Originally Printed: September 1, 2004
Maxine de Villefranche is an attorney and civil general practitioner with 12 years of experience. She moved to Tehachapi in June 2003 and resides in Alpine Forest. She operates her law practice from her home office and also has a satellite office in Lancaster. She will answer legal questions posed to her by the readers, to the best of her abilities.
Q. My neighbor has a tree with large branches overhanging my roof. In the past, some of these branches have caused damage to my roof on windy days. I have asked my neighbor to do something about his tree, but he refuses to do anything. What can I do?
A. You have the right to abate this nuisance by cutting off the offending branches. However, you cannot cut off more than necessary and you must be careful not to cause an imbalance that will eventually cause the tree to die or to fall down to the other side. Obviously, it would be to your neighbor’s advantage to cooperate in hiring a professional to deal with the tree. I would suggest that you contact an attorney to write a strong letter to your neighbor and make him aware of his liability for the damage caused to your roof and to reach a consensus as to how the offending branches should be removed. The cost of hiring a tree professional should be borne by the owner of the tree.
Q. I purchased a cute puppy from a pet store. Two weeks later, it was diagnosed with Parvo disease. I was expensive to save the puppy’s life. What should I do?
A. If a licensed veterinarian has made a written diagnosis within 15 days after the dog was purchased to the effect that the dog became ill due to any pre-existing illness or disease, you may return the dog to the store for a refund of the purchase price and reimbursement of reasonable veterinary fees for diagnosis and treatment in an amount not to exceed the original purchase price. As an alternative, you may get another dog of your choice and of equal value, plus reimbursement of the veterinary fees. If you choose to keep the dog, you can still be reimbursed for reasonable veterinary fees in an amount not to exceed 150% of the original purchase price of the dog. Lastly, if the dog dies as a result of the same illness or disease, regardless of the date of its death, obtain a refund for the purchase price, or a replacement dog of equivalent value and reimbursement for veterinary fees in an amount not to exceed the purchase price of the dog. The same goes for a dog with a congenital or hereditary condition diagnosed by a veterinarian to suffer or have died from this condition within one year of its purchase.
Forward questions to maxinedev@msn.com , drop questions at the Tehachapi News, located at 411 N. Mill St., or send them to POB 1840, Tehachapi, CA 93581
Wednesday, December 31, 2008
Legal Eaze #4 Plumbing Code/ Health Care/ Affidavit of Death
Originally Printed: August 4, 2004
Maxine de Villefranche is an attorney and civil general practitioner with 12 years of experience. She moved to Tehachapi in June 2003 and resides in Alpine Forest. She operates her law practice from her home office and also has a satellite office in Lancaster. She will answer legal questions posed to her by the readers, to the best of her abilities.
Q. When I bought a house two years ago, the septic system was pumped, inspected and certified. I decided to sell it and I had to have it re-pumped, re-inspected and re-certified. I hired a different company but was informed that the septic tank was in violation of the Uniform Plumbing Code and its inspector refused to certify it, stating it would have to be moved before certifying it. Of course, I contacted the first company and after spending money for their industrial engineer, his report stated that despite the non-compliance, the structural integrity of the house was not affected. Nevertheless, I had to pay $4,700 to have a new septic tank installed in order to sell the house. Who is at fault?
A. The company that inspected and certified the septic system when you initially bought the house needs to stand behind their inspection and certification. The fact that you needed another pumping after only 18 months of use should have been a clue there was something wrong with the system. You may also look to the predecessor owner of that house for failure to disclose, especially if the system needed to be pumped more often than what is considered normal.
Q. My mother has Alzheimer’s and she can no longer take care of herself and her affairs. What can I do?
A. I hope you, or someone else, have Powers of Attorney for Health Care and Financial Decisions over her. If you do not have such powers, you must file a Petition to become her conservator, that is, you ask the Court’s permission to become the person responsible for making decisions about her health care and about her financial affairs. You cannot represent yourself in such a petition, you must be represented by an attorney.
Q. My father and I owned a house as joint tenants. He died three months ago and I want to sell the house. What must I do?
