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United States District Court, C.D. California
January 12, 2015
FEDERAL NATIONAL MORTGAGE ASSOCIATION, Plaintiff,v.DAVID BOYD, individually; DAVID BOYD as trustee of ANCESTRAL ACQUISITIONS TRUSTS; All Persons and Entities Known or Unknown, Claiming Any Legal or Equitable Right, Title, Estate, Lien or Interest in the Real Property Described in the Complaint Adverse to Plaintiff's Interest or Any Cloud on Plaintiffs Interest; DOES 1-25, inclusive, Defendants.
OTIS D. WRIGHT, II, District Judge.
There are three motions pending before the Court. The first is Defendant David Boyd's Motion to Set Aside Entry of Default. (ECF No. 45.) The other two motions are both Plaintiff Federal National Mortgage Association's ("Fannie Mae") Motions for Default Judgment Against Defendant Boyd-one against Boyd in his individual capacity (ECF No. 42) and the other against Boyd as trustee of Ancestral Acquisitions Trust (ECF No. 31). In this action, Fannie Mae seeks to clear title to real property that it now owns as a result of a non-judicial foreclosure sale. For the reasons discussed below, the Court DENIES Boyd's Motion to Set Aside Default, and GRANTS both of Fannie Mae's Motions for Default Judgment.
Fannie Mae filed the Complaint on May 2, 2014, bringing claims for (1) cancellation of instruments, (2) quiet title, (3) slander of title, and (4) injunctive relief against Boyd individually and Boyd as trustee of Ancestral Acquisitions Trust. (ECF No. 1.) Fannie Mae is seeking to clear title to real property located at 5510 Wilton Place, Los Angeles, California 90062 ("the Wilton Property"). (Compl. ¶ 8.) Fannie Mae alleges full ownership of the Wilton Property as the result of a non-judicial foreclosure sale conducted on April 27, 2010, and a Trustees Deed Upon Sale, which was recorded on April 30, 2010. (Id. 9.) According to Fannie Mae, Boyd and his agents clouded title to the Wilton Property by recording several fraudulent documents in the Los Angeles County Recorder's Office.
Fannie Mae alleges that after it foreclosed on the Wilton Property, Juanita Everline the borrower subject to the foreclosure-recorded a Grant Deed, reportedly transferring title from Everline to Ancestral Acquisitions Trust. (Id. ¶10.) The Grant Deed was dated October 6, 2010, and recorded November 8, 2010. (Id. ) Boyd, as trustee of Ancestral Acquisitions Trust, then allegedly executed a Grant Deed from the trust to himself. (Id. ¶ 11.) This second Grant Deed was dated June 15, 2012, and recorded on June 18, 2012. (Id. )
In 2012, Boyd allegedly retained David Alan Boucher to further assist in clouding the title to the Wilton Property. (Id. ¶ 12.) Together Boyd and Boucher allegedly recorded a transfer of a Grant Deed from "Federal Home Loan Mortgage Corporation" to Ancestral Acquisitions Trust dated February 22, 2012. (Id. ) This Grant Deed was recorded on August 1, 2012, and signed by Boucher as "authorized representative" of "Federal Home Mortgage Corporation." (Id. ) Fannie Mae claims that Boucher has a criminal past involving fraud and unauthorized use of the names of lending institutions. ( See ECF No. 12 at 3.) On November 13, 2012, Boyd then executed another Grant Deed from Boyd to Ancestral Acquisitions Trust, which was recorded on November 27, 2012. (Id. 13.)
Finally, Boyd-in his capacity as trustee of Ancestral Acquisitions Trust- allegedly executed a Grant of Lien from Ancestral Acquisitions Trust to himself dated November 13, 2012. (Id. ¶ 14.) This Grant of Lien was recorded on December 3, 2012, and purportedly encumbered the Wilton Property in favor of Boyd in the amount of $61, 275.00. (Id. )
Fannie Mae took numerous steps to clear the Wilton Property title before entering federal court. Fannie Mae settled an unlawful detainer action against Everline in 2012 (ECF No. 32, Ex. J), and received an unlawful detainer judgment against Boyd in 2013 (ECF No. 32, Ex. P).
Fannie Mae sued Boyd as an individual and as the trustee of Ancestral Acquisitions Trust. Boyd's multi-plaintiff role in this action is why the Court must adjudicate two separate Motions for Default Judgment, and is also why the procedural history is clouded.
Boyd's first filing in this case was a meritless Motion to Dismiss (ECF No. 10) which the Court promptly denied (ECF No. 15). In denying the Motion, the Court advised Boyd to visit the Federal Pro Se Clinic. (Id. ) Boyd, acting in his individual and trustee capacities, then filed a pro se Answer and Counterclaim on July 30, 2014. (ECF No. 17.) That same day, the Court issued a Self-Representation Order, detailing the obligations of a pro se litigant and advising Boyd to visit the Federal Pro Se Clinic. (ECF No. 16.) Relying on Local Rule 83-2.2.2, which states that "[n]o organization or entity of any other kind (including... trusts) may appear in any action or proceeding unless representing by an attorney permitted to practice before this Court, " Fannie Mae filed a Request for Entry of Default against Boyd as trustee. (ECF No. 18.) The Court then issued an Order to Show Cause ordering Boyd to explain why he failed to comply with Local Rules by not retaining counsel to represent the Ancestral Acquisitions Trust. (ECF No. 20.) Boyd ignored the Court's Order, and on September 8, 2014, the Court Granted Fannie Mae's Request for Entry of Default Against Boyd as trustee. (ECF No. 25.) In granting the Request, the Court struck the Answer and Counterclaim as to Boyd as trustee, and left the Answer and Counterclaim intact as to Boyd in his individual capacity. (Id. ) For the third time, the Court advised Boyd to visit the Federal Pro Se Clinic. (Id. )
On September 22, 2014, Fannie Mae filed a Motion for Default Judgment Against Boyd as trustee. (ECF No. 31.) Boyd failed to respond, and on October 21, 2014, Fannie Mae filed a Reply to Non-Opposition to Motion for Entry of Default Judgment. (ECF No. 37.) This Motion is currently pending before the Court.
The action against Boyd as an individual took a slightly different trajectory. On August 18, 2014, Fannie Mae filed a Motion to Dismiss the Answer and Counterclaim as to Boyd as an individual-the week prior, Fannie Mae requested an entry of default against Boyd as trustee. (ECF No. 21.) Boyd, as an individual, filed a timely Opposition (ECF No. 27), and Fannie Mae filed a Reply (ECF No. 30). On October 8, 2014, the Court Granted Fannie Mae's Motion and dismissed both the Answer and Counterclaim with leave to amend. (ECF No. 34.) The Court concluded that the unintelligible Answer and Counterclaim failed to comply with Federal Rule of Civil Procedure 8, but the Court allowed Boyd twenty-one days to file an amended answer and counterclaim. (Id. ) The Court, once again, advised Boyd to visit the Federal Pro Se Clinic. (Id. )
Boyd failed to timely file any amended pleadings, and on November 4, 2014, Fannie Mae filed a Request for Entry of Default Judgment against Boyd individually. (ECF No. 39). The Clerk entered default the next day. (ECF No. 35.) On November 6, 2014, the Court issued an Order to Show Cause Re Dismissal for Lack of Prosecution against Fannie Mae unless a Motion for Entry of Default Judgment was filed on or before November 13, 2014. (ECF No. 41.) On November 11, Fannie Mae filed a Motion for Default Judgment against Boyd as an individual. (ECF No. 42.) On November 12, Boyd attempted to file a First Amended Answer and Counterclaim, but the Court rejected the filings because they were eleven days late. (ECF No. 43.) Fannie Mae's Motion for Default Judgment Against Boyd Individually is the second pending motion before the Court. On December 4, 2014, Boyd filed a pro se Motion to Set Aside Entry of Default. (ECF No. 45.) This Motion to Set Aside is only applicable to Boyd as an individual-Boyd cannot represent the trust pro se. The Motion to Set Aside is the third pending motion before the Court.
For ease of discussion, the Court will first address Boyd's Motion to Set Aside Entry of Default. (ECF No. 45.) Boyd filed the Motion on December 4, 2013, and Fannie Mae filed a timely Opposition on December 10, 2014. (ECF No. 46.) For the reasons discussed below, the Motion is DENIED.
A. Legal Standard
Federal Rule of Civil Procedure 55(c) authorizes a court to "set aside the entry of default" for "good cause shown." Fed.R.Civ.P. 55(c). District courts look at three factors when deciding whether to set aside a default: "(1) whether the plaintiff will be prejudiced, (2) whether the defendant has a meritorious defense, and (3) whether culpable conduct of the defendant led to the default." Brandt v. Am. Bankers Ins. Co. of Fla., 653 F.3d 1108, 1111 (9th Cir. 2001) (quoting Falk v. Allen, 739 F.2d 461, 463 (9th Cir. 1984)).[1] "Where timely relief is sought from a default... doubt, if any, should be resolved in favor of the motion to set aside the [default] so that cases may be decided on their merits." Mendoza v. Wright Vineyards Mgmt., 783 F.2d 941, 945-46 (9th Cir. 1986) (internal quotation marks omitted).
B. Discussion
The first factor from Brandt requires the Court to consider whether Fannie will be prejudiced if the entry of default is set aside. See Brandt, 653 F.3d at 1111. Boyd argues that Fannie Mae will not be prejudiced because setting aside the default would not adversely affect discovery or result in a greater opportunity for fraud or collusion. (ECF No 45 at 8.) The Court disagrees. Fannie Mae purchased the Wilton Property in 2010 and is unable to sell this property until the title is clear. Boyd forced Fannie Mae to bring an unlawful detainer action in state court and now this cause of action in federal court. The Complaint was filed on May 2, 2014, and the Court has yet to see a single coherent filing from Boyd, to include an Answer. Boyd appears to be the sole obstruction to Fannie Mae. The Court finds that Fannie Mae would be prejudiced if Boyd was allowed to continue, as discussed infra, his disregard and obstruction of the judicial process. This factor weighs in favor of Fannie Mae.
The second factor requires the Court to consider whether Boyd has a meritorious defense to this action. See Brandt, 653 F.3d at 1111. "A defendant seeking to vacate a default judgment must present specific facts that would constitute a defense." TCI Group Life Ins. Plan v. Knoebber, 244 F.3d 691, 700 (9th Cir. 2001), overruled in part on other grounds by Egelhoff v. Egelhoff ex rel. Breiner, 532 U.S. 141 (2001). Boyd's alleged "meritorious defense" is that he "has a vested equitable and tangible interest" in the Wilton Property allegedly supported by a declaration. (ECF No. 45 at 6.) The only declaration attached to Boyd's Motion is his declaration claiming that his First Amended Answer was timely filed. (Id. at 8.) Notwithstanding the lack of a declaration, there are simply no facts, least "specific" facts, to suggest a meritorious defense. See TCI Group Life, 244 F.3d at 700. To the contrary, all evidence suggests that Boyd engaged in fraud. This factor weighs in favor of Fannie Mae.
