TRCC issues its first lifetime ban to builder

For the first time in its history, the Texas Residential Construction Commission has issued a lifetime ban to a home builder.

The commission Wednesday permanently banned Affiliates LLC, which did business as First Home. The builder has no San Antonio ties, but built in the Central Texas cities of Jarrell, Taylor and Belton.

The lifetime ban also applies to the company's agent, Pete Stucky, who now is prohibited from participating in any home-building-related ventures in Texas.

“This has been a big deal not only for us, but for the community generally,” said Duane Waddill, executive director of the TRCC. “It's important that builders know we're serious, and we're not going to let people get away with defrauding homeowners and not treating people fairly.”

The commission began investigating the company in September 2008 after more than 100 homeowners logged complaints about the company and shoddy construction. Stucky built about 150 homes total.

The TRCC banned the company for not making repairs on defective products still under warranty, claiming properties were free of liens when they were not and for doing business as First Home, a name not registered with the commission.


By Creighton A. Welch - Express-News

Austin Lawyer Tip: Texas Foreclosure Procedures in Real Estate

In order to set up a non-judicial foreclosure, the lender must do several things in order to have the ability to foreclosure their security interest, or what we call a Deed of Trust. First, the loan papers (or "documentation") must include an obligation to pay (usually called a Note, Real Estate Lien Note, Promissory Note, or Note with Vendor's Lien) and should also include the security agreement (usually referred to as a Deed of Trust). The Deed of Trust gives the lender the right to "foreclose" its security interest if the Obligor fails to pay. The Deed of Trust should appoint a "trustee" and must contain a "power of sale." The Deed of Trust should also give the lender the right to designate "Substitute Trustee." In Texas, the foreclosure is usually by way of a "non-judicial" foreclosure, or by way of the posting of the property for sale on the first Tuesday of the month.

The following steps contain the basic procedures that the lender must go through in order to get to the point where they may foreclose the lien:

1) Demand for Payment - once the Obligor defaults in the making of one or more payments, the lender must give notice of the default and demand the overdue payment or payments.

2) Notice of Intention to Accelerate - prior to being able to foreclose its lien, the lender must give notice of intention to accelerate. The Notice of Intention to Accelerate is usually combined with a demand for payment. The notice should give at least ten (10) days within which the Obligor can cure the default. If the property is the Obligor's "residence," then the Notice of Intention to Accelerate should give the Obligor at least twenty (20) days notice. After the appropriate time period has expired, then the lender is free to "post" the property for a non-judicial foreclosure.

3) Notice of Foreclosure - assuming that the Lender has a valid Deed of Trust and that the lender has appropriately moved to foreclose through the designated trustee or its "substitute" trustee, then after the expiration of time on the Notice of Intention to Accelerate, the lender can "post" the property for foreclosure. This is done with the giving of Notice of Foreclosure. The Notice must be posted at the Courthouse and must be send via Certified Mail, Return Receipt Requested to the last known address of the debtor. Because only the sending of the certified mail is usually required, it does no good for the debtor to attempt to refuse delivery, as the debtor would only denying themselves the information contained in the Foreclosure Notice. The Notice must give the debtor at least 21 days notice of the foreclosure, and must inform the debtor of the time, date, and place of the foreclosure sale. Foreclosure sales take place at the location designated by the Commissioner's Court for each County in which the property (or any part of the property if the property is located in more than one County) is located.

4) Posting of the Property - the Notice of Foreclosure should then be "posted" at the designated location where notices are given at the County Courthouse (or other designated location). The Notice should be posted for the full twenty one (21) days prior to the sale and must be filed with the County Clerk's office.

5) Foreclosure Sale - The foreclosure sale should take place on the designated date between the hours of 10:00 a.m. and 4:00 p.m., that date being the first Tuesday of the month of the foreclosure sale. The sale must begin within three (3) hours of the time stated in the notice of foreclosure. At the foreclosure sale, the trustee or substitute trustee must "strike off" or sell the property to the highest bidder. The trustee is not required to sell the property for any particular price. For this reason, debtors are usually advised to attend the sale if they have some ability to redeem.

6) Substitute Trustees / Trustee's Deed - the final step in the process is for the Trustee (or Substitute Trustee if one was appointed) to prepare and file a Trustee's or Substitute Trustee's Deed to reflect that the property was sold. The Deed will then transfer title of the property to the purchaser or back to the lender, as the case may be. The lender should check the Deed to be sure that it accurately reflects what happened at the foreclosure sale.

Due to the complexity of these proceedings and the possibility of many pitfalls (or loopholes as many call them), if you have questions about the validity of any foreclosure sale, you should seek the advice of an attorney who is experienced in foreclosure litigation and foreclosure sales.