A. You need to file an Affidavit of Death with the county recorder so that title of the house will be transferred into your name alone. One of the advantages of owning property in joint tenancy is the right of survivorship, i.e. the property will be owned by the survivor. But you need to let the county recorder know that one of the joint tenants died.
Forward your questions by e-mail to maxinedev@msn.com or drop questions at the Tehachapi News, 411 N. Mill St., Tehachapi, or send them by mail to P.O. Box 1840, Tehachapi, CA 93581
Maxine de Villefranche is an attorney and civil general practitioner with 12 years of experience. She moved to Tehachapi in June 2003 and resides in Alpine Forest. She operates her law practice from her home office and also has a satellite office in Lancaster. She will answer legal questions posed to her by the readers, to the best of her abilities.
Q. When I bought a house two years ago, the septic system was pumped, inspected and certified. I decided to sell it and I had to have it re-pumped, re-inspected and re-certified. I hired a different company but was informed that the septic tank was in violation of the Uniform Plumbing Code and its inspector refused to certify it, stating it would have to be moved before certifying it. Of course, I contacted the first company and after spending money for their industrial engineer, his report stated that despite the non-compliance, the structural integrity of the house was not affected. Nevertheless, I had to pay $4,700 to have a new septic tank installed in order to sell the house. Who is at fault?
A. The company that inspected and certified the septic system when you initially bought the house needs to stand behind their inspection and certification. The fact that you needed another pumping after only 18 months of use should have been a clue there was something wrong with the system. You may also look to the predecessor owner of that house for failure to disclose, especially if the system needed to be pumped more often than what is considered normal.
Q. My mother has Alzheimer’s and she can no longer take care of herself and her affairs. What can I do?
A. I hope you, or someone else, have Powers of Attorney for Health Care and Financial Decisions over her. If you do not have such powers, you must file a Petition to become her conservator, that is, you ask the Court’s permission to become the person responsible for making decisions about her health care and about her financial affairs. You cannot represent yourself in such a petition, you must be represented by an attorney.
Q. My father and I owned a house as joint tenants. He died three months ago and I want to sell the house. What must I do?
A. You need to file an Affidavit of Death with the county recorder so that title of the house will be transferred into your name alone. One of the advantages of owning property in joint tenancy is the right of survivorship, i.e. the property will be owned by the survivor. But you need to let the county recorder know that one of the joint tenants died.
Forward your questions by e-mail to maxinedev@msn.com or drop questions at the Tehachapi News, 411 N. Mill St., Tehachapi, or send them by mail to P.O. Box 1840, Tehachapi, CA 93581
Legal Eaze #3 Divorce Reorganization of Debts
Originally Printed: July 23, 2004
Maxine de Villefranche is an attorney and civil general practitioner with 12 years of experience. She moved to Tehachapi in June 2003 and resides in Alpine Forest. She operates her law practice from her home office and also has a satellite office in Lancaster. She will answer legal questions posed to her by the readers, to the best of her abilities.
Q. Last year, I represented myself in a divorce action and I had to sell the house and other items in order to pay my wife her half of the community assets. I seems I was stuck with all the community debts. Now I am broke and cannot meet my financial obligations. What can I do?
A. It appears you did not get a fair deal in family law court. It may have been to your advantage if you had hired a lawyer to represent you. At this point, you may be forced to file for bankruptcy. If you are employed and get a regular paycheck, you may be able to file a Chapter 13, which is also known as “a reorganization of debts”. A trustee will oversee your estate and distribute portion of your income to all of your creditors. In such a case, you may keep all of your assets, or what is left of them and pay your creditors over a period of time, but not more than 60 months. Depending on the amount to be distributed, your creditors may or may not be fully paid. All of your secured creditors, i.e. those who hold collateral sufficient to support the debt, will be fully paid or at least to the extent of the value of the collateral. If you are making monthly payments on your car (often the car is worth less than the balance owed) you may be able to discharge the amount that is not secured, but if you want to keep the car, you must pay the “secured” balance. The unsecured creditors are those you may suffer. If you do not have a regular paycheck, the better alternative is to file a Chapter 7 Bankruptcy, or “straight (liquidation)” bankruptcy. A trustee will be appointed to review your assets, and if he/she finds some assets that are not exempt, these assets will be liquidated and the proceeds will be divided among your creditors. Everyone is entitled to exemptions when it comes to personal assets, such as furniture and furnishings, clothing, kitchen appliances, etc. These assets are exempt in different amounts, depending on which system of exemptions one uses, i.e. California Code of Procedure Sections 703 or 704. CCP Section 704 system is preferable to the 703 system if one has a house to protect. A single person owning a residence is entitled to keeping up to $50,000 in equity, a married couple is entitled to $75,000 in equity and a person over the age of 65 years old, $125,000. In order words, if you do not have this kind of equity in your home, you can keep it through the bankruptcy, as long as you keep making your mortgage payments. The same holds for your car. You are entitled to a certain amount of exemption, again depending on which system you use. Bankruptcy is meant to allow you a fresh new start and does not carry the stigma it once carried. Millions of people have taken advantage of bankruptcy laws, especially through difficult financial times experienced by the entire country.
