hcr.:uflcr ~rcctctl on the.
Prupeny insurctl against los.~ by ftrc, hnzurds included willoin lhc l<'nn "c.inglr. paymcm or in n series of pmgrc.ened, Ule in.~unu·"o pnx:c~<_,_., .......... --·-···· ''"' "~·-••
LOAN I 1240004663
KIN 1000721ll4000t66l1
the sum~ sccnrcll by lhi.~ Security lnslr\mu:nt, whether or not !hen tluc, wi~• !he c> shi!ll be aprlied in lhc ord<'. Occupaney. Dorrow~-r $hall cx:cupy, c.oo1abli.~h. anlyin~ re.'l.\onahlo;
Q-tD(TXj.IIOO)OI Fotm 3044 HOI
~
Page 63
1tr'2 I 3 0 4 8 75
LO~I # ~:140004663
MXN ~00072~12t000466Jl
anom~ys' l".:cs to Jlrnloct il< intorcsl in lhc ProJl<'IIY :md/or righl~ under tlns Sc:curity lns~rumcnt, mclmhng iL~
secured pmitiun inn hankniJ>I~y prncecding. Securing the l'rop.:ny includes, bm i.< notllmitoo to, entering th~
l'ropcny to nlake rep3il);, change locks, replace or board up uoars un~ wimlows, drain water from pipes,
climinaiC building or olhcr code violulions or dungcrous comhtions. and have utihtics mrned on or oiL
Ahtllmgh Lender may t:>Jce '"'lion under !his Section 9, l..cnMr doc.< not ha,·c to do so and is not under any
duty or obligation 10 do so. It is agreed that Lender incurs no liability for not m!;ing aR)' ur all action<
authorized under this Socuon 9.
1\ny amounts disbursed by Lender under th~< S1.-ction 9 shall he<:om~ additional debt of Borro\\·cr
secured by !his S!Xuril)' lns1rument. 11lc® arnnunl< shall bc:!r interest at the N01c r:llc from the date of
disbursement and ~h.'\11 ~ paynhic, with such intcre.~t. ~ron notice lrom um!er 10 Bonowcr rcqne..e provi~ions or lhc lease,
If Borrower acquires fee litl~ 1o !he Propcny. th~ lc:ISChold and th~ fcc tillc ~hall nul merge utile..;.~ Lender
ngrccs to lhe merger in "·riling.
10. Mortgage Insurance. If Lcnd~r required Mortgage Insurance M a condition of making the Loan,
Borrower shall pay the premiums r"'juir~ 10 maintain the Mongag~ Insurance in crf~ct. If, !or any reason,
the Morq;agc lnsumnc~ coverage rce pr~:miums required to obtmn cowrage
subsUIIItially equivalent lo lhe Mongagc lnsuranre previously in cffctl, at a cost ~1tbstanliall)' equivalent 10
the COS! 10 Borrower or the Mongagc ln.~umnce previously in effect, from an ahcmatc mnngage insurer
selected hy Le"der. If substantially cquivalenl Mongagc Insurance coverage IS not available, Borro<•:er shall
continue to pay to Lender the amoum of the scparau:ly designated payment~ that wore due when lhc insurance
cow:rngc cea.'iCd to be in effect. Lender will actej)t, usc IUld retain ll1cse paynwmt!< M a non -refundable los.~
reserve in Ji~.u or Mon~age Insurance. Such loss rcser>·e sh:tll be nnn-tcfund.1blc, notwillmanding the r~z that
the Loon is ultJntaldy paid in full, nnd Lender ilhall not be required to pay Borrower any interest or earnings
on such loss tcscn·c. Lender <':111110 longer require loss reserve llll}·mwu if Mongagc Insurance coverage (in
lhc amounl and ror the period liuU Lender 1equircs) provided by an insurer :;elected by Lender aga~n become.~
available, is obtained, and l..endcl requires scparnu:ly dcsignaled payment~ toward the premiums for Mongage
lnsur.1.m:c. If Lender rcqu~ Mortgage Insurance as a condition of malc.ing the Loan and Borrower was
required 1o make sepmu:ly designatoo payments toward tile premiums for Mortgage ln.r Mongagc lnsurdi!Cc ends in accordnnl-c with any wriucn agreement
bclwccn Borrower nnd Lender providing for SlJCh termination til until termination is required by Applicable
Law. Nothing in thi< Section 10 affects Borrower's obligation 10 pay inla'cst at the rate provided in the NnlC.
Mongnge Iruurancc reimburses L.endor (or any entity that purchases the Note) for certain lo.'1..'iCS it may
incur if Bonowcr docs not repay the Loan as ugretd. Borrower is not a party to the Mortgage lnsumncc.
Mongage insurers evaluate their wtal risk on all such insurnnce in force from time w time, ami may
enter into agrecmenl~ with oiiJcr panic.< !hat share or modify !heir risk. or reduce los.lc {which '"")' include runtl.> obuincd rrc1n Mortgage lnsumnce
premiums).
As a result or these a!."r~cmcnts, Lender, any 1mrchaso:r of tl1c Note, another irtsun:r, any reinsurer, any
olher emit)', or any affiliate or :my of lite loregoing, ntay receive (directly or indirectly) amounts that derive
from (or might be: charoc~erized as) a poru,,n or Borrower's pll}'t11 l!ll)' rrrund.
Fotm 3044 1101
--eB(TX) '"*'' Patai.{llftlli
Page 64
.... .f .41.."'
'•,
:'
LOAN • 1240004663
KIN 1000721124000.6631
(b) Any such agreement~ ,..ill nul alTer! the ri~hls llorrnwor has • if any • with respect to the
Murt~a1:~ Insurance under the llumtuwner.; l'rot~>rtion Ad of 1~93 or any other wn. These ri~:hts may
include the righl to recein certain dl~clusures. tu request and oht11in c-.mrrllatiun of the Mrm~u~e
Insurance, tn han the Mortgage Insurance terminated autom!llically, undlor to rn:ei;·e a refund of any
Mortgage Insurance premiums that were unt-o~rned at the time uf such l:'oJnr~llation or termination.
