text:
Royal Cookies is a royal treat. This top-shelf strain was created in an extremely rigorous and intensive breeding program involving some of California's best cookie strains. She is the result of mixing two exemplary Cookies Forum specimens, resulting in a Cookie strain so powerful it will bring a tear to even the Cookie Monster's eye!
Royal Cookies is a cannabis strain well suited to both indoor and outdoor cultivation. However, for her to really thrive outdoors, she needs to be grown in a warm climate. Thanks to her indica dominant genetics, Royal Cookies grows with a short stature, reaching heights between 80-110cm indoors. However, this doesn't impede her yielding potential, which sits at a generous 450-525g/m² after 8-9 weeks of flowering. Outdoors, Royal Cookies will climb to higher heights, growing between 140-180cm tall. She is usually ready for harvest around the middle of October, yielding up to 450-500g per plant.
The aroma and taste Royal Cookies produces stays true to the Cookies name, blending sweet and earthy tones into a pungent and tantalising flavour. The delights of Royal Cookies go well beyond her flavour, though. She induces a potent high that both uplifts the mind into euphoria and gently lowers the body into deep relaxation. Her potency is such that novice smokers may want to approach with caution, as her 23% THC content can quickly and easily overwhelm the unprepared.
If you want large yields of sweet, potent bud that captures the very essence of Cali cannabis, Royal Cookies will not do you wrong!
- CBD: Low
- Skörd Inomhus : 450-525gr m2
- Skörd Utomhus: 450-500 grams per plant dried
- Höjd Inomhus : 80 - 110 cm
- Höjd Utomhus : 140-180 cm
- Blomtid: 8-9 weeks
- Skördetid : Mitten av Oktober
- Genetisk bakgrund: Cookies Forum x Cookies Forum
- Typ : Sativa: 20% Indica: 80%
- Effekt: Avslappnande och euforisk
Title : Cookie Monster
Comment : I live in Spain & grew one of these automatic seeds outside,planted in early September finished in mid November,very easy to grow.The result was not a massive amount of buds but I did not expect a lot as I planted late but what a nice smoke.Very smooth tasting with a stoned smile on my face. I've already bought next years seeds,feminized, to be started early March with more to follow in May.My mouth is watering in anticipation.Recommended.
The customer has rated the product but has not posted a review
Title : lolknolle
Comment : ses
Title : Exelent
Comment : je recommande
Title : Man those are Great
Comment : Best Strain i did ever grow from RQS!
Title : WoW!!!!
Comment : It simply opened my Mind.
Title : enfin j ai trouve
Comment : bonjour cette varietes ce rapproche tres tres de la girl scout cookie qui coute tres et trop chere , bonne germination , croissance vigoureuse , floraison tres agreables a suivre developpement des branches , des tetes , les trichomes sur la plantes , tres bonne a fumer , en bouche asse douce tres bon gout tout simplement bravo , je recommande
Title : tasty strong dense sticky
Comment : difficult start, but gave me great results. Nice big plant, with small but dense and really beautiful flowers. The taste is very earthy and lemony and piny also. It 's so strong that a small smoke will be enough to feel a nice body relaxing feeling and will lock you into the couch if you use it too much. For cannabis lovers for sure. Best new strain ever since a long time
Title : Bien
Comment : Je viens tout juste de les commencer il y a 1 semaine est j'espere quelles tiendront car elles ont eu du mal à demarrer surtout 2 (nouvelle varieté que j'essaie). En tout cas j'espère qu'elles vont tenir et avoir un bon resultat un finale :). A voir dans les prochaines semaines.
Title : order experience and support
Comment : RQS are really good. I have been ordering from them for almost a year. Before ordering i will send emails and questions about benefits and grow conditions etc. Even after if i think i have done something wrong, they will help and answer my question and show me there support blog pages. Its just not about getting seeds, its the overall customer experience. I am a total novice and rqs are helpful and supportive. Have got a seed ready to pop soon. Then can plant.
The customer has rated the product but has not posted a review
Title : Super Strain
Comment : ...meine waren sativa-lastig, und sind dementsprechend gestretcht. Aber harzig und superpotent!
Title : Longtemps que je cherchais une variété se rapprochant de la girl scout cookies originale
Comment : C'est actuellement la seule variété de gsc qui n'est pas croisé avec autre chose car son cross est gsc forum cut X gsc forum cut,apres c'est vraiment pour les amateur de cookies
Title : Amazing high and taste!
Comment : I just finished my Royal Cookies, and im high as fuck right now. The smell and the taste is unique. I dont really know what to compare it with, but it tastes like heaven. The high is pretty mellow, a great hybrid. Love it! And i have never seen so much crystals on a bud before
Title : Nice plant
Comment : Nice ane helthy looking plants, a little slower in groth, but strong in smell. Also the service and email comunication are Top! (good job!)
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United States, Argentina
- Number of seeds: 3
- Number of seeds: 5
- Number of seeds: 3
- Number of seeds: 5
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text:
Beefy Pizza Casserole
Total Time
Prep 35 mins
Cook 32 mins
From Southern Living Cooking School.
Ingredients Nutrition
- 2 lbs ground beef
- 2 medium onions, chopped
- 1⁄2 cup chopped green bell pepper
- 4 teaspoons dried Italian seasoning, divided
- 1⁄4 cup all-purpose flour
- 1 (26 ounce) jar tomato and basil pasta sauce
- 2 cups shredded mozzarella cheese, divided
- 1 (13 7/8 ounce) canrefrigerated prepared pizza crust
- 1 tablespoon olive oil
- 2 tablespoons grated parmesan cheese
- In a large skillet over medium-high heat, cook the first 3 ingredients and 3 teaspoons Italian seasoning, stirring until the beef crumbles and is no longer pink; drain well and return to skillet.
- Add flour to mixture in skillet; stir until blended.
- Stir in spaghetti sauce; bring mixture to a boil over med-high heat, stirring constantly.
- Spoon mixture into a lightly greased 13x9 inch baking dish.
- Sprinkle evenly with 1 1/2 cups mozzarella cheese.
- Unroll pizza crust and place on top of cheese (tuck edges into baking dish, if necessary).
- Brush with olive oil, and sprinkle evenly with remaining mozzarella cheese, parmesan cheese, and remaining Italian seasoning.
- Bake in a 425° oven for 15-20 minutes or until golden brown.
Most Helpful
I made this last night, from a page my mom copied for me out of Southern Living, and I thought I'd try to find it on here so I could review it. It was delicious, and it's simple to make. The recipe states that it takes 25 minutes for prep, 12 mins to cook, and then 20 minutes to bake, and I would say that's about right. The great part is that you can get the kitchen cleaned up while it's baking! It only took 15 minutes for it to be golden brown on top in my oven. Instead of using the olive oil, I just used spray canola oil, which worked great. DF and I both loved it, so I definitely plan on making it again.

subset: commoncrawl


text:
International Journal of Thermophysics
Journal of Thermophysical Properties and Thermophysics and Its Applications
International Journal of Thermophysics serves as an international medium for the publication of papers in thermophysics, assisting both generators and users of thermophysical properties data. This distinguished journal publishes both experimental and theoretical papers on thermophysical properties of matter in the liquid, gaseous, and solid states (including soft matter, biofluids, and nano- and bio-materials), on instrumentation and techniques leading to their measurement, and on computer studies of model and related systems. Studies in all ranges of temperature, pressure, wavelength, and other relevant variables are included.
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Nonlinear Radiative Heat Transfer in Blasius and Sakiadis Flows Over a Curved Surface
Measurements of the Viscosity of Molten Lithium Nitrate by the Oscillating-cup Method
V. M. B. Nunes, M. J. V. Lourenço… (November 2016)
Computational Fluid Dynamics Analysis on Radiation Error of Surface Air Temperature Measurement
Jie Yang, Qing-Quan Liu, Ren-Hui Ding (November 2016)
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- Available 1980 - 2017
- Volumes 38
- Issues 240
- Articles 4,561
- Open Access 77 Articles
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- Journal Title
- International Journal of Thermophysics
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- Volume 1 / 1980 - Volume 38 / 2017
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text:
Professional One Off & Regular Cleaning Services Cricklewood NW2
Cleaning can be the toughest and the most annoying task at home! However, it is also one of the most significant obligations you have. Hygiene is not only the key to a beautiful interior, but also a double protection for your health. So relying on professional regular cleaning in Cricklewood NW2 is a must for all of you, who have no skills, time or tools to deal with the mess and to remove the dirt. Our expert cleaning company is fully by your side, when it comes to ideal cleanliness and bacteria-free working or living space. In addition to these, we also provide:
- Specific prices for real estate agencies and landlords
- Competitive and fixedCompetitive and fixed one off cleaning price list
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Don`t wait to take the benefits of using our commercial and residential regular cleaning services in Cricklewood NW2 from IASC Ltd. company. We are opened for all types of service orders: single deep cleaning, domestic cleaning on a regular basis, daily regular cleaning and etc. Discuss the details with our kind and polite customer support representatives and feel the pleasure of living in a hygienic space without an effort! Contact us on 020 3746 4287 right now!
General Cleaning Services Prices
|Regular cleaning
|Price per hour per cleaner
|more than 5 hours per visit weekly OR fortnightly
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*For services at 4-6th tube zone, our minimum is 3 hours per visit.
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Domestic & Commercial Hourly Based Maid Service Cricklewood NW2
Both regular and one-off cleaning is done in accordance to a cleaning plan, and of course, the priorities and needs of the customer. The general deep cleaning plan during regular and one off flat cleaning, involves cleaning the following:
- kitchen surfaces, bench tops, shelves, mirrors
- sink in bathroom and kitchen, picture frames
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Expert Daily, Weekly or Monthly Cleaning Cricklewood NW2
IASC Ltd. provides both: one off cleaning in Cricklewood NW2 and household cleaning on daily, weekly, monthly and fortnightly basis. You can claim for the same maid to come every time. Note that if by any chance your personal maid is not available, you will be informed about it and other expert cleaners will be sent. One off cleaning is a deeper and more thorough purge, where the professional cleaners sanitize all details and interior items such as door handles, switches and etc. Emergency deep cleaning can be also ordered, as well as same-day reservations are accepted for all domestic cleaning services. Our Greater London services are available to: public service agencies, law enforcement agencies, coroners, motels, funeral homes, hotels, industrial and domestic properties, apartments, home owners and landlords. Everyone can now take benefits of using regular domestic cleaning services. And they are affordable and competitive!
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Call our customer care service at 020 3746 4287 or send the online booking form, and you will receive written confirmation for the service you ordered almost immediately. Booking any of the various general cleaning services provided by the company is quick, easy and straightforward. You pay for what you get, there are no hidden fees or binding contracts involved. No deposit is required. Same day emergency service is possible too! You will receive discounts for combined cleaning booking. If you book ahead, you will receive even better prices, so book your cleaning and maintenance services right now!