The final factor requires the Court to determine whether Boyd's culpability led to the entry of default. See Brandt, 653 F.3d at 1111. Boyd claims that he "is a victim of own [ sic ] legal ineptness and limited financial resources, " and "[t]hough Defendant has newly retained counsel in California... Defendant diligently contacted may different (finish narrative) [ sic ]." (ECF No. 45 at 4.) Once again, this argument is unsubstantiated. The record is replete with examples of Boyd's blatant disregard for the Court's authority. The Court advised Boyd to seek guidance from the Federal Pro Se Clinic on at least four different occasions, to include a specific order with instructions for pro se litigants. The Court notes that Boyd is fully capable of creating a trust, serving as a trustee, making official recordings, filing liens, and defending against an unlawful detainer action in state court-all legal actions-yet cannot somehow find a way to comply with a single order from the Court. Boyd is 100 percent responsible for the entry of default. This factor weighs heavily in Fannie Mae's favor.
C. Conclusion
After considering the three factors from Brandt, the Court finds that Boyd failed to make any showing of "good cause" as required under Rule 55(c). The party seeking to vacate an entry of default bears the burden of demonstrating that these factors weigh in his favor, see TCI Group Life, 244 F.3d at 696, and Boyd failed to carry this burden with his unsubstantiated and unintelligible Motion to Set Aside Entry of Default. The Court has no doubt that Boyd failed to make a showing of good cause. Accordingly, the Court DENIES Boyd's Motion to Set Aside Entry of Default.
As explained in Part III, infra, there are two pending motions for default judgment, both brought under Rule 55(b)(2). One is against Boyd as an individual (ECF No. 42), and the other against Boyd as trustee of the Ancestral Acquisitions Trust (ECF No. 31). Since both unopposed motions rely on identical underlying facts, they will be addressed simultaneously. For the reasons discussed below, the Court GRANTS both motions.
Rule 55(a) authorizes the Clerk of the Court to enter a party's default, and Rule 55(b)(2) authorizes a court to then enter a default judgment against the defaulting party. See Fed.R.Civ.P. 55. Local Rule 55-1 first requires the party seeking default judgment to submit a declaration stating (1) when and against what party the default was entered; (2) the identification of the pleading to which default was entered; (3) whether the defaulting party is an infant or incompetent person, and if so, whether that person is represented; (4) that the Servicemembers Civil Relief Act, 50 U.S.C. App. § 521, does not apply; and (5) that notice has been served on the defaulting party, if required by Federal Rule of Civil Procedure 55(b)(2). C.D. Cal. L.R. 55-1.
Rule 55(b) grants the district court discretion to then grant default judgment against the defaulted party. See Aldabe v. Aldabe, 616 F.2d 1089, 1092 (9th Cir. 1980); Alan Neuman Prods., Inc. v. Albright, 862 F.2d 1388, 1392 (9th Cir. 1988) ("Clearly, the decision to enter a default judgment is discretionary."). In exercising its discretion, a court must consider several factors before entering default judgment: (1) the possibility of prejudice to the plaintiff; (2) the merits of the plaintiff's substantive claim; (3) the sufficiency of the complaint; (4) the sum of money at stake; (5) the possibility of dispute concerning material facts; (6) whether the defendant's default was due to excusable neglect; and (7) the strong policy underlying the Federal Rules of Civil Procedure favoring decisions on the merits. Eitel v. McCool, 782 F.2d 1470, 1471-72 (9th Cir. 1986) (the "Eitel factors").
Generally, the defendant's liability is conclusively established upon default and the well-pleaded factual allegations in the complaint are accepted as true. See TeleVideo Sys., Inc. v. Heidenthal, 826 F.2d 915, 917-19 (9th Cir. 1987). "The district court is not required to make detailed findings of fact" when entering default judgment. Fair Housing of Marin v. Combs, 285 F.3d 899, 906 (9th Cir. 2002).
The Court first finds that Fannie Mae complied with the requirements of Local Rule 55-1. For the reasons discussed below, the Court also finds that the Eitel factors weigh in favor of Fannie Mae and the entry of default judgment against Boyd, as an individual and trustee, is appropriate.
1. Factor 1: Possibility of Prejudice to Fannie Mae
Without a default judgment, Fannie Mae cannot obtain relief. Boyd cannot avoid the consequences of his actions by ignoring orders from the Court. This factor weighs in favor of Fannie Mae.
2. Factors 2 and 3: The Merits of Fannie Mae's Substantive Claims and the Sufficiency of the Complaint
Factors two and three overlap in substance and are best suited for joint discussion. Both factors focus on the merits of the claims found in the well-pleaded Complaint. Fannie Mae's Complaint asserts three state law causes of action: (1) cancellation of instruments; (2) quiet title; and (3) slander of title. (ECF No. 1.) The Court notes that the Complaint lists a fourth "cause of action" for "Injunctive Relief, " however, injunctive relief is a remedy and not a cause of action. See Catholic Social Sevs., Inc. v. I.N.S., 182 F.3d 1053, 1062 (9th Cir. 1999); Shamsian v. Atl. Richfield Co., 132 Cal.Rptr.2d 635, 648-49 (Cal.Ct.App. 2003). For ease of discussion, the Court will address the quiet title cause of action first.
a. Quiet Title
The second cause of action is a statutorily-created claim for quiet title. See CAL. Civ. PROC. CODE §§ 760.010, et seq. The statutory action to quiet title establishes the plaintiff's title to real property against adverse claims, and contains specific procedural requirements that courts must follow to adjudicate the cause of action. Id. To state a claim for quiet title, "the complaint shall be verified" and must include all of the following: (1) a legal description of the property and its street address or common designation; (2) the title of the plaintiff and the basis of the title; (3) the adverse claims to the title of the plaintiff; (4) the date as of which the determination is sought; and (5) a prayer for the determination of the title of the plaintiff against the adverse claims. Id. § 761.020. California prohibits the entry of default judgment in a quiet title action unless the Court conducts a thorough review of the evidence. Section 764.010 states:
The court shall examine into and determine the plaintiff's title against the claims of all the defendants. The court shall not enter judgment by default but shall in all cases require evidence of plaintiff's title and hear such evidence as may be offered respecting the claims of any of the defendants, other than claims the validity of which is admitted by the plaintiff in the complaint. The court shall render judgment in accordance with the evidence and the law.
Id. § 764.010.
California courts conclude that "a quiet title judgment requires a hearing in open court. Although section 764.010 does not mandate oral argument-and we do not hold oral argument is necessary, though it may be helpful-the statute requires examining plaintiff's title and hearing defendant's evidence in all cases.'" Harbour Vista, LLC v. HSBC Mortg. Servs. Inc., 134 Cal.Rptr.3d 424, 433 (Cal.Ct.App. 2011). "Competent evidence is required at the hearing of a quiet title action after default" and section 764.010 "simply provides that a plaintiff does not have a right to entry of judgment in his or her favor as a matter of course following entry of the defendant's default in a quiet title action." Yeuong v. Soos, 14 Cal.Rptr.3d 502, 505 (Cal.Ct.App. 2004) (original emphasis).
The Court held an opening hearing on January 12, 2015, and followed federal procedural rules in relying on competent, judicially noticed evidence. "Judicial notice is appropriate for records and reports of administrative bodies." United States v. 14.02 Acres of Land More or Less in Fresno County, 547 F.3d 943, 955 (9th Cir. 2008) (internal quotation marks omitted); see Fed.R.Evid. 201(b) (stating that a "judicially noticed fact must be one not subject to reasonable dispute in that it is... capable of accurate and ready determination by resort to sources whose accuracy cannot be reasonably questioned."). Fannie Mae's Request for Judicial Notice provides copies-which include official reference numbers-for all recorded legal instruments involved in this case (ECF No. 32); this demonstrates that the instruments are public records and appropriate for judicial notice. See Grant v. Aurora Loan Servs., Inc., 726 F.Supp.2d 1257, 1264 (C.D. Cal. 2010) (collecting cases for this principle). Accordingly, the Court finds that all public records in Fannie Mae's Request for Judicial Notice are competent and not subject to reasonable dispute, and therefore takes judicial notice. (ECF No. 32.)
The Court concludes that Fannie Mae's Complaint is sufficient to make a claim for quiet title under section 761.020, and the judicially-noticed evidence indicates that this claim is meritorious. The first element of a quiet title cause of action is satisfied because the Complaint provides the legal description and address of the Wilton Property. The property is legally described as: "Lot 590, Chesterfield Square, in the City of Los Angeles, County of Los Angeles, State of California, as per map Recorded in Book 21, Page(S) 90 to 91 of Maps in the Office of the County Recorder of said County." (Compl. ¶ 8.) The address is "5510 Wilton Place, Los Angeles, CA 90062." (Id. )
The second element of the cause of action is also satisfied because the Complaint identifies Fannie Mae's title and the basis of the title. Fannie Mae obtained title to the Wilton Property through a non-judicial foreclosure sale conducted on April 27, 2010, and a Trustees Deed Upon Sale recorded April 30, 2010, as Instrument No. 20100590323 of the Official Records of Los Angeles County. (Compl. ¶ 9.) The Complaint identifies this basis of title, and the Court takes judicial notice of a copy of Fannie Mae's title. ( See ECF No. 32, Ex. H.) "A properly conducted non-judicial foreclosure sale constitutes a final adjudication of the rights of the borrower and lender, " Moeller v. Lien, 30 Cal.Rptr.2d 777, 783 (Cal.Ct.App. 1994), and there is no contention that Fannie Mae's Trustees Deed Upon Sale was unlawfully obtained or that the non-judicial foreclosure sale was unlawful.
