Court Opinion

ID: 9364850
Source: CourtListenerOpinion
Date Created: 2023-01-20 15:04:33.179625+00
Date Added: 2024-06-11T17:15:40.713968
License: Public Domain

RENDERED: JANUARY 13, 2023; 10:00 A.M.
                       NOT TO BE PUBLISHED

                Commonwealth of Kentucky
                         Court of Appeals

                            NO. 2021-CA-0911-MR

LUCIE V. PRYOR                                                     APPELLANT

                APPEAL FROM CLARK CIRCUIT COURT
v.           HONORABLE BRANDY OLIVER BROWN, JUDGE
                      ACTION NO. 20-CI-00510

COMMUNITY TRUST BANK, INC.;
CARLISLE V. MAYER; AND MARK
MAYER                                                              APPELLEES

                                   OPINION
                                  AFFIRMING

                                 ** ** ** ** **

BEFORE: CETRULO, LAMBERT, AND MCNEILL, JUDGES.

MCNEILL, JUDGE: This case involves the court ordered sale of real estate owned

by Appellant, Lucie V. Pryor, located at 4485 Van Meter Road (Parcel 1) and 4895

Van Meter Road (Parcel 2) (together with Parcel 1, the “Property”). The Property

is located in Clark County, Kentucky and was encumbered by a mortgage.
Appellee, Community Trust Bank, Inc (“CTB”) is the mortgagee and Appellant is

the mortgagor.

              CTB initiated the underlying foreclosure action on November 5, 2020,

after Appellant had been repeatedly delinquent in making payments required by the

promissory note secured by the mortgage. In an order entered on March 22, 2021,

the Clark County Circuit Court granted CTB in rem summary judgment. Therein,

the court ordered the Clark County Master Commissioner to sell the Property as a

whole to the highest bidder. Appellees, Mark and Carlisle Mayer (the “Mayers”)

successfully purchased the property at the Master Commissioner’s sale. A report

of sale was filed by the Master Commissioner on April 16, 2021. On April 23,

2021, Appellant filed her objection to confirmation of sale (“Objection”). A

secondary claim raised in the Objection was that both of the Property parcels

should not have been sold because the sale of either Parcel 1 or Parcel 2 would

have satisfied her debt. The court entered an order affirming confirmation of sale

on July 8, 2021. Appellant appeals to this Court as a matter of right.1 For the

following reasons, we affirm.

1
  Appellant appeals only from the order affirming confirmation of sale, not the order of sale.
Therefore, “[b]y appealing only from the order confirming the Report of Sale, [Appellants]
preserved only errors or irregularities in the sale itself.” Hall v. Queen, No. 2008-CA-000513-
MR, 2009 WL 1160343, at *2 (Ky. App. May 1, 2009). See also Hunter v. Hunt, 296 Ky. 769,
178 S.W.2d 609 (1944).

                                              -2-
                We review a circuit court’s decision to confirm or vacate a judicial

sale for an abuse of discretion. U.S. Bank Nat’l Ass’n v. Courtyards Univ. of Ky.

LLC, 594 S.W.3d 205, 209 (Ky. App. 2019). The test for abuse of discretion is

whether the trial court’s decision was “arbitrary, unreasonable, unfair, or

unsupported by sound legal principles.” Commonwealth v. English, 993 S.W.2d

941, 945 (Ky. 1999) (citations omitted). A sale “ought not to be lightly

disapproved where it was conducted in a fair and regular manner, and confirmation

ought not to be refused except for substantial reasons.” Gross v. Gross, 350

S.W.2d 470, 471 (Ky. 1961). With these standards in mind, we turn to the facts of

the present case.

                Appellant generally argues the trial court failed to determine whether

the Property was capable of being divided without materially impairing its value.

She specifically asserts that the Property appraised for $1,475,000.00 and sold for

$1,300,000.00, which she claims is more than two and one half times the amount

of the judgment against her. Therefore, she contends that the sale of one parcel of

the Property could have satisfied her debt without necessitating the sale of the

other. Accordingly, Appellant requests that we vacate the order confirming sale.

The relevant statutory provision at issue here is KRS2 426.685(1):

2
    Kentucky Revised Statutes.

                                           -3-
             Before ordering a sale of real property for the payment of
             debt, the court must be satisfied by the pleadings, by an
             agreement of the parties, by affidavits filed, or by a
             report of a commissioner or commissioners, whether or
             not the property can be divided without materially
             impairing its value, and may cause it to be divided, with
             suitable avenues, streets, lanes or alleys, or without any
             of them.

             First, KRS 426.685 does not mandate the reversal of an otherwise

valid judicial sale. A contrary holding would offend the greater purpose of KRS

Chapter 426. Furthermore, Appellant was represented by counsel during the

underlying litigation. The trial court permitted Appellant to file a late answer in

order to avoid a default judgment. And yet, there is no indication that she

contested the sale pursuant to KRS 426.685 until after the sale was complete. We

acknowledge that the circuit court may have discretion to set aside a judicial sale

under certain circumstances. Moore v. Waltman’s Adm’x, 288 Ky. 258, 266, 156

S.W.2d 100, 105 (1941) (citing Vanmeter v. Vanmeter, 88 Ky. 448, 11 S.W. 80

(1889)). Again, however, the court is not required to do so. Moreover, there is no

indication in the present case that the Property sold for a “grossly inadequate price”

or that the owner suffered “hardship” as a result of an “error” in the judgment

necessitating reversal. Id. We similarly derive no evidence of fraud or bad faith

here. See Smith v. Holowell, 201 Ky. 271, 273, 256 S.W. 408, 408 (1923) (“Of

course bad faith or fraud on the part of an interested party is always sufficient to

render a sale invalid, where they operate to the disadvantage of the owners of the

                                          -4-
property.”). We certainly cannot say that the circuit court abused its discretion.

Therefore, for the foregoing reasons, we affirm the circuit court.

             ALL CONCUR.

BRIEFS FOR APPELLANT:                      BRIEF FOR APPELLEE
                                           COMMUNITY TRUST BANK, INC.:
Steven F. Vicroy
Lexington, Kentucky                        Martin B. Tucker
                                           Sara A. Johnston
                                           Mary L. Bryson
                                           Lexington, Kentucky

                                           BRIEF FOR APPELLEES MARK
                                           MAYER AND CARLISLE V.
                                           MAYER:

                                           Thomas W. Miller
                                           Elliott C. Miller
                                           Lexington, Kentucky

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