text:
Your internet connection, web sites and services.
Internet and Web
Can I change my YouTube channel name?
Episode 1332
Jason doesn't like his YouTube channel name and he wants to change it. Google says that if the channel is connected to Google Plus, it can be changed by clicking on the pencil icon next to the name. There's a limit to the number of times it can be changed, though. Jason should click on the user icon at the top of the YouTube page.
Is there good internet in Culver City?
Episode 1332
Bonnie says there's plenty of internet options here including AT&T, Dish, Time Warner, and Spectrum. She signed up for Spectrum at 100Mbps with no caps for $30. That's only an introductory rate, though. It'll go up a lot more after that has expired. Leo says that's a great deal and that's why you should always ask neighbors what they get and how they like it.
President Obama Orders CIA to Develop "Proportional Response" to DNC Hacking
Episode 1332
President Obama has ordered the CIA to develop a "proportional response" to the reported Russian hacking of the DNC which exposed emails about the Clinton campaign. But Leo says what could the CIA expose by hacking the Kremlin? Putin posts bare chested pictures of himself on Instagram? The man is embarrassed by nothing! And could such a response cause an escalation? Leo says that our utility infrastructure is vulnerable to hacking and such a cyber war could devolve into crippling our electrical grid ... or worse.
How can I use LTE as my home internet connection?
Episode 1331Nick from
Nick wants to buy a hotspot or MiFi card and use wireless as his home internet connection. Leo says if he's in a remote area, then that's a great way to go. He'll have to make sure he has a good package that doesn't include bandwidth caps, though.
Johnny Jet on Travel
Episode 1331
This week, Johnny Jet took a trip for the first time since his wife had their baby and he thought it was very weird. The news this week was that the FAA had banned the Samsung Galaxy Note 7 on any flight, passenger or cargo.
Website of the week - oyster.com. This site has real photos of hotels all around the world with expert reviews, not perfectly coiffed and faked photos.
Is there an alternative to satellite internet?
Episode 1331Marilyn from
Marilyn says that her internet carrier is trying to charge her extra for bandwidth. She uses Dish. Leo says that satellite internet has bandwidth caps because it's very constrained. Leo only recommends satellite when there's no other choice. He recommends going to DSLReports.com. They have ISP reviews by geographic area. If there's nothing else in her area, Marilyn would be much better off going with LTE wireless.
What email client should I use?
Episode 1330Frank from
Frank is having issues with Windows 10. Applications, especially Windows Live Mail, are disappearing from the task bar. Leo says that Windows Live Mail has become "depricated," with the end of life in January. Sounds like it's time to go with another mail client. Frank is with Verizon and that usually means he'd have Yahoo or Frontier mail. Leo recommends using Gmail, though. Then he can use Thunderbird by Mozilla instead of Live Mail. Or he can just use Gmail's browser client.
What is a smart TV?
Episode 1329
Trinity wants to understand the so-called "smart TV." Leo says all that means is that she can stream video from the internet as well as watch from cable or antenna. She'll have to have a good internet connection to do that, though. If all she is doing is streaming, she won't get the live broadcasting options like sports, news and awards. If she has line of sight to a transmitter site, she can get an antenna and that will give her what she's missing from live TV.
Johnny Jet on Travel
Episode 1329
With the election coming, if you're traveling during the election, check out VoteFromAbroad.org. If you're not going to be around, you can vote by mail and this site will help you request your ballot ahead of time. But you have to do it now or you may run out of time.
How can I find the best cable, internet, and phone service?
Episode 1329
Ricky thinks his Triple Play package is just too expensive. What is the best provider for internet, cable, and telephone? Leo says that the only real advantage of a Triple Play package is that he'd get one bill. For a phone service, he prefers real phone service because in the event of a disaster, the plain old telephone service will continue to operate. Leo advises going to DSLReports.com because they will give him the best ratings on what is the best coverage and reliability. Leo also recommends talking to neighbors.


text:
Pair of Characteristic Ladybug Shape Stud Earrings
Processing Time: Dispatched within 3 business days.
3.46 (44% off)
- Converter: cm inch
- Converter: inch cm
Gender: For Women
Style: Trendy
Shape/Pattern: Insect
Length: 1.6 CM
Weight: 0.025kg
Package Contents: 1 x Earring(Pair)
We ship to over 200 countries worldwide through fast and reliable delivery partners. You can choose your preferred shipping method on the Order Information page during the checkout process.
Total Delivery Time = Processing Time + Shipping Time
Processing Time: Before we ship your order, we have to prepare your products, perform strict quality-control tests and package items carefully.
● Expedited Shipping: 3-7 business days
● Standard Shipping: 6-8 business days
● Flat Rate Shipping: 10-20 business days
Products with quality-related issues may be returned for a refund or exchange by contacting Customer Service within 7 days of receiving your order. Our Customer Service staff will arrange it for you after the confirmation.
Products (excluding Made-To-Order, disposable, lingerie items, and Clearance items) with no quality-related issues may be returned for a refund or exchange by contacting Customer Service within 7 days of receiving your order. You will be responsible for all return shipping fees incurred.
Any product that has been used does not qualify for a return or exchange. All returned items must be in brand-new condition, unused and with original tags and packaging.
5 Pair of Characteristic Ladybug Shape Stud Earrings For WomenThese earrings are the cutest lady bugs the get worn daily and people laugh, because I\'m a man, my daughters dared me so I had too, it was fun. I barely knew I was even wearing them, they were so light.
Thank You,
by Viva Jan-14/2016 03:43:10
4 Super cuteKids love them, great gift idea
by Valerie Jul-11/2015 00:10:59
4 inexpensive and cuteI recently got my ears pierced again and I had to order these. My friends think they're adorable and I love them.
by Laura Jun-16/2015 01:11:11
5 earringsreally nice eaarings. i like them a lot. the same as on the picture
by Cam Feb-20/2015 00:44:17
5 Cute bugsSmall ladybug studs which have great detail. Would make a great present for people who are into ladybugs.
There are no questions yet.ASK A QUESTION