The third element of the cause of action is satisfied because Boyd makes an adverse claim to the Wilton Property title. As explained in the Complaint and verified by officially recorded instruments found in Fannie Mae's Request for Judicial Notice, Boyd recorded multiple deeds on the Wilton Property. Following Fannie Mae's recording in April 2010, Everline recorded a Grant Deed purportedly transferring title to the Wilton Property from Everline to Ancestral Acquisitions Trust, dated October 6, 2010, and recorded November 8, 2010, as Instrument No. 20101604228 of the Official Records of Los Angeles County, California. (Compl. ¶ 10; ECF No. 32, Ex. I.) In 2012, Boyd acting as trustee of the Ancestral Acquisitions Trust, executed a Grant Deed purportedly from Ancestral Acquisitions Trust to David Boyd as an individual, dated June 15, 2012, and recorded June 18, 2012, as Instrument No. 20120904079 of the Official Records of Los Angeles County, California. (Compl. ¶ 11; ECF No. 32, Ex. K.) Several months later, Boucher executed a Grant Deed purportedly from "Federal Home Loan Mortgage Corporation" to Ancestral Acquisitions Trust, dated February 22, 2012, and recorded August 1, 2012, as Instrument No. 20121138070 of the Official Records of Los Angeles County, California. (Compl. ¶ 12; ECF No 32, Ex. L.) Boyd then executed a Grant Deed purportedly from Boyd to Ancestral Acquisitions Trust dated November 13, 2012, and recorded on November 27, 2012, as Instrument No. 20121798299 of the Official Records of Los Angeles County, California. (Compl. ¶ 13; ECF No. 32, Ex. M.) The final action occurred when Boyd, acting as a trustee, executed a Grant of Lien purportedly from Ancestral Acquisitions Trust to Boyd, as an individual, dated November 13, 2012, and recorded December 3, 2012, as Instrument No. 20121838938 of the Official Records of Los Angeles County, California. (Compl. ¶ 14; ECF No. 32, Ex. N.) In his Motion to Set Aside Entry of Default, Boyd states that he "has a vested equitable and tangible interest" in the Wilton Property. (ECF No. 45 at 6.) Boyd provides no instrument, deed, or even declaration to support this contention.
The fourth and fifth elements of the quiet title cause of action-date of determination and prayer for the determination of title-are easily satisfied in Fannie Mae's Complaint. (Compl. ¶ 34.) Fannie Mae requests the Court to quiet title in its favor as of the date Fannie Mae recorded its Trustees Deed Upon Sale. (Id.)
"[R]ecording laws mandate that the first recorded deed of trust on real property is superior to subsequently recorded deeds." In re Sunset Bay Assocs., 944 F.2d 1503, 1508 (9th Cir. 1991) (citing CAL. Civ. PROC. CODE § 1214). The Court finds that Fannie Mae has a valid claim to the Wilton Property title free and clear of all subsequently recorded interests. The record in this case is littered with subsequently recorded, inferior deeds. Fannie Mae properly recorded its Trustees Deed of Upon Sale on April 30, 2010, yet Boyd proceeded to make five subsequent-and apparently fraudulent-recordings. Boyd had proper record notice of Fannie Mae's title, and therefore is without right to any title to the Wilton Property. See In re Marriage of Cloney, 110 Cal.Rptr.2d 615, 625 (Cal Ct. App. 2001) ("[I]t is an equally wellestablished principle of law that any purchaser of real property acquires the property subject to prior interests of which he or she has actual or constructive notice.").
The evidence adduced through judicial notice leave the Court no doubt that title to the Wilton Property properly belongs to Fannie Mae. Accordingly, the second and third Eitel factors weigh in favor of Fannie Mae for the quiet title cause of action.
b. Cancellation of Instruments
California law authorizes the cancellation of written instruments if "there is a reasonable apprehension that if left outstanding it may cause serious injury to a person against whom it is void or voidable[.]" CAL Civ. CODE § 3412; see Rockridge Trust v. Wells Fargo, N.A., 985 F.Supp.2d 1110, 1159 (N.D. Cal. 2013) ("The Court may order cancellation of an invalid written instrument that is void or voidable.").
The Complaint sufficiently alleges a valid claim for cancellation of instruments. (Compl. ¶ 7-34.) As explained supra, there are five void instruments recorded on the Wilton Property's title: Instrument Nos. 20101604228, 20120904079, 20121138070, 20121798299, and 20121838938. Everline had no legal right to convey the Wilton Property to Boyd, and any subsequent conveyance is also void. See Trout v. Taylor, 32 P.2d 968, 970 (Cal. 1934) ("[A]n instrument wholly void, such as an undeliverable deed, a forged instrument, or a deed in blank, cannot be made the foundation of a good title, even under the equitable doctrine of bona fide purchase."). These instruments now prohibit Fannie Mae from selling the property, which is a serious injury. The Complaint properly alleges a substantiated claim for cancellation of instruments, and therefore the second and third Eitel factors weigh in favor of Fannie Mae for the cancellation of instruments cause of action.
c. Slander of Title
The final cause of action is for slander of title. "Slander or disparagement of title occurs when a person, without privilege to do so, publishes a false statement that disparages title to property and causes the owner thereof some special pecuniary loss or damage." Sumner Hill Homeowners' Assn., Inc. v. Rio Mesa Holdings, LLC, 141 Cal.Rptr.3d 109, 135 (Cal.Ct.App. 2012) (internal quotation marks and citations omitted). "If the publication is reasonably understood to cast doubt upon the existence or extent of another's interest in land, it is disparaging to the latter's title." Id. California follows the Restatement Second of Torts' definition of "pecuniary loss" for a slander of title cause of action:
The pecuniary loss for which a publisher of injurious falsehood is subject to liability is restricted to (a) the pecuniary loss that results directly and immediately from the effect of the conduct of third persons, including impairment of vendibility or value caused by disparagement and (b) the expense of measures reasonably necessary to counteract the publication, including litigation to remove the doubt cast upon vendibility or value by disparagement.
Id. (quoting RESTATEMENT (SECOND) OF TORTS § 633(1)). "Accordingly, it is well-established that attorney fees and litigation costs are recoverable as pecuniary damages in slander of title causes of action when... litigation is necessary to remove the doubt cast' upon the vendibility or value of plaintiffs property." Id.
Fannie Mae's Complaint sufficiently alleges the elements of a slander of title cause of action. (Compl. ¶¶ 38-62.) Boyd without privilege, recorded fraudulent documents, and forced Fannie Mae to incur legal fees to remove doubt cast upon the Wilton Property title. (Id.) The facts as alleged are sufficient to establish a meritorious case for slander of title, and therefore the second and third Eitel factors weigh in favor of Fannie Mae on this claim.
3. Factor 4-Amount of Money at Stake
The fourth Eitel factor requires the Court to consider the sum of money at stake in the action. This factor "requires that the court assess whether the recovery sought is proportional to the harm caused by the defendant's conduct." Landstar Ranger, Inc. v. Parth Enters., 725 F.Supp.2d 916, 921 (C.D. Cal. 2010). While the allegations in the complaint are taken to be true for purposes of default judgment, courts must make specific findings of fact in assessing the amount of damages. See Fair Hous. Of Marin v. Combs, 285 F.3d 899, 906 (9th Cir. 2002). The Court has discretion to determine the amount of damages to award. Rolex Watch, U.S.A., Inc. v. Michel Co., 179 F.3d 704, 712 (9th Cir. 1999).
The only money at stake in this action is the attorneys' fees stemming from the slander of title cause of action-ordering a quiet title and cancellation of instruments does not involve damages. All of the attorneys' fees in this matter are a direct result of Boyd's fraudulent conduct and blatant disregard for the Court's authority. The recovery of attorneys' fees is perfectly proportional to the harm Boyd caused. While the exact amount of attorneys' fees is currently unknown as this case is not yet closed, the Court is confident that this factor weighs heavily in favor of Fannie Mae.
4. Remaining Eitel Factors
The remaining Eitel factors all weigh in favor of Fannie Mae. The fifth factor considers the possibility of dispute concerning material facts. Nothing in the record- which is teeming with evidence of Boyd's wrongdoing-suggests that there is any dispute of material fact surrounding any document or action in this case.
The sixth factor considers whether Boyd's default was the result of excusable neglect. As previously explained, see supra Part IV.B, there is no excusable neglect in this case.
The seventh factor focuses on the strong policy favoring a decision on the merits. While the Court would prefer to resolve this matter on the merits, Boyd's actions leave the Court with no other option. The repeated disregard for the Court's authority trumps the policy favoring a decision on the merits.
C. Remedies
Rule 54(c) provides that the relief granted following a "default judgment must not differ in kind from, or exceed in amount, what is demanded in the pleadings." FED. R. QV. P. 54(c). Fannie Mae's Complaint requests (1) a cancellation of the fraudulent instruments, (2) a quiet title of the Wilton Property in its favor, (3) damages by way of attorneys' fees incurred in removing the cloud from the Wilton Property title, and (4) a permanent injunction enjoining Boyd from recording any further instruments or documents against the Wilton Property title. (Compl. at 12-13.) The Court finds all of these remedies appropriate. A default judgment on the first two causes of action-quiet title and cancellation of instruments-is appropriately remedied by equitable orders from the Court. The third cause of action-slander of title-is appropriately remedied by damages and an injunction against future perpetration of the slander of title. See Phillips v. Glazer, 211 P.2d 37, 38-39 (Cal. 1949). Counsel for Fannie Mae is directed to file a written request for attorneys' fees, supported by declarations, within ten days of entry of this Order.
For the reasons discussed above, the Court DENIES Boyd's Motion to Set Aside Entry of Default (ECF No. 45), GRANTS Fannie Mae's Motion for Default Judgment Against Boyd Individually (ECF No. 42), and GRANTS Fannie Mae's Motion for Default Judgment Against Boyd as Trustee of Ancestral Acquisitions Trust (ECF No. 31). A permanent injunction and default judgment will issue separately.
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Stock #: P256Product Description: For sale is a lovely 100% lambswool sweater made for the Scotch House by Pringle of Scotland. There are no pills, pulls, or tears. The size tag reads 97 cm / 38". This item is in stock and ready to go home with you today. Please note: We are not experts. The condition stated is our opinion. Please examine the pictures very carefully for explicit details as to the
1 year ago
Houston, TX
$15.00 1 year ago
Men's Brown Medium PATAGONIA Lambswool High Collar Full-Zip Sweater - $15 (Goleta)
Patagonia premium quality item. Sweater is in excellent condition, essentially like new and complete with sewn-in tags. A great dressy outdoor sweater for an Autumn day or a chilly night beach walk.
1 year ago
Santa Barbara, CA
$4.00 1 year ago
women's 100% lambswool sweater-medium; warm! - $4 (Harborcreek by Clark fields)
This women's sweater, size medium, is 100% lambswool & very warm. It is very pretty green. $4. Smoke free home. Call/text
1 year ago
Erie, PA

