Professional Documents
Culture Documents
Plaintiffs,: Persons
Plaintiffs,: Persons
Plaintiffs,: Persons
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IN THE SECOND JUDICIAL DISTRICT COURT
OF THE STATE OF NEVADA
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IN AND FOR THE COUNTY OF WASHOE
--000--
d.
JOSEPH JONES and MEISA JONES,
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and other similarly situated
persons, Case No. CV10-01660
Dept. No. 9
Plaintiffs,
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vs.
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WELLS FARGO BANK, N .A. ,
NATIONAL DEFAULT SERVICING
CO., STANLEY S. SILVA, and su
UNITED TITLE OF NEVADA,
Defendants.
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Reno, Nevada
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1
APPEARANCES:
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For the Plaintiffs: HAGER & HEARNE
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4 Attorneys at Law
By: ROBERT HAGER, ESQ.
5 -and-
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TREVA HEARNE, ESQ.
6 245 East Liberty Street
Reno, NV
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7
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Attorneys at Law
9 By: RONALD WARREN, ESQ.
3980 Howard Hughes Parkway
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10 Las Vegas, NV
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WRIGHT, FINLAY & ZAK
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12 Attorneys at Law
By: CHRI STOPHER BENNER, ESQ.
13 5532 S. Fort Apache Rd.
Las Vegas, NV
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14
15 SNELL & WILMER
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Attorneys at Law
16 By: JENNIFER HARGIS, ESQ.
3883 Howard Hughes Parkway
17 Las Vegas, NV
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18
19 Also Present: MARK MAUSERT
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22
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23
24
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Jones v. Wells Fargo Stanley Silva January 4, 2011
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1 I N D E X
2 EXAMINATION PAGE
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3 BY MR. HAGER 6
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4
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6 EXHIBITS
7 NUMBER DESCRIPTION PAGE
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8 1 Notice of Defaul t 5
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9 2 Notice of Trustee's Sale 5
10 3 Notice of Defaul t su 5
11 4 Notice of Defaul t 5
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12 Notice of Breach
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5 5
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13 6 Notice of Breach 5
14 7 Notice of Defaul t 5
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15 8 Notice of Defaul t 5
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16 9 Notice of Breach 5
17 10 Notice of Defaul t 5
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18 11 Notice of Breach 5
19 12 Notice of Breach 5
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23
24
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Jones v. Wells Fargo Stanley Silva January 4, 2011
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1 ATTORNEY'S NOTES/CORRECTIONS
2 PAGE LINE
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Jones v. Wells Fargo Stanley Silva January 4, 2011
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1 PURSUANT TO NOTICE, and on Tuesday, the 4th day of
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3 245 East Liberty Street, Reno, Nevada, before me, Janet
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4 Menges, a notary public, personally appeared STANLEY
5 SILVA.
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6 --000--
7
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8 (Exhibi ts 1 - 12 were marked.)
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9
16 plaintiffs.
17 Would all attorneys present please identify
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Page 6
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1 Wilmer appearing on behalf Wells Fargo Bank.
2 MR. HAGER: Robert R. Hager for the plainti ffs .
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3 THE VIDEOGRAPHER: Thank you.
4 We are located at the Law Offices of Hager and
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5 Hearne at 245 East Liberty, suite 110, Reno, Nevada,
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6 89501.
7 My name is Bill Stephens, the certified legal
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8 videographer representing Bill Stephens Productions
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9 Incorporated at 320 Stewart Street, Reno, Nevada 89502.
10 I am not related to the parties involved and have no
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11 interest in the outcome of this deposition.
12 The court reporter is Janet Menges from Bonanza
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15
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16 STANLEY SILVA
17 called as a witness, being first duly sworn,
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21 i
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22 EXAMINATION
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23 BY MR. HAGER:
24 Q Sir, have you ever had your deposi tion taken
25 before?
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Jones v. Wells Fargo Stanley Silva January 4, 2011
Page 7
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1 A No.