II. AS'iiRnmenl of Miscellaneou.~ ProcL't'ds; l>orfeiture. All MiscdlanL'Ot" Prnccccct such Prot>eny rn ensure d1c work ha.< been completed 10 Lender's
suti.'ifaction, provided that such inspection shall be nnd~nnkcn promptly. Lender may p;.y for the repairs and
rcsrornlion in n single disbursement or in a scrir.s of prngress Jla)'mcrtL< a.< the w01k is complcte.d. Unless an
agreement i.• made in writing or Applicable Law rcquir~.s interest "' be paid on such Miscellaneous Prt:X.'O! begun that, in
Lender's judgment, could result in forfeiture of Ute PrOJICfl)' or olhcr material im11uirmcnt of Lender's in~:rest
in the Propert)' or right:~ under this Security lnstcun~<:nt Borrower can ~urc such a ddau!t and. if acceleration
has occurred, reinstate "''provided in Scctiun 19, by causing t11e ~:uon or proceeding to be di>lnisscd with ll
ruling lhat. in under's judgment, prct:lude5 fodeilure of the Properly ur other rnutL"rial irnpairmclll of
LA:nclcr's interest in the PruJICfty or right~ u11<1er thi5 Security Instrument. The ~11ncceds of any award or ch1im
(or dnmagc:s that arc attributable to the imjlwer ~hall not he rclllaSed from
Borrower's obligations and liability untlcr this Security Instrument unless Lender agrc.!s to such release in
writing. 'lllc co•·cnanl~ and agrcemctll< of this Security Instrument shall bind (except as pro1·ided in St-ction
20) nnd benefit the sucu...•;sors and a...signs of Lender.
1-1. Loan Char~!'$. Lender may charge Uorrowcr fees for servkcs pcrlonntd in connection with
Borrower's default, for the purpo.sc of protecting Lender's intacst in the PrOJJCrty ami rights under thi~
Security Instrument, including. but not limited UJ, anomcys' fees. propcrl)' in.~rcction and valuation f~e&. In
regard to any other fees, 01c absence of express authority in thb Sccuril)' lnslnlmcnt 10 charge a spcci~c fcc
to Borrower shall not be {onstrucd a.~ a prohibition on the charging or such fee. Lender may not ch:ll'ge fees
that are expressly prohibi~d hy tills Security lnsuumcnl or by Applicable l.aw.
1£ tltc loon i.< subject to a law which set~ maximum loan charges, and that law is finally interpreted s.o
that the inwn:st or other loon clwges cotlcctcd or to be collcct.cd in connection with the Loan c:xcccd the
permitted lint its, thi!ll: (a) WIY such loan cllargc shall be reduced by the wnown necessary IC) reduce the charge
to the p.,'rnlittcd limit; and (b) My sums already coflcc~d from BcJrowcr which e-\cecdcd pcrrnined limits
will be refunded 10 Borrow.:r. Lender may dtOOliC to make lhi~ r~fuM by re-ducing the principal owed under
the Note or by making a direct Jlaymcm to Borrower. If a refund reduces principal, the reduction wilt be
treated as a partial prepayment without any prepayment charge. (whctltcr or not a prepayment cb:trge is
prO\ided for untlcr the Note). Borrower's III."CCptancc of any such refund mooll by direct raymcntiD Borrower
will corulliwtc 3 waiver or any right or action Borrower might ha•·c arising lllll ur such I)VCtchargc.
15. Notices. All notices given by Borrowcc or Lender in connccullY noliry
Lender of Borrow·er's change of tlddrcs.~. If Lender •·pedlics a llf(lCedurr. for rc(lOrling Borrowcr·s change or
address, lhcn Borrower shall onlr ret>ort a ch1Ulge of lkldrc.•s through that s-pccilictl procedure. There ma)' be
cmty one. designated notice adtlre:>.~ und~r this Security ln5tnJtnent at any one time. Any notice to Lender shall
be given by ddivcring it or by mailing it by fii~t cla.-.s mat! to Lender's 11ddre.o;.s ;t~t1 form 3044 I~ and obliguuons
t·omaintd in rhis Sc•:urity ln.ntr:.ct or iiiJlight he .wcr is sold 01 tr.m.~krredl without Lemler's prior writll!fl
consent, Lender mny require immediate pa)'RICnt in full or ~II Silins 5Cl:Urctl by this Socurity lnsuument.
However, thi~ option Stlallnolbee~crciscd by l~nder if such cxcrcisol is prohibited by Applicable Law.
If U!.~der exmi1cs thil< option, Lender shall give Burrowt'f nolil:e of accclcr:ttion. The r;utic~ shall
pm,·itle a period of not lc.'IS than 30 days from 1he dale tile notice IS given in accmdance wilh Section 15
within which Borrower must pay all sums sccun'll by this Security lnsuumcrn. If Borrower fails to Jl'l)' tbcsc
sums prior to the extlinllion of this period, Lender may invoke lilly rcmcdic.1 pcrmiucd by rhis Security
ln.'' all
cxp..'llse.s incurred in enforcing lhi\ S.:c:urily lnstnuncnl, including, but not limitt:d to, reasonable aunmeys'
fee:;, propcn)' inspa:tion and vahlalitm fees, llllll other fe.:s incurred for ~~~ PUfllOSC of protocting I..cntler's
iniClcst in th~ Pmll"'lY ami rights under this Security lnstnunc:nt: and (d) lllkel< such aclion a.< Lender may
rcaoonably require tn assure 111:11 Lcntlcr's inlerest in tlae Properly and rights under this Security Instrument.
und llorro ..-cr's obligation 1D pa)' !he .~urns secured by till~ Security Instrument, shall continue un~hangcd.
Lender m:ty tesc dcposil• arc in>"Urcd by n rw~ral
agenc·y. in>trunumlality or enlity; or (d) Ehxuonic Funds TmJ\.\fcr. Upon rtins!at~mcnl by Borrower. thi5
Security Instrument and obligations sreuu:d hefebr slmll remain fully crrcclivc 11.~ if no :~<.-..~lcraut>n had
occurred. However. thl' right to reinstalC shall not apply in the case of acceleration under Seclinn I!I.