subset: commoncrawl


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In stock, ships within 1 business day. 8mm White Turquoise Beads Buddha Bracelet
US$10.37(48% off)
- Qty:
Style: Vintage
Material: White Turquoise, Alloy
Color: White
Weight: About 20g
Package Includes:
1 X Bracelet
Material: White Turquoise, Alloy
Color: White
Length: About 18-20cm(Elastic)Bead Size: About 0.7-0.8cm
Weight: About 20g
Package Includes:
1 X Bracelet
Reviews (1)
ROBE***TA 7 months agoValue for Money !!
This item is really pretty and excactly as descibed on the website. Was afraid it would be a bit biggish for me, having a small wrist, but it fits perfectly. The beads have a nice colour and seem of good quality. Packaging was not excessive but good to prevent handling damages, whilst delivery was fast and efficient. Recommended !


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Even though pancakes are ok, waffles are better, they have more texture. But it is not my job to decide if you like pancakes more, it is up to you, but I encourage you to try good homemade waffles, I know some of you just have tried eggo store bought waffles, but homemade ones are eay better.
First of all pancakes have a smother surface. That makes it easier to spread butter, jam, or jelly. Pancakes can be fluffy or crunchy depending on the way you like them. With waffles you don't have a lot of variety on the way you cook them. Finally, I believe pancakes are better than waffles.
They are so good,,, I always get a big boner. Every time I beat my meat I jiz sooo much and I also cum all over my mom when I eat pancakes, yes yes esy yes yes yes CUM yes yes yes yes yes I have a big cock bitch
Pancakes Pancakes Pancakes Pancakes Pancakes Pancakes Pancakes Pancakes Pancakes Pancakes Pancakes Pancakes Pancakes Pancakes Pancakes Pancakes Pancakes ! ! ! ! ! 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1
Pancakes Pancakes Pancakes Pancakes Pancakes Pancakes Pancakes Pancakes Pancakes Pancakes Pancakes Pancakes Pancakes Pancakes Pancakes Pancakes Pancakes ! ! ! ! ! 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1
Okay, everybody, pancakes are obviously superior. They are fluffy and soft, while waffles are crunchy. In waffles, the syrup gets caught in those little holes and it is impossible for it to be evenly spread. Pancakes are, in fact, the mother of waffles and crepes, and you should always support your elders (: The only way that waffles can become comfort food is riding on the back of fried chicken, while pancakes are one of the best comfort foods there are. It is nearly impossible to create perfect stacks of waffles-- if you try to put jelly and cream in the middle it just sinks into those infernal holes. Whereas with pancakes, you can make such gorgeous creations as the Caramel BonBon stacks. Look it up. Amazing. And as Link said, waffles TORTURE ORPHANS
I knew this would happen one day on debate.Org... No one in there right minds would think that an annoying and high maintenance waffle could surpass the greatness of a pancake. Have you ever seen someone stack a waffle, didn't think so. I want all the pro-wafflers to know hear out this question, In what way is a waffle better than a pancake. Pancakes are easier to make, require less resources, can be made multiple at one time, allow for creative designs and taste better with any topping. Answer me that and I will welcome any pro-waffler to a debate. I am calling you out LordWafflester!!!!!
The holes in a waffle make them very difficult to cut, where as a pancake's surface is smooth and easy. Another benefit of this helpful smooth surface is where a waffle's holes (if cut perfectly, which is extremely hard) are somewhat able to hold syrup, sugar on waffles isn't as easy, when it is easy as pie on a pancake. They both pretty much taste the same, so the answer falls on the smooth surface or holes, and as you can see, smooth surface is better.
Pancakes are much better because you can stack them to get as filled as you want. Also you can make pancakes much faster and you can make them at the same time. Plus waffles are much more high maintenance because you have to have some sort of waffle iron, do you ever see anyone cooking waffles in the wilderness. Those darn pro-wafflers cant see the true beauty of the majestic pancake so bring it on Satan lovers!
I mean seriously, pancakes are superior and necessary to society and waffles are general pointless to life. Waffles are like deformed, too crunchy, and I could go on and on but I'm really not in the mood because pancakes are obviously better and I don't see how anyone is disagreeing.
As Lord Wafflester, on behalf of the pro-waffle community I present the following arguments:
-The holes on a waffle provide proper transportation for syrup and other toppings
-The waffle is resilient and doesn't absorb butter and syrup as easily making it more tasty and the syrup and butter don't go to waste
-Waffles are more filling, unlike Pancakes which are only for the fat rich people who don't want to spare a waffle to the poor starving folks in Africa
-Jesus preffered Waffles, yes it's true Neil DeGrasse Tyson proved that when Jesus ascended to Heaven he held a plate with half of a waffle on it
Why you're arguments are invalid and somewhat confusing:
-"The luscious and almighty Pancake was crafted by the beard of Zeus" everyone knows the Greek Gods were BS, the roman gods are actually a reality though
-"Waffles are fake and jealous" umm what? What reason would Waffles have to be jealous. They are obviously way sexier than pancakes
- Their are so many other stupid things you said but I am out of energy from your ignorance to take the roman gods name in vain, Just in case you didn't know the roman gods ( our almighty saviors) their names are Jesus, Neil DeGrasse Tyson, Morgan Freeman, Gordon Freeman, Ares, Buddha, Gandhi, Muhammad, Sweet Brown, Adolph Hitler and last but not least Patrick Star
Your welcome for your enlightenment ,
Yours Truly, Lord Wafflester
Anyone who believes waffles are not better than pancakes have never had a true home-cooked waffle. All the schmucks on the pancake side have only had those crappy waffle house waffles or the store-bought eggo waffles. Real waffles have a crispy buttery delicious outside and a tasty doughy inside that mixes with the syrup and any other add-ins to give a taste that is way beeter than those stupid pancakes. Waffles Forever!
If you're not certain that waffles are better, I recommend trying traditional belgian sugar waffles. You can get all kinds of amazing fillings and the sugar pearls make the perfect little sweet crunch in the softness of the nice doughy waffles. Even regular waffles hold butter and syrup better than pancakes, with all their nooks and crannies, which also give them a superior texture. As a final bonus, you can cook a lot of different things in a waffle iron, and waffling improves upon every single one.
They are really good. Like really good. Like wow they are like the brst breakfast ever. Espevially if you put on syrup and strawberris and bluberries and theyre super good super super super extremely super super super incredibly super wonderful delicious super tasty.
Also you can make them much faster.
I like pancakes and I like waffles. I like my waffles and pancakes with jelly, honey or butter. I like making waffle sandwiches to. I like waffles more because you can use the dents to get lots of syrup and honey and jelly in. I also think they taste better even though they're made of the same ingredients as pancakes
The comment above me sums up my entire thought process behind the supreme decision that waffles beat pancakes every time. Ive eaten waffles every single day of my life for 13 years straight. I also like pancakes but LordWafflester made me agree with him for obvious reasons yeah yeah yeah