2 Q What is your age?
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3 A Fifty-three.
Q You're under oath the same as if you were
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4
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6 Do you understand that?
7 A Yes, I do.
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8 Q And the same penal ties of perj ury apply as if
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9 you were testifying in court.
10 A Yes, I do. su
11 Q So you understand that it's important that you
12 answer my questions truthfully?
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13 A Correct.
14 Q And do you also understand that after this
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18 A I understand.
19 Q And you understand that when you review that
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20 booklet you can make changes if you feel that the court
21 reporter has taken something down incorrectly or you
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24 .A Correct.
25 Q And you understand that if you do make any
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Jones v. Wells Fargo Stanley Silva January 4, 2011
Page 8
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1 changes I can point that out to a jury later and have
2 them look at this portion of the deposition and the
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3 video and tell them that you were told by me at this
4 time that if you did so I could tell the jury later that
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5 you were dishonest and untruthful today.
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6 Do you understand that?
7 A I understand.
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8 Q Are you represented by counsel today?
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9 A Yes, I am.
12
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Q Have you met wi th Mr. Warren in the past thirty
13 days?
14 A Yes.
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16 Mr. Warren?
17 A Yes.
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19 A My supervisor.
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Jones v. Wells Fargo Stanley Silva January 4, 2011
Page 9
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1 A In our offices.
2 Have you talked with Mr. Warren in the past
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Q
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4 MR. WARREN: Excuse me, would you repeat the
5 question?
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6 BY MR. HAGER:
7 Q Have you talked by phone with Mr. Warren in the
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8 past thirty days?
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9 A Possibly.
10 Q You don't recall? su
11 A I don't recall.
12
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Q Now, when you met with Mr. Warren did you
13 review any documents?
14 A Yes.
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22 documents were?
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1 Q i want you to tell me, sir, if you would,
2 please, which documents you reviewed?
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3 A Verbatim?
Q Yes.
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4
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6 probably looked at some other documents that might have
7 related to the case.
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8 Q In what way?
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9 A That were part of this case.
10 Q Okay. su
11 A I don't have a complete recollection of
12 indi vidual documents.
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15 A No.
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18 Q Notice of sale?
19 A No.
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defaul t.
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1 A They were part of a scanned file that was
2 e-mailed.
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3 Q From -- by whom to whom?
A By Mr. Warren.
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4
5 Q To you?
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6 A To me.
7 Q Had you ever seen those documents before?
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8 A Some of them, no.
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9 Q The ones you had not seen before, what were
10 they? su
11 A They appeared to be the loan origination
12 documents and things related to that side of the
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13 transaction.
14 Q Where did you go to high school?
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16 Q In Las Vegas?
17 A In Placerville, California. ..
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18 Q Did you have any education after high school?
19 A Yes.
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20 Q Where?
21 A UNR.
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23 A No.
24 Q What did you study at UNR?
25 A Engineering.
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Jones v. Wells Fargo Stanley Silva January 4, 2011
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1 Q For how many years?
2 A Three.
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3 Q Do you have any degrees after your high school
degree?
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4
5 A No.
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6 Q Tell me about your employment post high school?
7 A Beginning right after high school?
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8 Q Yes.
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9 A And running through --
10 Q Today. su
11 A The entire picture?
12 Q Yes.
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25 Q Where was that job?
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Jones v. Wells Fargo Stanley Silva January 4, 2011
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1 A In Placerville, Cali fornia.
2 Q How long did you work there?
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3 A For about two years.
Q What were your duties in that employment at
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4
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6 A They were beginning duties such as courier,
7 working in the title plant doing postings, doing
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8 recordings, doing other information gathering.
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9 Q And what was your next job and approximately
10 when did that begin? su
11 A My next job was working for a company producing
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12 rock, crushed rock product.
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1 A Probably two years.
2 Wha t was your next job after that?
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Q
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4 Q What title company?
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6 title company called Washoe Ti tle.
