Opinion ID: 2136864
Heading Depth: 1
Heading Rank: 1

Heading: Delay for Joining Parties

Text: Asbridges correctly forecast that, if Fibelstad establishes tax title, the Bank's foreclosure will be fruitless. Loss of the land for taxes will bar the Bank from enforcing its mortgage. H & F Hogs v. Huwe, 368 N.W.2d 553 (N.D.1985). Asbridges seek to adapt this potential to their advantage, though not as a bar to a deficiency judgment against them, as in H & F Hogs, since the Bank does not seek a deficiency. Rather, Asbridges propose this potential as a reason for additional delay of the foreclosure. Asbridges urge that not to join Fibelstad, or not to delay foreclosure pending the outcome of Fibelstad's lawsuit, present[s] an enormous prejudice to the Asbridges and to Fibelstad. Asbridges argue that the foreclosure action going forward to conclusion puts Fibelstad's present rights to peaceable possession of the property at risk because of the possibility that Farm Credit Bank will gain possession before his claim is resolved. Without any showing of privity between Asbridges and Fibelstad, Asbridges have no standing to assert an absent stranger's interests. Asbridges' only connection with Fibelstad, they say, is that they are less likely to be subject to an eviction action by Fibelstad, someone the Asbridges know, than by Farm Credit Bank. That hope is not a legal reason to delay this foreclosure further. As the trial court ruled, Fibelstad's tax claim to the ranch is independent of the Bank's mortgage claim. Whatever their separate interests in Fibelstad's quiet title action may be, Asbridges' interest is subordinate to the mortgage interest of the Bank. Disposition of this case in Fibelstad's absence will not impair his ability to protect his own interest in the tax title action. Nor will Fibelstad's absence leave Asbridges subject to any risk of incurring multiple obligations. These factors are the criteria relevant here under NDRCivP 19(a) for joinder of a necessary party. See Erdmann v. Thomas, 446 N.W.2d 245 (N.D.1989); Kouba v. Great Plains Pelleting, Inc., 372 N.W.2d 884 (N.D.1985). We conclude that the trial court properly refused joinder of Fibelstad as a party necessary for this foreclosure. Asbridges also argue that they are prejudiced without Fibelstad's claim first being fully adjudicated, because they are subjected to an unnecessary trial, Sheriff's sale, appeals, and so forth in order to try to protect their property. However, the prejudice of legal proceedings is the usual consequence of default on a mortgage, not an unnatural development. There is no legal reason why Asbridges should get an additional advantage for not paying their taxes. A greater default does not justify greater delay.