Source: s3://data.kl3m.ai/documents/govinfo/USCOURTS/USCOURTS-casd-3_11-cv-02381/USCOURTS-casd-3_11-cv-02381-0/pdf.json

Nature of Suit Code: 196
Nature of Suit: Franchise
Cause of Action: 28:1332 Diversity-Breach of Contract

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UNITED STATES DISTRICT COURT

SOUTHERN DISTRICT OF CALIFORNIA

CENTURY 21 REAL ESTATE LLC, a

Delaware Limited Liability Company,

formerly known as Century 21 Real Estate

Corporation, a Delaware Corporation,

Plaintiff,

CASE NO. 11CV2381WQH(WVG)

ORDER

vs.

SAN VICENTE REAL ESTATE

SERVICES, INC, a California corporation

doing business as Century 21 San

Vicente; ARNOLD K. FRY, an

individual; HELEN B. JUPIN, an

individual,

Defendants.

HAYES, Judge:

The matter before the Court is the Affidavit of Identity filed by Plaintiff Century 21

Real Estate, LLC in support of its request for issuance of a writ of execution as to judgment

debtor San Vicente Real Estate Services, Inc.1

 (ECF No. 27).

BACKGROUND

On October 13, 2011, Plaintiff initiated this action by filing the Complaint against

Defendants San Vicente Real Estate Services, Inc., Arnold K. Fry, and Helen B. Jupin. (ECF

No. 1). On December 14, 2011, Plaintiff filed proof of service of the Summons and Complaint

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Plaintiff filed Requests for Issuance of Writs of Execution with the Clerk of the Court

as to judgment debtors Helen B. Jupin (ECF No. 28) and Arnold K. Fry (ECF No. 30), but

does not request the inclusion of additional names on those writs.

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on Defendants. (ECF Nos. 6-8). Defendants did not file an answer or otherwise appear in the

case. 

On May 1, 2012, the Clerk of the Court entered default against Defendants. (ECF No.

12). On May 8, 2012, Plaintiff filed a Motion for Entry of Default Judgment against

Defendants, which the Court granted on June 12, 2012. (ECF No. 15).

On June 19, 2012, the Court entered judgment in favor of Plaintiff and against

Defendants San Vicente Real Estate Services, Inc., Arnold K. Fry, and Helen B. Jupin, jointly

and severally, in the amount of: (1) $921,826.52 for damages; (2) .18% post-judgment interest

on the principal amount from the date of June 19, 2012 until paid; and (3) $5,831.25 for

attorneys’ fees and costs. (ECF No. 17). On June 20, 2012, Plaintiff filed proof of service of

the Notice of Entry of Judgment on Defendants. (ECF No. 18). 

On July 24, 2012, Plaintiff filed a Motion for an Order Authorizing the Court Clerk to

Include on a Writ of Execution Four Additional Names by Which Defendant San Vicente Real

Estate Services, Inc. is Known (ECF No. 25); in support of the Motion, Plaintiff submitted a

declaration of its attorney, Gary A. Collis (“Collis”). (ECF No. 25-1). On September 28, 2012,

the Court denied the Motion, concluding that Plaintiff’s request did not comply with the

procedure for execution of a judgment under California law because “Plaintiff did not file the

... motion and its supporting declaration ‘with the application for issuance of the writ of

execution.’” (ECF No. 26 at 3) (quoting Cal. Civ. Proc. Code § 699.510(c)(1)).

On October 12, 2012, Plaintiff filed Affidavits and Requests for Issuance of Writs of

Execution as to Helen B. Jupin (ECF No. 28), San Vicente Real Estate Services, Inc. (ECF No.

29) and Arnold K. Fry. (ECF No. 30). On October 12, 2012, in support of the Affidavit and

Request for Issuance of Writ of Execution as to judgment debtor San Vicente Real Estate

Services, Inc. (ECF No. 29), Plaintiff filed an Affidavit of Identity, in which Plaintiff’s

attorney, Collis, stated: 

Judgment debtor San Vicente Real Estate Services, Inc. (“San Vicente”) is also

known by the four following names: Century 21 San Vicente, Inc., Century 21

All San Vicente, Inc., Century 21 San Vicente, and San Vicente Escrow. San

Vicente’s use of these four names is revealed by the information in Exhibits A

through E hereto.