Forward your questions by e-mail to maxinedev@msn.com or drop questions at the Tehachapi News, 411 N. Mill St., Tehachapi, or send them by mail to P.O. Box 1840, Tehachapi, CA 93581
Maxine de Villefranche is an attorney and civil general practitioner with 12 years of experience. She moved to Tehachapi in June 2003 and resides in Alpine Forest. She operates her law practice from her home office and also has a satellite office in Lancaster. She will answer legal questions posed to her by the readers, to the best of her abilities.
Q. Last year, I represented myself in a divorce action and I had to sell the house and other items in order to pay my wife her half of the community assets. I seems I was stuck with all the community debts. Now I am broke and cannot meet my financial obligations. What can I do?
A. It appears you did not get a fair deal in family law court. It may have been to your advantage if you had hired a lawyer to represent you. At this point, you may be forced to file for bankruptcy. If you are employed and get a regular paycheck, you may be able to file a Chapter 13, which is also known as “a reorganization of debts”. A trustee will oversee your estate and distribute portion of your income to all of your creditors. In such a case, you may keep all of your assets, or what is left of them and pay your creditors over a period of time, but not more than 60 months. Depending on the amount to be distributed, your creditors may or may not be fully paid. All of your secured creditors, i.e. those who hold collateral sufficient to support the debt, will be fully paid or at least to the extent of the value of the collateral. If you are making monthly payments on your car (often the car is worth less than the balance owed) you may be able to discharge the amount that is not secured, but if you want to keep the car, you must pay the “secured” balance. The unsecured creditors are those you may suffer. If you do not have a regular paycheck, the better alternative is to file a Chapter 7 Bankruptcy, or “straight (liquidation)” bankruptcy. A trustee will be appointed to review your assets, and if he/she finds some assets that are not exempt, these assets will be liquidated and the proceeds will be divided among your creditors. Everyone is entitled to exemptions when it comes to personal assets, such as furniture and furnishings, clothing, kitchen appliances, etc. These assets are exempt in different amounts, depending on which system of exemptions one uses, i.e. California Code of Procedure Sections 703 or 704. CCP Section 704 system is preferable to the 703 system if one has a house to protect. A single person owning a residence is entitled to keeping up to $50,000 in equity, a married couple is entitled to $75,000 in equity and a person over the age of 65 years old, $125,000. In order words, if you do not have this kind of equity in your home, you can keep it through the bankruptcy, as long as you keep making your mortgage payments. The same holds for your car. You are entitled to a certain amount of exemption, again depending on which system you use. Bankruptcy is meant to allow you a fresh new start and does not carry the stigma it once carried. Millions of people have taken advantage of bankruptcy laws, especially through difficult financial times experienced by the entire country.
Forward your questions by e-mail to maxinedev@msn.com or drop questions at the Tehachapi News, 411 N. Mill St., Tehachapi, or send them by mail to P.O. Box 1840, Tehachapi, CA 93581
Legal Eaze #2 Caretakers/Security Deposit
Originally Printed: July 7, 2004
Maxine de Villefranche is an attorney and civil general practitioner with 12 years of experience. She will answer legal questions posed to her by the readers, to the best of her abilities.
