1 PTFM 2 3 4 DISTRICT COURT 5 CLARK COUNTY, NEVADA 6 7 _________________________, Petitioner, 8 9 vs. 10 11 12 _______________________ ________________________ 13 Respondents. 14 15 16 17 ) ) ) ) ) ) ) ) ) ) ) ) ) Case No. Dept. No. VERIFIED PETITION FOR JUDICIAL REVIEW [NOTE: use this form where mediator found one party did not participate in good faith] Petitioner ______________ (hereinafter “Petitioner”), petitions this Court, pursuant to 18 19 NRS 107 as amended by AB 149 (2009), inclusive, for review of the mediation conducted 20 pursuant to NRS 107, as amended by AB 149 (2009), and Nevada Supreme Court Foreclosure 21 Mediation Rule 5(6)(e) for sanctions. 22 I. 23 JURISDICTION 24 25 1. NRS 107, as amended by AB 149 (2009), Nevada Supreme Court Foreclosure 26 Mediation Rule 5(6)(e), NRS 30.040 and NRS 33.010 vests this Court with jurisdiction over the 27 instant case. 28 1 American LegalNet, Inc. www.FormsWorkFlow.com 1 II. 2 PARTIES 3 2. Petitioner is a mortgagor of owner-occupied residential property at 4 5 ____________________ at all times relevant herein, was a resident of ____________ County, 6 Nevada OR is the beneficiary of a deed of trust on owner-occupied residential property at 7 ____________________. 8 3. Upon information and belief, Respondent, __________________________ is the 9 beneficiary of a deed of trust on owner-occupied residential property at ____________________ 10 11 OR is a mortgagor of owner-occupied residential property at ____________________ at all 12 times relevant herein, was a resident of ____________ County, Nevada. 13 III. 14 STATUTORY AND REGULATORY SCHEME 15 16 17 A. NRS 107 4. NRS 107 as amended by AB 149, Section 1 (2009) establishes certain restrictions 18 on the trustee’s power of sale with respect to owner-occupied housing by providing a grantor of a 19 deed of trust or the person who holds the title of record the right to request mediation under 20 which he may seek a loan modification. 21 22 23 24 25 26 5. Once mediation is requested, no further action may be taken to exercise the power of sale until the completion of the mediation. 6. If any party fails to attend the mediation, fails to participate in the mediation in good faith or does not bring to the mediation each document required by the act or does not have the authority or access to a person with the authority required the act, the mediator may 27 28 recommend sanctions. 2 American LegalNet, Inc. www.FormsWorkFlow.com 1 2 3 7. The Court may issue an order imposing such sanctions against anyparty to the mediation proceedings as the court determines appropriate, including, without limitation, requiring a loan modification in the manner determined proper by the court 4 5 8. Under NRS 107.080(5)(a) the trustee or other person authorized to make a 6 foreclosure sale must substantially comply with that section. The requirements of that section 7 include AB 149, Section 1 (effective July 1, 2009) and AB 140, Sections 6.7 and 7 (effective 8 October 1, 2009). 9 B. Nevada Supreme Court Foreclosure Mediation Rules 9. On June 30, 2009, the Nevada Supreme Court entered an Order Adopting 10 11 12 13 14 Foreclosure Mediation Rules these rules were amended on September 22, 2009. 10. Rule 5(6)(e) states that “a party to the mediation” may file a “petition for judicial review” in district court seeking a determination of bad faith participation and sanctions. 15 16 IV. 17 STATEMENT OF FACTS 18 19 11. Petitioner is the grantor or the person who holds the title of record for the property at ____________________________________________________________________________ 20 21 22 23 24 25 OR is the beneficiary of a deed of trust on owner-occupied residential property at ____________________. 12. Petitioner (OR Respondents) occupies and resides at the property at __________________________ as his/her primary residence. 13. Petitioner received a notice of default and election to sell the property at 26 27 28 _____________________________________ pursuant to NRS 107.080 from the respondents which was recorded OR Petitioner served a notice of default and election to sell the property at 3 American LegalNet, Inc. www.FormsWorkFlow.com 1 _____________________________________ pursuant to NRS 107.080 on the respondents 2 which was recorded. 3 14. Petitioner has not surrendered the property at __________________________ 15. Petitioner has not filed a petition in bankruptcy OR Petitioner has filed a petition 4 5 6 in bankruptcy but the Bankruptcy Court has entered an order closing or dismissing the case or 7 granting relief from the automatic stay of the foreclosure. 