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April 16, 2010
ANTONIO LOPEZ, PLAINTIFF,v.WASHINGTON MUTUAL BANK, F.A. ET. AL., DEFENDANTS.
MEMORANDUM OPINION AND ORDER GRANTING DEFENDANTS' MOTION TO DISMISS (Document #10)
On September 18, 2009, Plaintiffs filed an action in the Superior Court of California for the County of Kern. The first cause of action alleges a violation of California Civil Code § 1632. The second cause of action alleges a violation of California Business and Professions Code § 17200 based on Defendants' fraudulent business practices. The third cause of action alleges a violation of California Business and Professions Code § 17200 based on violations of 15 U.S.C. § 1601. The fourth cause of action alleges a violation of California Business and Professions Code § 17200 based on violations of California Financial Code § 22302. The fifth cause of action alleges fraudulent omission. The sixth cause of action requests injunctive relief. The seventh cause of action alleges breach of the covenant of good faith and failure dealing. The eighth cause of action alleges unjust enrichment. The ninth cause of action alleges failure to provide accounting. The tenth cause of action alleges negligence. The eleventh cause of action alleges breach of fiduciary duty. On October 20, 2009, Defendants removed the complaint to this court.
On October 27, 2009, Defendants filed a motion to dismiss. Defendants contends that none of the causes of action in the complaint can be asserted against Defendants, and as such, the complaint must be dismissed.
Plaintiff did not file an opposition to Defendants' motion.
On January 25, 2010, Defendants filed a reply brief.
Under Rule 12(b)(6) of the Federal Rules of Civil Procedure a claim may be dismissed because of the plaintiff's "failure to state a claim upon which relief can be granted." Fed. R. Civ. P. 12(b)(6). A dismissal under Rule 12(b)(6) may be based on the lack of a cognizable legal theory or on the absence of sufficient facts alleged under a cognizable legal theory. Johnson v. Riverside Healthcare Sys., 534 F.3d 1116, 1121 (9th Cir. 2008); Navarro v. Block, 250 F.3d 729, 732 (9th Cir. 2001).
In reviewing a complaint under Rule 12(b)(6), all of the complaint's material allegations of fact are taken as true, and the facts are construed in the light most favorable to the non-moving party. Marceau v. Balckfeet Hous. Auth., 540 F.3d 916, 919 (9th Cir. 2008); Vignolo v. Miller, 120 F.3d 1075, 1077 (9th Cir. 1999). The court must also assume that general allegations embrace the necessary, specific facts to support the claim. Smith v. Pacific Prop. and Dev.
Corp., 358 F.3d 1097, 1106 (9th Cir. 2004). However, the court is not required "to accept as true allegations that are merely conclusory, unwarranted deductions of fact, or unreasonable inferences." In re Gilead Scis. Sec. Litig., 536 F.3d 1049, 1056-57 (9th Cir. 2008); Sprewell v. Golden State Warriors, 266 F.3d 979, 988 (9th Cir. 2001). Although legal conclusions may provide the framework of a complaint, they are not accepted as true and "[t]hreadbare recitals of elements of a cause of action, supported by mere conclusory statements, do not suffice." Ashcroft v. Iqbal, 129 S.Ct. 1937, 1949-50 (2009); see also Warren v. Fox Family Worldwide, Inc., 328 F.3d 1136, 1139 (9th Cir. 2003). As the Supreme Court has explained:
While a complaint attacked by a Rule 12(b)(6) motion to dismiss does not need detailed factual allegations, a plaintiff's obligation to provide the 'grounds' of his 'entitlement to relief' requires more than labels and conclusions, and a formulaic recitation of the elements of a cause of action will not do. Factual allegations must be enough to raise a right to relief above the speculative level, on the assumption that all the allegations in the complaint are true (even if doubtful in fact).
Bell Atl. Corp. v. Twombly, 550 U.S. 544, 555 (2007). Thus, "a complaint must contain sufficient factual matter, accepted as true, to state a claim to relief that is plausible on its face." Iqbal, 129 S.Ct. at 1949. "A claim has facial plausibility when the plaintiff pleads factual content that allows the court draw the reasonable inference that the defendant is liable for the misconduct alleged." Iqbal, 129 S.Ct. at 1949.
The plausibility standard is not akin to a 'probability requirement,' but it asks more than a sheer possibility that a defendant has acted unlawfully. Where a complaint pleads facts that are 'merely consistent with' a defendant's liability, it stops short of the line between possibility and plausibility of 'entitlement to relief.' . ..
Determining whether a complaint states a plausible claim for relief will . . . be a context specific task that requires the reviewing court to draw on its judicial experience and common sense. But where the well-pleaded facts do not permit the court to infer more than the mere possibility of misconduct, the complaint has alleged -- but it has not shown -- that the pleader is entitled to relief.
Iqbal, 129 S.Ct. at 1949-50. "In sum, for a complaint to survive a motion to dismiss, the nonconclusory 'factual content,' and reasonable inferences from that content, must be plausibly suggestive of a claim entitling the plaintiff to relief." Moss v. United States Secret Service, 572 F.3d 962, 969 (9th Cir. 2009).
If a Rule 12(b)(6) motion to dismiss is granted, "[the] district court should grant leave to amend even if no request to amend the pleading was made, unless it determines that the pleading could not possibly be cured by the allegation of other facts." Lopez v. Smith, 203 F.3d 1122, 1127 (9th Cir. 2000) (en banc). In other words, leave to amend need not be granted when amendment would be futile. Gompper v. VISX, Inc., 298 F.3d 893, 898 (9th Cir. 2002).
In deciding whether to dismiss a claim under Rule 12(b)(6), the court is generally limited to reviewing only the complaint, but the court may review materials which are properly submitted as part of the complaint and the court may take judicial notice of public records outside the pleadings. Lee v. City of Los Angeles, 250 F.3d 668, 688-89 (9th Cir. 2001); Campanelli v. Bockrath, 100 F.3d 1476, 1479 (9th Cir. 1996);MGIC Indem. Corp. v. Weisman, 803 F.2d 500, 504 (9th Cir. 1986). Further, under the "incorporation by reference" doctrine, courts may review documents "whose contents are alleged in a complaint and whose authenticity no party questions, but which are not physically attached to the plaintiff's pleading." Knievel v. ESPN, 393 F.3d 1068, 1076 (9th Cir. 2005); Lapidus v. Hecht, 232 F.3d 679, 682 (9th Cir. 2000). The "incorporation by reference" doctrine also applies "to situations in which the plaintiff's claim depends on the contents of a document, the defendant attaches the document to its motion to dismiss, and the parties do not dispute the authenticity of the document, even though the plaintiff does not explicitly allege the contents of that document in the complaint." Knievel, 393 F.3d at 1076 (citing Parrino v. FHP, Inc., 146 F.3d 699, 706 (9th Cir. 1998)).
Defendants request that the court take judicial notice of the deed of trust and other recorded documents concerning the property at issue in this action and the property's title. "In deciding whether to dismiss a claim under Fed.R.Civ.P. 12(b)(6), a court may look beyond plaintiff's complaint to matters of public record." Shaw v. Hahn, 56 F.3d 1128, 1129 n. 1 (9th Cir. 1995). Thus, the court will take judicial notice of the documents provided by Defendants.
A. Complaint's Alleged Facts
The complaint alleges that Defendants sell, procure, and facilitate a variety of home loans. The complaint alleges that the adjustable rate mortgage ("ARM") is the type of loan that is the subject of the complaint.
The complaint alleges that Defendants failed to disclose pertinent information in a clear and conspicuous manner to Plaintiff, in writing, as required by law when he obtained a loan. The complaint alleges that Defendants failed to inform Plaintiff that he could not actually qualify for the loan.
The complaint alleges that Defendants engaged in unlawful, fraudulent, and unfair business acts and practices and failed to provide Plaintiff pertinent information required by law.
B. Facts of Which the Court Takes Judicial Notice
Plaintiff and his spouse, Claudia Villanueva, recorded a Deed of Trust with the Kern County Recorder's Office on the real property that is the subject of this dispute on or about September 28, 2006, as instrument number 0206240380. The real property is located at 11217 Baron Avenue, Bakersfield, CA 93312 ("Subject Property").
Plaintiff and Ms. Villanueva obtained a loan in the sum of $279,200.00 ("Loan") in connection with the Subject Property. The Loan was secured by a Deed of Trust ("DOT") encumbering the Subject Property that was recorded on or about September 28, 2006, with the Kern County Recorder's Office as instrument number 0206240318. The DOT identifies Plaintiff and Ms. Villanueva as the trustors, Jackie Miller as the trustee, Suntrust Mortgage ("Suntrust") as the lender and Mortgage Electronic Registration Systems, Inc. ("MERS") as the beneficiary.
On April 3, 2009, an Assignment of the Deed of Trust ("Assignment") was recorded with the Kern County Recorder's Office as instrument number 0209047511. The Assignment assigns and transfers to Deutsche Bank National Trust CO as trustee for Long Beach Mortgage Loan Trust 2006-11 all beneficial interest under the DOT.
On April 3, 2009, a Substitution of Trustee ("Substitution") was recorded with the Kern County Recorder's Office as instrument number 0209047512. The Substitution substituted California Reconveyance Company as trustee under the Deed of Trust.
