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Affirmed in Part and  Reversed and = Rendered=20 in Part and Remanded in Part and Memorandum Opinion filed September = 13=20 2007.

In The

 

Fourteenth=20 Court of Appeals

____________

 

NO. 14-06-00771-CV

____________

 

BIODUN=20 ATU,=20 Appellant

 

V.

 

KRISTI=20 SLAUGHTER, TRUSTEE FOR THE TERRACE OWNERS ASSOCIATION, INC., AND = SHAHROKH=20 RAZI,=20 Appellees

 

 

On Appeal from the = County Court at Law Number 2

Harris County, = Texas

Trial Court Cause = No. 855171

 

 

M E M O R=20 A N D U M   O P I N I O N

Appellee,=20 Kristi Slaughter, Trustee for the Terrace Owner=3Ds=20 Association, Inc., (ASlaughter@), filed=20 an interpleader action against appellant, Biodun Atu, and appellee = Shahrokh Razi (ARazi@), to=20 determine the ownership of $10,389.64 in excess funds resulting = from=20 Slaughter=3Ds=20 foreclosure sale of appellant=3Ds=20 condominium.  For the reasons stated below, we affirm in = part,=20 reverse and render in part, and remand for further proceedings = consistent=20 herewith.

Factual=20 and Procedural Background =20

Appellant=20 was the owner of a condominium in the Terrace Condominiums located = in the=20 Alief area of Harris County, Texas.  For reasons not = disclosed in the=20 appellate record, appellant fell behind in his payment of = assessments to=20 the condominium owners=3D = association.  On November 14, 2005, Slaughter, acting as = trustee for=20 the association, posted the condominium for foreclosure = sale.  The=20 sale notice stated:

Notice is given = that on the=20 Date of Sale and Time of Sale, Trustee will offer the Property for = sale at=20 public auction at the Place of Sale to the highest bidder(s) for=20 cash.  The sale, pursuant to this Notice shall be made = subject to any=20 and all taxes, any other liens (which may or may not be in = default) having=20 priority over the Lien in favor of the Association, subject to all = matters=20 of record affecting the above described property, and with no = warranty of=20 title whatsoever.

 

On=20 December 6, 2005, Slaughter held the sale and sold the property to = Razi=20 for $12,100.00.  In exchange for the $12,100.00, Razi = received a=20 Trustee=3Ds Deed=20 that provides the following:

To have and to hold = the above=20 described property, together with all and singular the rights and=20 appurtances thereto in anywise belonging unto said Grantee, its = heirs,=20 successors and assigns, forever, in fee simple; with no = warranties,=20 express or implied, and subject to any and all liens, = encumbrances,=20 restrictions, or reservations, ad valorem taxes, or other matters = of=20 record.

 

From the=20 sale proceeds, Slaughter paid the Terrace Condominium=3Ds=20 owners=3D = association $1,710.36 for past-due assessments, = attorneys=3D = fees and=20 related costs, leaving $10,389.64 in excess proceeds (Athe excess=20 proceeds@) from the=20 foreclosure sale.  Slaughter then received competing claims = to the=20 excess proceeds from Razi and appellant.  Razi asserted he = had an=20 equitable right to the excess proceeds to pay past due ad valorem = taxes on=20 the condominium.  Appellant contended Slaughter should pay = him all of=20 the excess proceeds because Razi purchased the condominium subject = to all=20 liens and ad valorem taxes.

Faced with=20 these competing claims, Slaughter filed an interpleader action = naming=20 appellant and Razi as defendants and paid the excess funds into = the=20 registry of the court.  There were no disputed facts and the = trial=20 court resolved the case through the entry of three orders that = paid out=20 all of the excess proceeds.  First, the trial court entered = an order=20 that paid Slaughter $1,819.50 out of the excess proceeds for her=20 attorneys=3D = fees and=20 costs, and discharged her from the suit.  Next, the trial = court=20 granted Razi=3Ds Motion=20 for Release of Excess Proceeds and ordered that $2,236.48 be paid = directly=20 to the Harris County Tax AssessorBCollector=20 (AHarris=20 County@), and=20 that $1,421.36 be paid directly to the Alief Independent School = District=20 (AAISD@) to pay=20 back taxes, penalties, and interest owed on the condominium.  = Finally, the trial court ordered that the remaining balance, a = total of=20 $4,912.30 be paid to appellant.  This appeal followed the = entry of=20 the trial court=3Ds=20 orders.

Discussion

Appellant,=20 arguing the trial court misapplied the law to undisputed facts, = challenges=20 the trial court=3Ds payments=20 to Slaughter and on behalf of Razi.[1] =20 While appellant raises three issues, because the issues ultimately = address=20 only two subjects, the payments to Slaughter and on behalf of = Razi, we=20 address them in that manner.