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Chance the Rapper made his debut appearance on 'Good Morning America' performing his hit 'Summer Friends.' In an interview with Robin Roberts he spoke about his rise to success, his political activism and more.
The 23-year-old Chicago MC was recently featured on the cover of Billboard. He continues to be a trailblazer as an independent artist. Earlier this year he made his debut on Saturday Night Live, and was the first unsigned artist ever to perform on the show in its 41-year-history.
This time around he made his debut on Good Morning America and performed 'Summer Friends' which is one of the tracks from his latest mixtape, 'Coloring Book,' released in May of this year. It made history as the first stream only album to chart on the Billboard 200.
In his interview with Robin Roberts, he spoke of his decision to remain independent, saying, "I think the music industry is something that's very separate from music and so staying on the music sound I found success."
He's known for his advocacy work as well, notably starting the "#SaveChicago" campaign with his father, advocating an end to the city's high incidence of gun violence and, recently, an open mike night for students.
He said of his efforts, "I come from a family of organizers, and abolitionists, and social workers — just a long line of people that work in the community. So it always felt integral to me to becoming a man to be a person of the people and put in work."
Earlier this year, he was invited to the White House in April to speak with President Obama about the My Brother's Keeper Challenge. He was also among the celebrities who were invited to the President's 55th birthday party. It's also been recently announced that he's on the President's playlist. He said of that, ""I had no idea. I didn't see that coming. Probably the coolest playlist I've ever been on."
He also spoke about what it was like to take part in the ESPN tribute to Muhammad Ali alongside basketball legend Kareem Abdul-Jabbar and said, ""It was one of the best moments I've ever had."
Not least, he shared his excitement over his first-ever nomination for an MTV VMA Award, saying, "It's an amazing feeling. I don't really care about winning anymore. It's just to have them notice me, it's really cool."
Below, you can see the full video of Chance the Rapper on 'Good Morning America!'


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29 - 33 Hallamway
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Dual HDMI wall plate with digital optical audio (toslink) available in a black anodised finish, front hdmi and optical audio connections are quick connect, allowing you to simply plug your cables in. On the rear of the wall plate are trailing leads with HDMI and optical female toslink socket connections, again allowing you to simply plug your cables straight in, saving time during installation.
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Brendan Rodgers tells fans to enjoy Luis Suarez while they can
LIVERPOOL manager Brendan Rodgers believes English football fans should enjoy watching Luis Suarez while they can.
We need to enjoy it while he's here – he is a brilliant talent
The Uruguayan hit the headlines again after his handball goal helped the Reds beat non-league Mansfield 2-1 in Sunday's FA Cup third round.
Rodgers feels the 25-year-old's reputation goes before him but his ability should be embraced.
"We need to enjoy it while he's here – he is a brilliant talent," said Rodgers.
"He wanted to start the game, even though he has really been my only striker for the last six months.
"I always try to educate the players, with regard to every aspect of their life."
Suarez was sent off in the 2010 World Cup quarter-final with Ghana for a deliberate handball on the goal-line.


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Karl Fazer is the milk chocolate that melts in your mouth. The secret is that Karl Fazer Milk Chocolate is still manufactured the traditional way, using fresh milk. The chocolate is made of fine Arriba cocoa from Ecuador and fresh milk from over 3000 Finnish dairy cows.
The product carries the signature of Fazer's founder as a guarantee of high quality
Karl Fazer Milk Chocolate is a high quality product that gives pleasure and enjoyment to the consumer – always fulfilling or exceeding the consumers' expectations.
The Karl Fazer brand is one of the most loved brands in Finland.


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Today's Devotional
Always LovedEven before he made the world, God loved us and chose us.
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- Skit Guys - Catch With DadDownload this video at www.skitguys.com! Dad's teach us a lot of important things- how to catch a ball, how to catch a fish, how to grab a cookie when mom's not looking. In this funny Father's day video, (a follow-up to the Skit Guys popular Mothe...skitguys2010-10-02T00:51:1711,369 views00:01:44


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- Worldwide Rank #78,194,656
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text: See PhotosBarbara Bui Spring 2015. Photo by Dominique Maître/ WWD. Barbara Bui Spring 2015 September 26, 2014 11:09 AM | by Karla Martinez de Salas Orange really is the new black for Spring 2015. See More Barbara BuiCollectionsParis Fashion WeekBarbara Bui,Collections,Paris Fashion Week,Spring 2015 don't miss a thing Sign up for the latest from W editors. sign upThank You For Subscribing.invalid email Facebook Twitter Email Related Stories Around The Web Previous Step One Next New York Fashion Week Men's: The Highlights So Far


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Breaking! Court remands Jonathan's cousin, Azibaola in Kuje Prison
An Abuja Federal High Court on Tuesday remanded a cousin to former President, Goodluck Jonathan, Mr. Azibaola Robert at the Kuje prison.
The Economic and Financial Crimes Commission, EFCC, had arraigned Azibaola alongside his wife Stella before Justice Dimgba on a seven-count charge bordering on money laundering and fraud.
EFCC alleged that the couple alongside their company, Oneplus Holding Limited received the sum of $40m contract from the embattled former National Security Adviser, Sambo Dasuki.
Justice Dimgba, while ruling that Azibaola be remanded […]


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Sci fi/Fantasy image byJenny Witt
He is a morpher, he is the most human stage of a transformation piece I did. I liked him so much I felt he deserved his own portrait. his name comes from my friends calling him 'dogman' I played around with it a bit until I came up with 'Dowan'
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We get oodles of really important information from all those parenting books that we study up on before kids, but some of the most crucial lessons we learn about raising children come from experience in the field. More than 780 readers enjoyed our roundup of parenting rules that the books don't teach. Do you have any to contribute?
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From the Artist
- Tell us a bit about this design and what is the message or meaning you're trying to convey.
- It can all be articulated in the steely-eyed glare. Plus I wanted more badass comic book ladies on shirts.
- Who are you?
- I am a Virgo, I don't like long walks on the beach, I do love coffee, comic books, drawing, and the Oxford comma.


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152 Irving Street, Baltimore MD, 21229
Rented Price:
3 beds , 1 Full baths
Status: Sold
Listing Provided Courtesy Of: Berkshire Hathaway HomeServices PenFed Realty
Real Living At Home
Last Updated: 12/9/2016 12:45 PM
Description for 152 Irving Street Baltimore, MD 21229
This unit is clean and ready to move in now. Must do an application with a $40 fee. Tenants must have decent credit or a voucher.
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Sold Date:12/16/2015
Baltimore City
1 Full
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This unit is clean and ready to move in now. Must do an application with a $40 fee. Tenants must have decent credit or a voucher.
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Refrigerator, Stove
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Frederick Rd to S Monastery Ave to left on Massachusetts Ave to right on Irving.
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Baltimore is located in Maryland. Baltimore, Maryland 21229 has a population of 620,644.
The median household income in Baltimore, Maryland 21229 is $40,803. The median household income for the surrounding county is $40,803 compared to the national median of $53,046. The median age of people living in Baltimore 21229 is 34.4 years.
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Explore Salad There'S, Tuna Salad and more!
If you're trying to lose weight, it's important to eat 3 well-balanced and nutritious meals each day, and with a little planning and preparation, this collection of Weight Watchers lunch recipes with points is your ticket to ensuring you maintain your healthy eating habits on even the busiest days. From Macaroni and Cheese to Tuna Salad, and White Pizza to Pasta Salad, there's a Weight Watchers meal (with points) here for everyone!
Easy, healthy, and on the table in about 20 minutes! Honey garlic shrimp recipe on sallysbakingaddiction.com
Day 3 Of The Clean Eating Challenge: Lunch... look at whole plan... some nice ideas in here.
One hour of food prep on Sunday = healthy eating so easy you don't even think about it.
Weight Watchers Meal Recipes
75 Best Weight Watchers Recipes - perfect for weight loss meal planning! You can also calculate Weight Watchers points with these recipes.
Regardless of whether you're on the Weight Watchers diet, there are HEAPS of delicious Weight Watchers meals you can enjoy as a compliment to your weightloss efforts. We've rounded up 80 of our favorite Weight Watchers recipes with points / smartpoints, with delicious options for breakfast, lunch, dinner, and everything in between. If you prefer make ahead meals you can throw into your crockpot, or would rather put together easy-to-make weekly meal plans, we have you covered!
One Pot Baked Ziti with Ricotta - easy cheesy vegetarian pasta casserole made in one dish in 30 minutes!
Recipe for White Cheddar Chicken Pasta - The sauce is a simple cheese sauce, similar to any macaroni and cheese recipe. Add some chicken and you'll have a great meal in just a few minutes.