On April 3, 2009, a Notice of Default and Election to Sell Under the DOT ("NOD") was recorded with the Kern County Recorder's Office as instrument number 0209047513. The NOD states that as of April 2, 2009, the amount in arrears was $9,365.48.
JPMorgan acquired certain assets and liabilities of Washington Mutual Bank from the FDIC acting as receiver, including Washington Mutual's interest in the Loan pursuant to a Purchase and Assumption Agreement ("Agreement") between the FDIC and JPMorgan dated September 25, 2008.
A. Violation of California Civil Code § 1632
The first cause of action alleges that at the time the DOT and Promissory Note were signed, Plaintiff was not conversationally fluent in English and could not read or understand English. Plaintiff contends that the failure to provide him with the DOT, Promissory Note, and related documents in the Spanish language violated California Civil Code § 1632.
California Civil Code § 1632 provides, in relevant part:
(b) Any person engaged in a trade or business who negotiates primarily in Spanish, Chinese, Tagalog, Vietnamese, or Korean, orally or in writing, in the course of entering into any of the following, shall deliver to the other party to the contract or agreement and prior to the execution thereof, a translation of the contract or agreement in the language in which the contract or agreement was negotiated, which includes a translation of every term and condition in that contract or agreement:
(1) A contract or agreement subject to the provisions of Title 2 (commencing with Section 1801) of, and Chapter 2b (commencing with Section 2981) and Chapter 2d (commencing with Section 2985.7) of Title 14 of, Part 4 of Division 3.
(2) A loan or extension of credit secured other than by real property, or unsecured, for use primarily for personal, family or household purposes.
(3) A lease, sublease, rental contract or agreement, or other term of tenancy contract or agreement, for a period of longer than one month, covering a dwelling, an apartment, or mobilehome, or other dwelling unit normally occupied as a residence.
(4) Notwithstanding paragraph (2), a loan or extension of credit for use primarily for personal, family or household purposes where the loan or extension of credit is subject to the provisions of Article 7 (commencing with Section 10240) of Chapter 3 of Part 1 of Division 4 of the Business and Professions Code, or Division 7 (commencing with Section 18000), or Division 9 (commencing with Section 22000) of the Financial Code.
Cal. Civ.Code § 1632(b). The statute was enacted "to increase consumer information and protections for the state's sizeable and growing Spanish-speaking population." Cal. Civ.Code § 1632(a)(1).
Generally, Section 1632 does not require delivery of Spanish language documents where a loan is secured by real property. However, Section 1632(b)(4) contains an exception, which requires a Spanish translation if the "loan or extension of credit is for use primarily for personal, family, or household purposes where the loan or extension of credit is subject to the provisions of Article 7 . . ." Cal. Civ.Code § 1632(b)(4). Article 7, in turn, applies to certain loans secured by real property, which are negotiated by a real estate broker. See Cal. Bus. & Prof.Code § 10240. To take advantage of Section 1621(b)(4)'s exception, a plaintiff must allege that a defendant either acted as the real estate broker or had a principal-agent relationship with the broker who negotiated the loan. Patacsil v. Wilshire Credit Corp., 2010 WL 500466, *8 (E.D.Cal. 2010); Castaneda v. Saxon Mortg. Services, Inc., -- F.Supp.2d. -- , 2009 WL 4640673 at *7 (E.D.Cal. 2009); Ortiz v. Accredited Home Lenders, Inc., 639 F.Supp.2d 1159, 1166 (S.D.Cal. 2009); Delino v. Platinum Cmty. Bank, 628 F.Supp.2d 1226, 1234 (S.D.Cal. 2009); Alvara v. Aurora Loan Serv., Inc., 2009 WL 1689640, 3* (N.D.Cal. 2009). "More clearly, California law requiring translation of a contract or agreement for a loan or extension of credit for use primarily for personal, family or household purposes only applies to real estate brokers, rather than to lenders and subsequent services." Patacsil, 2010 WL 500466 at *8.
Plaintiff does not allege that Defendants negotiated the loan or were real estate brokers. These parties therefore cannot be liable for disclosure violations at the time of loan origination. Thus, the complaint does not allege sufficient facts showing that the loan at issue falls within the exception stated in Section 1632(b)(4). Accordingly, the first cause of action based on Section 1632 must be dismissed.
B. Section 17200 Causes of Action
The complaint alleges several violations of California Business and Professions Code § 17200. Section 17200 provides: "[U]nfair competition shall mean and include any unlawful, unfair or fraudulent business act or practice and unfair, deceptive, untrue or misleading advertising." Cal. Bus. & Prof.Code § 17200. "'Because . . . section 17200 is written in the disjunctive, it establishes three varieties of unfair competition-acts or practices which are unlawful, or unfair, or fraudulent.'. . . 'A practice is prohibited as 'unfair' or 'deceptive' even if not 'unlawful' or vice versa.'" Lippitt v. Raymond James Fin. Servs., Inc., 340 F.3d 1033, 1043 (9th Cir. 2003) (quoting Cel-Tech Commc'ns, Inc. v. Los Angeles Cellular Tel. Co., 20 Cal.4th 163, 180 (1999)).
A business act or practice is "unfair" when the conduct "threatens an incipient violation of an antitrust law, or violates the policy or spirit of one of those laws because its effects are comparable to a violation of the law, or that otherwise significantly threatens or harms competition." Cel-Tech Communications, Inc. v. L.A. Cellular Tel. Co., 20 Cal.4th 163, 187 (1999). To sufficiently plead an action based on an "unfair" business act or practice, a plaintiff must allege facts showing the "unfair" nature of the conduct and that the harm caused by the conduct outweighs any benefits that the conduct may have. Motors, Inc. v. Times Mirror Co., 102 Cal.App.3d 735, 740 (1980).
A "fraudulent" business act or practice is one in which members of the public are likely to be deceived. Hall v. Time, Inc., 158 Cal.App.4th 847, 849 (2008). In order to state a cause of action based on a "fraudulent" business act or practice, the plaintiff must allege that consumers are likely to be deceived by the defendant's conduct. Committee on Children's Television, Inc. v. General Foods Corp., 35 Cal.3d 197, 212 (1983).
To constitute an "unlawful" business act, Section 17200 "borrows" violations of other laws and treats them as unlawful business practices independently actionable under Section 17200. Farmers Ins. Exch. v. Superior Court, 2 Cal.4th 377, 383 (1992). "Violation of almost any federal, state, or local law may serve as the basis for a[n] [unfair competition] claim ." Plascencia v. Lending 1st Mortg., 583 F.Supp.2d 1090, 1098 (N.D.Cal. 2008) (citing Saunders v. Superior Court, 27 Cal.App.4th 832, 838-39 (1994)).
1. Unfair and Fraudulent Business Practices - Failure to Research Plaintiff's Ability to Re-Pay the Loan
The complaint contends that Defendants extended to Plaintiff the Loan on stated gross monthly income and did not conduct an adequate due diligence inquiry to determine if Plaintiff could pay the Loan back. The complaint alleges Defendants approved the Loan when they knew Plaintiff could not qualify for the Loan based upon his credit rating, income, and his asset to debt ratio. The complaint states these actions violate Section 17200.
Plaintiff's basic contention is that Defendants should have done more research into Plaintiff's financial condition before making the Loan. "However, no such duty exists for a lender to determine the borrower's ability to repay the loan. The lender's efforts to determine the creditworthiness and ability to repay by a borrower are for the lender's protection, not the borrower's." Camillo v. Washington Mut. Bank, F.A., 2009 WL 3614793, *6 (E.D.Cal. 2009); Phillips v. MERS Mortgage Electronic Registration Systems, 2009 WL 3233865, *4 (E.D.Cal. 2009); Renteria v. United States, 452 F.Supp.2d 910, 922-923 (D. Ariz. 2006)). "[A] lender owes no duty of care to the [borrowers] in approving their loan. Liability to a borrower for negligence arises only when the lender 'actively participates' in the financed enterprise 'beyond the domain of the usual money lender.'" Phillips, 2009 WL 3233865, *4; Wagner v. Benson, 101 Cal.App.3d 27, 34 (1980); see also Nymark v. Heart Fed. Sav. & Loan Assn, 231 Cal.App.3d 1089, 1096 (1991). Without factual allegations that show Defendants stand in the place of Plaintiff's agents, there is no violation alleged and dismissal is appropriate.
The complaint alleges that Defendants failed to comply with the disclosure requirements mandated by the Truth in Lending Act ("TILA"), 15 U.S.C. § 1601, et seq. The complaint contends that the failure to comply with TILA constitutes an unlawful business practice within the meaning of Section 17200.
There is a one-year statute of limitations period in which to file an action for damages under TILA. See 15 U.S.C. § 1640(e); Beach v. Ocwen Federal Bank, 523 U.S. 410, 412 (1998).
The one-year limitations period of 15 U.S.C. § 1640(e) runs from the date of consummation of the transaction. "Consummation" is defined as "the time that a consumer becomes contractually obligated on a credit transaction." 12 C.F.R. § 226.2(a)(13); Grimes v. New Century Mortg. Corp., 340 F.3d 1007, 1009 (9th Cir. 2003). Plaintiff did not file any claim based on the TILA within one-year of the loan's closing. Thus, no TILA claim is available. See 15 U.S.C. § 1640(e); Beach, 523 U.S. at 412.