text:
This product has been discontinued
But, there are similar products
Eddie Bauer 2-Level Wood Booster Seat 21006B4B Reviews
- Other Booster Seats:
- Average: 4.4
- High: 5.0
- Brand:
- Eddie Bauer
- Model:
Read 3 Reviews
REVIEW SNAPSHOT®by PowerReviews
Reviewed by 3 customers
Comments about Eddie Bauer 2-Level Wood Booster Seat:
We received this chair as a gift after our first child was born.
Plusses: I love having the detachable cover. It wipes down easily and is easy to get on and off. The velcro straps are easy to get to. The height adjustment for the legs is nice. You can use it for several different sized chairs and table heights. I love having the leg bar attached to the tray. Makes the tray optional as they get older.
Minuses: The straps that attach it to the chair are difficult to manuever. The buckles never seem to be in the right spot and I find myself messing with them every time I move the chair. The wooden slats are a trap for food! Close enough to make it hard to clean, wide enough to collect food. One other thing that has never been a big deal for us, but is worth mentioning, is the fact that it does not recline at all, making it impractical for feeding younger babies.
All in all, after they are able to sit up, it's a great high chair and then booster steat for kids and will last a long time. It's very durable and has lasted 3 kids so far, another is on the way, and we intend to keep this one around for visitors long after our kids outgrow it.
Comments about Eddie Bauer 2-Level Wood Booster Seat:
I received the Eddie Bauer high chair and booster seat as a gift when my daughter was about 6 months old. I had done some research on space saving high chairs, and I really wanted this one. I didn't want to make my request too known though, so I simply requested a space saving high chair. While at the store my stepmom called and asked specifically which of them I wanted. I, of course, picked the Eddie Bauer wooden high chair and booster seat. We have used it every day for 3.5 years. We started off using it has a high chair complete with the straps and the tray. As my daughter has grown, we have taken the straps off, the tray off and the seat protector off. This makes it feel so much more like a booster seat at a restaurant to her, and she doesn't get upset about being in a 'baby seat'. The seat has held up so well. We are expecting another baby soon, and I know that this seat will not only make it through another child, but I'm sure that I'll be able to sell it even after she has made good use of it.
Comments about Eddie Bauer 2-Level Wood Booster Seat:
The Eddie Bauer high chair - booster style is great for small spaces and those that don't want a huge high chair in their kitchen or dining room. The other plus is that it is portable for when you need to travel with your kid. The con is that it is extremely hard to clean with a lot of small spots that dried up food gets into. As well as the straps are hard to get extremely tight against her and without the tray she slouches quite a bit. We have a small toddler as well and it fits her so much better than a large regular size high chair. This is the only high chair that we have found that she doesn't slip right out. We keep the booster chair strapped to a regular kitchen chair and she has been sitting at the kitchen table with us as we all eat dinner together for months. As she gets older we will just take the tray away and she will use it as a regular booster at the dinner table. And we would have only had to buy one high chair for her.


text: Recording from the first Psychedelic Awareness Salon held in Venice, CA January 2015. Our first speaker was Kathleen Wirt, a prominent member of the psychedelic community, who spoke about the Albert Hofmann Friday Night dinners she held at her home in Venice from 1997 to 2005. Reacting to Zero Tolerance and America's Drug War, intellectuals "of like mind" met secretly at monthly potluck dinners with speakers who were experts on the issues at hand. Psychedelic elders passed wisdom to young ravers, alliances were formed, and guerrilla warfare was engaged. Speakers and attendees included Sasha and Ann Shulgin. Jack Herrer, Dr. Oscar Janiger, Myron Stolaroff, Art Kunkin, Gary Fisher, John Lilly, Laura Huxley, Allen Ginsberg. and many more. Lorenzo Hagerty wrote in "Caitlin's Salon," Chapter 9 of his book "The Genesis Generation," "you might imagine that you had found yourself at a Communist Party cell meeting in Chicago in the 1930's."


text:
Event: Bollywood's noted actor Nawazuddin Siddiqui was spotted promoting his upcoming film AATMA at the Welingkar College. The actor also posed with the students for shutterbugs.
Guest List: Nawazuddin Siddiqui
Sizzling HOT Bollywood actress Sonam Kapoor was snapped at the airport.
Cricketer Virat Kohli and Bollywood actress Anushka Sharma were snapped at the airport. Also spotted was legendry lyrist Javed Akhtar.
Bollywood celebs Amitabh Bachchan, Sushant Singh Rajput, Karan Johar, Rajkummar Rao, Aditya Roy Kapur, Saif Ali Khan among others were snapped at the airport.
Bollywood actor John Abraham was snapped at the unveiling of 2017 Nissan GT-R.
Bollywood celebs Abhishek Bachchan, Farah Khan, Sajid Khan, Kayoze Irani, Rajkumar Hirani among others were seen at Boman Irani's birthday bash.


text:
Marc Rochman is the Founder and CEO of openbucks.com a startup based in the Silicon Valley.
Openbucks enables consumers who don't have credit cards or prefer not to use them to pay online in an easy, safe and private manner. Consumers use the gift cards of major retailers as a mean of payment at checkout.
With a distribution network including Subway, Burger King, Circle-K, Shell, Dollar General, CVS and CITGO, Openbucks enabled gift cards can be bought at over 100,000 point of sales in the USA and Canada. Openbucks is poised to change the way people pay online.
A visionary and expert in the plastic card technology, Marc also founded CardUSA, a leader in card production (Bank Cards, Gift-Card, Phone Cards, ID Cards), which ranked in the 2003 Inc-500 list among the fastest growing private companies in the USA.
Marc earned a Masters in Physics from Pierre & Marie Curie University. (from CrunchBase)


text:
Search Results
We're sorry, no products were found for your search: piaggio avanti p180 airplane model
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Search tips:
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text:
PEYSER, Joan.
• Terms • Ask a Question
Place Published: New York
Publisher: Schirmer
Date Published: 1976
Description: Illustrated. 303pp. 8vo, cloth, d.w.; dust wrapper rubbed. New York: Schirmer Books, (1976). Presentation copy signed by the author. A very good (+) copy in a very good dust wrapper.Jacket: Y
Binding: hardcover
Condition: very good(+)
Language: English
Type: Books
Book ID: 91697


text:
75 community members, bolstered by support from Rep. Keith Ellison, a majority of the City Council, and a statement from Mayor Betsy Hodges, rallied today for Jaymie Kelly, a 30-year homeowner who is facing imminent eviction, demanding that Freddie Mac's new director change policies to negotiate with homeowners, and that the city not use public resources for unjust evictions.
"Jaymie's lived in her home 30 years. Her adult daughter grew up in that house doing her homework on the kitchen table. And now she could be evicted any day," said Congressman Keith Ellison. "This is wrong. It's time Freddie Mac knew that the days of kicking hardworking decent Americans out of their homes are over."
Rep. Ellison also read a statement from Mayor Hodges calling on Mel Watt, the new director of the Federal Housing Finance Agency, to work with homeowners like Jaymie by reversing harmful policies:
"In the last year, I have had the privilege of getting to know, respect and like Jaymie Kelly. She has given her time, her attention and her money to our city for many years. She has helped us build strong neighborhoods and strong communities. Jaymie Kelly is a valued resident of the city of Minneapolis."Unfortunately — and like far too many Minneapolis residents — Jaymie got caught up in the cross-hairs of the foreclosure crisis. Like far too many Minneapolis residents, Jaymie got caught up with unscrupulous lenders. And like far too many Minneapolis residents, Jaymie got caught up in dual-tracking, a practice that is now illegal. All of that is wrong."In the midst of all that wrong, our community wants something that is right: we want Jaymie to stay in Minneapolis, in her home."Freddie Mac has the ability to turn all that wrong into a right, by negotiating with Jaymie for a fair price for her home. That's all she's asking. I'm proud to join Jaymie and Congressman Keith Ellison in calling on Freddie and its new leader, Mel Watt, to negotiate fairly with Jaymie today."
Congressman Keith Ellison stands with Jaymie, reading a statement in support from Mayor Betsy Hodges.
"I've paid for my home of 30 years five times over because I was the victim of a predatory loan. But Freddie Mac refuses to work with me because Mel Watt won't allow principal reduction," said Jaymie Kelly. "I am not asking for that much. I'm asking for a negotiation at fair market value. My community stands with me, and we are not leaving."
Mel Watt, the new director of FHFA, which oversees Fannie Mae and Freddie Mac, took office in January after a two-year national grassroots campaign called for the ouster of his predecessor, Ed DeMarco. DeMarco became a national target of the housing justice movement after refusing to enact principal reduction or negotiate with struggling homeowners. Watt's office has told Jaymie they cannot negotiate with her because it would be in contravention of their policy against principal reduction, indicating that they have so far chosen to continue these policies.
Jaymie's home has become a symbol of the national fight for change at Fannie Mae and Freddie Mac, which together oversee half of all mortgages. Solidarity actions are being held this week in Boston, Atlanta, Los Angeles, New York, and Dallas.
"While we push for federal level policy change, homeowners like Jaymie can't wait. That's why local progressive champions are joining us to demand that our city set an example for the rest of the country by finding creative solutions to keep families in their homes," said Anthony Newby, executive director of Neighborhoods Organizing for Change and a member of Betsy Hodges' transition team.
At City Hall, seven Council Members offered support for Jaymie, including Alondra Cano, Jacob Frey, Elizabeth Glidden, Cam Gordon, Blong Yang, and Andrew Johnson. Linea Palmisano was unable to attend, but sent a statement of support.
"Thank you for being here this snowy day, for the vision you've put together, for the hard work you've done," said Council Member Alondra Cano, whose south Minneapolis ward includes Jaymie's home. "You're changing the conversation, changing the vision, changing what we can do at City Hall. I am committed to make sure we work with the Minneapolis Police Department, the sheriff, and the mayor's office, to make sure we're not wrongly using police resources to evict homeowners who are trying to negotiate with these big banks. This represents a shift to make sure our government is truly run by and for the people."
"We need our police officers resourced to peace and safety in our communities. We should not afford, nor should we condone, carrying out evictions on behalf of predatory lenders. These financial institutions have caused great harm to our people and our city, and we need to find a better way," said Council Member Linea Palmisano in a statement.
County Commissioner Candidates Ben Schweigert and Marion Greene both called on the county not to use public resources for unjust evictions via the sheriff's department. Jaymie remains in her home after two eviction attempts by Sheriff Stanek this fall. Now that the sheriff's eviction is considered complete, her eviction is in the hands of the Minneapolis Police Department.
"It was traumatic to have 30 sheriffs pounding up my stairs at 5 am on Election Day. They shattered my glass door and actually made my daughter walk barefoot across the broken glass," said Jaymie Kelly. "We're asking that the Minneapolis Police don't use police resources to evict homeowners. There's a different solution. The police are supposed to protect and serve the people of Minneapolis, not the banks. Before she was elected, our mayor expressed that she was not going to be using police resources to evict homeowners like me. There's no reason we can't create policy change right here and right now to save my home and thousands of others."
"I want to make sure our officers are not accomplices to these injustices," said Council Member Andrew Johnson. "It serves no one in our city when we're evicting homeowners who are out there, working hard to pay their bills, contributing to our community. We should not be spending any of our tax dollars tearing apart our community. We need to be spending our tax dollars to build it. I call on our police chief and our mayor to make unjust evictions our lowest priority."