7 How long did you work for Washoe Ti tle?
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Q
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9 very long. I was part-time going to school while doing
20 A Correct.
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A For ten years.
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3 A Probably December '96.
Q What were your job duties at Founders Title
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5 Company?
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6 A Various through the years culminating in
7 managing the ti tle department.
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8 Q What was your employment after you left
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9 Founders Ti tle Company?
13 A Fi ve years.
14 Q Was that in Reno?
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15 A Correct.
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22 A Fi ve years.
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A Correct.
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1
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3 Nevada?
A End of June of '07.
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4
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6 A I'm a title officer.
7 Q That's your posi tion; right?
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8 A Correct.
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9 Q What are your job duties at Ticor Title of
10 Nevada? su
11 A Excuse me, to produce reports for our clients.
12 Q Anything else?
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1 Q And you have described TSGs, correct me if I'm
2 wrong, as being a product our industry issues on behalf
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3 of foreclosing trustees?
Correct.
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4 A
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6 to my earlier question be yes, that the entire area in
7 which you work at Ticor Ti tle of Nevada since you became
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8 employed there is in connection wi th foreclosures?
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9 A We don't work in foreclosures.
10 Q You don't work in foreclosures?
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11 A No.
12 You don't sign notices of defaul t starting
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Q
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13 foreclosures? I
18 foreclosure period.
19 Q But that is not working in foreclosures is your
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23 foreclosure? I
25 time frames.
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Jones v. Wells Fargo Stanley Silva January 4, 2011
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1 Q When you say the formal process of the
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3 default you have commenced the formal ini tia tion of the
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4 foreclosure on a particular piece of property; correct?
5 A I'm not aware of that statement's meaning.
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6 Q Well, if there were no --
7 A What I'm saying is I don't start the process.
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8 Q Your signing the notice of default doesn't
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9 start the process?
10 A The recording of the notice of defaul t starts
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11 the process.
12 Do you record notices of defaul t?
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Q
16 recorder's office?
17 A Yes.
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21 BY MR. HAGER:
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1 A Yes.
2 Q Oh, okay, then let's -- I want to be real clear
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3 on that.
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4 Do you go to the Washoe County Recorder's
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6 defaul t that you executed recorded?
7 A No.
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8 signed a legibili ty notice is
Q When you it at
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9 the Washoe County Recorder's Office?
10 A No. su
11 Q Where do you sign the legibili ty notice?
12 In our office.
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A
15 Recorder's Office?
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16 A It depends.
20 A On occasion.
23 a recordable form?
24 A In the recordable form, format, correct, yes.
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1 notice of defaul t be prepared in a recordable form?
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3 signature or a text being outside the margins of the
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4 document.
5 Q But you understand when you sign the legibility
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6 notice you're doing it because there are defects in the
7 documents that may make it non-recordable; correct?
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8 MR. WARREN: I'm going to obj ection on the
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9 basis argumentative and I think you have asked the
10 question twice now and you haven't got the answer you
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11 wanted so it's been asked and answered.
12
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MR. HAGER: No, it hasn't been answered.
13 BY MR. HAGER:
18 recordabl e; correct?
23 BY MR. HAGER:
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1 You have got a notice of defaul t?
2 A Yes.
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3 Q Are you with me so far?
A Yes.
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4
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6 it; right?
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8 employee of the company designated to sign on behal f of
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9 the company.
14 A Yes.
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Page 22
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1 you're using is pretty broad so that needs to be defined
2 down.
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3 Q Rather than define it down let me ask it this
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4 way, have you ever instead requested that a recordable
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6 notice prior to the presentation of a notice of defaul t
7 that you executed?
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8 A Yes.
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9 Q Why?
10 A The error may be of a type that is not
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11 appropriate for this legibili ty notice.
12 Q Gi ve me examples of when you have requested
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Page 23
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1 A I would e-mail back to the party that sent me
2 the document.
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3 Q So if I were to request from Ticor Ti tle copies
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4 of those e-mails, what e-mails would I ask for?