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(ECF No. 27 at 1-2). Plaintiff submitted the following documents, which Collis stated that he

“recently obtained” from the California Secretary of State: “Articles of Incorporation of

Century 21 San Vicente, Inc.,” “Certificate of Amendment of Articles of Incorporation of

Century 21 San Vicente, Inc.,” and “Certificate of Amendment of Articles of Incorporation of

Century 21 All San Vicente, Inc.” Id. at 2. Plaintiff submitted a document entitled “Fictitious

Business Name Statement,” which Collis stated that he “recently obtained” from the office of

the Recorder of the County of San Diego. Id. Plaintiff submitted “true and correct copies of

print-outs that [Collis] made of the following websites: www.facebook.com,

www.c21sanvicente.net, and www.arniefry.com”; Collis stated that the print-outs “reveal that

San Vicente continues to use its two registered, fictitious names – Century 21 San Vicente and

San Vicente Escrow.” (ECF No. 27 at 2). Collis stated that his “investigation into San

Vicente’s assets has also disclosed that it may own or control assets in one or both of its prior

legal names, i.e. Century 21 San Vicente, Inc. and Century 21 All San Vicente, Inc.” Id.

DISCUSSION

Under Federal Rule of Civil Procedure 69(a), “[t]he procedure on execution–and in

proceedings supplementary to and in aid of judgment or execution–must accord with the

procedure of the state where the court is located....” Fed.R.Civ.P. 69(a). California Code of

Civil Procedure section 699.510(a) states: “[A]fter entry of a money judgment, a writ of

execution shall be issued by the clerk of the court, upon application of the judgment

creditor....” Cal. Civ. Proc. Code § 699.510(a). California Code of Civil Procedure section

699.510(c)(1) states:

The writ of execution shall be issued in the name of the judgment debtor as

listed on the judgment and shall include the additional name or names, and the

type of legal entity, by which the judgment debtor is known, as set forth in the

affidavit of identity, as defined in Section 680.135, filed by the judgment

creditor with the application for issuance of the writ of execution. Prior to the

clerk of the court issuing a writ of execution containing any additional name or

names by which the judgment debtor is known that are not listed on the

judgment, the court shall approve the affidavit of identity. If the court

determines, without a hearing or a notice, that the affidavit of identity states

sufficient facts upon which the judgment creditor has identified the additional

names of the judgment debtor, the court shall authorize the issuance of the writ

of execution with the additional name or names.

Cal. Civ. Proc. Code § 699.510(c)(1). California Code of Civil Procedure section 680.135

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states:

“Affidavit of Identity” means an affidavit or declaration executed by a judgment

creditor, under penalty of perjury, that is filed with the clerk of the court in

which the judgment is entered at the time the judgment creditor files for a writ

of execution or an abstract of judgment. The affidavit of identity shall set forth

the case name and number, the name of the judgment debtor stated in the

judgment, the additional name or names by which the judgment debtor is known,

and the facts upon which the judgment creditor has relied in obtaining the

judgment debtor's additional name or names. The affidavit of identity shall

not include the name or names of persons, including any corporations,

partnerships, or any legal entities not separately named in the judgment in which

the judgment debtor is a partner, shareholder, or member, other than the

judgment debtor.

Cal. Civ. Proc. Code § 680.135 (emphasis added).

The Court finds that the declaration of Collis and the attached exhibits submitted by

Plaintiff fail to set forth the factual basis for the assertions that judgment debtor San Vicente

Real Estate Services, Inc. is currently known by the names Century 21 San Vicente, Inc.,

Century 21 All San Vicente, Inc., Century 21 San Vicente, and San Vicente Escrow. See Cal.

Civ. Proc. Code § 680.135; see also, e.g., Peterson v. Islamic Republic of Iran, C

08-80030-MISC JSW, 2008 WL 5046313 (N.D. Cal. Nov. 24, 2008) (“Cal.Civ.Proc.Code

section 680.135 requires an affidavit or declaration under penalty of perjury which sets forth

the factual basis for [the] assertion that the debtor is known by other names. Here plaintiffs'

applications are supported by declarations of counsel which attaches a number of

unauthenticated or poorly authenticated documents which purportedly establish that the

government of Iran, the judgment debtor, owns one or more national oil companies which in

turn have a number of subsidiaries. As proof, plaintiffs rely principally on screen shots of

various internet websites. Plaintiffs have not established that the websites from which these

screen shots were taken are owned or maintained by the companies in question, let alone that

the information on those websites is accurate.”); but see, e.g., Legal Additions LLC v.

Kowalksi, C-08-2754 EMC, 2011 WL 2530912 (N.D. Cal. June 23, 2011) (finding that

sufficient facts exist to justify the inclusion of an additional name on a writ of execution where

the plaintiff stated in a declaration that the additional name was used in correspondence

between the plaintiff and defendant and that the name was used to pay for services rendered).

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CONCLUSION

The Court declines to approve the Affidavit of Identity submitted by Plaintiff. The

Clerk of the Court shall not issue a writ of execution containing any additional names not listed

on the judgment as to judgment debtor San Vicente Real Estate Services, Inc. See Cal. Civ.

Proc. Code § 699.510(c)(1) (“Prior to the clerk of the court issuing a writ of execution

containing any additional name or names by which the judgment debtor is known that are not

listed on the judgment, the court shall approve the affidavit of identity.”).

DATED: December 11, 2012

WILLIAM Q. HAYES

United States District Judge

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