Austin Lawyer Tip: Texas Real Estate Foreclosure Litigation

There has been a tremendous amount of litigation relating to foreclosures. On each side of the fence there are competing interests. On the one side there are real estate companies, banks, lenders, and mortgage servicers. On the other side, are homeowners, families, and even children. There are very important issues on each side of the fence.

If you are looking at having your property foreclosed upon, you should first attempt to work out an agreement with your lender after falling behind in payments. Many mortgage lenders have various programs to get you current. Sometimes they are willing to move a delinquent payment to the end of the mortgage, or they may simply add the accrued interest to the loan balance and give you a new amortization schedule. If you have fallen behind, you should pursue all of your remedies with the lender prior to proceeding with any legal options. If the lender is unwilling or unable to help you get current, and they are not willing to grant you an extension or renewal, then another option is to seek to have the loan refinanced.

If the foreclosure is imminent and you are sure that you do not want to keep the home, you should first attempt to give the lender a "Deed in Lieu of Foreclosure." By doing this, you may be able to negotiate a release by the lender and avoid a costly deficiency lawsuit, whereby the lender could go after you for any losses they incur in taking back the property (in other words you could be liable for any resulting "deficiency" between the sales price at the foreclosure and the total amount of the debt).

Anther option if you are sure that you do not want to keep the home is to sell it prior to the foreclosure. By doing this, you may also avoid the possibility of a deficiency lawsuit by the lender against you. In this marketplace, this might be easier said than done.

If none of these options are available, and it looks like the lender is going to foreclose, then you may want to seek the advice of a bankruptcy attorney. With the bankruptcy, your prior payments may be able to be treated as an "arrearage" so that you can make payments on the old debt while staying current on the new or "post-petition" indebtedness.

However, what do you do if bankruptcy is not available to you for some reason? What if you believe that your lender has taken advantage of you? Are their any other options? The answer to these questions are "maybe." A commercial litigation attorney may be able to help. However, oftentimes, these options are very expensive. If you had this kind of money, you probably should have simply paid down the mortgage. Nevertheless, litigation attorneys will review all of the documentation and the foreclosure documents to ensure that the lender has met all of the requirements for a valid non-judicial foreclosure. Strict compliance is usually required.

Standard Visitation in Texas Divorce and Family Law Cases.

As codified in the Texas Family Code, the Texas Legislature has set out what is essentially the "recommended" visitation schedule for parents (and other conservators) in a Divorce or other family law cases (such as a Modification case, Paternity Case, or other Suit Affecting the Parent Child Relationship "SAP-CR" matter). The "Standard" Visitation Schedule is presumed to be in the best interests of the children for all children who are three (3) years of age and older. In setting specific visitation schedules, it is the policy of the State of Texas to: (1) assure that children will have frequent and continuing contact with parents who have shown the ability to act in the best interest of the child; (2) provide a safe, stable, and nonviolent environment for the child; and (3) encourage parents to share in the rights and duties of raising their child after the parents have separated or divorced. Tex. Fam. Code § 153.001.

It is important to note that the Standard Visitation Schedule is what is ordered when the parents cannot "mutually" agree to work out the schedule in advance. In other words, when the parents / conservators are unable to work out an agreement, Standard Visitation is what is ordered. Standard Visitation varies depending upon how far the children live from the parent who is exercising the visitation. The dividing line is 100 miles. If you have specific questions about the visitation schedule, you should look at the exact provisions that have been ordered in your case, because they might be different from the schedule as set forth below. However, current orders for Standard Visitation generally provide as follows:

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Parents or conservators who live 100 miles (or less) from the children:

▪ Weekend Visits – On the first, third and fifth weekends of each month from either when school lets out or 6:00 p.m. on Friday to either when school begins on Monday morning or 6:00 p.m. on Sunday, at the election of the visiting parent or conservator.

▪ Weekday Visits – On Thursday from either 6:00 p.m. to 8:00 p.m. or on Thursday from the time school lets out to Friday morning when school begins.

▪ Christmas Vacation – In even-numbered years from 6:00 p.m. on the day school is recessed for the holiday to 12:00 noon on December 28. In odd-numbered years from 12:00 noon on December 28 to 6:00 p.m. on the day prior to the day school resumes.

▪ Thanksgiving – In odd-numbered years from 6:00 p.m. on the day when school lets out to 6:00 p.m. on the Sunday after Thanksgiving. (Even-numbered years go to the conservator or parent who has the right to designate the primary residence of the child).

▪ Spring Break – In even-numbered years from 6:00 p.m. on the day when school lets out to 6:00 p.m. on the Sunday before school begins. (odd-numbered years go to the conservator or parent who has the right to designate the primary residence of the child).

▪ Each Child’s Birthday – On the child’s birthday from 6:00 p.m. to 8:00 p.m.