5 A I wouldn't know.
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i
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8 would be hard to identify, wouldn't they, so --
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9 Q No, I don't understand.
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13 that--
14 A If that is what you want.
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20 back to.
21 Do you send them to all of them?
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23 documents, sure.
24 Q And how did you determine that there was an
25 issue with a document that required a new document to be
Jones v. Wells Fargo Stanley Silva January 4, 2011
Page 24
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1 prepared?
2 MR. WARREN: Asked and answered.
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3 THE WITNESS: Just by general review of the
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4 document. They might be missing, you know, some
5 information that it needs, so --
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6 BY MR. HAGER:
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8 what reason?
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9 A Maybe again missing a name, misspelling of a
10 name, missing or miss -- typographical error with a
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11 document number, something along those lines.
12 Q And how would you determine whether the name
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Page 25
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1 true?
2 A That is a broad question. I'm not sure exactly
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3 what information I should be presenting this in.
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4
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6 database in Ticor Ti tle' s office?
7 A We would identify the property and then pull
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8 documents related to that property as we see fi t.
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9 Q And prior to your execution of a notice of
10 defaul t regarding a property, would you also ascertain
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11 whether there had been a substitution of trustee that
13 appropriate?
14 A We would pull the documents that are on record
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22 BY MR. HAGER:
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Page 26
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1 Q You have to answer to answer the question
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3 that?
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4 A I do, but I don't think you understand it.
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6 this one in front of us, they are not signing as a
7 trustee. They don't need to be on record as a trustee,
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8 because that is not how they are signing. So I'm not
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9 sure what your question is. You're --
10 Q Well, my question was not are they signing as su
11 trustee or actually you signing as trustee.
I'm not signing as trustee.
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12 A
19 foundation.
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21 it. :
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22 BY MR. HAGER:
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Page 27
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1 answer would have been responsive to the question.
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3 A I'm learning.
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4 ~ And if the question before had been in what
5 capaci ty is the party foreclosing, as trustee or
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6 beneficiary, then your prior answer would have been
7 responsi ve to that question.
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8 Do you understand?
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9 A I'm learning.
10 Q But my question to you, sir, for the third time
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11 here is in connection with your review internally of the
12
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records of Ticor Ti tle prior to your execution of a
13 notice of defaul t
14 A Right.
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17 A No.
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20 A Well
21 Q -- in your career?
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Page 28
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1 to record at the recorder's office, otherwise known as
2 E recording.
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3 Q Was there some connection between the fact that
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4 the recorder's office went to E recording and the fact
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6 approximately that time?
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8 Q And why was that?
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9 A Because that is when they started sending them
10 to us to record or to execute and record. su
11 Q Approximately when was that?
A Probably started happening around '07-ish. I
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12
17 of default?
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1 notices of defaul t that you ever executed, were they
2 ever mailed?
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3 A I'm not sure what that term mailed means in
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4 relation to mailed how, for what purpose?
5 Q To the homeowner?
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6 A Meaning us mail to the homeowner?
7 Q Yes, you signed a notice of defaul t?
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8 A Right. That is not in our realm of
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9 functioning.
10 Q That is not in Ticor Ti tle' s realm of su
11 functioning?
12 A No, that is a foreclosure process.
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16 A No.
17 Q -- and had recorded?
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18 A None whatsoever.
19 Q So after you sign and cause to be recorded a
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23 understand.
24 Q You sign notices of defaul t; correct?
25 A On behal f of our company, sure.
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Jones v. Wells Fargo Stanley Silva January 4, 2011
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1 Q Is it -- In your mind is there some kind of
2 distinction between the fact that you put your -- affix
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3 your signature to a document and you keep saying on
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4 behalf of the company, on behalf of the company?
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6 your interpretation of me signing documents is. I have
7 mine, and mine is I'm an employee of the company and in
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8 all cases my signature on a document represents someone
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9 authorized by the company to sign on their behalf. It
10 could be anybody in our company signing these documents.