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Zion Hills Golf County, Kolar Bangarpet Road, Hanchala, Bangarpet Post, Kolar, Karnataka
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Total Time
Prep 10 mins
Cook 1 hr 20 mins
"Mmm...garlicky, just the way I like it." Note: Feel free to adjust the ingredients to taste.
Ingredients Nutrition
- 2 heads garlic
- 1⁄3 cup tahini
- 1⁄4 cup extra virgin olive oil
- 1⁄4 cup lemon juice
- 1 teaspoon dried sweet basil leaves
- 1 teaspoon dried parsley
- 1 tablespoon dried oregano
- 1 (12 ounce) can chickpeas
- salt and black pepper, to taste
- Preheat oven to 150 degrees Celsius.
- Peel off outer skin of garlic heads, but not individual cloves.
- Place garlic heads on aluminium foil and wrap to enclose. Place on baking tray and roast for 1 hr 15 minute.
- Allow to cool.
- Place all ingredients (including cooled garlic) in food processor and process until smooth.
- Serve immediately or store in airtight container for up to a week.
Most Helpful
I used alot less Garlic than called for in the recipe, but I still used enough to allow the garlic to stand out. I like this recipe, and I like the fact that includes basil and oregano as part of the recipe, too.
All your recipes look great. My husband & I will look forward to trying them all. Thank you for posting such delicious sounding dishes. crazy crafter
To use that amount of Tahili you would have to double the amount of chickpeas. I have been making this recipe (I got it from an Egyptian) for over 35 years.


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June 27, 2008
UNITED STATES OF AMERICA, PLAINTIFF,v.JOSE D. DE LA ROSA, A/K/A "CARLOS A.GOMEZ-PIRELA," A/K/A "EL NEGRO," A/K/A "YIYO," GABRIEL CASTILLO-MARTINEZ, A/K/A "GREEN EYES," MARCELO MONTILLA AND ROBERTO OLIVO-ESTRELLA, DEFENDANTS.
This Court referred all pretrial matters and motions to United States Magistrate Judge Marian W. Payson pursuant to 28 U.S.C. § 636(b). The several defendants, including Gabriel Castillo-Martinez ("Castillo-Martinez") and Marcelo Montilla ("Montilla") filed various motions.
Magistrate Judge Payson issued a Decision and Order/Report and Recommendation (Dkt. #120) on May 5, 2008. Magistrate Judge Payson had previously ruled from the Bench concerning some of the pretrial motions.
Currently pending before this Court are objections to the Decision and Order/Report and Recommendation by defendants Castillo-Martinez and Montilla.
I. Objections of Castillo-Martinez
In a three-page filing, Castillo-Martinez objects to the Decision and Order/Report and Recommendation of Magistrate Judge Payson. For several reasons, I reject and deny the objections.
Magistrate Judge Payson did conduct suppression hearings concerning the pretrial, photographic identification of Castillo-Martinez. Magistrate Judge Payson discussed the photographic identification and found that the procedure was not impermissibly suggestive. I agree with her assessment concerning Castillo-Martinez. The transcript of the suppression hearing has been made available for this Court's review, and I have also reviewed the photographic arrays submitted to the several witnesses. I agree with Magistrate Judge Payson's assessment that neither the circumstances surrounding the photographic identifications nor the arrays themselves give rise to a likelihood of irreparable misidentification.*fn1
Castillo-Martinez also moved before Magistrate Judge Payson for a hearing concerning voice identification relative to certain intercepted communications which the Government intends to utilize at trial. Magistrate Judge Payson accepted memoranda on this issue and denied Castillo-Martinez's motion for a hearing on voice identification, in court, on January 8, 2008. Castillo-Martinez objects to the Magistrate Judge's denial of a hearing. The objection is rejected and denied.*fn2
The standard of review is whether the Magistrate Judge's decision was clearly erroneous or contrary to law. No such showing can be made. I agree with the Government's position, as set forth in its response to the motion (Dkt. #97), that the matter is one for resolution at trial and not by preliminary hearing. The issue involves authentication of evidence and the Government, as the proponent of the evidence, will have to establish proper authentication of the evidence under the Federal Rules of Evidence. That is the proper time to raise such issues and ultimately the question of voice identification is one for the jury. I agree with those cases, cited by the Government that have denied the request for a pretrial hearing on the matter of voice identification.
Castillo-Martinez lists several other matters in his recently-filed motion of May 13, 2008. He appears to request the Court to revisit all of the thirty-five (35) separate "headings and listings" contained in Castillo-Martinez's original motion filed October 25, 2007 (Dkt. #80). I decline to do so. Such a request is untimely and lacks the requisite specificity. Many of the items were dealt with and resolved by Magistrate Judge Payson on the record in open court on November 20, 2007. As such, objections should have been filed, as noted above, within ten (10) days of the Court's oral Decision and Order. Objections to a Magistrate Judge's order must be made within ten (10) days. 28 U.S.C. § 636(b); FED. R. CRIM. P. 59(a). The Local Criminal Rules of the Western District of New York similarly provide that objections must be made within ten (10) days. See Local Rules of the Western District of New York, Rule 58(a).
Furthermore, the objections now filed are conclusory in nature and lack any specific statement as to why the Magistrate Judge's Decision and Order was clearly erroneous or contrary to law. Furthermore, on the merits, I have reviewed the oral decisions of Magistrate Judge Payson rendered on November 20, 2007, and find no basis to reverse or modify them.
II. Objections of Marcelo Montilla
By objection filed June 3, 2008, Montilla raises two matters. First, Montilla objects to Magistrate Judge Payson's Decision and Order denying Montilla's motion for a bill of particulars. Magistrate Judge Payson set forth several reasons why a bill of particulars was not warranted. Magistrate Judge Payson also set forth the law concerning such requests. A bill of particulars should only be granted when the information is necessary and not as a device to obtain discovery. The standard of review on this issue is whether the Magistrate Judge's decision denying the bill of particulars was clearly erroneous or contrary to law. No such finding is appropriate here. Magistrate Judge Payson set forth in several paragraphs in the Decision and Order of May 2, 2008, the voluntary discovery and information that has been provided to Montilla. Such information appears more than adequate to apprise Montilla of the nature of the charges that he faces.
Montilla also objects to the fact that the witnesses making identifications from the photographic arrays were not identified by name. Montilla claims that such a proceeding prevented him from effectively challenging the agent's testimony concerning the identification procedures. I disagree. Whether the identifying witnesses were identified or not is not the principal issue at a Wade Hearing. The issue is whether the Government's conduct and presentation of the photographic arrays was suggestive so as to create a substantial likelihood of irreparable misidentification. I find no basis to reverse or modify Magistrate Judge Payson's decision relative to how the suppression hearing was conducted or her final conclusion that there was no basis to suppress the photographic identifications.
Magistrate Judge Payson issued a thorough Decision and Order/Report and Recommendation on May 2, 2008. I affirm that part which constitutes the Decision and Order. Defendants have failed to demonstrate that Magistrate Judge Payson's decision was clearly erroneous or contrary to law. I deny defendant Castillo-Martinez's objections to prior decisions of Magistrate Judge Payson.
I affirm Magistrate Judge Payson's decision denying a bill of particulars to defendant Marcelo Montilla. The Magistrate Judge's decision was not clearly erroneous or contrary to law.
Concerning Magistrate Judge Payson's Report and Recommendation, I accept and adopt that Report and Recommendation and deny defendant Castillo-Martinez's and defendant Montilla's motions to suppress photographic identification.
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Putco Body Side Molding 403689
ABS Chrome Plated Plastic Over Existing - [Available While Supplies Last]
Pricing: $289.99
Putco - Body Side Molding P/N 403689 Features:
- Installs Easily Using Pre-Applied 3M Tape
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Putco is the industry leader in automotive accessories including chrome trim, LED lighting, step bars, truck accessories, and stainless steel fender trim.
- 403689
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Healthline Blogs
Medicine for the Outdoors
Dr. Paul Auerbach is the world's leading outdoor health expert. His blog offers tips on outdoor safety and advice on how to handle wilderness emergencies.See all posts »
Permethrin as an Insect Repellent
A reader asks: "Do you feel that it's worthwhile to purchase clothes that are pre-washed with permethrin? Is it a good idea to wash your hiking clothes with this prior to going on a hike? Should I buy permethrin soap and wash my kids with it?"
Please DO NOT wash your kids with permethrin. Permethrin, a synthetic pyrethroid based upon the naturally-occurring pyrethroids that are extracted from the East African pyrethrum flower (a chrysanthemum), is actually an insecticide; that is, permethrin-containing products kill insects and ticks. Because permethrin carries some potential toxicity to humans it should be used only on clothing (or on shoes, certain camping gear, bed nets, etc.), not on skin. For instance, permethrin is known to cause eye irritation if the chemical comes in contact with a person's eyes. Although permethrin in a 5% lotion or cream is sometimes prescribed by physicians for application to skin for treatment of mite (e.g., scabies) infestation, these medical dermatologic preparations are not recommended for use as insect repellents. In the past, combination DEET-permethrin (the latter in very low concentration) soaps have been field tested for use as an insect repellent. While they have been acceptable to the persons that used them, a commercial product based upon this concept has not yet come to market.
There is ongoing discussion about the toxicities possibly associated with permethrin. These include potential cancer-causing potential, and perhaps abnormalities of the immune system. Properly used (e.g., applied to clothing and not directly to skin), it has not yet been directly linked with serious adverse effects upon humans, so it remains an effective barrier against insect-borne infections, , such as Lyme disease and West Nile virus. It is best used in combination in its application to clothing with an approved insect repellent (such as picaridin or DEET), when the latter is applied to skin.
There are many permethrin wash-in products for clothing on the market. An example is Sawyer Permethrin Wash-In Clothing Treatment™. Another is BUZZ OFF Insect Shield™ apparel, which is claimed to provide effective and convenient protection against mosquitoes, ticks, ants, flies, chiggers and midges. It is important to closely follow the label instructions. Clothing that is sold pre-treated with permethrin is often advertised to be effective (as a repellent) for up to 25 washings. If you are going to be in a high-risk (for an insect or arthropod bite capable of transmitting a disease) situation, to play it safe, the effectiveness should be assumed to begin to decrease after half the advertised allowable number of washings.
If you decide to apply permethrin spray to clothing, be certain to do the following (as recommended by the Connecticut Department of Environmental Protection):
1) Follow manufacturer's instructions closely. Do not exceed recommended spraying times.
2) Treat clothing only. Do not apply to skin.
3) Apply the permethrin in a well-ventilated outdoor area, protected from the wind.
4) Only spray the permethrin on the outer surface of clothing and shoes.
5) Apply enough to lightly moisten the outer surface of the clothing item; it is not necessary to have the clothing soaked through (saturated).
6) Be certain to apply completely cover socks, trouser cuffs and shirt cuffs, where insects may attempt to crawl or fly through openings to your skin.
7) Hang treated clothing outdoors and allow to dry for at least 2 hours in non-humid conditions and for at least 4 hours in humid conditions.
8) Treat clothing no more often than every 2 weeks.
9) Launder treated clothing separately from other clothing at least once before re-treating.
10) Assume that your treated clothing is effective for repellency for 2 weeks or more. Wear it only when you need to repel insects and arthropods. Store it in a separate impermeable (to permethrin) bag when not in use.
Tags: permethrin, insect repellent, clothing, medical, physician, health, wilderness medicine, outdoor medicine, healthline
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This heroic man saved several lives after an accident but was unable to rescue his mom.
When Sun Min and his family members boarded a tour bus from east China's Huangshan in Anhui Province on August 24, little did they know what was ahead.
As their journey progressed, the bus rolled down a ditch after ran into a dumtruck and was blanketed with smoke.
"I pull the girl out of the window, and then I realized we were hanging one meter over the ground," he recalled the incident. He then helped pull the girl's mother, along with Sun's 10-year-old son.
Despite his injuries, Sun then went to rescue his wife – she had a broken leg and it was excruciating to get her to safety. Sun then rescued a 21-year-old from the crashed bus.
But while saving the lives of strangers, Sun's parents were still trapped inside the bus. He recalled his parents were okay while he started to help others.
However, the situation deteriorated quickly – it was too late for Sun to rescue his mother.
"Dad told me to save mom first," Sun said as he cried and regretfully and slapped himself. "My mom was struggling … they were all fine when I was trying to save others … but then she just died in my arms."
Sun remembers telling his father that he was too exhausted to help him, and then crying for the loss of his mother before the firefighters pulled them out.
"At first we all blamed him not saving his own mom," Sun's uncle told Wuhan Evening News. "But then we realized every life is equal, and in that moment he was saving anyone he could reach."
By August 27, Sun's father and wife were still undergoing surgery. Sun and his son had received medical care for fractures in nose and multiple burn injuries. But Sun knows that the deep hurtful grief in his heart is not going to heal any time soon.
Culled from CCTV News