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Walk the Line is a 2005 American biographical drama film directed by James Mangold and based on the early life and career of country music artist Johnny Cash. The film stars Joaquin Phoenix, Reese Witherspoon, Ginnifer Goodwin, and Robert Patrick. The film focuses on Cash's younger life, his romance with June Carter, and his ascent to the country music scene, with material taken from his autobiographies. The film's production budget is estimated to have been US $28,000,000. Walk the Line previewed at the Telluride Film Festival on September 4, 2005, and went into wide release on November 18. The film was nominated for five Academy Awards including Best Actor (Joaquin Phoenix), Best Actress (Reese Witherspoon), and Best Costume Design (Arianne Phillips). The film grossed a total of...'
Contributions by Wahkeenah, 18.104.22.168, and Jdt84.


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Tyler Seguin emotional as home hex ends
Credit: Faith Ninivaggi
It was the moment that Tyler Seguin and Bruins fans were waiting for and at 3:22 of yesterday's second period everyone got what they wanted — a power-play goal at home.
After an Eric Brewer interference penalty, the Bruins snapped their recent power-play skid with a Seguin snipe. The 21-year-old, from the left circle, sent a one-timer from Dougie Hamilton past Tampa Bay goalie Mathieu Garon. It was the first power-play goal for the Bruins at the Garden this season, snapping a 0-for-27 drought.
Seguin fist-pumped multiple times after scoring his fourth goal of the season to cut Tampa Bay's lead to 2-1. The B's went on to defeat the Lightning, 3-2.
"It definitely felt good," Seguin said. "I don't think I've ever (celebrated) before in my life but did during that one. Definitely got the monkey off the back."
The goal jump-started the Bruins and their power play. Rich Peverley tied the game 77 seconds after Seguin's tally. Then Brad Marchand scored the game-winner on another power-play goal with 2:16 left in the contest.
It was a good sign for the B's, who came into yesterday's game ranked last in the league with seven power-play goals. Seguin said that after spending his first two years in the league playing on a power-play line with Patrice Bergeron, he's finally establishing chemistry with David Krejci & Co.
"I thought our power play was clicking well all night even in the first (period)," Seguin said. "Then getting that one in the second and then Pevs coming out, I think it was the next shift, getting another one. It turned the whole game around."
After scoring only six points in the first 12 games of the season, Seguin looks to be turning it up. The 21-year-old, in his last six games, has seven points (two goals and five assists).
During the NHL lockout, Seguin was spectacular in the Swiss National League, scoring 25 goals in 29 games but admitted it's taken some time to readjust.
"I think since the beginning of last road trip I've felt better that I had at the beginning of the season," Seguin said. "I'm not looking to make any excuses but playing in Europe had its positives and negatives. Coming back over it is such a different game. It is such a different ice surface. I think adjusting to that was taking time and I feel good now."
Seguin took more shots yesterday — five — than he had in any of the previous nine games. He said he hopes to keep it up and that the goals will follow.
"I'm not stressing too much," Seguin said. "Obviously I like scoring and I've been good at it in the past and obviously sometimes I know I should be burying down chances. Tonight, I was focused on shooting the puck. One worked out and I had a few other chances."


text:
Fruit Dip
Sandi Moorhead
This is a family favorite............ hope you will enjoy it, too!
Featured Pinch Tips Video
- 2 c
- sour cream
- 5 Tbsp
- granulated sugar
- 1 tsp
- vanilla
- 1/8 tsp
- food coloring of your choice (optional)
Directions Step-By-Step
1Mix all ingrediants together, and chill.
2Can be used with any fresh fruit(s) of your choice. Also good with vanilla wafers, graham crackers, pound cake cubes, or angel food cake cubes.
About this Recipe
Course/Dish: Dips
Other Tag: Quick & Easy


text:
New Image of TAV-60 Bisk, In and Out of Package
Latest posts by Jason (see all)
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TakaraTomy has posted a new image of TAV-60 Bisk via it's Twitter account (@TF_pr). Pictured is Bisk in and out of package. You can see some of the differences between this version and Hasbro's, including the added black and blue paint on the inside of the claws, the maroon painted abs and the larger amount of blue on the eyes. Bisk will […]Continue reading »


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Matchbox5 is not your typical dating site. Matchbox5 is the only site where you can find a date, meet new friends or love interests and know that we donate 55% of your membership costs (if you upgrade) to your favorite charity.
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text:
Release Date: January 1st, 1964
Not Yet Rated|1 hr. 38 min.
Plot Summary
A grocer's widow (Hideko Takamine) faces outside pressure to sell her store and learns of her brother-in-law's (Yûzô Kayama) unrequited love for her.
Cast: Hideko Takamine, Yûzô Kayama, Mie Hama, Yuriko Hoshi, Mitsuko Kusabue, Yumi Shirakawa, Yu Fujiki, Kazuo Kitamura
Director: Mikio Naruse
Genres: Drama


text:
White dwarf
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A white dwarf was a star formed when a red giant runs out of helium fuel after losing most of its mass into space.
In 2364, the SS Tsiolkovsky was observing the formation of a white dwarf star when its crew succumbed to polywater intoxication. The USS Enterprise-D, sent to investigate, was subsequently threatened by a stellar core fragment thrown off by the collapse of the red giant. (TNG: "The Naked Now")
White dwarfs are the only natural source of vertion particles. In 2370, a network emergent circuit nodes aboard the Enterprise-D collected vertions from the white dwarf Tambor Beta-6 to sustain their growth, but the supply from a single star proved insufficient. (TNG: "Emergence")


text:
Gixevu bu filmle birlikte sitemize 754 film eklemiştir.
Filmin eklenme zamanı: Cts, 30 Ağu 2014, 04:17 (2 yıl önce)
1sa. 20dk. - Polisiye -
Maguchi investigative reporter is on the trail of the black area (Black Line), a known prostitution area of Yokohama ... But when you wake up one morning in a cheap motel, next to the body of a beautiful girl, apparently strangled with his tie, he decides to leave the scene before the police arrive and prove his innocence by finding the real murderer.-çeviri bekleniyor-