▪ Father’s or Mother’s Day – On Father’s or Mother’s day from 6:00 p.m. on the Friday prior to Father’s Day or Mother’s Day (as applicable) to 6:00 p.m. on such day.

▪ Extended Summer Visitation – If written notice is given by April 1 – possession of the child for a total of thirty (30) days, provided that such visit must end at least seven (7) days prior to the end of summer vacation. If without written notice by April 1, possession from 6:00 p.m. July 1 to 6:00 p.m. on July 31. It should be noted that the other parent can designate one (1) weekend for possession during the summer by giving notice of the date by April 15 or upon 14 days written notice.

Parents or conservators who live greater than 100 miles from the children:
▪ Weekend Visits – Either as provided above, or by designating one weekend per month upon 7 day’s notice (either by written or telephone notice).

▪ Christmas Vacation – In even-numbered years from 6:00 p.m. on the day school is recessed for the holiday to 12:00 noon on December 28. In odd-numbered years from 12:00 noon on December 28 to 6:00 p.m. on the day prior to the day school resumes.

▪ Thanksgiving – In odd-numbered years from 6:00 p.m. on the day when school lets out to 6:00 p.m. on the Sunday after Thanksgiving. (Even-numbered years go to the conservator or parent who has the right to designate the primary residence of the child).

▪ Spring Break – Every year from 6:00 p.m. on the day when school lets out to 6:00 p.m. on the Sunday before school begins.

▪ Each Child’s Birthday – On the child’s birthday from 6:00 p.m. to 8:00 p.m.

▪ Father’s or Mother’s Day – On Father’s or Mother’s day from 6:00 p.m. on the Friday prior to Father’s Day or Mother’s Day (as applicable) to 6:00 p.m. on such day.

▪ Extended Summer Visitation – If written notice is given by April 1 – possession of the child for a total of thirty (42) days, provided that such visit must end at least seven (7) days prior to the end of summer vacation. If without written notice by April 1, possession from 6:00 p.m. June 15 to 6:00 p.m. on July 27. It should be noted that the other parent can designate either one (1) weekend for possession during the summer if the visit is thirty (30) days or less, or two (2) weekends if the visit is more than thirty (30) days by giving notice of the date by April 15.

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It should be noted that under Texas Family Code § 153.315, if a weekend period of possession coincides with a school holiday during the school year (or a federal, state, or local holiday during the summer months in which school is not in session), the weekend possession ends at 6:00 p.m. on the Monday holiday or school holiday or (if applicable) will begin at 6:00 p.m. Thursday for a Friday holiday or school holiday, as applicable.

The parent or conservator may also elect (in the order at the time the Order is signed by the Judge) to have to have their periods of possession so-extended by Holiday begin at the time the child is dismissed from school.

If you have specific questions about how your Order or Divorce Decree works in any given situation, you should contact the attorney that represented you or an experienced family law attorney.

Mediation in a Texas Divorce or Family Law Case.

Mediation is a non-binding Alternative Dispute Resolution procedure for the settlement of disputes. "Non-binding" means that you control the outcome and are not required to settle your case. Although there is a trained mediator who "facilitates" the proceedings, there is no Judge (or Arbitrator) making a decision or imposing his or her will upon you. The mediator is neutral and will remain impartial in the proceedings, meaning that they do not "sides." You retain control as to whether, and, if so, under what terms, the case settles. The matters discussed at the mediation are confidential, so you cannot generally subpoena the mediator to testify and you cannot use what one party says (or doesn't say) at the mediation against them in Court. In a typical mediation, if the parties are not able to settle their case, then the parties still have the ability to go to the Judge for a decision.

Mediation has been a very successful method for resolving disputes in divorce and other family law cases (which could include paternity cases, modifications, enforcement actions, grandparent rights cases, and child custody cases). The only proviso is that the parties (and their attorneys) must genuinely intend to put forth a good-faith effort to settle their disputes. Most mediators also do not take mediation cases when there have been allegations of domestic violence during the relationship. In most divorce and family cases, the reality is that the parties know each other very well and -- despite what is commonly said during these highly charged cases -- have the ability to resolve their disputes peacefully and fairly. The legal proceedings are no different. Additionally, when there are children involved, the parties will have to deal with one another for many years after the legal case ends. Therefore, the amicable settlement of the dispute is very important.

Another realistic observation that can be made from sucessful mediations is that the parties are much more likely to comply with a settlement that is reached by agreement, than with a Court's order that is arbitrarily imposed upon a party.

Most of the time, the mediator will begin the proceedings in one room with all of the parties (although in some highly-contentious case, the parties stay apart the entire mediation). In the joint session, the mediator will lay out the ground rules and then allow each party (or their attorneys) to make a position statement. Although each mediator may handle things slightly differently, most attorney-based mediation models then separate the parties out into different "caucus" rooms. It is at this point that the mediator will meet with each side separately to learn more about the case from the perspective of each party. Once the mediator has a relatively good grasp of the case from each side, he or she will keep going from room to room in an effort to settle or "compromise" the case. A compromise is just that -- not the ideal outcome, but something that can be lived with in an effort to settle the dispute. If an agreement cannot be reached then at some point, the mediator may declare an "impasse."