Because Plaintiff's TILA claim is barred, Plaintiff cannot base his Section 17200 claim on a violation of TILA. "There are limits on the causes of action that can be maintained under section 17200. A court may not allow a plaintiff to 'plead around an absolute bar to relief simply by recasting the cause of action as one for unfair competition.'" Chabner v. United of Omaha Life Ins. Co., 225 F.3d 1042, 1048 (9th Cir. 2000) (quoting Cel-Tech Communications, Inc. v. Los Angeles Cellular Tel. Co., 20 Cal.4th 163, 182 (1999)); see also Morris v. Bank of America, 2010 WL 761318, *7 (N.D.Cal. 2010); Gonzalez v. First Franklin Loan Services, 2010 WL 144862, *15 (E.D.Cal. 2010); Garcia v. Wachovia Mortg. Corp., -- F.Supp.2d -- , 2009 WL 3837621, *11 (C.D.Cal. 2009). Because any claim based on the TILA is barred by the statute of limitations, Plaintiff's Section 17200 claim based on the TILA is subject to dismissal.
3. California Financial Code § 22302
The complaint alleges that any consumer loan found to be unconscionable violates Financial Code § 22302, and the Loan is unconscionable because of the relative bargaining positions of the parties. The complaint contends that the violation of Section 22302 constitutes an unlawful business practice within the meaning of Section 17200.
California Financial Code § 22302 incorporates California Civil Code § 1670.5's prohibition on unconscionability into loan agreements. Civil Code Section 1670.5(a) allows the court to refuse to enforce all or part of a contract if the court finds as a matter of law that the contract or any clause of the contract was unconscionable at the time it was made. Cal. Civ. Code § 1670.5(a). The term "unconscionable" is not defined by statute but has been defined by the California courts. Trend Homes, Inc. v. Superior Court, 131 Cal.App.4th 950, 956 (2005). "[U]nconscionability has both a 'procedural' and a 'substantive' element." Armendariz v. Foundation Health Psychcare Services, Inc., 24 Cal.4th 83, 114 (2000). The procedural element of unconscionability focuses on oppression and surprise. Discover Bank v. Superior Court, 36 Cal.4th 148, 160 (2005). "Oppression' arises from an inequality of bargaining power which results in no real negotiation and 'an absence of meaningful choice." Bruni v. Didion, 160 Cal.App.4th 1272, 1289 (2008); Aron v. U-Haul Co. of California, 143 Cal.App.4th 796, 808 (2006). "Surprise' involves the extent to which the supposedly agreed-upon terms of the bargain are hidden in a prolix printed form drafted by the party seeking to enforce the disputed terms." Bruni, 160 Cal.App.4th at 1289; Aron, 143 Cal.App.4th at 808 (2006). Id. "The substantive element of unconscionability focuses on the actual terms of the agreement and evaluates whether they create 'overly harsh' or 'one-sided' results as to 'shock the conscience.'" Bruni, 160 Cal.App.4th at 1289; Aron, 143 Cal.App.4th at 808. "Both elements must be present, but the more substantively oppressive the contract term, the less evidence of procedural unconscionability is required to come to the conclusion that the term is unenforceable, and vice versa." Trend Homes, 131 Cal.App.4th at 956 (internal quotes and cites omitted); Woodside Homes of California, Inc. v. Superior Court, 107 Cal.App.4th 723, 736 (2003).
The complaint alleges that the relative bargaining positions between the parties were unequal, Plaintiff could not negotiate or change any of the Loan documents' terms, and the Loan documents were so one-sided that they could only lead to one result -- a significant loss of money to Plaintiff. Plaintiff is describing a contract of adhesion. "The term [contract of adhesion] signifies a standardized contract, which, imposed and drafted by the party of superior bargaining strength, relegates to the subscribing party only the opportunity to adhere to the contract or reject it." Armendariz, 24 Cal.4th at 113. "[A] contract of adhesion is fully enforceable according to its terms unless certain other factors are present which, under established legal rules legislative or judicial operate to render it otherwise." Graham v. Scissor-Tail, Inc., 28 Cal.3d 807, 819-20 (1981) (internal cites omitted); DVD Copy Control Ass'n, Inc. v. Kaleidescape, Inc., 176 Cal.App.4th 697, 716 (2009).
Plaintiff's claim of unconscionability fails. The complaint does not allege that the actual obligations imposed on Plaintiff by the contract were unclear from the Loan documents' terms. In addition, defaulting on a loan or the inability to make payments on a loan after approximately three years time does not "shock the conscience". Finally, the conclusory allegation that the contract was designed to cost Plaintiff a "significant loss of money" also does not show unconscionability. See Camillo v. Washington Mut. Bank, F.A., 2009 WL 3614793, *7 (E.D.Cal. 2009). No factual allegations plausibly suggest an unconscionable agreement. See Iqbal, 129 S.Ct. at 1949. Thus, dismissal is appropriate.
C. Fraudulent Omission
The complaint alleges that Defendants failed to inform Plaintiff that based solely on his stated income, credit rating, and ratio of assets and liabilities, Plaintiff would not qualify for the Loan and Defendants only qualified Plaintiff based on the initial payment amount without including future increased payments. It appears that Plaintiff is alleging this failure to disclose information constituted fraud under California law.
To state a claim for fraudulent deceit a plaintiff must plead: (a) misrepresentation (false representation, concealment, or nondisclosure); (b) knowledge of falsity (or scienter); (c) intent to defraud, i.e., to induce reliance; (d) justifiable reliance; and (e) resulting damage. In re Napster, Inc. Copyright Litig., 479 F.3d 1078, 1096 (9th Cir. 2007); Small v. Fritz Cos., Inc., 30 Cal.4th 167, 173 (2003). Deceit is defined as the "suppression of a fact, by one who is bound to disclose it, or who gives information of other facts which are likely to mislead for want of communication of that fact." Cal. Civ. Code § 1710.
Federal Rule of Civil Procedure 9(b) requires that, when averments of fraud are made, the circumstances constituting the alleged fraud must be "specific enough to give defendants notice of the particular misconduct . . . so that they can defend against the charge and not just deny that they have done anything wrong." Fed. R. Civ. Pro. 9(b); Vess v. Ciba-Geigy Corp. USA, 317 F.3d 1097, 1106 (9th Cir. 2003). Although the substantive elements of fraud may be set by a state law, those elements must be pled in accordance with the requirements of Rule 9(b). See Vess, 317 F.3d at 1103. Allegations of fraud should specifically include "an account of the time, place, and specific content of the false representations as well as the identities of the parties to the misrepresentations." Swartz v. KPMG LLP, 476 F.3d 756, 764 (9th Cir. 2007). "The plaintiff must set forth what is false or misleading about a statement, and why it is false." Vess, 317 F.3d at 1106. Stated differently, the complaint must identify "the who, what, when, where, and how" of the fraud. Kearns v. Ford Motor Co., 567 F.3d 1120, 1124 (9th Cir. 2009).
The complaint's allegations do not satisfy the heightened pleading requirement for fraud required by Rule 9(b). The complaint does not identify the time, place, and manner of the alleged omissions. The complaint also fails to name any of Defendants' employees who allegedly failed to inform Plaintiff he would be unable to qualify for the Loan if future increased payments were considered. The complaint also fails to allege how Defendants are responsible for any such fraud as they were not parties to the original loan. Finally, Plaintiff has offered no information on how these Defendants owed Plaintiff a duty to explain the difference between qualifying for the Loan based on the initial payment as opposed to future potential payments. Thus, Plaintiff's fraud claim is subject to dismissal.
D. Injunctive Relief
The complaint's sixth cause of action alleges a claim for injunctive relief. Under Federal law, an injunction is a remedy to another claim or cause of action and not a claim or cause of action in and of itself. Lima v. American Home Mortg. Servicing, Inc., 2010 WL 144810 at *2 (N.D.Cal. 2010); see also Washington Toxics Coalition v. Environmental Protection Agency, 413 F.3d 1024, 1034 (9th Cir. 2005) (holding injunction is remedy for violation of the Endangered Species Act); Catholic Social Services, Inc. v. I.N.S., 182 F.3d 1053, 1062 (9th Cir. 1999) (stating injunction is remedy for claims against INS). Similarly, under California law, a claim or cause of action for an injunction is improper because an injunction is a remedy, not a cause of action. Shamsian v. Atlantic Richfield Co., 107 Cal.App.4th 967, 985 (2003); Roberts v. Los Angeles County Bar Ass'n, 105 Cal.App.4th 604, 618 (2003). Because an injunction is merely a remedy and is not a cause of action, a cause of action must exist before injunctive relief may be granted. Tapia v. Aurora Loan Services, LLC, 2009 WL 2705853 at *3 (E.D.Cal. 2009). Thus, Plaintiff's of action for injunctive relief must be dismissed.
E. Covenant of Good Faith and Fair Dealing
The seventh cause of action alleges that Defendants breached the implied covenant of good faith and fair dealing. The complaint alleges that Defendants breached the implied covenant of good faith and fair dealing when they "used their superior knowledge in the real estate, lending and finance industries to intentionally hide the fact that Plaintiff would not and could not qualify for the ARM loan for which Plaintiff applied, and the LOAN would in fact cost Plaintiff significantly more than what was stated by" Defendants.