text:
Busytown mysteries. You and me solve a mystery [videorecording] / Busytown II Productions, Inc.
Available copies
- 5 of 5 copies available at Evergreen Indiana.
Current holds
0 current holds with 5 total copies.
|Call Number / Copy Notes
|Shelving Location
|Due Date
|Brownstown Public Library - Brownstown
|JDVD BUSYTOW YOU d.1-3 (Text)
|Juvenile Fiction DVDs
|Hussey-Mayfield Memorial Branch
|DVD E BUSYTOWN (Text)
|Audio Visual - 1st Floor
|Jay County Public Library - Portland
|DVDc BUSYT (Text)
|Children's Movies
|Switzerland County Public Library - Vevay
|DVD BUSY (Text)
|DVD Fiction
|Thorntown Public Library - Thorntown
|J DVD FIC BUS (Text)
|Juvenile DVD Collection
Record details
- Physical Description: 3 videodiscs (723 min.) : sd., col. ; 4 1/2 in.
- Edition: [Widescreen]
- Publisher: [United States] : Mill Creek Entertainment, 2010.
Content descriptions
|General Note:
| Title from disc.
Based on the characters created by Richard Scarry.
Each episode lasts 30 minutes and is composed of two mysteries.
Originally released as individual episodes of the television program Busytown mysteries in 2009.
Bonus episodes: The busy world of Richard Scarry ; Wimzie's house ; A Miss Mallard mystery ; Nellie the elephant ; Simon in the land of Chalk drawings.
|Formatted Contents Note:
| Disc 1. The mystery of the mumbling mummy -- The false alarm mystery -- The missing cookie coupon mystery -- The mystery of the broken boat -- The mislaid sketchbook mystery -- The hot and cold mystery -- The sandcastle squasher -- The strange ski tracks mystery -- The mysterious colour-changing T-shirt -- The metal finger mystery -- The now you see it now you don't mystery -- The mystery of the missing pirate gold -- The disappearing dolly mystery -- The vanishing vehicle mystery -- The Busytown lake monster mystery -- The bad driver mystery -- The vanishing hopscotch mystery -- The hidden treasure mystery -- Mystery of the lost camera -- The jelly-bean list mystery -- Bonus episode: The busy world of Richard Scarry: The talking bread ; Couscous, the North African detective ; The three fishermen. Disc 2. The lost key mystery -- The door knocker mystery -- The red spot painter mystery -- The teeny weeny piano mystery -- The flattened field mystery -- The flying potatoes mystery -- The totally fishy mystery -- The radio message mystery -- The numbered papers mystery -- The sour milk mystery -- The delayed delivery mystery -- The Busytown fairies mystery -- The mystery of the lost bag -- The flat tire mystery -- Huckle unlocks a mystery -- The messy car mystery -- The achoo mystery -- The missing laundry mystery -- The no news today mystery -- The big tooth mystery -- Bonus episode: Wimzie's house ; You're not my friend. Disc 3. The big 10 mystery -- The whistle blower mystery -- The mystery invitation -- A spoon full of mystery -- The whoop whoop whoop mystery -- Missing mayor mystery -- The apple orchard spaceman mystery -- Pick and run mystery -- The sleepytown mystery -- The mystery of the switched cars -- The Admiral Hornblast's nameplate mystery -- The secret spy ring mystery -- Bonus episodes: A Miss Mallard mystery: Lost in the Amazon ; Nellie the Elephant: Nellie and the ghost -- Simon in the land of Chalk: Tic tac toe.
|Summary, etc.:
| Busytown is full of curiosities. In these episodes six unforgettable friends find the answers to a series of mysteries.
|Target Audience Note:
| Rated: TV Y.
|System Details Note:
| DVD, region 1, NTSC, widescreen presentation.
|Awards Note:
| CFTPA Award for Best Children's Program, 2009.
Search for related items by subject
Richard Scarry's busytown >
Juvenile films.
Animals > Juvenile films.
Children's television programs.
Animated television programs.
Mystery and detective television programs


text:
Aptis is based on what has become the most influential test validation theory in modern assessment – the socio-cognitive framework. This theory focuses on how three elements (the test taker, the test system and the scoring system) combine to give a measure of a candidate's performance which relates meaningfully to their ability in English.
Aptis research and test expertise
In this section
Assessment Research Group
The Assessment Research Group supports the British Council's work in assessment and testing across the world.
Assessment Advisory Board
The Assessment Advisory Board Meeting is an annual meeting which takes place between the Assessment Research Group of the English and Exams Department of the British Council, and the Assessment Advisory Board (AAB) which includes five external board members from various academic institutions worldwide.
Assessment Research Awards and Grants
Our awards recognise achievement and innovation within the field of language assessment and support our research activities across the world.
Language Assessment Literacy
The Language Assessment Literacy project provides information and training for anyone who is interested in issues of language assessment.
Assessment Research Publications
We have produced a number of publications from subjects like quality assurance to the development cycle of new assessments.
Language Testing Forum 2015
LTF 2015 Paper Presentations


text:
Lanza Healing Strength White Tea Shampoo
Lanza White Tea Shampoo contains Keratin Amino Acids, Meadowfoam Flower Seed Complex, and Moisture Retain Complex that renews hair from within for health, softness and shine. It replenishes vital Cystine Peptides back into the hair and strengthens the Peptide Bonds. The result is hair with more shine, increased strength and elasticity. It contains antioxidants to gently remove free-radicals and restore hair's youthful appearance and feel.


text:
This review is for the visitors considering or wondering about Honda Air Wave which is now available as an option to us as a Japanese import car. A copy of this is also on my Facebook group "fraudulent car industry of Pakistan". The background information on this vehicle that I referred to before considering to buy this car is from Honda Airwave - Wikipedia, the free encyclopedia .*
Honda Air Wave is a station wagon / family car with 5-seater capacity based on the Honda City / Fit concept. The plus points of this car vs the regular Corolla Gli, Honda City (automatic transmission) locally assembled in Pakistan are:
Japanese quality (yeah I know, quality is my biggest concern with Pakistani assembled cars).
City's 1500 cc i-VTEC engine (the one that came in the Steermatic which is no longer available in Pakistan).
Two CVT choices - 5 speed in the G trim while 7 speed in the L trim. The later is a lot more fun to drive and imho its the one to get.
60/40 split rear seat sink down gives you lots of storage room / cargo area.
You can also get skyroof option in the car (its like having a large sunroof running from the front to the rear passenger seats - have a look at its pictures).
The fuel economy is great - it does anything between 12.5 to 18 km/l . (I will report more details later if anyone is interested).
The negative points include:
Availability of spares (I am not talking about the filters etc but the front lights and the like. However these days you can get stuff very fast from outside the country when required).
Price - the market price at the moment is around 14 lac (simple grade), 16 lac (L grade) and 18 lac (L with skyroof and sports kit). So basically the price ranges between 14 to 18.
Consider buying this car if:
You prefer car quality.
You can take a bit of risk and dont care about spare parts as your number 1 option when buying a car (go for a local import if you do).
You love Honda and would like to consider a station wagon.
I am available to answer more questions if anyone is interested.
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If you're a fan of auto racing then you need to do yourself a favor and get the Dale Earnhardt Jr 2010 Camaro SS Electric RTR RC Race Car. This officially licensed RC is of higher quality than your typical RC and you can tell just by looking at it. The detailed paint job and authentic badges and decals really make this RC stand out. Featuring full function radio control you'll be able to steer this race machine in any direction just like the real thing. The 2010 Camaro SS comes with everything you need to get started including 9.6V rechargeable battery for the car and 9V battery for the transmitter. Get the Dale Earnhardt Jr 2010 Camaro SS Electric RTR RC Race Car today and get the checkered flag!
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text:
Slide to see the images
Hi everyone-
My name is Tommy. I was born in October of last year so I am almost one year old! I came to my foster moms house, afraid of everything. Now, I much more confident and loving, but still a bit shy when you meet me. I warm up quickly to my people. I love being pet and my ears scratched. I roll onto my back when you pet me because I love it so much. I like to sit on your chair when my foster mom is working on the computer and more often than not, I end up next to the keyboard so that i can ask to be pet and loved. I have a cute little voice that my foster mom loves. I would really love to find a family that will be patient with me and love me. I would also do better in a home with a companion animal, someone who can show me the ropes. I would love to find the perfect forever home, hopefully wit you!
From the foster mom:
Tommy is a shy kitten, but has warmed up greatly since I took him in. He did hide from me when first brought him home, but he has learned he has nothing to hide from here. He loves his ears being scratched and will rub on your hands. He will come to me when I enter his room, will sit on my lap so that he can be pet and loved.. He is working on "owning" his space he still hides under things if startled. He is affectionate and has a cute voice. He is good with dogs, cats, and a child at my house. If you are willing to be patient and put in the time with this little man I think that he would love you forever. He is a gorgeous teen kitten who just needs the perfect person to guide him and love him through his initial shyness. I hope that he will find the perfect family soon so he can settle in and have a wonderful life.
Adoption fee is $75.00 Submit an Adoption Application
* All animals are in foster homes located throughout the Twin Cities & Central Minnesota. We do not have a facility. *


text:
Welcome to Williamson Music 1st!
Our purpose is to share our enjoyment of music with musicians of varying experience and ability, from the young beginning musician to aspiring professionals, hobbyists, and patrons.
Williamson Music 1st (WM1) is a full line music instrument dealer providing the best brands available for band and orchestra. We carry Yamaha, Buffet, Conn-Selmer, Jupiter, Best American Craftsmen (BAC), Schilke, Getzen and many other brands. Through our 50 years in operation, we have developed our own proprietary line of strings to meet our customers' needs for consistent high-quality performance.
WM1 supports our customers with exceptional repairs. We have been recognized by Yamaha as their first Shokunin Select dealer in the country and the only one in the state of Texas. We maintain repairs in each location by certified technicians in order to quickly address customer needs, whether regular or emergency.
WM1 is also the first instrument dealer nationally to provide a "user manual" with each instrument via thousands of online videos. We offer customers free master classes by recognized local and international professionals. For our customers' convenience, these are available in person and streaming on any device.
For over 50 years WM1 has developed the ability to meet our customers' varying needs, from the beginner looking for an affordable option, to aspiring professionals looking for an edge with a top line professional instrument. We invite you to come and join our growing community!
Mon -Fri 10am - 6pm • SAT 10am - 4pm • SUN Closed
Plano Location: 701 E. Plano Parkway, Ste. 100, Plano, TX 75074
Frisco Location: 6807 Main Street, Frisco, TX 75034
Southlake Location: 2100 Greenwood Drive, Ste. 100, Southlake, TX 76092


text:
This is your resource to discuss support topics with your peers, and learn from each other.
I recently upgraded to a Mac for graphics and I am running vmware fusion with win 7. I am unable to choose simulators that are installed in the program. The refresh button is grayed out and there are no selections. I have all the simulators installed. Has anyone seen this and if you have, what suggestions do you have to fix this? Right now I have to export the files and open up the simulator manually. I would like to avoid that if possible.