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11 It just happens to be me.
12
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Q It just happens to be you?
13 A Yeah.
14 Q Who takes the pen and puts your name on the
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15 document?
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16 A Yes.
17 Q So let's talk about those documents.
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18 A Sure.
19 Q Okay.
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21 A Yes.
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25 A Nothing.
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Jones v. Wells Fargo Stanley Silva January 4, 2011
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1 Q Is there a geographical area of properties that
2 you sign documents for?
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3 A Our company services four, sometimes five
counties.
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4
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6 A Washoe, Lyon, Carson, Storey, and occasionally
7 Douglas.
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8 Q And is there a Las Vegas branch of your
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9 company?
10 A Yes. su
11 Q What documents do you review prior to signing a
12
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notice of default?
17 A Nothing.
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Page 32
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1 A No, they are prepared off-si te by other
2 parties.
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3 Q Have you ever signed any notices of defaul t on
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4 the weekend?
5 A No.
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6 Q Approximately how many notices of defaul t have
7 you executed since you became employed by Ticor Ti tle?
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8 A Well, over the time frame my best guess would
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9 probably be in the one or 2000 range, and that is over
10 going on almost four years now. su
11 Q Do you read the notices of defaul t before you
12
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sign them?
13 A No.
14 Q Are you familiar with the Nevada non-judicial
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15 foreclosure statute?
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16 A Only operationally.
17 Q Is it your understanding that the Nevada
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Page 33
A I don't, no.
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1
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3 to foreclose?
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4 A Nothing direct. You know, I'm signing what
5 gets sent, so --
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8 A No.
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9 Q Are you a notary?
10 A Personally, yes. su
11 Q Have you ever notarized any other employee's
12
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signature on a notice of default at Ticor Title?
13 A No.
14 Q Do you sign notices of defaul t before a notary?
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15 A Yes.
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18 A No.
19 Q Now you're a notary. Do you know whether or
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21 State of Nevada?
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23 compliance.
24 Q And what is the basis of that understanding?
25 A From my own experience in my notary application
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Jones v. Wells Fargo Stanley Silva January 4, 2011
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1 and training.
2 Describe the layout in the office where you
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Q
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4 office at a desk?
5 A Well, we're not we're in a cubicle
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6 environment so we're all in the open, and I sign the
7 documents and then my notary is si tting next to me and
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8 then the document will go over to her to stamp and
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9 acknowledge.
10 Q So she is in a separate cubicle?
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11 A Correct, yes. She is back and forth and she
18 A No.
19 Q Are these notices of defaul t sent to you as I
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20 attachments to e-mails?
21 Yes.
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1 Q Let's take a look at these exhibits. If we
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3 This time, unlike when you signed it, I'm going
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4 to actually ask you to read it.
A
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6 Q Well, I guess you read it the other day when
you met
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A
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Q
10 Do I A su
Q
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12 be the first time that you have read this notice of
13 default?
14 A In verbatim?
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15 Q Well, yeah.
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18 first time that you ever actually read this entire two :
19 page document that you signed that put the Jones' house
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20 in foreclosure? i
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Jones v. Wells Fargo Stanley Silva January 4, 2011
Page 36
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1 Q It's an important document. This is the
2 document that started the process whereby my clients
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3 lost their house to foreclosure.
A Okay.
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4
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6 confirming that everything in this document is true and
7 correct?
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8 A No, I don't believe there is any such
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9 affirmation.
10 Q Well, did you understand when you put your
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11 signature on this document, sir, that you were saying
12
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that everything in this document is true and correct and
13 then you caused it to be recorded in the official
14 records of the Washoe County Recorder --
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20 BY MR. HAGER:
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1 was true?
2 MR. WARREN: Obj ection, compound, lack of
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3 foundation.
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4 THE WITNESS: Ask it again.
5 BY MR. HAGER:
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6 Q Do you see your signature on page 2?