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£33 - £39
Hooded Short Padded Coat (3-16yrs)
Regrettably this item is unavailable to order.
With fur-trim hood.
Backing 100% Polyester. Main 100% Polyester, Artificial. Fur Pile 58% Acrylic, 30% Polyester, 12% Modacrylic.
Featured withinOlder Girls 3yrs–16 yrs
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Vintage Depression Glass, Cobalt Blue, Moderntone pattern, 10 pieces are presented!
Circa 1930-s'40's, this 10 piece identical pattern vintage Depression Glass in a wonderful rich and deep cobalt blue is comprised of 4 cups with handles, 3 saucers, 2 nine inch plates and a 5 1/2 inch round bowl. This wonderful Moderntone or Wedding Ring pattern, as some call it, is a great addition to a set you might already have or can certainly be used as it is, all ten pieces! BE SURE TO SEE ALL PHOTOS. The fabulous Art Deco inspired vertical design shows up wonderfully in the rich cobalt blue color.
Although not marked as such, this particular color and style of vintage depression glass can be attributed to that of the Hazel Atlas Company of Wheeling, WV.
This entire 10 pieces collection of vintage Cobalt Blue Moderntone pattern depression glass is in mint condition, free of any damage whatsoever and is ready to be used and displayed!
3 other shoppers have this item in their Cart or Wish List .
Vintage Bakelite Jewelry, Vintage Bakelite Kitchenware, Flatware, Vintage Cocktail Shakers & Barware
Pre-Holdiday Super SALE!! 50% Off All Non-Sale Items!! (Discount Given at Time of Purchase!)