There is an implied covenant of good faith and fair dealing in every contract that neither party will do anything that will injure the right of the other to receive the benefits of the agreement. Kransco v. American Empire Surplus Lines Ins. Co., 23 Cal.4th 390, 400 (2000); Rest.2d Contracts, § 205. However, the duty of good faith and fair dealing is "a supplement to an existing contract, and thus it does not require parties to negotiate in good faith prior to any agreement." McClain v. Octagon Plaza, LLC, 159 Cal.App.4th 784, 799 (2008). Thus, to the extent the complaint's allegations stem from the formation and negotiation of the Loan, Plaintiff's claim for a breach of the covenant must be dismissed.
Moreover, no implied covenant tort is available to Plaintiff. "Generally, no cause of action for the tortuous breach of the implied covenant of good faith and fair dealing can arise unless the parties are in a 'special relationship' with 'fiduciary characteristics.'" Pension Trust Fund v. Federal Ins. Co., 307 F.3d 944, 955 (9th Cir. 2002); Saldate v. Wilshire Credit Corp., 2010 WL 582069, *18 (E.D. Cal. 2010). The "implied covenant tort is not available to parties in an ordinary commercial transaction where the parties deal at arms' length." Pension Trust Fund, 307 F.3d at 955. California courts do not invoke a special relationship between a lender and borrower. Oaks Management Corp. v. Superior Court,145 Cal.App.4th 453, 466 (2006); Kim v. Sumitomo Bank, 17 Cal.App.4th 974, 979 (1993). A loan transaction is an arms' length transaction, and there is no fiduciary relationship between the borrower and lender absent special circumstances with "fiduciary characteristics". Oaks Management Corp.,145 Cal.App.4th at 466; Union Bank v. Superior Court, 31 Cal.App.4th 573, 579 n. 2 (1995); Kim, 17 Cal.App.4th at 979; Mitsui Mfrs. Bank v. Superior Court, 212 Cal.App.3d 726, 730 (1989). The complaint does not allege facts establishing a "special relationship" between Plaintiff and Defendants that could justify extending tort liability. Thus, Plaintiff's claim for a breach of the covenant of good faith and fair dealing must be dismissed.
F. Unjust Enrichment
The complaint alleges that "Defendants unjustly received and retained benefits and payments at the expense of plaintiff and persons similarly situated, who is therefore entitled to restitution." The complaint contends the complaint's allegations state a cause of action for unjust enrichment.
The elements of an unjust enrichment claim are receipt of a benefit and unjust retention of the benefit at the expense of another. Peterson v. Cellco Partnership,164 Cal.App.4th 1583, 1593 (2008); Lectrodryer v. SeoulBank, 77 Cal.App.4th 723, 726 (2000). However, "the mere fact that a person benefits another is not of itself sufficient to require the other to make restitution therefor." Peterson,164 Cal.App.4th at 1593. Unjust enrichment is typically sought in connection with a "quasi-contractual" claim in order to avoid unjustly conferring a benefit upon a defendant where there is no valid contract. McBride v. Boughton, 123 Cal.App.4th 379, 388 (2004).
The complaint's unjust enrichment claim fails because the complaint fails to state any facts in support of the contention that Defendants received and retained benefits and payments to which they were not entitled. In addition, under California law, an action in quasi-contract does not lie "when an enforceable, binding agreement exists defining the rights of the parties." Paracor Fin. v. Gen. Elec. Capital Corp., 96 F.3d 1151, 1167 (9th Cir. 1996); Hedging Concepts, Inc. v. First Alliance Mortgage Co., 41 Cal.App.4th 1410, 1419-20 (1996). The complaint alleges Plaintiff and Defendants entered into the Loan, and no allegations in the complaint support a claim that no contract exists between the parties. The complaint does not allege sufficient facts to maintain a plausible claim for unjust enrichment.
In addition, most California courts agree that there is no cause of action in California for unjust enrichment. Walker v. Equity 1 Lenders Group, 2009 WL 1364430, *9 (S.D. Cal. 2009); Jogani v.Supior Court, 165 Cal.App.4th 901, 911 (2008); Melchior v. New Line Productions, Inc., 106 Cal.App.4th 779, 794 (2003). "The phrase 'Unjust Enrichment' does not describe a theory of recovery, but an effect: the result of a failure to make restitution under circumstances where it is equitable to do so." Lauriedale Associates, Ltd. v. Wilson, 7 Cal.App.4th 1439, 1448 (1992). "Unjust enrichment is a general principle, underlying various legal doctrines and remedies, rather than a remedy itself." Melchior, 106 Cal.App.4th at 784. Thus, the unjust enrichment claim is subject to dismissal.
G. Accounting
The complaint seeks from Defendants "a detailed accounting calculation and summary of the payoff balance they are demanding, including the unpaid principal balance, accrued interest, unpaid interest, daily interest charges and all other fees, costs or expenses comprising the payoff sum."
"A cause of action for an accounting requires a showing that a relationship exists between the plaintiff and defendant that requires an accounting, and that some balance is due the plaintiff that can only be ascertained by an accounting." Teselle v. McLoughlin, 173 Cal.App.4th 156, 179 (2009). An accounting will not be awarded if a sum certain is alleged in the complaint. Lawrence v. Aurora Loan Services LLC, 2010 WL 364276, *10 (E.D.Cal. 2010); Civic Western Corp. v. Zila Industries, Inc., 66 Cal.App.3d 1, 14 (1977); St. James Church v. Superior Court, 135 Cal.App.2d 352, 359 (1955). A suit for an accounting will also not lie where it appears from the complaint that no accounting is necessary or that there is an adequate remedy at law. Lawrence, 2010 WL 364276 at *10; Civic Western, 66 Cal.App.3d at 14.
The complaint does not allege a balance due to Plaintiff. Instead, Plaintiff seeks an accounting to determine how much money he owes. Plaintiff has not cited any authority to support the right to seek an accounting under these circumstances. The failure to plead "some balance is due" to Plaintiff is fatal to Plaintiff's accounting cause of action. See Fimbres v. Chapel Mortg. Corp., 2009 WL 4163332, *8 (S.D. Cal. 2009); Reynoso v. Paul Financial, LLC, 2009 WL 3833298, *5 (N.D.Cal. 2009). Accordingly, the claim for an accounting must be dismissed.
H. Negligence
The tenth cause of action alleges that Defendants were negligent because the finance charge on the Loan was not properly disclosed. Defendants contend that Plaintiff's negligence claim fails because they owed no duty to Plaintiff.
"Under California law, '[t]he elements of negligence are: (1) defendant's obligation to conform to a certain standard of conduct for the protection of others against unreasonable risks (duty); (2) failure to conform to that standard (breach of duty); (3) a reasonably close connection between the defendant's conduct and resulting injuries (proximate cause); and (4) actual loss (damages).'" Corales v. Bennett, 567 F.3d 554, 572 (9th Cir. 2009) (quoting McGarry v. Sax, 158 Cal.App.4th 983, 994, (2008) (internal quotations omitted)). In general, a financial institution owes no duty of care to a borrower when the institution's involvement in the loan transaction does not exceed the scope of its conventional role as a mere lender of money. Nymark v. Heart Fed. Sav. & Loan Ass'n, 231 Cal.App.3d 1089, 1096 (1991); Bojorquez v. Gutierrez, 2010 WL 1223144, *7 (N.D. Cal. 2010); Gonzalez v. First Franklin Loan Services, 2010 WL 144862, *8 (E.D.Cal. 2010); Yoo v. JPMorgan Chase Bank, 2009 WL 4823376, *4 (C.D.Cal. 2009); Fimbres v. Chapel Mortg. Corp., 2009 WL 4163332, *4 (S.D.Cal. 2009). Parties to a contractual relationship, such as a mortgagor and mortgagee, cannot bring a tort claim for negligence unless a legal duty independent of the contract itself has been violated. Bojorquez, 2010 WL 1223144, at *7; Gaitan v. Mortgage Electronic Registration Systems, 2009 WL 3244729, *8 (C.D.Cal. 2009).
The complaint fails to allege a special lending relationship or an actionable breach of duty to substantiate a negligence claim. The complaint depicts an arms' length loan transaction. Plaintiff does not allege any facts to support a finding that a fiduciary relationship existed. The complaint only alleges a borrower-lender relationship. Thus, the negligence claim must be dismissed.
I. Breach of Fiduciary Duty
The eleventh cause of action alleges that Defendants breached their fiduciary duty to Plaintiff. The complaint alleges that Defendants were engaged in a fiduciary relationship to Plaintiff and breached the fiduciary duties they owed Plaintiff.
Plaintiff's cause of action for breach of fiduciary duty fails because he cannot plausibly plead the existence of any fiduciary duty between himself and Defendants. A loan transaction is at arms-length and there is no fiduciary relationship between the borrower and lender. Oaks Management Corp.,145 Cal.App.4th at 466; Union Bank, 31 Cal.App.4th at 579 n. 2; Kim, 17 Cal.App.4th at 979. Neither does a trustee under a Deed of Trust owe fiduciary duties to the borrower. Justo v. Indymac Bancorp, 2010 WL 623715, *6 (C.D.Cal. 2010); Abdallah v. United Savings Bank, 43 Cal.App.4th 1101, 1109 (1996); Miller and Starr CALIFORNIA REAL ESTATE § 10:4 (2010). Thus, the breach of fiduciary duty claim is subject to dismissal.
Accordingly, for the reasons stated in the above memorandum opinion, the court ORDERS that:
1. Defendants motion to dismiss is GRANTED;
2. The complaint is DISMISSED with leave to amend;
3. Any amended complaint SHALL be filed by May 7, 2010; and
4. Failure to file an amended complaint that is consistent with this court's memorandum opinion will result in this action's dismissal.
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Reference: 36016Apply Back