Q. My husband and I are grandparents to a wonderful your boy, age 5. Unfortunately my son, the boy’s father, is in prison and the boy’s mother is a drug addict, in and out of detoxification clinics. We have been the sole caretakers of our grandson for the last two years and we need make this arrangement “official”. What is the best way to proceed?
A. You need to file an Application for “Guardianship” with the Superior Court (of his person and his estate, if any). The court needs to sanction your becoming the child’s guardians in order to allow you to make vital decisions about the child’s welfare. An investigation will be ordered and conducted by a professional appointed by the court to ensure the child is in good hands. Once the investigation is finalized and a report provided to the court, and you have satisfied the court’s need to ensure the child’s safety and best interest, you will become the child’s guardians, and you will step “into the shoes” of his parents.
Q. When I rented the house I lived in for the past eight years, I gave a $500 security deposit to the landlord. I got married last month and I moved out of the house. The landlord refused to return my deposit. What should I do in order to get that money back?
A. A security deposit is a landlord’s best guarantee against risks of rent non-payment and damages to the premises. Unless you failed to pay your rent, and/or caused damage to the house, a security deposit must be refunded. The landlord is also entitled to deduct from the deposit any cleaning costs upon termination of your tenancy. Within three weeks of the tenancy termination, the landlord must do the following: 1) Provide you with a written security deposit accounting, i.e. account for all expenses deducted from the deposit, and 2) Refund the balance. If the landlord has not provided you with an accounting within three weeks of the date you moved out, he/she must return the entire security deposit. I suggest you sue the landlord for the return of your deposit in Small Claims Court, which is the least expensive way to proceed. You can add the suit cost to your damages.
Forward your questions by e-mail to maxinedev@msn.com or drop questions at the Tehachapi News, 411 N. Mill St., Tehachapi, or send them by mail to P.O. Box 1840, Tehachapi, CA 93581
Maxine de Villefranche is an attorney and civil general practitioner with 12 years of experience. She will answer legal questions posed to her by the readers, to the best of her abilities.
Q. My husband and I are grandparents to a wonderful your boy, age 5. Unfortunately my son, the boy’s father, is in prison and the boy’s mother is a drug addict, in and out of detoxification clinics. We have been the sole caretakers of our grandson for the last two years and we need make this arrangement “official”. What is the best way to proceed?
A. You need to file an Application for “Guardianship” with the Superior Court (of his person and his estate, if any). The court needs to sanction your becoming the child’s guardians in order to allow you to make vital decisions about the child’s welfare. An investigation will be ordered and conducted by a professional appointed by the court to ensure the child is in good hands. Once the investigation is finalized and a report provided to the court, and you have satisfied the court’s need to ensure the child’s safety and best interest, you will become the child’s guardians, and you will step “into the shoes” of his parents.
Q. When I rented the house I lived in for the past eight years, I gave a $500 security deposit to the landlord. I got married last month and I moved out of the house. The landlord refused to return my deposit. What should I do in order to get that money back?
A. A security deposit is a landlord’s best guarantee against risks of rent non-payment and damages to the premises. Unless you failed to pay your rent, and/or caused damage to the house, a security deposit must be refunded. The landlord is also entitled to deduct from the deposit any cleaning costs upon termination of your tenancy. Within three weeks of the tenancy termination, the landlord must do the following: 1) Provide you with a written security deposit accounting, i.e. account for all expenses deducted from the deposit, and 2) Refund the balance. If the landlord has not provided you with an accounting within three weeks of the date you moved out, he/she must return the entire security deposit. I suggest you sue the landlord for the return of your deposit in Small Claims Court, which is the least expensive way to proceed. You can add the suit cost to your damages.
Forward your questions by e-mail to maxinedev@msn.com or drop questions at the Tehachapi News, 411 N. Mill St., Tehachapi, or send them by mail to P.O. Box 1840, Tehachapi, CA 93581
Legal Ease #1 Unemployment/Child Support/Identity Theft
Originally Printed: June 23, 2004
Maxine de Villefranche is an attorney and civil general practitioner with 12 years of experience. She moved to Tehachapi in June 2003 and resides in Alpine Forest. She operates her law practice from her home office and also has a satellite office in Lancaster. She will answer legal questions posed to her by the readers, to the best of her abilities.