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Official citation and/or docket number and footnotes (if any) for this case available with purchase.
Learn more about what you receive with purchase of this case.
December 17, 2010
MICHAEL G. DOAN, PLAINTIFF AND APPELLANT,v.E*TRADE BANK, DEFENDANT AND RESPONDENT.
Super. Ct. No. 37-2009-00077966-CU-OR-SC APPEAL from a judgment of the Superior Court of San Diego County, William S. Cannon, Judge. Affirmed.
Doan v. E*TRADE Bank CA4/1
California Rules of Court, rule 8.1115(a), prohibits courts and parties from citing or relying on opinions not certified for publication or ordered published, except as specified by rule 8.1115(b). This opinion has not been certified for publication or ordered published for purposes of rule 8.1115.
In this declaratory relief action concerning the right of defendant E*TRADE Bank (the Bank)*fn1 to enforce a promissory note executed by plaintiff Michael G. Doan, Doan appeals the judgment of dismissal entered after the trial court sustained the Bank's general demurrer to Doan's complaint without leave to amend. We agree with the Bank that there is no actual controversy between the parties that might warrant declaratory relief and affirm the judgment on that basis.
On appeal from a judgment entered after a general demurrer is sustained without leave to amend, we accept as true all material facts properly pleaded in the complaint and all relevant facts that may be judicially noticed and determine as a matter of law whether these facts state a cause of action. (Campbell v. Regents of University of California (2005) 35 Cal.4th 311, 320; Alameda County Land Use Assn. v. City of Hayward (1995) 38 Cal.App.4th 1716, 1719.) We recite the facts pertinent to our decision.*fn2
Doan borrowed $940,000 from E*TRADE Wholesale Lending Corp. to purchase a condominium in Imperial Beach in September 2006. As part of the loan transaction, Doan executed an "InterestFirstSM Adjustable Rate Note"*fn3 (the Note) in favor of E*TRADE Wholesale Lending Corp. The Note contains the usual terms included in residential mortgage loan documents (e.g., maturity date, interest rate, monthly payment amount and notice provisions). It also provides that "Lender may transfer this Note," and that the "Note Holder" may accelerate the maturity date and demand full payment if Doan does not pay the full amount of each monthly payment when due and cure any deficiency after notice. Doan alleged he "is current on his payments under the Note."
The Note was secured by a deed of trust that Doan signed on September 5, 2006 (the Deed of Trust).*fn4 The Deed of Trust identifies E*TRADE Wholesale Lending Corp. as "Lender" but lists other entities as trustee and beneficiary. Like the Note, the Deed of Trust states that the Note can be sold. The Deed of Trust obligates Doan, among other things, to pay all taxes and other assessments on the property and to keep the property insured against fire and other hazards. As stated in the Note, the Deed of Trust "protects the Note Holder from possible losses which might result" if Doan does not keep the repayment and other promises he made in the Note. In particular, if Doan were to default and not timely cure after written notice from the Lender, the Lender could exercise its power of sale. Doan does not allege that the Bank or any other entity has notified him of a default, demanded that he cure the default or attempted to exercise the power of sale.
Doan developed "reason to believe that the [Note] may not be enforceable," after E*TRADE Wholesale Lending Corp. dissolved in 2008, and "[i]n light of . . . recent global events arising from the securitization of residential loans . . . ." He therefore wrote a letter to E*TRADE Servicing Center in June 2009 requesting the identities of the owner and holder of the Note and other information and documents concerning his loan. Approximately two weeks later, E*TRADE Financial responded that the Bank currently owned the loan and that E*TRADE Financial was servicing the loan. Enclosed with the response were a payment history and copies of the "Note and Mortgage." E*TRADE Financial, however, declined to provide some of the other information and documents Doan had requested. Additional correspondence followed, in which E*TRADE Financial asserted "[t]he ownership of the loan has no [e]ffect on the enforceability of the Note . . . ," and refused to provide all of the information and documents Doan wanted, including the original endorsed Note.
Dissatisfied with E*TRADE Financial's responses to his inquiries and having "serious doubts and suspicions" about who "is the rightful party to enforce the Note," Doan filed this lawsuit to obtain a declaratory judgment regarding the right of the Bank to enforce the Note. In his verified complaint, Doan alleged he has no contractual relationship with the Bank or with E*TRADE Financial, and complained that "E*TRADE Financial's refusal [to produce the original endorsed Note and other documents] has raised serious doubts and suspicions that E*TRADE possesses the Note." He also alleged he "is entitled to know to whom the legal rights and duties under [the] Note in this mat[t]er belong." Doan sought a declaration that the Bank (1) "is not the holder of the instrument," (2) "is not a nonholder in possession of the instrument who has the rights of a holder," and (3) "is a person not in possession of the Note who is entitled to enforce the instrument pursuant to [Commercial] Code section 3309 or subdivision (d) of [Commercial Code] section 3418."*fn5 (Emphasis in original.) In short, Doan sought a declaratory judgment that the Bank has no right to enforce the Note against him.
The Bank demurred on the ground the complaint failed to state facts sufficient to constitute a cause of action. More specifically, the Bank contended "[t]here is no requirement under California law for a creditor to have actual physical possession of a note in order to enforce it." The trial court agreed, sustained the Bank's demurrer without leave to amend, and entered an "order of dismissal following sustaining of demurrer without leave to amend."*fn6
The issue dispositive of this appeal is whether Doan's complaint for declaratory relief presents a justiciable controversy. We hold that it does not. We therefore need not, and do not, determine whether Doan is correct that the Bank may not enforce the Note against him because the Bank does not qualify as a " '[p]erson entitled to enforce' " a negotiable instrument within the meaning of Commercial Code section 3301.
A. Declaratory Relief Is Proper Only When There Is an Actual Controversy Between Adverse Parties Appropriate for Judicial Resolution
A threshold requirement for declaratory relief is the existence of a justiciable dispute. The declaratory judgment statute expressly provides that declaratory relief is available to parties to contracts or written instruments "in cases of actual controversy relating to the legal rights and duties of the respective parties." (Code Civ. Proc., § 1060, italics added.) Because Code of Civil Procedure section 1060 "makes the presence of an 'actual controversy' a jurisdictional requirement to the grant of declaratory relief ' " (Environmental Defense Project of Sierra County v. County of Sierra (2008) 158 Cal.App.4th 877, 885 (Environmental Defense Project)), a "court is only empowered to declare and determine the rights and duties of the parties 'in cases of actual controversy' " (Pittenger v. Home Savings & Loan Assn. (1958) 166 Cal.App.2d 32, 36 (Pittenger)). For this reason, the existence of an " 'actual, present controversy' " is " 'fundamental' " to an action for declaratory relief.*fn7 (City of Cotati v. Cashman (2002) 29 Cal.4th 69, 79 (Cashman); In re Claudia E. (2008) 163 Cal.App.4th 627, 639.)
One requirement for a justiciable controversy is ripeness: there must be a dispute between adverse parties on a specific set of facts that has reached the point that an invasion of one party's rights is likely unless the court orders relief and enters a conclusive judgment declaring the parties' rights and obligations. (See, e.g., Pacific Legal Foundation v. California Coastal Com. (1982) 33 Cal.3d 158, 170-171 (Pacific Legal Foundation); Selby Realty Co. v. City of San Buenaventura (1973) 10 Cal.3d 110, 117 (Selby Realty); County of San Diego v. State of California (2008) 164 Cal.App.4th 580, 606-608; Environmental Defense Project, supra, 158 Cal.App.4th at pp. 884-885.) Furthermore, because declaratory relief is designed to settle disputes before they lead to an actual violation of rights (Babb v. Superior Court (1971) 3 Cal.3d 841, 848; County of San Diego, at p. 607), the ripeness doctrine in the declaratory relief context requires that the dispute "has reached, but has not passed, the point that the facts have sufficiently congealed to permit an intelligent and useful decision to be made" (California Water & Telephone Co. v. County of Los Angeles (1967) 253 Cal.App.2d 16, 22; accord Pacific Legal Foundation, at p. 171; County of San Diego, at p. 606).
These requirements for a justiciable controversy must be met at the pleading stage. A plaintiff seeking declaratory relief "must allege facts from which a court may determine that an actual controversy relating to legal rights and duties of the respective parties exists." (Lord v. Garland (1946) 27 Cal.2d 840, 851.) "Unless all the allegations of a complaint show that an actual controversy does exist between the parties, there is no basis for declaratory relief." (Amer. Mission Army v. City of Lynwood (1956) 138 Cal.App.2d 817, 819 (American Mission Army).) Accordingly, to withstand demurrer, " 'an actual, present controversy must be pleaded specifically' and 'the facts of the respective claims concerning the [underlying] subject must be given.' " (Cashman, supra, 29 Cal.4th at p. 80.) If it appears no such controversy exists, then an action for declaratory relief should be dismissed. (Connerly, supra, 146 Cal.App.4th at p. 746; Pittenger, supra, 166 Cal.App.2d at p. 36.)