subset: commoncrawl


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Note: Sample below may appear distorted but all corresponding word document files contain proper formattingExcerpt from essay:
Dubailand appears to have strong governmental support, but in a country subject to rapid change, smaller projects could supercede Dubailand for government attention and affection if they prove more valuable. Thus, strong relationships with government in particular will need to be nurtured in order to help Dubailand meet its infrastructure and financing targets.
Motivation and vision are vital parts of the plan. At this point, Dubailand still only exists in the conceptual stage. To move the project beyond that will require substantial motivation. While some of this will derive simply from getting construction work started, the strategy should be more detailed. The strategy should not just include the standard vision and mission statements, but will also need to address the means by which each individual employee and third-party employee is specifically motivated to perform to their highest potential. A plan must be in place to instill a spirit and a sense of community within the Dubailand family. This will help to drive motivation among the workers, most of whom are only in the country for the money. Moreover, the strategy must address the issue of maintaining high levels of motivation once the project has begun. It is difficult to maintain a high level of motivation or a consistency of vision for 250,000 workers, especially without a strong corporate heritage (as most organizations of that size would have) upon which to draw. Compounding the issue is the unique nature of the Dubai workforce, comprised almost entirely of foreign guest workers on restrictive visas and considered of a lower social status by the locals (Shaw, et al., 2003). Perdier's strategy must recognize the unique challenges of such a task and conceive of ways in which these challenges can be addressed.
The strategy must also address the project's finances. There are two main components to this. The first is the 15% hurdle rate. This has been imposed by the parent company, and as such Perdier's strategy must incorporate it. Controls must be implemented to ensure such a rate of return from partners. The second main component of the financial strategy is with respect to cash flow. One of the most pressing priorities for Perdier is the project's overdependence on residential housing sales in the early years. Once the project moves into more tangible, less conceptual phases, the costs will skyrocket. Moreover, residential sales do not constitute a reliable source of funding. This is true in all markets due to the cyclical nature of real estate prices, but in developing markets this cyclicality is typically amplified, in particular in Dubai because of the state's abnormally liquid real estate market and the sometimes limited capacity of its financial markets (Overfelt, 2009). The strategy must include a plan to diversify the sources of funding, and to increase the amount of funding to meet the company's needs going forward. These plans must also address the antecedents of the particular funding source being analyzed. For example, the threshold of earnings or earnings potential is different for venture capitalists than it is for an IPO.
Lastly, the content of the strategy must include deadlines. These deadlines will be to some extent a synthesis of the previous sections. Deadlines are the product of knowing what needs to be done, who is going to do it, what resources will be required and how it will be paid for. Each of these functions must support the others, so understanding them in turn will allow us to outline what our current timetables are. It is expected that Perdier, al Muntafiq or both will want to adjust some of the timetables, but at this point it is more important that these timetables are produced.
Key Priorities
With a five day timeframe, it is imperative that we prioritize the items we want in our strategy, as we may not have time to incorporate all of them to the degree we would wish. The most important priority is the vision component of the motivation/vision section. This vision will guide all of the other components of the plan and therefore must be in place on the first day.
The second priority is the task list, including resources. The resource requirements will drive a large part of the sections on personnel and finance, so it must be completed first. Moreover, the task list must be as complete as possible when tabled. While the strategy need not be complete in some areas, al Muntafiq needs to know that Perdier knows all of the tasks required for Dubailand in order to have confidence in Perdier going forward.
The third priority is with respect to finances. Not only is Dubailand at risk of a cash crunch due to overdependence on a single source of financing, but without a means to finance the aforementioned tasks, the strategy's other elements will be moot. With no money, there is no Dubailand, especially now that the company is getting ready to actually do things rather than think about them.
In addition to money, another key antecedent is people. Thus, the human resources part of the strategy is the fourth key priority. There is currently a scarcity of quality talent, but Dubailand intends to be the best so it should also have a plan to attract the best. Without this talent the project's other goals, in particular with respect to the customer experience, are unlikely to succeed.
The remainder of the strategy is at that point more or less at the same priority level. It is not acceptable to turn in an incomplete strategy after the five days, but if the previous four priority areas are met in complete fashion, a more basic framework can be utilized for the remaining items and considerations.
What would I do with this strategy?
It will be difficult, given the tight timeframe, to share the strategy. However, some degree of feedback should be solicited. The higher priority items should be completed early, and can be tabled to key advisors not already working on the project.
Once the project is finished, it would be tabled to al Muntafiq as per his instructions. As a new member of the organization, I am not likely to do anything other than my superiors have instructed. At this point, I would also table the strategy with my other executives. While for lower managers it is important only to know the final strategy, the executives should be involved at all stages of the strategy development process. They helped to create the current strategy and therefore each should be party to it. Moreover, al Muntafiq considers it important that communication transcend internal divisions. By tabling the strategy to all the executives, I am better able to facilitate this communication by putting each executive on equal footing with regards to knowledge of the organizations's vision, strategies and objectives.
The same strategy tabled to al Muntafiq would be given simultaneously to the executive. The group would then meet over the weekend to discuss the strategy and work on improvements and revisions in advance of feedback from head office. We want to have answers to their questions before they ask them.
At this point, external stakeholders would not be made aware of our strategy, only our vision. The strategy's final version may be relevant to some stakeholders, such as high-ranking government officials, but the five day version cannot reasonably be expected to be the definitive strategy for a $70 billion project. Therefore, it will be withheld from external stakeholders and non-executive internal ones as well.
The Team
A project of this size and scope needs a wide range of top flight talent. Special attention will be paid to the following team members. The construction project manager will oversee the development of all of the physical infrastructure and buildings for Dubailand. The person in this role must be experienced and well-connected in Dubai, as we will need priority in obtaining key resources such as building materials and labor.
We will also need a government liaison, as we rely heavily on the Dubai government for key infrastructure development such as water, electricity, roads, telecommunications and transportation. The government is the most significant external stakeholder, since the project was spearheaded by the Emir. Each of these first two executives will come from the local Dubai community, since local expertise and connections are absolutely critical to the success of Dubailand.
Another key executive will be the finance director, whose role it will be to tap the global financial markets for the funding necessary to diversify Dubailand's finances. Other key executives will come from the telecommunications, marketing and resort hospitality industries. The headhunting for this talent will be global in nature.
With shortages of executive-level talent in many of these fields, competition will be fierce. We may need to hire talent away from already lucrative, prestigious positions. In order to do this, we will need not only top recruiting talent, but the best possible compensation packages. It is likely that we will need personal support from the highest-ranking Dubai…[continue]
"Dubailand Perdier Has Five Days" (2009, October 06) Retrieved December 3, 2016, from http://www.paperdue.com/essay/dubailand-perdier-has-five-days-18874
"Dubailand Perdier Has Five Days" 06 October 2009. Web.3 December. 2016. <http://www.paperdue.com/essay/dubailand-perdier-has-five-days-18874>
"Dubailand Perdier Has Five Days", 06 October 2009, Accessed.3 December. 2016, http://www.paperdue.com/essay/dubailand-perdier-has-five-days-18874


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The lights are on
This week looks at a band from Brian's hometown that has stepped onto the national stage.
The second entry in Friday Rock Recs looks at a great hard rock band out of Manchester, England.
12 Monkeys blends smart Syfy with compelling characters.
In this first week, I look at one of my favorite musical discoveries in recent years: Royal Blood.
The moments we have with those we love are precious and fleeting. Taking the idea of seeing someone "next time" as an inevitability is a dangerous game to play.


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Based on a 2,000 calorie dietSee full nutrition
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Photograph: Karen Thomas
Sizzling crêpes with pork and prawns
This is a Vietnamese street food favourite from Uyen Luu and Sainsbury's magazine – a light savoury crêpe made with rice flour and coconut milk, served with plenty of salad leaves and herbs. This recipe makes about 8 crêpes so you can serve 2 each as a starter
Ready in 1 hour 30 minutes
Cooking time 1 hour 10 minutes
Prep time 20 minutes
Serves 4
For the dipping sauce:
- 1 garlic clove, finely chopped
- 0.5 bird eye chilli, finely chopped
- 1 tbsp cider vinegar
- 2 tbsp Thai fish sauce
- 2 tsp sugar
For the crepes:
- 150 g rice flour
- 1.5 tsp ground turmeric
- 300 ml coconut milk
- 1 spring onion, thinly sliced
- 1 pinch of sea salt
- 1 pinch of sugar
- 4 tbsp vegetable oil
- 3 shallots, finely chopped
- 200 g boneless pork loin steaks, fat trimmed thinly sliced
- 300 g raw king prawns
- 150 g beansprouts
To serve:
- 75 g young-leaf salad
- 3 spring onions, cut into short lengths
- 1 handful each of coriander, basil and mint leaves, torn
To make a dipping sauce, mix together the garlic, chilli and vinegar in a bowl. Set aside for 2 minutes. This 'cooks' the garlic. Now add the fish sauce, sugar and 100ml water.
Make the crêpes by whisking together the flour, turmeric, coconut milk, 300ml water, thinly sliced spring onions, salt and sugar in a bowl, making sure it's smooth and free of lumps. Set aside to stand for 20 minutes, then whisk briefly before cooking.
Heat 1 teaspoon oil in a small, nonstick, lidded, heavy-based frying pan (about 16cm base diameter) over a high heat until hot. Fry 1 heaped teaspoon of the chopped shallots for 10-20 seconds until browned. Using a shallow ladle, pour in a thin layer of the crêpe batter (about 80ml), reduce the heat to medium-low and cover with a lid. Cook for 3 minutes, uncover and cook for a further 2-3 minutes until the crêpe is crispy and golden. Set aside on a tray and keep warm. Repeat this whole process with the remaining shallots and batter to make 8 crêpes in total.
Heat the remaining oil in a large frying pan or wok, season the pork and prawns with salt and pepper, and cook for 5 minutes until cooked through, adding the beansprouts for the final minute. Transfer to a plate.
Add the pork and prawn mix and some salad, spring onions and herbs to the crêpes, roll up and eat with the sauce.
Get ahead: make the dipping sauce up to a few hours ahead and keep in the fridge. Make all 8 pancakes up to a few hours ahead, layering between baking paper as you go, and reheat (folded) in a preheated oven at 120°C, fan 100°C, gas ½.
This recipe is adapted from My Vietnamese Kitchen by Uyen Luu (Ryland Peters & Small, £16.99)