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It's one of those scheduling oddities.
In the midst of the Seminole slate, both Liberty and Jefferson Forest have non-district games this weekend. The Cavs get Turner Ashby, while Liberty faces Buckingham County.
The good news is that both of them will be playing at home.
The bad news is that both are "must win" affairs as a loss is likely to kill any chance of a top-eight regional finish and the home-opening game that comes with it.
A loss would likely drop JF from the top 16 in 4A-North and would likely push Liberty into the teens.
The banged-up Cavs will face less-than-formidable opposition in the shape of Turner Ashby. The Knights, however, are not to be overlooked, especially by a team that can't afford to do so.
Sure, TA's record is 1-4. Yes, they are near the bottom of 3A-West (24th of 26 teams). But, the Knights have really only been pounded once this year. And that shellacking (49-14) came at the hands of Monticello, a team that has flat-out dominated everyone it's faced this year.
Liberty, like JF, faces a team from a lower state level. But Buckingham County is one of the stronger teams in 2A.
The team is starting to become a mainstay. Over the past four years, the Knights have lost a total of seven regular-season games.
The Knights certainly have one of 2A's most potent offenses. In its past two games, Buckingham has posted a combined 113 points in wins over Randolph-Henry and Lunenburg.
Buckingham County is loaded with speed, though it's difficult to ascertain whether they're faster than Liberty.
The Knights are also large. They are, in fact, bigger than the Minutemen.
"We watched them Friday night," said Liberty Head Coach Chris Watts, whose team had a bye. "They're pretty darn good."
In that game, Watts and his fellow coaches watched Buckingham County dismantle a formerly unbeaten Lunenburg crew, 44-20.
Leading the Bucks was Kenneth Johnson, who carried 20 times for 428 yards. That's not a misprint. 4-2-8.
The Knights rumbled for 538 total yards without completing a single pass (attempting only two).
"(Johnson) reminds me of Randall Jones, from Rustburg," noted Watts.
"Their speed is a big concern for us," he added.
Also of concern is the health of Liberty quarterback Austin Porter and center Tyler Gordon. Both young men are hobbling on ailing legs, and it is uncertain whether they'll be able to play as we go to press.
But the biggest concern of all has to be Liberty's defense.
The M-Men gave up scads of yards and multiple big plays in a loss to Glass just before the bye. "We have to fly to the football and we need to tackle," noted Watts, noting that issues on defense outweigh offensive concerns at this point.
"Coming off a bye week and a loss, this game is huge," he said. "We have four games left and it will be a battle the rest of the way."
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6 users graded this
Date Added: 5/15/2009 Reviewer: Traces2757
Do you know about this product? Add a comment and earn 50 credits!
Grade Google Snatch ...
Website URL: http://www.googlesnatch.com
Company Name: Google Snatch
Alexa Traffic Rank: 4,440,703
Google Snatch is a tutorial program that promises to show buyers ways to get targeted traffic to their websites without having to spend large amounts of money. It covers search engine optimization through such things as proper choice and use of keywords and article marketing. It also covers making mini-sites and redirection of websites. The main focus of Google Snatch is to show people how to drive a lot of paying customers to their sales websites without having to spend the money that large corporations spend for traffic.
One of the things that Google Snatch creator Mohammed Latif stresses about this tutorial product is that it will allow you to get the kind of targeted traffic to your websites that will bring you sales. Not only this, but he claims you can do this without having to spend money on such things as banner advertising or Google Adwords. The tutorial program is geared toward beginning Internet marketers who don't know much at all about getting targeted traffic, as well as intermediate marketers who aren't having any luck with the traffic methods that they are trying. What Latif promises is that once you pay the initial cost for Google Snatch, you shouldn't have to spend any more money to get the kind of traffic that you want.
Some of the things that are covered in the Google Snatch tutorial are finding small niches that can make you a lot of money with little competition, getting a higher than average click-through rate, choosing the right affiliate products to promote and how to build quick and effective mini-sites. Everything in the tutorial focuses on using several different methods of driving free traffic to the right products so that you are getting constant traffic and constant buyers.
The main complaint that some people have about Google Snatch is that it promises to reveal new and groundbreaking methods of attracting targeted Internet traffic, but none of the methods are new. This being said, people who have purchased and benefited from the tutorial say that it sheds new light on old and established methods, and that those who are willing to put in the work will see the promised results.
The majority of people who purchased and actually implemented the methods contained in Google Snatch have been satisfied with the product. Mohammed Latif is not a well-known Internet marketing guru, which in some ways has been a positive aspect for selling this product. Instead of pumping out Internet marketing products on a continual basis, Latif has claimed to be actually using the methods laid out in Google Snatch to make the majority of his impressive income.
|4 of 4 users found this review helpful
Note: If you're on IM Report Card because you're looking for a way to make money online, then you should check out our top recommendation. It's the best method we've found that anyone can use to earn income online. Click here to learn more!
2 User Comments
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-Earn up to 150 credits and an entry into our $1,000 Sweepstakes for every approved comment you submit.
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Relevant Information, Promising Book
I have read many books claiming to help increase your website traffic through website optimization. Many of the books give the same old stale tricks that have not worked in years. However, Google Snatch provides quality information on how Google index and rank websites, and it also explain how you can easily exploit those methods in order to increase your website traffic and build a community around your website. I compared the book with many other similar ones and their information did not compare to the new and effective information provided within Google Snatch. The title of the book kind of made it look like a scam and a sham, but I decided to purchase the book and give it a try anyway, and it proved my instincts wrong.
I highly recommend that anyone looking for a book that explains fundamental information about search engines, primarily Google, should pick up the book and give it a quick read. If you implement the tips, strategies, and method listed in the book, you website will be skyrocketing on Google and other search engines in no time.
|0 of 0 users found this comment helpful
by Acidify on December 31, 2009 at 12:19 PM CST
Surprisingly, not a scam. 97$ for ebook
Yes, there are a lot of google biz-ops and e-books to "make you rich" from home, and most people yell "SCAM" and that is exactly what I would have said if I hadn't given Google Snatch a try.
Google Snatch's ebook, as you would imagine, would be like all the others. But Google Snatch follows a very unorthodox path of bringing in the green. Now I'm not going to reveal anything about the ebook, seeing as you must find out for yourself, but you wont regret it, even though it is pretty pricey. With the new Free Click Formula that is released in Snatch, all I can say is Easy Money, and who doesn't like that?
When I started using Google Snatch I was hesitant, but once I got my package and read the ebook I was off on a roll. It has very easy and very detailed step by step instructions to get going right away, and by right away I mean only 15 minutes (without paying per click like adwords). I've been at it for only 2 days and I already made 400$. And that's not 2 days of all work, I just sit here or even go out as my website gathers traffic. Then when I get home, or even wake up in the morning, I have more money :)
To sum it all up. As long as you have a website and are determined to make good money and are willing to pay the 97$ for it then your set. No knowledge requirements or pesky hidden fees, all you pay for is your ebook package and your set, and you make your money back and then some in no time
|1 of 1 users found this comment helpful
by QuintonRoss on September 29, 2009 at 5:04 PM CST
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- Editor Rating
- Rated 1 stars
- Really Bad
- Testosterone Propionate
- Reviewed by:
- Published on:
- Last modified:
- OverallEditor: 24%
- EffectivenessEditor: 22%
- Speed of ResultsEditor: 23%
- Sustaining ResultsEditor: 21%
- SafetyEditor: 20%
- ValueEditor: 21%
What Is Testosterone Propionate?
Testosterone Propionate is one of the faster-acting ethers of injectable testosterone. Whereas Testosterone Enanthate and Testosterone Cypionate are released into the bloodstream over a period of eight to ten days, with Testosterone Propionate it occurs in two to three days. It is injected directly into the muscle, and from that point it begins to be assimilated into the bloodstream. A three-times-weekly dosing schedule is recommended due to Testosterone Propionate's short half-life.
How Does Testosterone Propionate Work?
Once Testosterone Propionate enters your bloodstream, it works the same way as the testosterone that your testicles produce naturally. That is, it helps you build muscle mass, gain strength, recover faster from workouts, and take a more aggressive, manly attitude into the gym.
After being injected into your muscle tissue, Testosterone Propionate is dispersed into the bloodstream over a period of two to three days. This short half-life means you get a lot of extra testosterone in your bloodstream quickly. This a good thing for men who want to see results from testosterone supplementation quickly; however, care must be taken to make sure your dosing schedule is frequent enough to preclude your Testosterone Propionate from wearing off and your test levels dropping back down to baseline or below.
Testosterone Propionate Ingredients
The only ingredient in Testosterone Propionate is testosterone. The Propionate is just the ether form in which the testosterone is formulated. It comes packed in an oil, usually sesame oil, so that could technically be counted as an ingredient. However, the oil is just a way for the testosterone to get into your muscle tissue. Testosterone is a completely natural hormone that is produced by your own body. The fact that this natural substance is all that is in Testosterone Propionate is the main reason why this is a safer product that most of the "steroid alternative" pills sold in health food stores.
First of all, any type of pro-hormone taken orally has to be processed by your liver, and this can cause damage over time. Injecting directly into the muscle bypasses this process completely and spares your liver. Second, most of those alternative products have dozens of ingredients that are hastily created in labs, not reviewed or approved by the FDA, and not necessarily safe. With Testosterone Propionate, you do not have to worry about any of that, because the only ingredient is a natural hormone that is chemically identical to something produced by your own body.
Testosterone Propionate Advantages
Testosterone itself is clearly advantageous over other muscle-builders. Simply put, there is no substitute for having high testosterone levels if you want to pack on muscle mass and get stronger.
As for Testosterone Propionate compared to other types of testosterone, here are a few reasons why Propionate is the better choice:
- Injections are a more efficient testosterone delivery system than pills, pellets, or patches. More of the testosterone actually gets into your bloodstream, and less is wasted.
- Testosterone Propionate works more quickly than other injectable testosterones because the ether is faster acting.
- Because it is injected into the muscle and not rubbed directly on your skin, you do not have to worry about it inadvertently rubbing off on a female partner or a child.
The reviews and testimonials online for Testosterone Propionate are overwhelmingly positive, and many men have taken to Internet review sites to chronicle the successes they have had building muscle and increasing strength in the gym with this product.
Here are the main benefits touted in reviews and testimonials by men who have used Testosterone Propionate:
- It takes effect and produces results more quickly than other testosterone ethers.
- Increased energy and aggression in the gym could be seen starting with the first couple of doses.
- Injections were not a big deal, even for men who were previously squeamish with needles.
Testosterone Propionate
Summary: Testosterone Propionate is spoken of very highly both by men who have used the product and by medical professionals who have prescribed it in their practices. Its strong results combined are combined with serious side effects which is the main reasons for it receiving such low marks from the medical community when used for non-medical purposes. Don't use this product.
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"The dogs really loved Janet and she looked after them and the house beautifully! Would definitely..."
"Lisa was great, very caring and loving to my puppy!"


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Tours Blogs - Fantastic China Travel blog
Nan'ao Island in Shantou
heimizhou Tours
Surely there will be certain unforgettable and impressing places which attract many tourists, especially those young peo, including me, of coue. As for me, this special place is Nan'ao Island in Shantou City, Guangdong Province. There is a station built many yea ago with the purpose of researching on marine biology and ecology and Nan'ao is the island where the marine experimental station o...
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£450 pcm Available Now
Sought after location. This 2 bedroom upper cottage flat is bright and spacious and has a fitted kitchen and modern bathroom. There is gas central heating and double glazing. It is offered unfurnished and is minutes walking time to local shops and transport. Private garden to the rear.
This house description is based upon information supplied by the owner, or on behalf of the owner. These property particulars are produced in good faith and do not constitute or form part of any contract. s1homes do not take any responsibility to the accuracy of the information contained in this document.


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Calgary, Alberta
- 2 Bedrooms
- 2 Bathrooms
- 2 Half
About This Property
Welcome to EVOQUE – exceptional value, amazing location! Beautifully designed 2 bedroom plus den townhomes with attached garages and convenient access to Calgary's downtown core. 7 of 13 units still available and 3 interior designs available for your choosing. Two bedrooms on the top floor each with ensuite bathroom featuring quartz countertops and under-mount sinks. Open floor plan for the main level with dining area, 2-piece bathroom, huge kitchen with island, full stainless-steel appliance package and modern cabinetry with soft-touch closing. Gas line for BBQ located on south-facing deck. Room to park 2 vehicles including one in the fully finished single garage. Awesome flex room behind the garage with 2-piece bathroom and direct access to outdoors. Enjoy the accessibility and amenities of urban living, without sacrificing choice, style, design and finishes. Pet friendly! Some homes available for immediate possession!
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Property Facts
- 1,240 f2 / 115.20 m2 - Living space
- Year Built 2016
Balcony,Ceiling 9 ft.,Insulation-Upgraded,No Animal Home,No Smoking Home,Programmable Thermostat,Vacuum System-Roughed-In,Wall Unit-Built-In


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Gymnastic wall for romp
Duration: 6min 06sec Views: 8 406 Submitted: 1 year ago Submitted by:
Description: A fresh gymnastic wall her parents bought this teeny to motivate her to do sports opens up a few fairly intriguing opportunities for her beau to do her right there. They embark their fucky-fucky workout with a spunky prelude and briefly enough find themselves boning right on the floor. This stud has a assets of a real athlete and that's why his gf likes getting screwed by him so much. Fellatio, doggystyle, against the gymnastic wall – you name it!
Categories: Doggystyle Brunette European Kissing Blowjob Close up Pussy Small tits


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Mint Chocolate Truffles
Jenny Wagers
These are so easy, even the most amateur cook can make them. the hardest part is waiting for them to chill so you can roll them in whatever topping you desire. I chose to use mint oreo cookie crumbs.
Featured Pinch Tips Video
- 14 ounce can(s)
- sweetened condensed milk
- 16 ounces pkg
- nestle dark chocolate and mint chips
- 1 pkg
- mint oreo cookies, crushed
Directions Step-By-Step
1gather equipment needed. glass bowl for storage (either with a lid or use plastic wrap) non stick pan for combining ingredients.
2pour sweetened condensed milk into pan heat on low, add chips and stir until completely melted and mixed .... when it is almost mixed you might need turn off the heat to avoid burning the chocolate.
About this Recipe
Other Tag: Quick & Easy
Hashtags: #Christmas, #mint, #Truffles