7 A Yes.
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8 Q When you signed this document did you
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9 understand that you were saying everything in this
21
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25 A Yes.
Jones v. Wells Fargo Stanley Silva January 4, 2011
Page 38
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1 Q -- did you understand that you were saying
2 everything contained in this notice of defaul t on the
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3 Jones home, all the statements therein were true?
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4
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6 false statements in the document?
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8 BY MR. HAGER:
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9 Q Were you concerned whether there were false
10 statements in the document? su
11 A No.
Q Did you care whether they were true or false?
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12
13 MR. WARREN: Obj ection, argumentative.
16 BY MR. HAGER:
17 Q Wha t burden?
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22 that was
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Page 39
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1 not in the loop on. I'm simply signing a document that
2 was presented to me on behalf of our clients.
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3 Q Did anyone at your company tell you to go ahead
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4 and sign documents and not pay any attention or inquire
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6 A Not specifically.
7 Q Did anyone at your company tell you that you
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8 were obligated to determine whether statements contained
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9 in documents that you signed to be recorded were true?
10 A No. su "
16 A Correct.
17 Q On the second page, the last full paragraph
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24 you?
25 A No.
Jones v. Wells Fargo Stanley Silva January 4, 2011
Page 40
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1 Q It goes on to say, and has deposited wi th said
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3 documents evidencing obligations secured thereby.
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4 You don't know if that is true either, do you?
5 A No, I'm not in the loop.
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6 Q In fact, you don't know if anything in this
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8 A Correct.
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9 Q On the first page above the solid line there
12 wri ting.
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18 wi th the client plus the documents of record that we i
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19 have pulled. I
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Page 41
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1 liens, judgments, things of that sort.
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3 have at the time you executed this notice of default
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4 looked at the original deed of trust; true?
5 A Correct.
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6 Q And determined whether any party named on this
7 notice of defaul t was named on the deed of trust;
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8 correct?
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9 A You mean on the signature line on the notice of
10 defaul t, is that what you're talking about? su
11 Q Anywhere on this document?
A Anywhere, yes.
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12
16 A Did I do that?
17 Q I ask you a question
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18 A No.
19 Q And you didn't because it was not the policy of
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Page 42
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1 assume do not assume these types of issues that you're
2 referring to.
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3 Q So is there an indemnification agreement
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4 whereby if you execute a notice of defaul t on behalf of
5 a party that is not authorized to foreclose then they
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6 will indemni fy you for having executed that document?
7 A I don't know about that type of issue. That
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8 wasn't what I was referring to.
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9 Q What were you referring to?
10 A To our liabilities under our TSG as to what
su
11 liabilities we assume that are matters that are being
clo
12 covered by that TSG product.
13 Q What are the liabili ties covered by that TSG
14 product?
re
18 notification purposes.
19 Q What do you mean for notification purposes?
St
Page 43
m
1 we assume the costs of them being incorrect or being
2 absent.
co
3 Q So what you have generally described to me is
d.
4 that in order to finalize and complete a foreclosure
au
6 entitled to notice, the liability of Ticor Title is to
Fr
8 has a right to notice of that foreclosure; correct?
re
9 A Well, what I will say is we provide a list of
10 names and addresses for the trustee to use during their
su
11 notification requirements that we derive from the public
clo
12 records and we show them on our TSG, and if they use
21
22 A No.
ww
Page 44
m
1 questions about documents you have never read, but
co
3 It goes on to say, and has declared, and it's
d.
4 referring to the present beneficiary, and has declared
au
6 immediately due and payable.
7 You don't know if that is true, do you?
Fr
8 A I do not know whether that's true.
re
9 Q And it goes on to say, and has elected and does
10 hereby elect to cause the trust property to be sold to
su
11 satisfy the obligations secured thereby.
clo
12 You don't know if that is true either, do you?
17 beneficiary?
op
Page 45
m
1 time you executed this notice of default, Mr. Silva?
co
3 Q Where does it say that?
d.