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Wooden Square Top Arch - Assembly Required
Wooden Square Top Arch - Assembly Required
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In recognition of International Fraud Awareness Week (November 6-12), NCJRS invites you to view the Fraud Awareness Special Feature. This resource contains links to publications and online materials, provides information about organizations that work to prevent and identify fraudulent activities, and presents direction on how and where to report suspected cases of fraud.
November 6-12 is International Fraud Awareness Week
November 11, 2011 by Leave a Comment


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- Recent commercial real estate transactions
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- Federal Capital sells $328m D.C.-area multifamily portfolio
- Japanese investor buys two Boston offices, establishes U.S. subsidiary
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Murano Resort Marrakech, Marrakech
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- In Palm Groves
- Palmeraie Golf (2.2 mi / 3.6 km)
- Museum Palmeraie (2.4 mi / 3.9 km)
- Jamaa el Fna (5.3 mi / 8.5 km)
- Marrakesh Museum (4.3 mi / 6.9 km)
- Ben Youssef Mosque (4.3 mi / 7 km)
Murano Resort Marrakech, Marrakech
Hotel Info: 866-539-8117from $80
- Standard Room
- Deluxe Triple Room
- Family Suite
- Superior Room
More great choices
At a glance
Key facts
Hotel size
- This hotel has 24 rooms
- Check-in time starts at 2 PM
- Check-out time is 11 AM
Required at check in
- Credit card or cash deposit required
- Government-issued photo ID required
Travelling with others
- Babysitting/childcare *
- Pets not allowed
- Free WiFi in public areas
- Free WiFi in rooms
- Airport shuttle (available 24 hours) *
- Free self parking
Other information
- Resort fee included
Nearby Four Star Marrakech hotels
In the hotel
- Buffet breakfast daily (surcharge)
- Restaurant
- Bar/lounge
- Coffee shop/café
- 24-hour room service
- Free reception
- Outdoor pool
- Bicycle rentals on site
- 24-hour front desk
- Dry cleaning/laundry service
- In-room accessibility
- Roll-in shower
In the room
- Air conditioning
- Minibar
- Coffee/tea maker
- Bathrobes
- In-room massage available
- Fireplace
- Private bathroom
- Hair dryer
- 42-inch LCD TV
- Free WiFi
- Daily housekeeping
- In-room safe
Top Marrakech hotels
Recently reviewed hotels in Marrakech
- Riad Dar BeldiaFrom
"Great location and wonderful staff. Our riad was also really peaceful; a much needed escape from the hustle and bustle of the city. "Dec 2, 2016
- Riad AssouelFrom
"In the Medina an Oasis with the best staff and great food. Lovely rooms. "Dec 1, 2016
- Riad AssalaFrom
"Riad Assala is conviniently located in the medina and a short walk to Jamaa El Fna square. Catherine and her staff are great. Breakfast was included and they were very…"Nov 30, 2016
- Riad Nashira & SpaFrom
"We had a delightful time in Marrakech. The Riad was a wonderful place to stay. The star was very helpful and informative."Nov 28, 2016
Nearby hotels
Also popular with travelers from the USA
Murano Resort Marrakech, Marrakech's small print
Also known as
- Murano Marrakech
- Murano Resort
- Murano Resort Marrakech
- Murano Hotel Marrakech
- Murano Resort Marrakech Hotel Marrakech
For transfers, guests must contact the property before arrival at the number on the booking confirmation.
Mandatory fees
Cash deposit: MAD 500 per stay
The charges below are included in the total price displayed:
- Resort fee
Optional extras
Rollaway beds are available for MAD 700 per night
Buffet breakfast is offered for an extra charge of MAD 140 for adults and MAD 140 for children (approximately)
Babysitting/childcare is available for an extra charge
Airport shuttle service is offered for an extra charge of MAD 150 per room (one-way)
We have included all charges provided to us by this hotel. However, charges can vary, for example, based on length of stay or the room you book.
Recent reviews
Good 3.9 /5 from 16 reviews
HOTEL: calm, nicely decorated, green, spacious STAFF: friendly and welcoming ROOM: comfortable, big terrace, stunning view, huge bathroom FOOD: Average breakfast
Is the description of this hotel not correct? Tell us


text:
Regular Meetings
- Selectboard - 1st and 3rd Wednesday of each month at 7:00pm at the Town Offices
- Planning Commission - 2nd and 4th Monday of each month at 7:00pm at the Town Offices
- School Board - 1st Monday of each month at 6:00pm at the Prosper Valley School Library
- Library Trustees - 3rd Monday of each month at the Abbott Memorial Library *NOTE - December's meeting will be held at Anne Bower's home, 757 Cloudland Road, 12/19 at 6:00pm.
Special Meetings & Events
- Afterschool Program: Lantern Workshop & Walk - Thursday December 8th at the Abbott Memorial Library. To celebrate the approaching winter solstice, we will make lanterns followed by a parade on the hill behind ArtisTree. Workshop begins at 3:00, parade at 4:45. Parents are welcome to join! Refreshments will be served.
Bulletin Board
General Election Results 11/8/2016
Justices of the Peace: Jack Crowl, Charles Gundersen, Marge Wakefield, JoAnn Webb, Jim Havill
- Auditor
- Lister
The Town Offices will be closed the following days: Friday December 23rd, Monday December 26th, and Monday January 2nd. Normal business hours will be in effect all other days (MWF 8:30-2:30).
Tax Due Dates:
FY 2017 (July 2016 - June 2017)
1st installment: Friday August 19, 2016 by 2:30pm
2nd installment: Friday February 10, 2017 by 2:30pm
Interest on overdue taxes will be charged at 1% per month. All delinquent taxes will be subject to an 8% penalty after February 11, 2017 in accordance with Vermont Statutes (32 V.S.A. § 1674).
Treasurer's Quarterly Report - 2016-17 1st Quarter:
Dog Licenses: All dogs and wolf-hybrids, 6 months of age and older, must be licensed with the Town Clerk each year on or before April 1st. A current rabies certificate is needed for each animal. The rates for licenses before April 1st are $10 for neutered/spayed dogs, $14 for unaltered dogs. After April 1st the fees increase to $12 for neutered/spayed dogs, $18 for unaltered dogs. The license form may be downloaded here and mailed in to the Town Clerk's office with payment and a copy of the up-to-date rabies certificate. 2016 License Form
Dump Coupons are available for $43.00 per 10-punch card. The price for the permit stickers is $20 for the first vehicle, and $14 for each additional vehicle per household. 2016-17 Permit stickers are available for purchase at the Town Office during regular business hours (MWF 8:30-2:30) and are valid through June 30, 2017. The price of the dump coupons increased on July 1, 2016 to $43.00 per 10-punch card.
Zoning and ZBA Notices and Decisions, 2016:
- Chippers Inc. May 19, 2016
- Teago Grange Hall/Purple Crayon Productions June 22, 2016
- Suicide Six Ski Area (Woodstock Resort Corp.) July 1, 2016
- Chippers Appeal Hearing October 6, 2016
Community Announcements:
If you would like to subscribe to the Pomfret email listserv (not an entity of the Town of Pomfret), follow this link for instructions: http://lists.vitalcommunities.org/lists/info/pomfret
- Battery collection locations, sponsored by GUVSWD info
Pomfret in the news:


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1302 Creekview Drive, Muskegon 49441
See more homes for sale in Muskegon, MI
This property has been Sold!
11/20/2015 at $123,750
Awesome 4 bedroom 3 bath condo in established Creekview Condominium Development. This end unit condo features a finished family room with wet bar, living room with gas log fireplace, master bedroom with walk in closet, Corian counters and pantry in the kitchen, built ins, 2 stall garage and more! Won't Last Long!
Property Information
- Status
- Sold
- Address
- 1302 Creekview Drive
- City
- Muskegon
- Zip
- 49441
- County
- Muskegon
- Possession
- 11/30/15
- Siding
- Vinyl
- Above Grade SqFt
- 2,118
- Garage Desc.
- 2, Attached
- Water
- Public
- Sewer
- Public
- Year Built
- 1988
- Taxes
- $2,382
- Association Fee
- $175
Rooms and Land
- MasterBedroom:
- 10x13 Main Floor
- Bedroom2:
- 11x8 Main Floor
- Bedroom3:
- 12x11
- Bedroom4:
- 10x8
- Family:
- 12x26
- Kitchen:
- 6x13 Main Floor
- Living:
- 11x13 Main Floor
- Laundry:
- 11x10
- Basement
- Daylight, Full Basement
- Cooling
- Central
- Heating
- Forced Air
- Lot Dimensions
- condo
- Appliances
- Dishwasher, Dryer, Garbage Disposal, Microwave, Range, Refrigerator, Washer
- # Fireplaces
- 1
- Fireplace Desc.
- Gas Log, Living
- Exterior Materials
- Vinyl
- Exterior Features
- Deck(s)
Listing Video for 1302 Creekview Drive, Muskegon MI 49441
Mortgage Calculator
Listing Broker
Listing Courtesy of Greenridge Realty Muskegon
Office Address 3145 Henry St. Suite 200
Listing Agent Carolyn M Mulder
Listings last updated: . Some properties that appear for sale on this web site may subsequently have been sold and may no longer be available.
Our Michigan real estate agents can answer all of your questions about 1302 Creekview Drive, Muskegon MI 49441. Real Estate One, Max Broock Realtors, and J&J Realtors are part of the Real Estate One Family of Companies and dominate the Muskegon, Michigan real estate market. To sell or buy a home in Muskegon, Michigan, contact our real estate agents as we know the Muskegon, Michigan real estate market better than anyone with over 100 years of experience in Muskegon, Michigan real estate for sale.
The data relating to real estate for sale on this web site appears in part from the IDX programs of our Multiple Listing Services. Real Estate listings held by brokerage firms other than Real Estate One includes the name and address of the listing broker where available.
IDX information is provided exclusively for consumers personal, non-commercial use and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing.
All information deemed materially reliable but not guaranteed. Interested parties are encouraged to verify all information. Copyright© 2016 MichRIC LLC, All rights reserved.