A.     =20 Did the Trial Court Err When it Paid Slaughter=3Ds=20 Attorneys=3D = Fees and=20 Costs Out of the Excess Proceeds?

Appellant=20 argues the trial court erred when it paid Slaughter=3Ds=20 attorneys=3D = fees and=20 costs incurred in filing the interpleader action because there = were no=20 reasonable grounds to anticipate rival claims to the excess = proceeds and=20 also because Slaughter was not a disinterested stakeholder.  = We=20 disagree.

1.      =20 Interpleader

Rule 43 of=20 the Texas Rules of Civil Procedure authorizes a person who = receives=20 multiple claims to money in its possession to join the claimants = in the=20 lawsuit and deposit the disputed sums into the registry of the=20 court.  Tex. R. Civ. P. 43.  The interpleader plaintiff = asks=20 only that she be released and discharged from any liability on = account of=20 the deposited funds, that she recover her attorneys=3D = fees for=20 bringing the interpleader action, and that she be paid her fees = and costs=20 out of the deposited funds.  Hanzel v. Herring, 80 = S.W.3d 167,=20 173 (Tex. App.CFort Worth=20 2002, no pet.).  An interpleader plaintiff is entitled to=20 interpleader relief if three elements are met: (1) she is either = subject=20 to, or has reasonable grounds to anticipate, rival claims to the = same fund=20 or property; (2) she has not unreasonably delayed filing her = action in=20 interpleader; and (3) she has unconditionally tendered the fund = into the=20 registry of the court.  Olmos v. Pecan Grove Municipal = Utility=20 District, 857 S.W.2d 734, 741 (Tex. App.CHouston=20 [14th Dist.] 1993, no writ).  We review a trial = court=3Ds grant of=20 interpleader relief for abuse of discretion.  Reid v. = Uhlhorn,=20 359 S.W.2d 278, 281 (Tex. Civ. App.CSan=20 Antonio 1962, writ dism=3Dd). =20 Any reasonable doubt as to a stakeholder=3Ds right to=20 interpleader must be resolved in the stakeholder=3Ds=20 favor.  Bryant v. United Shortline Inc. Assurance = Services, N.=20 A., 972 S.W.2d 26, 31 (Tex. 1998).

2.      =20 There Were Reasonable Grounds to Anticipate Rival=20 Claims

Initially,=20 appellant contends the trial court erred in awarding Slaughter her = attorneys=3D = fees and=20 costs because there were no reasonable grounds to anticipate rival = claims=20 to the excess proceeds.  An innocent stakeholder is entitled = to=20 recover its attorneys=3D = fees from=20 the deposited funds if it has a reasonable doubt either of fact or = law as=20 to which claimant is entitled to the fund.  Olmos, 857 = S.W.2d=20 at 741.  The award of attorneys=3D = fees is=20 also within the sound discretion of the trial court. =20 Id.

Here,=20 Slaughter was faced with two rival claims to the excess = proceeds.  An=20 interpleader action permits an innocent stakeholder facing rival = claims,=20 to allow the courts to decide who is entitled to the fund and thus = avoid=20 the peril of acting as judge and jury itself.  Union Gas = Corp. v.=20 Gisler, 129 S.W.3d 145, 153 (Tex. App.CCorpus=20 Christi 2003, no pet.).  The purpose of the interpleader rule = is to=20 protect an innocent stakeholder from the vexation and expense of = multiple=20 litigation and the risk of multiple liability.  Dallas = Bank &=20 Trust Co. v. Commonwealth Dev. Corp., 686 S.W.2d 226, 230 = (Tex.=20 App.CDallas=20 1984, writ ref=3Dd=20 n.r.e.).  Here, Slaughter was faced with two parties, each = citing=20 legal authority, asserting  their right to the excess = proceeds. We=20 find that the trial court did not abuse its discretion in = determining that=20 Slaughter was faced with two reasonable, rival claims to the = excess=20 proceeds.

3.      =20 Slaughter Was a Disinterested Stakeholder

Appellant=20 next contends Slaughter was not a disinterested stakeholder = because she=20 hired as her attorney in the interpleader action another attorney=20 associated with the same law firm where she is employed.  = Appellant=20 has pointed to no authority, and we have found none, that = prohibits a=20 trustee, such as Slaughter, from hiring an attorney associated = with the=20 same law firm as the trustee.  Accordingly, we hold the trial = court=20 did not abuse its discretion in finding that Slaughter was a = disinterested=20 stakeholder entitled to the recovery of her attorneys=3D = fees and=20 costs.[2] =20 We overrule appellant=3Ds second=20 and third issues.