20. Sak or Nol•; Cbang~ uf Loan llervker; Nutkf ur Grievance. The Note or a partial in!erc.t in the
Now (tog<'lher witllth~ Sc:c~ily lnsiTllllt('.lll} L'an lk! sold one ur more limes without priur notice 111 Borrower.
A sale might result in a change in the cntily (known WI the "Loan Ser\'i~cr") that collccL~ Pcri~ the name 1mil Oll.ldrc..\.< nf the new Loan Scrvil:cr. the
nddrtss '"which Pnowcr nor l...:ndcr mal' commence, join, or be joinctl to illlY judidal action (:•< cilh.:-r an
indh·iduallitigunt ur 11M: mcmbcr of u class) !hat arises from the utbcr party· s actions pursu.mt to this S<'Curi!y
lns!rumcnl or that alkgcs thatlhe lither 11any hM hrolaehcd :my pmvi~inn of. ur nny tlut)' n••cd by rta..;(lll of.
lhi< Socwity lnstrurncnt, until such Bonuwcr or Lemler ha.< notified d>c other f>ruty l with su<·h nntice gi,·cn In
compliance with lhe r~quilcmenL~ of Sccllnn 15) of ~'Uch all~g(~l l>ro~·b and .lllordcd the olhcr party htl ,..ill be tlccmcrl r.o he rea.xic pc.ltkidc.s and
herbicides, volatile soh·cnts, materials com.ai.ning a.'lx:slo~ or formafdcllydc, and r.>!lioattive materials: (b)
"Environmental L:lw" means Ieder.&! laws and laws of the jurisllil'tilln where lhu Proper!)' is loc.:.~e~l that rdatc
to health, S')lUIISC action,
rcn1cdial ..:tion. ut removal action. as tlcfmoo in Environmental Law; and (d) au "Em·imnmentnl Condilion'
means a condition thru can cause, conlribulc to,m otherwise trigger ru1 Envitonmcutnf Cle.tump.
Borrower shall not cause or permit the prcscllec, U,;c!, di:~posal. stOrage, or r~fca:lc of any llal'Ntlous
Subsl:lnccs, or lhr~atcn llJ rei= IUIY Ha1.ardous Suhslnr.ccs, on nr in the l'ropeny. Borrow~r shall nm do,
nor allow anyone dsc r.o do. arlydling alf"'-'ling lire Property (a) rhal is in vinl3tion uf any Em·irunmcntnl
Lllw, (b) wllich crcales an Environrnenl:l.l Condition, ur M which, due to the pr=ncc, u:~e. or release uf a
Hal.ardous Subsume.:, creates a condition that ill.lvcrsely rufccls lhc valu~ o£ the Pmperty. The pr~..::ding two
sen!Cnccs shall not apply r.o lhe 1>resence, use. or s10r.1ge on the Property <>f smnll qu:mtititJS of lllWII'doiLq
Subst:~m;CS thai arc gencrnlly m:ognil'.cd n• be sppmpriatc Ill normal residential usc; and 10 mainrcnancc of
the Property {including, but no11imill:d 10, hal.ar'· If Bonowu l~ams, ur is notified hy
any govcmrncnlnl or regulnrory authority, or any private p:lll)', rl>atany removal or othrr rcmedi:uion or any
H:ll."lftklUS Suhstllllcc affcclin,g lhe Pro(ll!rty i• nf.l:c.ltial)', Borrower shall pmmptly wkc all necessary remedial
oclions in accurdr.nce wir.h En,·ironmentall.aw. Nothing hr.r~in shall crc~tc any obligation on Lmder for lUI
EnvlronmcniAI CICllllup.
fos and costs n! title e\·idence. t'or the purp"""" nf thls Sectkon 22, the term
"Lender" includes any holder cr tho Note who is entitled to r£<~ive payment.• under lbt Note.
If Lender invokes the power of sale, Lender or Trustee sha~ll ~ive notice or the time, place and
tums or sale by JKI!iling and n.Iing the notice at lea•t 21 days prior to sale as pro•ided by Applic-.tble
t.aw. Lender shall mall a rop)' or the notice to Borrower in the manner prescri~d by Applicable Law.
Sale shall be made at public •·endue. 'fbe s;,ole must begin atlhe time stuled i11the notice or sale or not
later than tbrre hours after that time and between the hours or 10 u.m. and 4 p.m. on the li?S! Tuesday
of the month. Borrower authorizes Trustee to 50!11 thr property to the highest bidder for cash in one or
more parcel:! and in any order Trustee determine'!. Lender or its designee may purchase the Property
at any sale.
TnL~Ite shall delh·er to the purcha.wr Trustee's deed cnb\'eying ind~feasible title to the Property
with co,·enant.s of general warranty from Borro" er. Borrower mvenanl~ and agr~ to ddend
gen~l"~lly the purchaser's title to the Property again.•t all claims and demands. The recitalS in the
Tru.•tee'~ deed shall br prima facie e•·idence of the truth of the statements made therein. Tru.~tee shall
appl)' t~ proceeds or the sale in the following order: (alto all expen.o;es or tbe sale, including, but nol
limited lo, reasonable Trustre's and allome)"S' fees; (b) hl all sums secured by this Security
lmtrumenl; and (c) any excess to 1~ person or persons legall)· entitlrd to il.
Jr the Property is sold pul'liuanllo this Section 22, Burrower or any pe1'511n holdinR p~o;e:;sion of
the Property thrnugh llorro"er shall immedillteiJ surrender JK'-'i.~ession of the Properly to the
purchaser at that sale. If p._lon Is not surrendered, Borrower or such ptrwn shall be a tenanl at
suiTerancc and may be romMcd by writ of pos.stS.•ion or oUter court proceeding.
23. Relt!ase. Uron payment of all sums secured by U1is Security lnsuumenl, Lender sllnll provide a
rclca.aid to a lhird party for services rendered :1nd the charging of
the fee is pcrmiuru unde~ r\prolkablc Llw.