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Director of Pharmacy Services
Board Member
pharmacy degree
University of Oklahoma Health Sciences Center
Safety Net Hospitals for Pharmaceutical Access
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Safety Net Hospitals for Pharmaceutical Access
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Health Connect Partners 2010 SPRING Hospital Pharmacy Conference Confirmed Providers
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SNHPA Board Member
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Archbold Medical Center is a five-hospital, four-nursing home system serving a 15-county service area in south Georgia and north Florida.The flagship hospital and Level II Trauma Center, John D. Archbold Memorial Hospital, is located in Thomasville, Georgia; south Georgia affiliate locations are in Cairo (Grady General Hospital), Camilla (Mitchell County Hospital), Quitman (Brooks County Hospital) and Blakely (Early Memorial Hospital).The system also includes six dialysis centers, an outpatient surgery center, home health services, hospice, a psychiatric hospital, outpatient oncology center and other healthcare services.As director,
Brooke Atherton El-Amine
American University of Beirut
Blake Atherton
Madison Pacific Pte Limited
Karen Atherton
Progressive Waste Solutions Ltd
Mia Atherton
Kern County
David Atherton
Peter Brett Associates LLP


text: Home Gallery Video Audi Release the Hounds Audi: Release the Hounds Old luxury jail break Published on Feb 06, 2011 Editor's Pick First quarter spot for Audi takes aim at Mercedes Rate this Ad You must be registered to rate the ad. Please Login or Register Now About CreditsDateFeb 06, 2011Agency:Venables Bell & Partners San FranciscoClient:AudiExecutive Creative Director:Paul VenablesExecutive Creative Director:Will McGinnessCreative Director/Art Director:Erich PfeiferCopywriter:Crockett JeffersDirector of Integrated Production:Craig AllenSenior Producer:Emily MooreProduction Company:Hungry ManDirector:Bryan BuckleyExecutive Producer:Cindy BeckerProducer:Mino JarjouraDirector of Photography:John LindleyProduction Designer:David SkinnerEditorial:Final Cut - LAEditor:Rick RussellAssistant Editor:Ben McCambridgeAssistant Editor:Jacob KuehlExecutive Producer:Saima AwanProducer:Jennifer MillerVFX/Post Production:The Mill - LAExecutive Producer:Sue TroyanProducer:Arielle DavisShoot Supervisor:Phil CroweShoot Supervisor:Gawain LiddiardLead Flame:Phil CroweFlame Artist:Tara DeMarcoFlame Artist:Chris KnightFlame Artist:Gareth ParrFlame Artist:Grant ConnorFlame Artist:Gizmo RiveraFlame Assist:Steve CokonisFlame Assist:Zack LinkowMatte Painter:Shannon BurkleyTelecine:CO3Colorist:Stefan SonnenfeldMix:PlayEngineer:John BolenMix:MSquared ProductionsEngineer:Mark PitchfordMusic:Elias ArtsComposer:Chris KempCreative Director:Dave GoldEP:Ann HaugenExecutive Creative Director:Jonathan EliasSound Design:740 Sound DesignExecutive Producer:Scott GanarySound Designer:Eddie KimSound Designer:Andrew TracySee more credits TagsSuper Bowl Super Bowl XLV CategorySuper Bowl Latest Creativity News on Ad Age 1stAveMachine, Click 3X, Humble Add Director Duos Lowe's Latest Spot Is 'Multi-Porpoise' Romance, Bromance Ruined by a Cheeky Skywriter in Slim Jim's New Spot Advertisement Ad Age Events Nov 02 Los Angeles, CA SummitAd Age Brand Summit The Ad Age Brand Summit in Los Angeles peels apart the layers of brand building with a carefully crafted roster of top marketing, technology, and creative leaders. Learn more Related work Audi: The new Audi A3: Enter the next level Thjnk Hamburg Audi: Audi R8 Blink experience Holler Audi: The 3D Audio Song Want to see your work in our gallery? Submit now


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Murder Mart
Posted in the Cookeville Forum
1 - 20 of 72 Comments Last updated Jan 2, 2015
"Say hello to my little friend"
Since: Jan 10
#1 Feb 9, 2010
Does anyone remember the names of the officers that were stationed on the roof and in the back room a few years ago in the Market at Jere Whitson and Dixie when a botched under cover hold up attempt was made on the store? I believe a clerk died that day. Hence its nick name now " Murder Mart"
#2 Feb 11, 2010
Was this the Bread Box?
#3 Feb 12, 2010
Yes, I remember that and was living down the street at the time. I believe the killer was Eric Miller. He actualy got away from the officers and was not captured until the next day.
#4 Feb 12, 2010
Jeff Judd was the victim and a friend of mine.It was ignorant of the police to use him or any other clerk on that deal. Would have been wiser to use an officer in such a risky situation.
#5 Feb 12, 2010
This was a disaster waiting to happen. I agree with you, one of the cops should have replaced the clerk.
The next disaster was the cops involved in this
murder were all given promotions.
#6 Feb 12, 2010
McClain, White, Bandy outside across the street from the store. Gragg and Raines inside the store in a back room.
#7 Feb 12, 2010
The cops tracked Eric and even found where he crapped in the woods! That came straight from an officer that tracked him, and a detail I wish I could forget. YUCK!
#8 Feb 13, 2010
You obviously must really want to forgot since you just posted it on topix.
#9 Feb 13, 2010
things like dis doan happin where da blue light spins
#10 Feb 15, 2010
Who needs the Murder Mart?
Now here's the tricky part
Oh, won't you rhyme with me?
Who needs the Murder Mart?
Not me!
Forget the Murder Mart!
Goodbye to Murder Mart
Who needs the Murder Mart?
Not me!
#11 Feb 15, 2010
What and where is this 'murder mart'? never heard of it :S
#12 Feb 16, 2010
I have lived here a long time and never heard about this.. What exactly happened? Under cover hold up? How does that work? how would cops have known the store was going to be held up? A little info would be much appreciated
#13 Feb 16, 2010
It is a few blocks down from TTU on the corner of Dixie and Jere Whitson.
#14 Feb 16, 2010
Homer's a delightful fellow
sorry bout the samonella...
#15 Feb 17, 2010
This was in the 1980's not sure the exact year. Cops had INFO that the place was going to be robbed.
#16 Feb 18, 2010
Eric told friends he was going to rob the store. One of them called the police to warn them. He got scared and shot the clerk. Police didn't catch him that night. He went to a local preacher who encouraged him to turn himself in. I'm not sure if he turned himself in or if the police tracked him down. Eric was 18 got life in prison. He's up for parole in 2025.
#17 Feb 18, 2010
Wow what a sad story. Now I see why I hadnt heard of it. I agree with the above posters the cops should have never let that store clerk be put in that position. Hopefully it was a lesson learned. So sad that people who are law abiding and try to help the police have lost their lives.
#18 Nov 21, 2010
yall are stupid! they just ran a story on it this past year. there was no cops around and nobody ever got caught. Yes, the guy was shot, a customer came in and found him dead, hence the name...MURDER MART. it was and still is a unsolved case, happend in the early 70s. pshh...buncha damn children on here...three of the cops you named arent and werent cops...they are fire fighters...big difference.
#19 Nov 22, 2010
Do you have a link to the story that was run this past year?
#20 Nov 22, 2010
no herald citizen makes you pay to see any past articles now you have to buy them. you can go to the library and find it in like ten minutes...but who wants to go to the library lol.
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Seeking experienced, certified or licensed caregivers - competitive pay and very flexible schedules
Work at Home - Up to $37/hr
Carpenter Work
Retail Sales Associate Part Time
Truck Driver - Team Regional With Training- Veterans We Want You
Border Patrol Agents
CDL A Training
Get Paid To Train! Swift CDL-A Training&Job Placement
Truck Driver Trainees Needed PAID Class A CDL Training!
HVAC Installer
Customer Service and Sales Support
Retail Sales Job Fair - Thursday, July 21st & Friday, July 22nd
Real Estate / Inside Sales
B2B Outside Sales
Sales Representative Rural Markets
Owner Operators Needed. Non-forced Dispatch. More Home Time.
Computer Technician
Crew Members
Part-Time Team member
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Browsing for careers in Manitou Springs, CO? Manitou Springs, CO, as recent as 2013 BLS info, holds a population of around 5,300. Also, the city of Manitou Springs, CO, since 2013 BLS data, has an average household gross earning capacity of close to $45,000. Manitou Springs's cost of living, as of 2013, was close to 103 out of 100, which is higher in comparison to the national average.
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When you are looking into the driveway concrete pavers Hammonton, NJ has to offer, it is also important to consider how long they last. Unlike other types of pavers, concrete can easily last for numerous decades without breaking down in a significant or noticeable way. Concrete pavers driveway Hammonton are definitely worth considering for a number of reasons, including the fact that they are known for being so sturdy and durable. The last thing you want is to pay for a new driveway that needs to be repaired frequently, which is why concrete is such a good option to consider. Although there are lots of different driveway materials to choose from, many people select concrete because of its wide range of benefits.
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China is one of the world's greatest civilizations. Among its manifold achievements are the so-called Four Great Inventions: paper, gunpowder, moveable type, and the magnetic compass. Unsurprisingly for such an advanced society, China's sophisticated money system dates back thousands of years.
Minted for more than two millennia from copper and iron, Chinese cash coins all have easily identifiable legends, although countless varieties are to be found. From the mint names, first used regularly by the T'ang Emperors, we can trace the expansion of China. The size changes of the coins mark the periods when inflation affected the country.


