Riner v. Neumann
353 S.W.3d 312
Tex. App.2011Background
- This is trespass-to-try-title regarding priority between two liens on a Dallas condominium unit.
- Foreclosures occurred in quick succession: Riner purchased at a cedars-assessment sale; Neumann purchased at a Novastar home-equity sale.
- Neumann entered and later lost possession when Riner removed Neumann’s property and took control.
- Neumann sued for title, possession, damages, and other relief; Neumann joined Novastar alleging possible fraud if Riner prevailed.
- Trial court granted summary judgment for Neumann against Riner and denied Neumann against Novastar; damages awarded but attorneys’ fees denied.
- This court affirmed, rejecting Riner’s attacks on Novastar’s lien proof, lien priority, and the damages evidence; cross-appeal on fees was rejected.
Issues
| Issue | Plaintiff's Argument | Defendant's Argument | Held |
|---|---|---|---|
| Existence of Novastar lien proven | Neumann proves lien via Rule 798 submission and extrinsic records | Riner argues Rule 794 bars extrinsic proof | Rule 794 inapplicable; extrinsic proof permitted |
| Novastar lien priority over assessment lien | Novastar’s lien is prior recorded and thus senior | Assessment lien prevails under the declaration or statute | Novastar lien superior under declaration 5.8(a)(2) |
| Damages award support | Damages supported by Neumann affidavit of fair rental value | Evidence conclusory and insufficient | Affidavit not conclusory; damages evidence adequate |
Key Cases Cited
- Akin, Gump, Strauss, Hauer & Feld, L.L.P. v. Nat’l Dev. & Research Corp., 299 S.W.3d 106 (Tex. 2009) (reaffirmation of American Rule on attorney’s fees)
- Holly Park Condo. Homeowners’ Ass’n, Inc. v. Lowery, 310 S.W.3d 144 (Tex.App.-Dallas 2010) (82.002(c) applicability; pre-1994 declarations not invalidated)
- Lucky Homes, Inc. v. Tarrant Sav. Ass’n, 379 S.W.2d 386 (Tex.Civ.App.-Fort Worth 1964) (deeds of trust; foreclosure power discussions)
- Johnson v. Snell, 504 S.W.2d 397 (Tex. 1973) (definition of deed of trust as mortgage with power to sell)
- Tony Gullo Motors I, L.P. v. Chapa, 212 S.W.3d 299 (Tex. 2006) (trial courts lack authority to award fees absent contract/statute)