B.     =20 Did the Trial Court Abuse Its Discretion When it Ordered a Portion = of the=20 Excess Proceeds Paid to the Taxing Authorities on Behalf of=20 Razi?

In his=20 first issue, appellant asserts the trial court abused its = discretion when=20 it paid, in response to Razi=3Ds Motion=20 for Release of Excess Proceeds, $2,236.48 directly to Harris = County and=20 $1,421.36 directly to AISD to pay back taxes, penalties, and = interest owed=20 on the condominium.  Appellant contends the trial court = should not=20 have made these payments  because Razi purchased the = condominium=20 subject to all liens and taxes on the property.  We agree = with=20 appellant.   

1.      =20 Standard of Review

There are=20 no disputed facts in this case.  Because a trial court has no = discretion in determining what the law is or in applying the law = to the=20 facts, we apply a de novo review.  Ghidoni v. Stone Oak, = Inc.,=20 966 S.W.2d 573, 590 (Tex. App.CSan=20 Antonio 1998, pet. denied) (citing Walker v. Packer, 827 = S.W.2d=20 833, 840 (Tex. 1992)).

2.      =20 Because the Taxing Authorities=3D = Liens=20 Were Senior to the Condominium = Association=3Ds Lien,=20 the Trial Court Abused Its Discretion When it Paid a Portion of = the Excess=20 Proceeds to the Taxing Authorities

In=20 general, the successful bidder at a foreclosure takes title = subject to=20 prior liens.  Frappier v. Apex Financial Corp., No.=20 05-98-01303-CV, 2001 WL 25914, at *2 (Tex. App.CDallas=20 Jan. 11, 2001, no pet.) (not designated for publication) (citing=20 Conversion Props., L.L.C. v. Kessler, 994 S.W.2d 810, 813 = (Tex.=20 App.CDallas=20 1999, pet. denied)).  A foreclosure does not terminate the = senior=20 interests in the foreclosed real estate.  Id.  = Rather,=20 the purchaser is charged with the primary liability for the = payment of=20 prior liens and must service them to avoid loss of the = property. =20 Id.  As a result, a purchaser of the foreclosed real = property=20 will generally subtract the amount of any outstanding senior liens = from=20 the fair market value of the property when bidding on that = property. =20 Id.  When a foreclosure sale generates surplus = proceeds, these=20 funds are distributed to inferior lienholders, and if there are = none, to=20 the holder of the equitable right of redemption. Id.  = Surplus=20 funds are not applied to satisfy a senior lien because the law = presumes=20 that the purchaser is aware of the senior lien and only pays for = the=20 property=3Ds worth in=20 excess of the prior debt.  Id.

The tax=20 liens held by Harris County and AISD were senior to the foreclosed = lien.  Tex. Tax Code Ann. ' = 32.05=20 (Vernon Supp. 2006).  Therefore, the foreclosure sale did not = terminate the interests of the senior lienholders in the=20 condominium.  As the foreclosure purchaser, Razi was charged = with the=20 primary liability for the payment of the senior liens and should = have=20 taken them into consideration when bidding on the = condominium. =20 Therefore, the trial court abused its discretion in ordering the = payment=20 of the Harris County and AISD liens out of the excess = proceeds.  We=20 sustain appellant=3Ds first=20 issue on appeal.

Conclusion

As we have = overruled=20 appellant=3Ds second and third = issues, we=20 affirm the trial court=3Ds order paying=20 Slaughter=3Ds = attorneys=3D fees and costs out = of the=20 excess proceeds and discharging her from the interpleader = action.  In=20 addition, having sustained appellant=3Ds first issue, we = reverse the=20 trial court=3Ds order paying the = Harris=20 County and AISD tax liens from the excess proceeds, render = judgment for=20 payment of the balance of the excess proceeds remaining after the = payment=20 of Slaughter=3Ds = attorneys=3D fees and costs to = appellant,=20 and remand this matter to the trial court for further proceedings = in=20 accordance with this opinion.

 

 

 

 

 

/s/     =20 John S. Anderson

Justice

 

 

Judgment=20 rendered and Memorandum Opinion filed September 13, = 2007.

Panel=20 consists of Justices Anderson, Fowler, and Frost.


[1]  Neither appellee filed a brief in = this=20 appeal.

[2]  Appellant also asserts the trial = court=20 abused its discretion in awarding Slaughter her = attorneys=3D fees because she created apparent rival = claims to=20 the excess proceeds to enable her law firm to collect=20 attorneys=3D fees.  As we have concluded that = the trial=20 court did not abuse its discretion in determining that Slaughter = was faced=20 with two rival, reasonable claims to the excess proceeds, this = contention=20 by appellant is without=20 merit.

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