B. Doan Has Not Alleged an "Actual Controversy" with the Bank
Applying these general principles, we do not discern in the factual allegations of Doan's complaint any justiciable controversy.*fn8 Doan has not alleged that he is in default or that the Bank has taken steps to enforce the terms of the Note or the Deed of Trust against him or otherwise to deprive him of his interest in the property that secures performance of his obligations. Nor does the record indicate the Bank has ever threatened to do so. Indeed, the record is to the contrary. In the complaint Doan alleged he "is current on his payments under the Note." In opposition to the Bank's demurrer, Doan wrote he is not "seeking to avoid the obligation" and "is making advance payments under the obligation and is ahead of the payment schedule."*fn9 In his opening brief on appeal, Doan states he "has not missed any payments, and is current on the obligation. There is no enforcement activity to seize the collateral liened against the mortgage. There is no pending foreclosure and the non-judicial foreclosure statute has not been invoked by [the Bank]." (Italics added.) In his reply brief on appeal, Doan admits he has been paying the insurance and the taxes on the property. It thus appears that Doan has been faithfully keeping his promises to the Bank and that the Bank has never taken a contrary position.*fn10
Unless Doan actually defaults, the Bank's right to enforce the Note and Deed of Trust will not be triggered.*fn11 A lender generally enforces a borrower's repayment and other obligations by foreclosure proceedings, which may be either judicial (i.e., by lawsuit) or non-judicial (i.e., by private trustee's sale). (See Code Civ. Proc., §§ 725a-730.5 [judicial foreclosure]; Civ. Code, §§ 2924-2924l [non-judicial foreclosure]; Alliance Mortgage Co. v. Rothwell (1995) 10 Cal.4th 1226, 1236 [describing "elaborate and interrelated set of foreclosure and antideficiency statutes relating to the enforcement of obligations secured by interests in real property"].) Indeed, a secured creditor must "proceed against the security before enforcing the underlying debt." (Security Pacific National Bank v. Wozab (1990) 51 Cal.3d 991, 999.) Consistent with the usual practices in residential mortgage lending, the Deed of Trust Doan signed expressly authorizes the Lender to exercise foreclosure remedies only if a default is not timely cured after notice. (See Bank of America v. La Jolla Group II (2005) 129 Cal.App.4th 706, 712 ["As is typical, the deed of trust involved in this case allows the beneficiary to exercise its power of sale only if an 'event of default' occurs."].) The Bank therefore cannot invoke these remedies unless and until Doan defaults. (See Civ. Code, § 2924, subd. (a)(1) [notice of default must be recorded before power of sale can be exercised]; Newhall v. Sherman (1899) 124 Cal. 509, 511 [borrower's nonpayment of amount due essential for judicial foreclosure]; Pacific Mut. Life Ins. Co. v. Hansen (1919) 44 Cal.App. 463, 465-466 [borrower's default essential for judicial foreclosure].)
It is therefore not surprising that courts in California have approved declaratory relief in cases concerning enforcement of notes and deeds of trust only in cases in which the borrower has defaulted. In R. G. Hamilton Corp, Ltd., v. Corum (1933) 218 Cal. 92, declaratory relief was available to determine the validity of a deed of trust after the notice of default had been recorded. In Holland v. Pendleton Mtge. Co. (1943) 61 Cal.App.2d 570, declaratory relief was available to determine whether a trustee's sale was invalid for noncompliance with the requirements for notices of default and sale. In a case in which the borrowers sought a declaratory judgment as to the enforceability of certain provisions of a deed of trust in which the lender had recorded a notice of default, we held "[t]he time was ripe for such a declaration, inasmuch as [the bank's] proceedings for foreclosure under the trust deed were not by court action." (Lomanto v. Bank of America (1972) 22 Cal.App.3d 663, 668.)
When, by contrast, the borrower (or buyer) has not defaulted or the lender (or seller) has not sought to foreclose, courts have held that purported controversies regarding the validity of encumbrances or the lender's right to enforce them were not justiciable. For example, in Shepherd v. Paul A. Hauser, Inc. (1934) 138 Cal.App. 384 (Shepherd), the court held there was no actual controversy warranting declaratory relief as to the validity of an encumbrance because, as is true in this case, the parties fully understood their obligations under the contract and had performed their obligations for several years. In fact, other courts have refused to decide the very issue raised by Doan -- whether a lender has the right to enforce a note or mortgage -- when, as in this case, there was no foreclosure attempt by the lender. (See, e.g., Coffin v. Malvern Federal Savings Bank (3d Cir. 1996) 90 F.3d 851, 854 ["The determination of whether the Bank's lien is enforceable will eventually have to be made by another court in foreclosure proceedings and the bankruptcy court's advice will have no legal effect."]; Colonial Sav., FA v. Gulino (D.Ariz. May 19, 2010, No. CV-09-1635-PHX-GMS) 2010 U.S.Dist Lexis 49755, *9 ["Similarly, to the extent Borrowers argue that Colonial Savings and MERS are not entitled to enforce the note, whether or not they are in possession of it, that issue is not properly before the Court as Borrowers do not allege that Colonial Savings or MERS has attempted to foreclose on Borrower's property."].) We agree with the dispositive principle of these cases that the issue of who has the right to enforce a note is not justiciable without an attempt at enforcement.
In sum, Doan does not challenge the validity of his obligations under the Note or the Deed of Trust, and he admits both that he is not in default and that the Bank has not sought to pursue its foreclosure remedies against him. Thus, declaratory relief is not available because "[n]o dispute has arisen that would cause these remedial provisions to come into play, and [Doan] do[es] not allege that the continuation of the contractual relationship depends on the resolution of [any] questions [concerning the Bank's right to invoke them]." (Meyer v. Sprint Spectrum L.P. (2009) 45 Cal.4th 634, 648.) Any judgment at this time would be advisory only, since Doan might never default, and even if he did, the Bank might have sold the Note by that time and so might not seek to enforce it. We have no power to render declaratory judgments that are purely advisory. (Selby Realty, supra, 10 Cal.3d at p. 117 ["The judgment must decree, not suggest, what the parties may or may not do."]; Winter v. Gnaizda (1979) 90 Cal.App.3d 750, 756 (Winter) [advisory opinions are "explicitly forbidden by law in an action brought for declaratory relief"].)
C. Doan's Arguments That He Has an Actual Controversy with the Bank Have No Merit
Doan offers several reasons why the controversy is ripe and the trial court's dismissal of his case should be reversed. None is persuasive.
Doan initially asserts, "As a primer, [the Bank] did not raise the ripeness doctrine at the trial court, thus it apparently argues this issue de novo." If by this statement Doan means we may not consider the Bank's ripeness argument, we disagree. A jurisdictional point, such as ripeness, may be raised for the first time on appeal. (See, e.g., In re Estevez (2008) 165 Cal.App.4th 1445, 1458; Farm Sanctuary, Inc. v. Department of Food & Agriculture (1998) 63 Cal.App.4th 495, 501, fn. 5.) We may also decide a question of law that does not involve a factual dispute, such as whether a complaint alleges an "actual controversy" within the meaning of Code of Civil Procedure section 1060, even if the question was not raised in the trial court. (See, e.g., Tyre v. Aetna Life Ins. Co. (1960) 54 Cal.2d 399, 405; Sheller v. Superior Court (2008) 158 Cal.App.4th 1697, 1709.) Further, we may affirm the trial court's decision if it is correct on any theory supported by the record, even if the trial court relied on a different ground for its decision. (See, e.g., Davey v. Southern Pacific Co. (1897) 116 Cal. 325, 329; In re Marriage of Mathews (2005) 133 Cal.App.4th 624, 632.) We therefore may decide the ripeness point and affirm on that ground.
Doan next contends that although this controversy may not be a " 'traditional' " one regarding a residential mortgage loan, "the era of mortgage backed securities, and sloppy practices, ha[ve] created problems for consumers like [him]" that are ripe for judicial resolution. He asserts that "homeowners and the public have a right to know who[] owns the mortgage," and he complains that mortgage lenders are systematically frustrating this right and harming consumers by "hiding" that information. As other courts have recognized in similar cases, however, "the fact that an issue raised in an action for declaratory relief is of broad general interest is not enough for the courts to grant such relief in the absence of a true justiciable controversy." (Winter, supra, 90 Cal.App.3d at p. 756; see also Pittenger, supra, 166 Cal.App.2d at p. 38 [courts have no general control over business practices that may be of "great public interest"].) Thus, not until the practices alleged by Doan actually affect his rights may he seek a declaratory judgment regarding them.*fn12 (Pacific Legal Foundation, supra, 33 Cal.3d p. 170 [ripeness doctrine bars lawsuits that seek only general guidance rather than resolution of specific legal dispute]; Pittenger, supra, 166 Cal.App.2d at p. 38 [courts' duty limited to "declar[ing] and administer[ing] the law in controversies that are properly brought to them"].)