8 16. Petitioner filed an election of mediation pursuant to NRS 107 as amended by AB 9 149, Section 1 (2009) and Nevada Supreme Court Foreclosure Mediation Rule 5(4)(a) on 10 11 12 13 14 _______________________________. 17. The Respondents ___ failed to attend the mediation scheduled for ________________________ ___ failed to participate in the mediation in good faith in that _____________ 15 16 ______________________________________________________________________________ 17 ______________________________________________________________________________ 18 ______________________________________________________________________________ 19 20 ___ did not bring to the mediation following document(s) required by NRS 107 as amended by AB 149, Section 1, subsection 4 (2009) ______________________________ 21 22 23 24 25 26 ______________________________________________________________________________ ______________________________________________________________________________ ___ did not have the authority or access to a person with the authority required by NRS 107 as amended by AB 149, Section 1, subsection 4 (2009). ___ did not exchange information with the Respondent 7 days in advance as 27 28 required under Nevada Supreme Court Foreclosure Mediation Rule 7 as follows _____________ 4 American LegalNet, Inc. www.FormsWorkFlow.com 1 ______________________________________________________________________________ 2 ______________________________________________________________________________ 3 ___ other _______________________________________________________ 4 5 6 ______________________________________________________________________________ ______________________________________________________________________________ 7 8 9 10 11 18. The Mediator prepared and submitted to the Mediation Administrator a recommendation concerning the imposition of sanctions against the beneficiary of the deed of trust or his representative on ___________________________. 19. The mediator concluded that the Respondents failed to participate in the 12 13 mediation in good faith and recommended sanctions as follows (List any findings of the mediator 14 re failure to (a) appear (b)produce documents, (c) have authority to settle or (4) to mediate in 15 good faith, etc plus any recommendations re sanctions): 16 ______________________________________________________________________________ 17 ______________________________________________________________________________ 18 19 ______________________________________________________________________________ 20 ______________________________________________________________________________ 21 ______________________________________________________________________________ 22 23 20. Respondents failed to participate in the mediation in good faith as follows: (List facts to show either failure to (a) appear (b)produce documents, (c) have authority to settle or (4) 24 25 to mediate in good faith, etc, which were not specifically found by the mediator. Add facts 26 showing failure to follow NRS 107.080 or AB 140): 27 ______________________________________________________________________________ 28 ______________________________________________________________________________ 5 American LegalNet, Inc. www.FormsWorkFlow.com 1 ______________________________________________________________________________ 2 ______________________________________________________________________________ 3 ______________________________________________________________________________ 4 5 21. A foreclosure sale cannot go forward under NRS 107 as amended by AB 149, 6 Section 1, subsection 4 (2009) because the Mediation Administrator has not provided to the 7 trustee a certificate that the mediation required by this section has been completed. 8 V. 9 CLAIM FOR RELIEF (Judicial Review) 10 11 22. Petitioner hereby incorporates by reference the allegations of paragraph nos. 1 12 13 14 through 26 as though fully set forth herein. 