Q. I am unemployed and cannot pay my rent. My landlord wants to kick me out of my apartment. What can I do?
A. Unfortunately, there is little you can do other than to find another job as quickly as possible. You may attempt to pacify your landlord by asking for his/her patience while you are seeking employment or get a loan from family or friends to pay for your rent. If you are served with a “Three-Day Notice to Vacate”, disregard the notice and wait until your landlord files an unlawful detainer action against you to get you out. But, you may be faced with a judgment for rent and damages, which may include attorney’s fees, not to mention the fact that your credit report will reflect this judgment..
Q. I have been paying child support to my ex-wife for several years. The child support award was based on my previous income. I only earn half of what I used to earn because I was injured and cannot work the same job anymore. How can I lower my child support?
A. A Motion to the Court to modify your child support amount must be made as soon as your circumstances change, otherwise you will be charged for arrearages in child support, in addition to interest at 10 percent per year on the arrearages. Judges are powerless in showing compassion in their orders and must follow the law. The modification will be retroactive to the date the motion was filed with the court. Time is of essence, and this motion must be made quickly.
Q. I have been victimized by identity theft and I don’t know how to stop a creditor from collecting on a debt that I did not incur. What can I do?
A. The first thing you must do is to write to the creditor and let him know that you dispute the debt. This letter should be sent via certified or registered mail. Then you must write to the three credit agencies, Equifax, Experian and Trans-Union and inform them of the dispute with the creditor. Lastly, but not the least, file a complaint with the police department of your community and make an ID Theft Complaint to the Federal Trade Commission (www.consumer.gov) The FTC maintains a database of identity theft cases used by law enforcement agencies. Filing a complaint also helps such agencies learn more about identity theft and the problems victims are having.
Forward your questions by e-mail to maxinedev@msn.com or drop questions at the Tehachapi News, 411 N. Mill St., Tehachapi, or send them by mail to P.O. Box 1840, Tehachapi, CA 93581
Maxine de Villefranche is an attorney and civil general practitioner with 12 years of experience. She moved to Tehachapi in June 2003 and resides in Alpine Forest. She operates her law practice from her home office and also has a satellite office in Lancaster. She will answer legal questions posed to her by the readers, to the best of her abilities.
Q. I am unemployed and cannot pay my rent. My landlord wants to kick me out of my apartment. What can I do?
A. Unfortunately, there is little you can do other than to find another job as quickly as possible. You may attempt to pacify your landlord by asking for his/her patience while you are seeking employment or get a loan from family or friends to pay for your rent. If you are served with a “Three-Day Notice to Vacate”, disregard the notice and wait until your landlord files an unlawful detainer action against you to get you out. But, you may be faced with a judgment for rent and damages, which may include attorney’s fees, not to mention the fact that your credit report will reflect this judgment..
Q. I have been paying child support to my ex-wife for several years. The child support award was based on my previous income. I only earn half of what I used to earn because I was injured and cannot work the same job anymore. How can I lower my child support?
A. A Motion to the Court to modify your child support amount must be made as soon as your circumstances change, otherwise you will be charged for arrearages in child support, in addition to interest at 10 percent per year on the arrearages. Judges are powerless in showing compassion in their orders and must follow the law. The modification will be retroactive to the date the motion was filed with the court. Time is of essence, and this motion must be made quickly.
Q. I have been victimized by identity theft and I don’t know how to stop a creditor from collecting on a debt that I did not incur. What can I do?
A. The first thing you must do is to write to the creditor and let him know that you dispute the debt. This letter should be sent via certified or registered mail. Then you must write to the three credit agencies, Equifax, Experian and Trans-Union and inform them of the dispute with the creditor. Lastly, but not the least, file a complaint with the police department of your community and make an ID Theft Complaint to the Federal Trade Commission (www.consumer.gov) The FTC maintains a database of identity theft cases used by law enforcement agencies. Filing a complaint also helps such agencies learn more about identity theft and the problems victims are having.
Forward your questions by e-mail to maxinedev@msn.com or drop questions at the Tehachapi News, 411 N. Mill St., Tehachapi, or send them by mail to P.O. Box 1840, Tehachapi, CA 93581
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