text:
For sale by Kas Auto Parts (Pvt) Ltd MEMBER29 Nov 5:01 pmKundasale, Kandy
Prius w20 - Dicky Door Complete / Spare Parts Importers and Distributors from UK and Japan.
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MEMBER01 Dec 4:05 pm, Kandy, Auto Parts & Accessories
Rs 35,000


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Miscellaneous Equipment, Scales (6380) in Iron Springs, AB
Brand new 2016 truck scale. 10'x60', complete with all load cells, indicator with printer and foundation blue print,
View on Western Producer
Combines/Accessories, Case/IH (4160) in Vega, AB
c/w 2016 PU and 36' Honeybee. 1450 hrs. Many new parts.
Tillage/Harvest/Spraying, Air Drills (4250) in Kyle, SK
single shoot, 3/4' knife openers, 9" spacing with rubber packers. 2320 TBH 230 bu. tank with rear hitch, new rice tires on the cart. Both units always shedded, exc. cond.
Autos/Trucks/Trailers, Semi Trucks (1677) in Langley, BC
1991 and 1992 Freightliner FL112 Heavy Spec, cab and chassis for quick sale, $9800 each.


text:
Description of this paper
This assignment is designed to demonstrate your understanding
This assignment is designed to demonstrate your understanding of sequential and selective programming statements, relational and logical operators, and the importance of testing. The owners of the Super Supermarket would like to have a program that computes the monthly gross pay of their employees as well as the employee?s net pay. The input for;this program is an employee ID number, hourly rate of pay, and number of regular and overtime hours worked. Gross pay is the sum of the wages earned from regular hours and overtime hours, overtime is paid at 1.5 times the regular rate. Net pay is gross pay minus deductions. Assume that deductions are taken for tax withholding (30 percent of gross pay) and parking ($10 per month).
Paper#70527 | Written in 18-Jul-2015Price : $27


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Condoleezza Rice, the 66th United States Secretary of State, has sent a letter of support to former Ukrainian Prime Minister Yulia Tymoshenko, the Ukrainska Pravda online publication reported.
"Dear Yulia, I want you to know that you are in my thoughts and
prayers. The world is watching the events concerning your imprisonment,
and many are advocating on your behalf," reads the letter, a copy of
which was published by Ukrainska Pravda.
"I remember well the many times that we met, and I look forwards to the day when we can meet again," Rice said in her letter.
"Please know that until then, I will think of you and pray for your health and release," reads the letter.
According to Ukrainska Pravda, Rice passed the letter in September,
when she visited Ukraine to participate in a meeting organized by the
Yalta European Strategy. At the meeting, the former U.S. Secretary of
State did not greet Ukrainian President Viktor Yanukovych and ignored
the official photographing ceremony.


text:
Device Info
Smasung Gear 2 Neo
Parts that work with this model:
Samsung Gear 2 Neo Motherboard
This is the motherboard circuit assembly for the Samsung Gear 2 Neo smartwatch.
Samsung Gear 2 Neo Display Assembly
This is the 1.63 inch Super AMOLED display assembly for the Samsung Gear 2 Neo smartwatch.
Showing products 1 - 2 of 2
Device Info
The Samsung Gear 2 Neo is similar to the Gear 2 but with a plastic exterior and no camera. For this model the Android OS of the Galaxy Gear is replaced by the Samsung-developed Tizen operating system. The Gear 2 Neo features improved functionality (such as Samsung's S Health software and an integrated music player) and battery life. New hardware includes an infrared blaster and an optical heart rate sensor.


text:
The Quick Gun
Release Date: January 1st, 1964
Not Yet Rated|1 hr. 27 min.
Plot Summary
A banished gunfighter (Audie Murphy) returns to his sweetheart (Merry Anders) and helps his sheriff friend (James Best) face outlaws.
Cast: Audie Murphy, Merry Anders, James Best, Ted de Corsia, Walter Sande, Rex Holman, Charles Meredith, Frank Ferguson
Director: Sidney Salkow
Genres: Western


text:
Calico Saloon Show Time - French Can-Can dancing highilights the daily shows that include singing to the rinky-tink piano. Enjoy the wildest drink in town, bubbling boysenberry juice. Ladies without escorts, welcome.
Saturday Night in Calico, 1888. From the 20 foot Mural in the Calico Saloon - This huge painting by Paul V. Klieben gives a vivid idea of the famous silver mining town as it appeared in the eighties and of its reckless and adventurous streetlife. Calico Ghost Town, 11 miles out of Barstow on Highway 91 is now being restored to its former glory by Knott's Berry Farm.
Organ Grinder and His Monkey - Music from the organ grinder's Hurdy Gurdy will draw you to the Bottle House where "Shorty" the monkey delights young and old.
This card will give you a faint idea of what we saw at the Covered Wagon Diorama in the old Ghost Town Hotel here. The beautiful night effect of the dramatic panorama, the words and music we heard are something we will never forget. The entire big painting was created in honor of Walter Knott's mother who came by Covered Wagon in 1868 - You must see it when you come here.
Wedding Party - At the office of Judge Roy Bean, Justice of the Peace - The cowboy brings his girl to be married by the Justice of the Peace.


text:
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"I am on F-I-R-E because of you!!! Thank you Paula for encouraging me and showing me how to navigate Drop Box and Mail Chimp. Over the past three days I have mastered drop box, a non-disclosure agreement, opened my twitter account, started new Facebook promotions, created my first email campaign, and got accepted to host a workshop at an organization I have been trying to get a foot in the door for a long time! I am SO excited! Your wisdom and patience are deeply appreciated!"
Nancy Richards, Activity Pathways LLC
Copyright © 2016 The Paula G Company LLC, All Rights Reserved


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See Details on eBay
Seller: virus_1984 (982) 100%,
Location: London,
Ships to: Worldwide,
Item: 391635821770
Medieval Archer's Silver Ring - 12. Century, Rare Silver, 2.65 grams, 21 mm inner diameter The item is 100% guraranteed genuine!
Material: Silver
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11 Views, N/A Watching, Good amount of views. 0 sold, 1 available.
Great seller with very good positive feedback and over 50 ratings.


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Alan Hause
Alan's profile
Recent Achievements What's this?
Recent Scores View all
-4 51Nov 11
|Frog Rock · Austell, GA
Full 18, 18 holes
-4 50Feb 20
|Mathews Park · Monroe, GA
Regular tees, 18 holes
+4 104Nov 15 '15
|Callaway Gardens · Pine Mountain, GA
Mountain View, Regular tees, 27 holes
Mark Spaugh February 11, 2012 at 12:02am
Back 9, +2...All i played
Mark Spaugh February 9, 2012 at 3:54am
Working and riding! I am ready for a round, just been working later this week.
Doyle Wilmoth January 27, 2012 at 4:17pm
looks like BIRD MAN HAUSE is Back!!!
Alan Hause January 19, 2012 at 1:05pm
Not one of my favorites.played for first time.place is hard on plastic
Alan Hause December 14, 2011 at 5:04pm
Redan 4pmi
Alan Hause December 14, 2011 at 4:03pm
Jp or Redan today anyone
Greg Pothier December 7, 2011 at 2:30am
Is that a challenge?
Greg Pothier November 20, 2011 at 1:05pm
No I teach classes on Sunday
Doyle Wilmoth October 14, 2011 at 11:00pm
CongratZ # 4 !!
Mark Spaugh October 14, 2011 at 1:13am
Great round!! Hope you look as good as i did with that #4~~
craig hughes September 17, 2011 at 4:09pm
good thing my hand was crushed by a dog because i would have crushed that +1 score of yours
Phillip Belt September 10, 2011 at 9:18pm
It was awesomeeeeee.
Mike Fortner September 10, 2011 at 5:56pm
Come on man no 4s from the doc
Alan Hause September 9, 2011 at 2:41am
Good luck to all my beeoch's this weekend @ GSSSSSS!
Woodrow B August 25, 2011 at 6:04pm
Woodrow B August 25, 2011 at 6:09am
Lord willin' and the creek don't rise...but that's the South Carolina Flying Disc Championships and the GSSSSSSSSSSSS whatever. No tellin where I'll be!
Alan Hause August 22, 2011 at 10:43pm
Cody will not be hosting the action this tuesday @ Alex.so if you want action u r on your own.
Alan Hause August 21, 2011 at 3:15pm
22 is ready for some action @6:30 Redan....
Mark Spaugh August 19, 2011 at 7:10pm
If we dont enter our scores manually, it wont update rivalries dude!
Upcoming Tournaments
December 4 · Canton, GA
Pre-registered, Advanced Master division
December 31 · Monroe, GA
Pre-registered, General division