If, however, an agreement is reached, then the Texas mediator will reduce all of the agreements to writing so that there is no confusion about what deal was struck. If all of the issues in the case are dealt with at the mediation, then usually the parties will be able to obtain Judgment based upon the written settlement agreement.

COP WATCH: North Texas Sheriff Cops a Plea in Fed Court, Faces 10 Yrs in Pen

The feds got themselves another Texas Sheriff last week.

Montague Sheriff Bill Keating Pled Guilty and Faces 10 Years in Prison, $250K in Fines

Last Thursday, Montague County Sheriff Bill Keating - a man who has worn a badge for the past forty years - accepted a plea deal offered by federal prosecutors, pleading guilty in federal court for violating the civil rights of a woman and facing a maximum fine of $250,000 and 10 years in federal prison.

"Civil rights violation" sounds pretty tame, doesn't it? Well, actually it is kinda reminiscent of the old Al Capone case, where the feds got Capone on tax evasion. Those federal crimes sound kind of dull and dry, until you find out all the details behind them.

The Backstory on Sheriff Bill

The real story behind Sheriff Bill Keating, 62, is a nasty one. As reported by the Feds, it seems the sheriff and his crew went out to some guy's house, with a warrant, to arrest him. When they got there, the man and his girlfriend were at the house. Rather than just taking the guy in, the Sheriff's posse looked around and found some drug paraphernalia along with the dregs of some methamphetamine.

Sexual Assault On More Than One Occasion Equals Violation of Federal Civil Rights

And here's where the story gets really bad. Seems Sheriff Keating took the girlfriend aside and threatened to bust her, too, unless she had sex with him. Authorities report that the two, the Sheriff and the girlfriend, drove in his pickup truck to some back road where she performed oral sex on Sheriff Bill.

It wasn't over then, though. The Feds report that Sheriff Bill went back to the girlfriend on several occasions with the same demands for sexual favors, and that he also forced her to agree to become an informant for the Sheriff's Department.

This is the stuff of bad B movies. The only good thing? That woman had the courage to tell the truth about what was happening to her. Good for her. That took guts, to go against a Texas Sheriff and his whole department.

Now, the State District Attorney Has His Turn at Bat: More Charges Are Expected

While the Feds have made their case based upon constitutional violations, the State of Texas still has a turn at bat. And, the Montague County District Attorney has announced he's looking to file charges against Sheriff Bill Keating, along with assorted deputies, for having sex with inmates in the county jail along with allowing contraband into the facility.

And, get this -- things were so bad in that jail under Sheriff Bill's command, that some of the jail cells had recliners in them. Recliners. Think about that.

Look for the State indictments to hit sometime later this month.

Betcha we're gonna here lots more bad stuff about ol' Sheriff Bill: that fed story about the girlfriend? Tip of the iceberg. Betcha.

And, betcha we're gonna see some civil lawsuits popping up sometime soon, too. You know, civil damages for the Sheriff's bad actions, and the assertions of an immunity defense.

Sources:

Associated Press
http://www.google.com/hostednews/ap/article/ALeqM5g6FG_8F8-Kdg5r_VIRh9X6tBOIUQD9612ED00

Dallas Morning News
http://www.dallasnews.com/sharedcontent/dws/news/politics/state/stories/DN-sheriff_30tex.ART.State.Edition1.46fda64.html

The 2009 Texas Attorney General Tax Chart.

The 2009 Attorney General Tax Chart is now available for the setting of child support in Texas. It is interesting to note that the Texas Minimum Wage will change from $6.55 to $7.25 on July 24, 2009. Therefore, the minumum wage presumption used for setting child support will increase on that day.

As a result, if child support is set using the minimum wage presumption (based upon a 40 hour work week), child support would be as follows:

From January 1, 2009 to July 23, 2009:

1 Child - $202.57
2 Children - $253.22
3 Children - $303.86
4 Children - $354.51
5 Children- $405.14
6+ Children- Not Less Than $405.14

From July 24, 2009 to December 31, 2009:

1 Child - $222.56
2 Children - $278.20
3 Children - $333.84
4 Children - $389.48
5 Children - $445.12
6+ Children- Not Less Than $445.12

These amounts do not include arguments that the Obligor might have for paying a reduced amount due to actual payments of union dues and/or health care insurance for the child(ren). Also, the amounts also do not adjust for any children that outside the household upon which the order is based, for whom the Obligor may also have a duty of support. For the reduced percentages, see Texas Family Code §154.129