4 A It says it on the signature line heading.
5 Q Could you point that out to me?
au
6 A It says Wells Fargo Bank.
7 Q Does it say it's beneficiary?
Fr
8 A Probably actually it does up on the beginning,
re
9 I believe, or somewhere buried in the document.
22 Q Okay.
ww
25 Q Okay. I'
Jones v. Wells Fargo Stanley Silva January 4, 2011
Page 46
m
1 Since you have read this document's format and
co
3 the beneficiary is?
d.
4 A Let's see, I'm trying to think how National
au
6 they exist now from the last I looked at one. They may
7 ha ve changed them.
Fr
8 Okay, so it says right here, this paragraph
re
9 which is the third one from the bottom.
10 Q Yes. su
11 A Notice is hereby given that National Default
clo
12 Corporation is ei ther the original trustee, the duly
t
i
i,
16 going down to their signature line that says National
Page 47 Ii
m
~
1 Q Who was the beneficiary on this deed of trust
co
3 A Directly speaking, I don't know.
d.
4 Q So if you don't know who the beneficiary was,
au
6 that last paragraph above your signature line is true;
7 correct?
Fr
8 A Correct.
re
9 Q Because it Right?
10 A Correct, yes. su
11 Q And so let's go back to the paragraph that you
clo
12 just read. It says National Defaul t Servicing
20 again?
21 I f we continue down that same paragraph where
w.
24 A Yes.
25 MR. WARREN: Could you read that for the
,.. , ,',',,' ',,' '...'
Jones v. Wells Fargo Stanley Silva January 4, 2011
Page 48
m
1 record?
2 THE WITNESS: Continuing that statement it
co
3 says, National Default acting as agent da da da for the
d.
4 beneficiary under a deed of trust dated July 14, 2006
au
6 to secure an obligation in the favor of Wells Fargo
7 Bank, N A as beneficiary recorded July 26th, 2006 da da
Fr
8 da, and then down on the signature line it has the name
re
9 of Wells Fargo Bank.
10 BY MR. HAGER: su
11 Q Now, you wrote in Chicago Default Servicing as
clo
12 agent for who?
16 anyone?
17 A That was our client, Chicago Default Servicing.
op
20 policy was?
22 Defaul t Servicing.
ww
Page 49
m
1 A In all cases that is how it is. My signature
2 is always on behalf of Ticor Ti tle, who is always the
co
3 agent for our client, in this case being Chicago
d.
4 Defaul t, who is agent for National Defaul t who is agent
au
6 Q And how do you know that Chicago Default
7 Servicing was agent for National Defaul t?
Fr
8 A Well, after our -- Ticor Ti tle' s agency
re
9 agreement wi th our client, the other agency agreements
16 I don't know.
agency agreements.
w.
21
22 Q Wel l, you don't know that, though, do you?
ww
Page 50
m
1 Q And you never have known that?
2 A It's been represented that this is so, but I
co
3 have not known it factually myself. We're not in that
d.
4 loop.
~
5 Q Who represented to you that it was so?
au
6 A Probably our direct client. I don't have exact
Fr
8 agreements themselves.
re
9 Q When you say it was represented that it was so,
10 are you saying that you assume that it was represented
su
11 it was so because the client said execute the document
clo
12 in the form presented?
15 documents; correct?
Fo
16 A No.
17 Q And nobody has ever wri tten you anything or
op
-
19 agency relationship documents exist; correct?
St
21
22 Do you have any understanding of how Nichole
ww
25 A No.
Jones v. Wells Fargo Stanley Silva January 4, 2011
Page 51 '
m
1 Q When you signed these notices of defaul t during
2 your entire period of employment at Ticor Ti tle, did you
co
3 understand that the next step in the foreclosure process
d.
4 would be, if it continued would be a notice of trustee
5 sale?
au
6 A Right.
7 Q And so you understood you would not be signing
Fr
8 that notice of trustee sale; correct?
re
9 A Correct.
10 Q Did you have any understanding of who it would
su
11 be that would be signing that notice of trustee sale?