24. Substitutr 'l'ruslre; Trustee Liability. All rights, remedies and duties of Trustee under this
So:curity Jnsuumcm rnny be cxcot:lSC~ or performed by one or more uustccs acting alone or tngclher. Lender.
at iL~ option illld with or wiU10ut cause, may from time to time. by JXtwcr o! annrncy or o!IJcrwisc. remove or
substituiC any trustee, add one or more trustee.;, or ap~10int a successor uustCI! 10 any Tru~te.: without lhe
m:.7cssity of any fonnality other thlln a designation by Lender in writing. Without any i'unhcr act or
C!tnVC)'iJDCC of the !'rop.:rty the SUb>li!Uie, additional or SUCI:C. and lluties conferred upon Truste.:: hetcin and by Applicable Law.
TrlCitce shall not be llltbl" if acting U!K>tl aJI)' notir~. rCtJUC-,1, etms~m. dclnan!l, SUilemcnt m od1cr
dQ~:um.:ntl>!licv~d b)' Trustee to be (orrcct. Tru.H~ shall not he liable ftJC any oct or umk,ion unless >uch act
or om
those ponions n01 ""cured heLcby.
21. Purchase Monty; Owtlly or l'artition; Renewal und t:xtensiun uf Ll~ns AJ!ain.ll llr.tm~st•:td
l'roptrty; Mknnnledgmrnl ol C11.'1b Ad\·untrd Against Nun·ltomest~ad l'roprrt,·. Cherk hu.t u~
applitable:
0 rurcha!K' Money.
ll1c funds ad•·anced to Bonowcr undrr lhe Now were usoo U>tle
f'rol!-'rlY. The Note also is primaril}' sccun:d by ~tc vendors lien r~tuncd in ~tc dc'<.'d or ~,·~n date with this
Security Instrument conveying the Property to Borrower. which •·cnd,>r's liert hiL~ b..'<'n a.<,igncd to l.e-ndcr,
thi.< Security lnsuumcnl bl:ing additional sco;urity for such vendor's lien.
0 Owelty of Partition.
The Note reprcscnLS rund.~ advanced by Lender at the Sp<:einl instance and rc·mcnl of the No!C L'! e.•prcssly m:k!luwle>lgcd, wnfc$Scd am! grant~< I.
0 Renewal and Extensiun of Liens Against llumestead Prllp•ny.
The Note is in renewnl and cxu:n.siun, but not in extinguishment, of lh~ indebtedness ll·~-;crib\'11 on the
atlllthcd Renewal and Extensinn i!llhibit v.ohich is incorpornted by rtfcrcn~-c. l.cndcr i$ cxpn:.'>.'!l)' ~uhro~:ar~tl
10 1111 right.~, lieiL' and rc:rnetlics St~:uring lhc origiJial holder of a note evidencing Borrow~r's int.lebtcdnes.• and
the t>riginal liens securing the indebu:dncss ll!'e renewed and extended to the date ,,r marurit)' of the Norc in
renewal and extension of the indebtedness.
0 Ackno"·lcdgmenl of Cash Ad,·anct'd AJlaiiiSt Non·Homesl~ad Property.
The Note rcprr-'lenl!: fund.< ndvanccd 10 Bonowcr on lhts day at Bonowcr's request and llonowcr
acknowledges rc<:eipt ur such fun•Js. Borro.,'t.'t ~1."\!Cs tlu:n Borro;vcr docs no1 now and lk~Cs mt intend ~vrJ to
rc.side on, u~c in any rn;umer, or claim the l'ropcny serun-d by \his Sccurit)' Instrument ll< a hu>tn~s.< or
rcsideruial bomCS~eud. BoJTow·er disclaims Ill! homesrcad rights, inu:r•.:sL' and i;~cmptions r"lat.:d 10 Ute
Proper!)'.
2!1. l.oan N111 a Home ~:qulty Loan. The Luau el'idetKfll by the Not• is out an rxll'll,ion or credit
as ddined lly S~tiun 50(a)t6J or Secliull SO(a){7), Arlitle XVI, ur the T~xiiS CoruliiUtion. lr lh~
l'rnperty Is u.'l4!d as Rnrrowrr's resldtn~r, then Borrower agr~ lbllt Borruwer will receim JR. ·Horrowcr
- :::?
4::!:.:!~-- (Seal)
ie Brown -Borr,.:nwer
(Seal) - - - - - - - - - - - - - (Seal)
·Borrower -Horru~A'tr
(Seal) --------------(Seal)
·Bmrowc:r ·Horr.Jwer
(Seal) - - - - · - - - - - - - - - - (Srol)
-Burrower
Foom 3041 1101
mr2 13 0 !1 8 83 Page 71
~p>:!=T'!:'n'l.)?t... l'.-~,.......,. ... ~....,~.....,...._., ..... r. .-...,......, .... -.,..-..,,....--a.-·-·--,.~-----......---r------·-·--.,--Y ...-..-....... ·· --v~--··~·.,...-•. -" ·· ····
'· . :
LOAN • 1240004663
MIN 100077.112400046631
~nAn:m'TEXAS
County of D a I I (\ S
Rcrorcme L <- 15.... ~· i:::>
\> L e-1"'2..-C 75 p. 0 1.-',., J" ~
B R..c~~"'
knmvn lo me (or pro,·cd 10 me on the oath of
ar through \ ) A 1u e 1< L i c to:- f'J S C 110 I>< Ute l"'r:hCilhc)' elecutcd the j;;lfnC ft1r tile Jturposc.~ and
con.,idcration dterdn cxrrcsscd.
Gi~cn umlcr my hand ;uld seal of office thi,; f{p tla)' of CJcT ~0 J.,
(Seal)
'-....
G c.... ~fS.__._(
"Sul.,.r)' 5"'ubtk
My Commission Expires:
Form ~044 1101
Page 72
~""""·~Al61.?!''tr.'"'/"f".-··~--~.~ ··--·-----...,_.,__________ ,_.,. ..... _ _..,_~-----· ·-· ·---·- •• ••'---JO ,r,.,_...,...._,,_. ·~ ~~,....,_,.._,,_
'· .