23. Respondents’ conduct (List facts to show either failure to (a) appear (b)produce 15 documents, (c) have authority to settle or (4) to mediate in good faith, etc, which were not 16 specifically found by the mediator.) in 17 _______________________________________________________________________ 18 19 ______________________________________________________________________________ 20 ______________________________________________________________________________ 21 ______________________________________________________________________________ 22 ______________________________________________________________________________ 23 ______________________________________________________________________________ 24 25 ______________________________________________________________________________ 26 ______________________________________________________________________________ 27 constitutes bad faith or failure to comply with statutory requirements justifying the imposition of 28 6 American LegalNet, Inc. www.FormsWorkFlow.com 1 sanctions pursuant to NRS 107 as amended by AB 149 (2009), inclusive, and Nevada Supreme 2 Court Foreclosure Mediation Rule 5(6)(e), 3 24. As a result of Respondents’ conduct, sanctions (sanctions may include any 4 5 sanctions available under NRS Chapter 107, and the Nevada Rules of Civil Procedure, including 6 but not limited to a loan modification in a manner to be determined by the Court, monetary 7 sanctions, the assessment of fees and costs, and/or such other relief deemed appropriate by the 8 Court after considering the evidence presented by the parties) are appropriate as follows: 9 ______________________________________________________________________________ 10 11 ______________________________________________________________________________ 12 ______________________________________________________________________________ 13 ______________________________________________________________________________ 14 ______________________________________________________________________________ 15 16 17 ______________________________________________________________________________ 25. A loan medication under the following terms would be appropriate ____________ 18 ______________________________________________________________________________ 19 ______________________________________________________________________________ 20 ______________________________________________________________________________ 21 22 WHEREFORE, Petitioner respectfully prays for the following relief: 23 1. For the Court to accept jurisdiction over this matter. 24 2. For the Court to review the record and to hold a hearing to determine the 25 appropriateness of imposing sanctions against the Respondents pursuant to NRS 107 26 as amended by AB 149, Section 1 (2009). 27 28 7 American LegalNet, Inc. www.FormsWorkFlow.com 1 2 3 3. After review, to affirm by order the recommendation of the Mediator to impose sanctions. 4. For the Court to declare that 4 ___ Respondents’conduct violated its responsibilities under NRS 107 as amended 5 6 by AB 149, Section 1 (2009). 7 ___ Respondents did not substantially comply with NRS 107.080, as amended by 8 AB 149, Section 1 (effective July 1,2009) and AB 140, Sections 6.7 and 7 (effective October 9 1,2009). 10 11 12 13 14 ___ Respondents did not act in good faith as required by NRS 107.080, as amended by AB 149. 5. For the Court to impose sanctions, as the Court sees proper pursuant to NRS 107 as amended by AB 149, Section 1 (2009) including without limitation: 15 16 17 ___ Modification of the terms of the loan as follows:______________________ ________________________________________________________________________ 18 ___ Fines against the Respondents 19 ___ An order that the Respondents pay the Petitioners costs and Attorneys fees 20 ___ An order that the case be remanded to the Mediation Administrator for a new 21 22 23 24 25 26 mediation between the Respondents and the Petitioner ___ Such other sanctions as the Court deems proper 6. For such other and further relief as this Court deems to be just, equitable and proper in the premises. DATED this ____ day of ___________________________. 27 28 Respectfully submitted: 8 American LegalNet, Inc. www.FormsWorkFlow.com 1 2 __________________________________ Print Name:________________________ Address:___________________________ __________________________________ 3 4 5 6 7 VERIFICATION 8 9 10 11 12 13 I, _______________________________, am the Petitoner in the above-entitled action; that I have read the foregoing document and am competent to testify that the contents are true of my own knowledge except for those matters stated therein on information and belief; and, as to those matters, I believe them to be true. _______________________ Date __________________________________ Signature of Petitioner ______________________________ Print Name of Petitioner 14 15 16 17 Pursuant to NRS 53.045: 18 "I declare under penalty of perjury under the law of the State of Nevada that the foregoing is true and correct." 19 Executed on _____________, 20____ 20 21 22 23 ______________________________ Signature _________________________ Print Name 24 25 26 27 28 9 American LegalNet, Inc. www.FormsWorkFlow.com