La Jolla Group II v. Bruce
149 Cal. Rptr. 3d 716
Cal. Ct. App.2012Background
- Baquirans’ home in Fresno was foreclosed under a forged second deed of trust; they filed a quiet title action and recorded a lis pendens; La Jolla Group II and partners purchased the property at foreclosure; La Jolla sued for slander of title; anti-SLAPP motion was filed and granted; appellate court affirmed, holding lis pendens privileged and deed forged, constituting void title.
Issues
| Issue | Plaintiff's Argument | Defendant's Argument | Held |
|---|---|---|---|
| Whether Civil Code 47(b)(4) privilege applies to the lis pendens | Baquirans argue privilege attaches regardless of merit | La Jolla argues no evidentiary-merit exception; Palmer dicta wrong | Yes, lis pendens privileged under 47(b)(4) and 47(b) (precludes slander claim) |
| Whether the forged second deed of trust was void so as to defeat title | Baquirans contend deed voidable, not void | Mahlums’ deed was forged and materially altered, hence void | Deed was forged/void; title never transferred to good faith purchaser |
| Whether the anti-SLAPP motion was properly granted | Slander claim arose from protected lis pendens activity | Trial court correctly found no probable win due to privilege and void deed | Anti-SLAPP motion properly granted; dismissal affirmed |
Key Cases Cited
- Albertson v. Raboff, 46 Cal.2d 375 (Cal. 1956) (lis pendens privileged; broad absolute privilege)
- Silberg v. Anderson, 50 Cal.3d 205 (Cal. 1990) (litigation privilege scope extended beyond trial)
- Park 100 Investment Group II, LLC v. Ryan, 180 Cal.App.4th 795 (Cal. App. Dist. 2) (discusses 47(b) privilege and lack of evidentiary merit considerations)
- Alpha & Omega Development, LP v. Whillock Contracting, Inc., 200 Cal.App.4th 656 (Cal. App. Dist. 4) (rejects lack of evidentiary merit exception to 47(b)(4))
- Rusheen v. Cohen, 37 Cal.4th 1048 (Cal. 2006) (limits and defines litigation privilege elements)
- Equilon Enterprises v. Consumer Cause, Inc., 29 Cal.4th 53 (Cal. 2002) (two-step anti-SLAPP analysis)
- Palmer v. Zaklama, 109 Cal.App.4th 1367 (Cal. App. Dist. 5) (discusses evidentiary merit and privilege scope (overruled to extent inconsistent))
- Alpha & Omega Development, LP v. Whillock Contracting, Inc., 200 Cal.App.4th 656 (Cal. App. Dist. 4) (reiterates 47(b)(4) interpretation)
- Schiavon v. Arnaudo Brothers, 84 Cal.App.4th 374 (Cal. App. Dist. 4) (forgery makes deed void)
- Montgomery v. Bank of America, 85 Cal.App.2d 559 (Cal. App. 1948) (materially altered deed is void)