LOAN ~ 1240004663
VA case No.
LH-49-49-6-943752
\1 A GUARANTEED LOAN AND ASSUMPTION POLICY RIDER
NOTICE: THIS LOAN IS NOT ASSUMABLE
WITHOUT THE APPROVAL OF THE DEPARTMENT
OF VETERANS AFFAIRS OR ITS AUTHORIZED
AGENT.
THIS VA GUARANTEED LOAN AND ASS IJMMlON POUCY RIDER is made lhi.<~ 16th day
of October, 2002 , and is incorporated inLo ami shnll lx: dccm~d to amrml
and Sllpplcment !be Mons:ogc, Dill.'d of Tntsl or DeW to Secure Dcbt(hcrcin "S.xurity IMtrumenl") dat,•d of
even date herewith, given by the undusignctl (herein "Bonower") La so:urt Borrower'~ Note to
&B HOM! Mortgage Coapany, an Illinois Corpo~ation
(herein "Lender} Slid rovermg thl:' Property described in tltc So;urity ln.ioo for payment of any Stllll in ~-onncc:lion with prepayment of the S<~urcd indebtcdn~M
and lhe pruvisl011 lila! the Lender 1l111)" acrelcrau: payment of the secured indebtedness pursuant 10 Co•·enant
I g of Lhe Sc:c:urity lnsuumcnt. are buehy lllllcndcd or ncgatcd to lhe extent necessary to ~-on form such
inslnUIKnl:llo sald
Ttllc or Rcgulaliuns.
IIULTISTATE VA GUARANTEED LOAN AND ASSUWPTION POLICY RIDER
.*53811 (9904).01 fJt:J. 3!911
Page 1 of 3 lnmalsn_,_-,Qjj
VMP MORTGAGE FORMS· (800)52t-729l 11111111111~
1rn:2 I 3 0 4 8 8 5 Page 73
"'·""·s-11'-1"'- ~~;--~~-t'_'t"" .
-;:o-r...~•·r-::--- ... - - -....·----...- -....... --~-----Wir"" --~--·~·--¥·. -~·~-·- ., .......
"
LOAN ' 1240004663
VA Case No.
LH-49-49-6·943752
LATE CHARGE: At Lender's option, Borrower will pa)' a "la!o char~c· not e.~cecdmg four per ''-~llum (4%)
of lht 0\'ccduc payment when paid lllOrc Ulllll nru.:n ( 15) day~ aftCI' the due dalG Lhr.rcof to W\'cr tltc C~tra
CJ~~nse involved in handling delinquent paymcniS, hut sudt "lau: 'hargc" shall nm be payahk out oi tire
proceeds of any sale made U> satisfy the indcbtcdneo:.~ sccllr<'y. unk<< ~uch rnll:e.!d> am sufliciwt to
disch.uge llle entire indebtedness aml a!IIJrO(!Cr cost~ WlrJ expenses sccure1l hereby.
GUARANTY: Shouhl tJtc Dcparmtcnt (>f VrJcmns Alfairs fail or refuse to i,:suc il~ guammy in full amount
wilhin (1(1 days from llle dat.: that thi~ loan would nom1ally become eligible (nr such guaranty comnuucd
upon by tJtc Dq>artmcnt of Veterans Arfllirs und'" the rruvisions ol' T1Uc 3X of the U.S. Cude "Vctcr;m~
BcnefiiS," tJte Mortgagee may declare the indcbi.Cdncs~ hcr~by =:ured at nne~ due and (ll)'ilbl~ :111~ may
foreclose irnmtdiau:ly or may cxcn:isc iliiY mhcr rights her~under or take ;my otl•er pm;;~c:~ ocuon a~ hr law
provided.
lRANSFER OF THE PROPERTI': This klan may be llocl:u-cd irnmcdi~lely duo and (Y4yablc upon lrnl~f
the propcny securing such loan to w1y uarufcr.:e, unless U1c ~ceptahility of the a.o;,;umptinn of the loan is
c.~tahlishcd pursWI!lt to Section 3714 of ChaJ>I.I:r 37, Tide 3!1. Uni~d SL1tc' Code.
An authorized uan.~fcr l"n.<: subject tu ac!dilional co,·cnanL; tmtl
agrcemenl~ ns SCI fonlt below:
(a) ASSUMP110N FUNDINg FE!!: A feG cquallo one-half of I percent (.50%) of tlw b31ancc of dti~
loan a.~ of lhc date of lJansrer of the JUOJJCrty shall bc p:~yabl the c~l~nt of any
claim pa)·rnent arising from th~ guurnnty or in.~urante of lhc inis instnuncnL
0_:531A (i1904j.OI Pago 2 ot 3
Page 74
2il!72 I 3 0 ~~ 8 8 6
....
~~~~~"'··"'·!\- l~ll',.·~.~~1'~, . . ...,~~...._- .................. ___ ~-------·-·-· . . -----.__,... ..____ ,___~,---.......,_ ........... •.--·-.... . •• , .. .,.... • •>It>·• -~-~ ••• ~ •
',
'·
LOAN n 1240004663
VI\ Case No.
LH-49-49-6-943752
IN WI'JNESS WHEREOF, Dorruwcr(s) ha.~ executed thi.< VA Guaranteed Lo31l an~ AssunlJllion Policy
Rider.
A.~ ~V--'< -/1-
Pletae B"town JR.·---------1-Io-,-,.-w-cr
·Borro'la'Cr
·Bnrrowc:;r
~Borrower
O;s38R t9904).0T Page 3ol3
L:Tr72 I 3 0 4 8 8 7 Page 75
11-G!I'f-"!!.)P'!!.-~- .. ~~=:"'--"'-_---·--"='"'~- .. ~.-··-- ......... --.--~·..-..---~-- ..-
J+ .....-._, ...................,.. ---........ , ... ~-v-· ·""o'JT>''"''"-·•· ••••
'\ .