Doan reminds us that "the ripeness requirement does not prevent us from resolving a concrete dispute if the consequence of a deferred decision will be lingering uncertainty in the law, especially when there is widespread public interest in the answer to a particular legal question." (Hunt v. Superior Court (1999) 21 Cal.4th 984, 998, italics added; accord, Pacific Legal Foundation, supra, 33 Cal.3d at p. 170.) This rule does not apply here, however, because Doan has not alleged a "concrete dispute." Moreover, it does not appear there will be any lingering uncertainty in the law if we affirm the trial court's dismissal of this case. The uncertainty of immediate concern to Doan consists of the "serious doubts and suspicions" he has about who "is the rightful party to enforce the Note" at issue here. That is uncertainty about the specific facts of this particular case, not about the generally applicable legal rules governing who may enforce an obligation secured by residential real property when the borrower defaults. In any event, California statutes already clearly identify who has those rights (see Code Civ. Proc., § 725a [beneficiary or trustee under deed of trust or mortgagee under mortgage or their successors]; Civ. Code, § 2924, subd. (a)(1) [trustee, mortgagee, beneficiary or authorized agent]); and the cases from federal trial courts that Doan contends "are creating a body of law inconsistent with California law" are not to the contrary. (See, e.g., Garcia v. HomEq Servicing Corp. (E.D.Cal. Aug. 18, 2009, No. CIV-F-09-0374 AWI SMS) 2009 U.S.Dist. Lexis 77697, *11-12 [trustee may initiate non-judicial foreclosure]; Gamboa v. Trustee Corps (N.D.Cal. Mar. 12, 2009, No. 09-0007 SC) 2009 U.S.Dist. Lexis 19613, *9 [assignee of note may direct substituted trustee to initiate non-judicial foreclosure]; Putkkuri v. ReconTrust Co. (S.D.Cal. Jan. 5, 2009, No. 08cv1919 WQH (AJB)) 2009 U.S.Dist. Lexis 32, *6 [trustee may initiate non-judicial foreclosure].)*fn13
Doan lastly argues his dispute is ripe for resolution because the Bank is enforcing the Note and he is suffering "hardship" as a result. According to Doan, the Bank enforces the Note by "threatening to notify credit bureaus if [he] is 30 days late in payment" and by "requiring [him to] pay insurance and substantial amounts for taxes," and he "is burdened by having to pay the loan amounts, possibly to the wrong party, which he now does under protest." (Italics added.) We reject this argument.
Doan has not alleged that the Bank actually notified any credit bureau that he had been late on his payments. To the contrary, he alleges in his complaint that he "is current on his payments under the Note" and stated in his brief in opposition to the Bank's demurrer that he "is making advance payments under the obligation and is ahead of the payment schedule." Moreover, Doan does not cite any authority to support or otherwise explain how the obligations to repay the loan and to pay the insurance and taxes on the property pledged as security for these obligations -- obligations he voluntarily undertook when he executed the Note and Deed of Trust, which he has been performing for years, and which he admits he is not trying to avoid -- could possibly constitute "hardship." We are "not required to examine undeveloped claims, nor to make arguments for parties." (Paterno v. State of California (1999) 74 Cal.App.4th 68, 106; see also Wright v. City of Los Angeles (2001) 93 Cal.App.4th 683, 689 ["Generally, asserted grounds for appeal that are unsupported by any citation to authority and that merely complain of error without presenting a coherent legal argument are deemed abandoned and unworthy of discussion."].) These circumstances simply do not present an actual controversy ripe for declaratory relief. (Shepherd, supra, 138 Cal.App. at pp. 387-388.)
D. Doan Is Not Entitled to Leave to Amend His Complaint
Doan argues on appeal, as he did in the trial court, that the trial court should not have sustained the Bank's demurrer without leave to amend because he "can amend his complaint to assert other causes of action for relief. For example, Doan can amend his complaint for an action in interpleader, where [he] makes his mortgage payments in trust to the court, or another trustee, until the party with the legal rights to the money can appear in the case to prove its standing." To be entitled to leave to amend, Doan must specify the facts or legal theory he can add that "would change the legal effect of [his] pleading." (Hernandez v. City of Pomona (2009) 46 Cal.4th 501, 520, fn. 16; accord, Hendy v. Losse (1991) 54 Cal.3d 723, 742.) Addition of a request for interpleader would not solve the justiciability problem, however, because it would merely add a remedy, not new facts that show the existence of a present, actual controversy.
Interpleader is a remedy available to a plaintiff against whom two or more defendants are making claims for the same thing. (Code Civ. Proc., § 386, subd. (b); Fidelity Sav. etc. Assn. v. Rodgers (1919) 180 Cal. 683, 684-685; Pfister v. Wade (1880) 56 Cal. 43, 47.) "Interpleader speaks of conflicting claims against the same obligor over the same fund . . . ." (City of Morgan Hill v. Brown (1999) 71 Cal.App.4th 1114, 1126.) The plaintiff "may not maintain such a suit upon the mere pretext or suspicion of double vexation; he must allege facts showing a reasonable probability of double vexation." (Hancock Oil Co. v. Hopkins (1944) 24 Cal.2d 497, 510.) Doan has not alleged different entities are actually demanding the same loan payments from him. Neither his "serious doubts and suspicions [about] who[] is the rightful party to enforce the Note" nor his speculation that he may be making monthly loan payments "possibly to the wrong party" and "some other strange party ten years from now [might] step[] forward and say[] that [it] ha[s] a legal right and that [it was] not paid," suffices to "show[] a reasonable probability of double vexation." (Hancock Oil Co., at p. 510.) Therefore, since Doan's proposed amendment would not present a justiciable controversy, leave to amend was properly denied. (Wilson, supra, 199 Cal.App.2d at p. 726.)
In sum, Doan's present complaint does not present a justiciable controversy, and he has not shown how he can amend it to do so. The trial court therefore did not err in sustaining the Bank's demurrer without leave to amend and dismissing the action. (Otay Land Co. v. Royal Indemnity Co. (2008) 169 Cal.App.4th 556, 561, 567; Connerly, supra, 146 Cal.App.4th at p. 752; Wilson, supra, 199 Cal.App.2d at pp. 721-722.)
The judgment is affirmed.
HALLER, Acting P. J.
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The quasi-biennial periodicity (QBP) in velocity and intensity helioseismic observations
The seismic QBP over solar cycle 23
1 PMOD/WRC Physikalisch-Meteorologisches Observatorium Davos-World Radiation Center, 7260 Davos Dorf, Switzerland
e-mail: firstname.lastname@example.com; email@example.com
2 Université de Nice Sophia-Antipolis, CNRS UMR 6202, Observatoire de la Côte d'Azur, BP 4229, 06304 Nice Cedex 4, France
e-mail: email@example.com
3 Laboratoire AIM, CEA/DSM-CNRS-Université Paris Diderot, CEA, IRFU, SAp, centre de Saclay, 91191 Gif-sur-Yvette, France
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4 IAC, Instituto de Astrofisíca de Canarias, 38205 La Laguna, Tenerife, Spain
e-mail: email@example.com
5 Kiepenheuer Institute for Solar Physics, Freiburg, Germany
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Received: 9 September 2011
Accepted: 12 January 2012
Aims. We looked for signatures of quasi-biennial periodicity (QBP) over different phases of solar cycle by means of acoustic modes of oscillation. Low-degree p-mode frequencies are shown to be sensitive to changes in magnetic activity due to the global dynamo. Recently there has been reported evidence of two-year variations in p-mode frequencies.
Methods. Long high-quality helioseismic data are provided by BiSON (Birmingham Solar Oscillation Network), GONG (Global Oscillation Network Group), GOLF (Global Oscillation at Low Frequency) and VIRGO (Variability of Solar IRradiance and Gravity Oscillation) instruments. We determined the solar cycle changes in p-mode frequencies for spherical degree ℓ = 0, 1, 2 with their azimuthal components in the frequency range 2.5 mHz ≤ ν ≤ 3.5 mHz.
Results. We found signatures of QBP at all levels of solar activity in the modes more sensitive to higher latitudes. The signal strength increases with latitude and the equatorial component also seems to be modulated by the 11-year envelope.
Conclusions. The persistent nature of the seismic QBP is not observed in the surface activity indices, where mid-term variations are found only from time to time and mainly in periods of high activity. This feature, together with the latitudinal dependence, provides more evidence of a mechanism that is almost independent and different from the one that brings the active regions up to the surface. Therefore, these findings can be used to provide more constraints on dynamo models that consider a further cyclic component on top of the 11-year cycle.
Key words: methods: data analysis / Sun: helioseismology / Sun: activity