Genesis Tax Loan Services, Inc. v. Kothmann
339 S.W.3d 104
| Tex. | 2011Background
- Kothmanns own vendors' liens on four parcels, each secured by a recorded deed of trust.
- Genesis Tax Loan Services paid the taxes and claimed a tax lien transfer under Tex. Tax Code §32.06 by recording affidavits and copies after the originals were lost.
- Original transfers were never recorded; Genesis attached verified photocopies with Genesis's president's affidavit claiming originals were lost.
- Receipts issued by the tax collector shortly after transfers misidentified the owner as the Kothmanns and the tax collector had no seal on the transfer at the time.
- The trial court admitted Genesis's copies over Kothmanns' objections; the court of appeals reversed, sustaining objections to the prima facie case and questioning enforceability under §32.06.
Issues
| Issue | Plaintiff's Argument | Defendant's Argument | Held |
|---|---|---|---|
| Whether copies recorded in lieu of originals satisfy §32.06(d). | Kothmanns contend copies cannot replace originals for enforceability. | Genesis contends verified copies are sufficient under Rule 1003-like principles and §32.06. | Yes; verified copies may be recorded and enforceable. |
| Whether the lack of a literal seal on the tax collector's certification voids the transfer. | Kothmanns argue absence of the seal defeats enforceability. | Genesis argues acknowledgment before a notary suffices. | Certification before a notary with the notary seal satisfies §32.06(d). |
| Whether the tax collector's failure to keep a record of all transfers bars enforceability. | Kothmanns claim lack of records undermines validity. | Genesis's transfer validity does not depend on the keeper’s records. | Record-keeping requirement is not a prerequisite to enforceability. |
| Whether the receipts’ timing/identification affect enforceability. | Kothmanns claim receipts' defects undermine transfer validity. | Receipts timing/content are irrelevant to enforceability. | Receipts are irrelevant to enforceability. |
| Whether the transfers complied with the overall statutory transfer requirements. | Kothmanns argue noncompliance with §32.06 subsections. | Genesis complied via verified copies and proper acknowledgments. | Transfers complied; liens enforceable. |
Key Cases Cited
- Genesis Tax Loan Servs., Inc. v. Kothmann, 288 S.W.3d 503 (Tex.App.-Amarillo 2009) (holding verified copies can substitute originals for recording under §32.06)
- Gorman v. Life Ins. Co. of N. Am., 811 S.W.2d 542 (Tex. 1991) (pleading and defense concepts; burden-shifting in lien disputes)