LO~~ # 1240004663
PLANNED UNIT DEVELOPMENT RIDER
THIS PLANNED UNITl>EYEl.OPMENT RIDER i.l made thi.~ 16th 1lay ur
Oc t:obar, 2.00 2 , ami is incorpo!ah!d imo and shall "'-'
dccme.d to amend and supplement the Mortgage, ~d of Trust, or Security Dc~d (Lhc "Seturity lustnnnen(J
of llle same 11alc, given by the undOii<:)· insuring th~ l'ropcrty whkh i.< Stlli~fn.:tory 10 Lendfr and
which pruvitk.l insumnce co~cr-o~gc in !he amounts (including dcduttiblc lcv.:L1). [nr the p.'fiOil<, ~igntd
and shall be paid to Lender. Such proceeds sball be applied br Lender lo the .,ums s.lrscd by l...cndcr under !his paragraph r 511all becornc ll!ldilionalllchl of Bormwer
scx:urcd by lhc Security lnsiiUnlCilL Unless Borrower ant! L:rnler :Jgree to oth~r t.'tms of P.1)1ncnl, Ll!esc
DfliOunts shall he4t intcrc-lil from lhe dme or di$burscmcnt at !he Nute rate and shall be payable, with intereiil,
upon notice from l...cndcr Ill Burrower r<'QIIC$ling Jla)1n<:nt.
Pago ~013 form 3150 1,01
Page 77
~AN " 1240004663
BY SIGNING BEI.OW, BoiTUwcr accepts and agrees In lhe tmns ami provisions cm;lilim•d in this PUD
Rider.
(Seal)
(Seal) _ _ _ _ _ (SO-'ll)
·Borruwn ·Dot'l'o-.et
_ _ _ _ _ (Seal)
·flllrTOWC'f
___________ (S(~)
(Seal)
~RCJttL'IW~I ·Durruwcr
Poge 3 ot3 Fotm 3150 1/01
iJ!?2 I 3 0!t 8 90 Page 78
Jtt':d~J"W jU'il'o~J;~ ... ,~ .. ~ .......................,__......., --·-~~ .... -._.,. ......, - -..- -........ ~~·~"'·--·-· -·--···
. •,
LOAN # 1240004663
VETERANS LAND BOARD
YetcraJL'i Housing Assistance l'rogram
DEED OF TRUST RIDER
(for Onl! Norc Situations: Veterans umd Board as Sole Beneficiary
of First f\Iortgagc)
Tilt righL~ ~nd abli~ations of II~~: De.:d ,,f Trust (d~e "Deed of Tru.~t") to wbkh the Rider is
auach.:d and we promissory rmt.: des..-ribed in diC o•.,d of TnLion.< of this Rid~r and
dtc pro~isiuns or die 0«11 of "fru.<~ liT Nme. tile pmvi>iuns of tbis rilkr sh~JI .:unuol. To tile c~tent dial
tltey ar~ nut nmdilied by this Rider, all the renn.<. conditions and nther pro1•isions of dte De..'d of Tru.'ll
and Note r.:main in full for.:e and cff,'l:t. The furcgoing pro•·;sion< are ~'Upplcmcnted tu, and do nrrt
ruptrsalc, all)' pro\'i~orlll under Urc Da:d of Tro~t pr~viding for a.::cckrntion uf SiJCh loan.
I. In d1e ~•em the Dorrowcr dut:ti 1101 occupy rhe propcny purd~;rscl with did pn•ceros nf
!he loan •'·idcnced by weProgram Notc :Li 1be Borrow~r·s priro.:ipal residotw:~ for a period 11f tllra: years
frnmlhe dat~ 11f lire pun:lta!'c of such pmpcny, or if tho Dorrow\!r ,halllo:t~«'. tntnsfer, Sllll or cou\·ey, in
whole or in pan, lllc Borrower's intcrc~t in stJCh properly. the Veter:lll.< Land lioard of the Slllte nf Texas,
as holder of the Nme, may, to the extcm p.;mtiued by applkable law, require <'>'C31ation of the intertst rate
on the Nme or a.:cc:ler.nion and immediate paymcrrl of principal of and interest due em rltc Note and/or
may pul'!.....:t::.._:.:''....J'c...:l_c._.t._
BEFORE MH, tit~ undersig111:d, a Nmnrv Public in aud lur Tho State nf Texas, ou tl1is day pcr~onallv
:~pp.:a~d PL,..T2.f" ~/?.<),.. ,... -:J~, jiC:SS!E Bt~lly.nJ .
koown to ntc: to be the p.:rson(~) "·htlsc nan~e(~) i~ (aroJ sub;;critxd to the foreguins iiLSC.' and tllll>idcratiun thcrdn "'pre~ AND SEAL OF OFFICE, thi~ ---'-f_,b"'--- day or _ _ __
Q Cl d-.-,<>,). , ----·
L c..
Notary Public
in and (or THE STAT!! OF TE::XAS
My C.'ll~.a
~1:131:1 ) 1H!\0:-~
~:)()lli?: '"'1.:
6 \ :Z 1:!~ OC lJO Z~Ul
Page 81
THE STATE Of TCXAS
COUNTY OF DALLAS
1 hereby certify that the above and foregoing Is a full, true, and
correct photographic copy of the original record now In my lawful
custody and possession, rued on t~e date stamped thereon and as
the same Is recorded In the Recorder's Records In my otrlte under
the volume and page or instrument # stamoed thereon.
l hereby certify on •
SEP 2 4 2014
ounty, Texas
Exhibit ''C''
Substitute Trustee's Deed
dated October 6, 2009
ELECTRONICALLY RECORDED 200900321693
11/13/2009 03:32:48 PM TR DEED 1/2
NOTICE OF CONFIDENTIALITY lUGJlTS; IF YOU ARE A NATlJB.AL PERSON. YOU MAY
REMOVE OR S".l'RRKE .ANY OR ALL OF TRE FOLLOWING IN'FORMATION FROM ANY
INSTRUMENT THAT TRANSFERS AN INI'ER.EST lN REAL PROPERTY BEFORE :rr IS
FILED FOR RECORD IN TID: PUBLIC UCOimS: YOUR SOCIAL SECURITY NUMBER.
OR YOUR DRIVER'S I,.ICENs:E Nl.JMBElt.
241Z POINClANA LAh'li
DAU.AS, TX 75Zll
4~-49-6-0943?Sl
l00900181l03!KI
*CORBECTIVE SUBS'lTl'UTE TRUSTEE'S DEED
GRANTOR(Sr. DEEDOFTIU1STDA.'l1!: Octob.lriG,Z002
JE.SSJl! BROWN DAT£ OF S.o.LE Ol' PROPERTY: Octobet 6. 200!1
l'lZI'ZE BROWN. lR.
Ol:UOlNAL MORTOAOU:
MOIITGAGB m.EC'Ill.ONJC RB:aSTRAUON SYS'tllMS.
TIME OFSALI!:- ..:;,..._ __.~
'Q : 30
INC. ("MaS") AS ~OMINEB PLACEOFSALEOFPROPERTY:
l'Hl! AlUlAotrrSlDBON Tall NO!I.taSJ])ll OF niB
GBOltGI! ALL1£M COURTS BU!LOING FACING
COMMER<:a snumnmr.ow 11!1!QVERHANO ORAS
DESIGNATilD BY THECOUNn' COMMlSSIDNEliS
CO'RR:£NT MORTGAGEE: GRANIESIBUYER:
crilMOR:roAGE,INC. CITIMOR:I'GAG1J.INC.
MORTOAGR SBll.VTcm: Gl\ANTlli!.'IWYER!S:VJJI..ING-ADDRESS:
C!tiMORTGAGB, INC. S'..SO COllPORA'I11D!lV!;
PIU!Dl!IUCK. MI>ZI101
:RECOlUlED IN:
VOLI..'ME2002ll3, I'AG£04869.
AMOUNT OF SA.LE; S J1 ~......_go~_,_'f'tl
l'ROl'llRTY COUNTY/LEGAL DESCRil'tlON : D.ti.U.AS
:aF.IN'G LOT 22, BLOCK 00, AMilNDI!I> PlAT GPJ!:ENLl!Al' VlU.AGS PHASE AU:.AS,
TEXAS. ACCORDING TO THE MAP OR SAID ADDmON AS lU!CO!WED lN' VOLUME 2002144. PAGE 1586. MAP !U!COKOS
OF DAI.LAS COUNTY, TE.XA:l.
Gnwcr -"'!:'<'! m.: piOpcny 1o T . - io. 1r1m 1b _ , p>)'DlO:lt of 1bo """'· ~. lbto1zsh 11!• M~!ll' S=!cdo~l<>cn.!broetlJco=t.
No..... stDliDg lbo " - pi""- , _ of soh: of lhe propc>1y w= mailed,. pcolod.....:! &td. ., ""~"ired by law. S.bstltotc T....,. ool~
tho p~ I!> Su,=; wh<> w,u 1l!c hl8h.ot b!ddot at tho pub& _,..., jQr d...,t o( solo In a,., , _ pmcribc ~. Solo au'l:ilole T....tco,. subjc<:t to lilly - of ~ - for - "*
ct: sal<> poid b)l 'buyer eo&~il ocd ap~""""'
bol~ to Gronlot. SUb=thute 'l'No!o• ltctcby .en.
1&o abo"" ~d l""l'trll' AS J.ll wilhout MY ·~ <>r ;.,plied """"""""'
coteep\ "' Ill Wlll'mlli<11 t>f Iillo, ud li=W -~ lbc pr~ t1> the ~ Dl tllo P"""~ """' tisk, !)UI'illll>ll to the 1mn:o or T..,..
~Code~' 51.002. and S!.009.
'IV!Th'ESSMYBAND,tbb ! \ ~ \,Q-li•. Ill> d!i< c!a.Y pmoDilly oppoatod B: Ids M; lO Pnfi&H. R. 1\J..COAA 9R ~ fEifiSiliill: A>
S.bdiNlo or.-, known to - or ~ to - lhm"tth a VIliS Sl>lo dri...,.• - "'
ooo - it$>~ !!> lbc ~ ~ ud ~ 11>..,. lhoal
becx....Joc!tliO=e{crtho-IIDd~tlo:D.d """s=~ ora!lico lhb l l ~ I d ~ 0 "t .
RE'I'IiRN 1'0'
BIIRRI!TI' DAl'PIN l'RAl".Pll1R
lriiiEIIIIIIIIII~ml~lllllllillllllll
nru!BR&.ENG:ll47..J...l>.
15000 SuM:,yorlloolcl>-..11!, SUit• 100
~t-15001 STD200900lll803941
CO!Icctho:Sul>sdt<oT:o>tct'&l>ood (VA)
SttbTNI-~·(~fll/lOOS) I Vcr-11
---------· ·-----
Exhibit ''D''
Notices to Vacate
dated August 13, 20 14
PLETZE BROWN, JR. 00000003709672 EVCT
2412 POINCIANA LANE
DALLAS, TX 75212
NOTICE TO TENANTS REGARDING THE
"PROTECTING TENANTS AT FORECLOSuRE ACT OF 2009"
ARE YOU A TENA.l""JT OF THE ABOVE REFERENCED PROPERTY? IF SO
IMPORTANT INFORMATION IS
CONTAINED WITHIN THE ATTACHED
NOTICE.
PLEASE READ CAREFULLY
ISTC
BARRETT DAFFIN FRAPPIER TURNER &
ENGEL, LLP IS A DEBT COLLECTOR
ATTEMPTING TO COLLECT A DEBT. ANY
INFORMATION OBTAINED WILL BE USED FOR
THAT PURPOSE.
BY_TtrumtsAct2009_Danner_.Manual.rpt- (0 J/19/20 I 0) I Ver. 05
Page 91
BARRE'IT DAFFIN FRAPPIER TURNER & ENGEL, LLP 15000 SURVEYOR BOULEVARD
A PARTNERSHIP INCLUDING SUITE 100, DePARTMENT 400
l'ROFESSIONAL COIU'ORATIONlJ ADDISON, TEXAS 75001
TELEPHONE: (972) J86-SC40
XITORNI!Y:I ANDCOUNSRLORSAT LAIV
TRLECOPIER: (972) 341-0734
August 1:3, 2014
00000003709672
IF YOU AUEA TENANT OF THIS PROPERTY YOU J\1AY HAVE CERTAl.J.'l RIGHTS AS SET OUT IN SECTION II
OR SECTION Ill BELOW.
PLETZE BROWN, JR.
2412 POINCL\NALA.t'IE
DALLAS, TX 75212
RE: Premises located at
2412 POINCIA.t'IA LANE, DALLAS. TX 75212
(hereinafter referred to in this letter as "the property" or the "premises").
Please be advised this firm rcprescnl3 CITL.viORTGAGE, INC. who purchased the property at a foreclosure sale held on
Tuesday. October 6. 2009, or is the successor in interest to the party who purchased U1e property.
PROTECTING TENAl'lTS AT FORECLOSURE ACT OF 2009
If you are a Tennnt of the property, you may have certain rights under the Protecting Tenants o.t Foreclosure Act of 2009. ·Please
contact us immediately to let ns know if you are a Tenant and please provide us with proof of your tenancy, such a~ a copy of yo\tr
Lease or copies of rent receipts. ·
Section r.
NOTICE TO VACATE TO QCCUPA.t'IT
USPS Tracking ™ ~J Have questions? We'ro here to help. i
---·~·~·J
·--------,
Tracking Number: 71609668967102428068 I
I
Product & Tracking Information Available Actions
Postal Product: Features:
Certified Mall~ Return Receipt After Mailing
I
~
I
Your Item was delivered at 4:20pm on Augus\14, 20141n DALLAS, TX 75212.
August 14, 2014, 3:29am Departed USPS Fadnty DALLAS, TX 75260
August 13,2014, 11:37pm Arrived at USPS Facility DALLAS, TX 75260
August 13,2014.9:17 pm Arrived at USPS Facility COPPELL, TX 75099
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PLETZE BROWN, JR. 00000003709672 EVCT
1655 N SAINT- AUGUSTINE DR
DALLAS, TX 75217
'
NOTICE TO TENANTS REGARDING THE
"PROTECTING TENANTS AT FORECLOSURE ACT OF 2009"
ARE YOU A TENANT OF THE ABOVE REFERENCED PROPERTY? IF SO
IMPORTANT INFORMATION IS
CONTAINED WITIDN THE ATTACHED
NOTICE.
PLEASE READ CAREFULLY
ISTC
BARRETT DAFFIN FRAPPIER TURNER &
ENGEL, LLP IS A DEBT COLLECTOR
ATTEMPTING TO COLLECT A DEBT. ANY
INFORMATION OBTAINED WILL BE USED FOR
THAT PURPOSE.
EV_TtnantsAct2009_Bannc:r_Manual.rpt- (01/1912010} I Ver. 05
Page 95
BARRETT DAFFIN FRAPPIER TURNER & ENGEL, LLP I SOOO SURVEYOR BOULEVARD
A l'AJmii!RSHIP INCLUOII>:G SUITE 100, DEPARTMeNT 400
PROfllSSIOl'IAL.CORPOitATIONS ADDISON, T!lXAS 75001
TELEPHONE: (972) 386-5040
XfiORNllYS A.'II> COUNBHLOR!! JJ LAW
TEI.ECOPIER.: (972) 341.0734
August 13, 2014
00000003709672
IF YOU AREA TENAl.'IT OF TillS PROPERTY YOU 1\:lAYRAVE CERTA1NRIGHTS AS SET OUT IN SECTION U
OR SECTION Ill BELOW.
PLETZE BROWN, JR.
1655 N SAJ.i'ff AUGUSTINE DR
DALLAS, TX 7521;
RE; Premises located at
2412 POINCJA.t'l'A LANF... DALLAS. TX 75212
(hereinafter referred to il\ this letter as "the property'' or the "premises").
Please be advised this finn represents CITIMORTGAGE, INC. who purchased the property at a foreclosure sale held on
Thesdar. Odober 6.1009. or is the successor in interest to the: party who purchased the property.
PROTECTli'IG TENANTS AT FORECLOSUBE ACI' OF 2009
If you are a Tenant of the property, yon may have: certain rights under the Protecting Tenants at Foreclosure Act of 2009. Please
contact us immediately to let us know if you are a Tenant and please provide us with proof of your tenancy, such as a copy of your
Lease or copies of rent receipts.
Section I.
NOTICE TO VACATE TO OCCQPA+"'!TfSl WHO ARE NOT TENANTS
Unless you arc a Tenant as described in Section II or Section III below, this lettef constitutes fonnal and final demand that you
VACATE THE PREMISES located at 2412 PO£NCIANA LA+'ffi. DALlAS. TX _75212. If you fall to vacate the premises
three (3) days after delivery of this notice, our finn has been authorized to file a forcible detainer suit ago.inst you fur possession
of the property.
Section II.
NOTICE TO VACATE TO TEL~ANT
USPS Tracking m Have questions? We're here to help.
•······ ------· -----
Tracking Number: 71609668967102428099
Product & Tracking Information Available Actions
Postal Product: Features:
Certified Mallm Return Receipt After Mailing
August 15, 2014, 6:25pm Delivered DALLAS, TX 75217
Your Item was delivered at 6:25pm on August 15,2014 in DALLAS, TX75217.
Notice Left (No Authorized
August 14, 2014, 2:22pm DALLAS, TX 752t 7
Recipient Available}
August 14, 2014,7:39 am Outfor Delivery DALLAS, TX 75217
August 14, 2014, 7:29am Sorting Complete DALLAS, TX 75217
August 14, 2014, 7:05am Arrived at Unit DALLAS, TX 75217
August 14, 2014, 3:29am Departed USPS Facility DALLAS, TX 75260
August 13, 2014 , 11 :37 pm Arrived at USPS Facility DALLAS, TX 75260
August 13, 2014,9:17 pm Arrived at USPS Facility COPPELL, TX 75099 i
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