A No.
clo
12
15 signed?
Fo
16 A No.
17 Q All right, Exhibit 3.
op
19 A Yes;'
St
Page 52
m
1 agent for National Defaul t Servicing Corporation.
2 As agent for Wells Fargo?
co
Q
3 A Correct.
d.
4 Q So we have got three agency relationships and
au
6 work for is that basically correct; is that correct?
7 A Well, the intention all along was to obviously
Fr
8 have my employer line on here as well. So that is
re
9 missing.
10 Q I understand, and if you want to later or
su
11 somebody wants to ask a question about your intention,
clo
12 that's fine, but what I want to ask is the question I
13 asked.
14 A Okay.
re
23 document?
24 A No, it doesn't.
Page 53
m
1 al together?
2 A A number of years. I f we want to add them up I
co
3 would probably say 20 years.
d.
4 Q During that 20 years of your employment in the
5 ti tle business would you agree that when you execute a
au
6 document on behalf of the company that one would expect
Fr
8 A Yes.
re
9 Q And when you execute a document on behalf of
10 potentially three different companies as agent for those
su
11 companies that, in fact, you would have some employment
clo
12 connection or agency relationship with those companies?
13 A Yes.
14 Q You don't have any employment relationship wi th
re
16 A No.
17 Q Not LSI Title; true?
op
18 A No.
19 Q Not National Default Servicing Corporation?
St
20 A Correct.
Q Not Wells Fargo Bank; correct?
w.
21
22 A Correct.
ww
25 companies?
, ,'."'"..,'
Jones v. Wells Fargo Stanley Silva January 4, 2011
Page 54
m
1 A No.
2 Q Now, let's go up into the paragraph that says
co
3 notice is hereby given that National Default Servicing
4 Corporation is ei ther the original trustee, the duly
d.
5 appointed substitute trustee or acting as agent for the
au
6 trustee or beneficiary under a deed of trust, talks
7 about the Graves, in favor of MERS.
Fr
8 A Right.
re
9 Q Do you see that?
10 A Correct. su
11 Q So this is a MERS deed of trust?
15 A Yes.
Fo
.,'.. ','. ",' ,:.', ,,';'.,,- ..-- -':'.', ,',",': '.:'.' , ,',,". ,
Jones v. Wells Fargo Stanley Silva January 4, 2011
Page 55
m
1 chain and one may not have.
co
3 A Not at this time, no.
Q And you didn't know when you signed this?
d.
4
5 A No.
au
6 Q And Soma Financial is not MERS; correct?
7 A Correct.
Fr
8 Q And Soma Financial is not any of these
re
9 companies on whose behalf you signed?
15 A No.
Fo
16 Q -- true?
17 And do you know whether National Defaul t
op
22 A No.
ww
Page 56
m
1 Corporation was the duly appointed agent for the trustee
co
3 A No.
Q So again wi th regard to this document, you
d.
4
au
6 document are true at the time you signed them?
7 A Correct.
Fr
8 Q Correct? i.
A Yes.
re
9
14 A Correct.
re
15 Q Exhibi t 4.
Fo
18 A Correct.
19 Q Is that your signature that appears on page 2?
St
20 A Correct.
21 Q Do you see in the paragraph on page 2 that
w.
Page 57
m
1 A Correct.
2 And Pinnacle Financial Corporation and MERS are
co
Q
d.
4 trust was executed?
5 A Correct.
au
6 Q Yet none of them are involved in this notice of
7 defaul t; correct?
Fr
8 A If by that you mean on the signature line?
re
9 Q This notice of defaul t was not issued on behalf
12 ears.
clo
23 Q Yes.
24 A No.
25 Q Now, you could have determined that, is that
'" "N ',' ' ",'. ,,", ,',.',
Jones v. Wells Fargo Stanley Silva January 4, 2011
Page 58
m
1 correct, at the time you executed this notice of
2 defaul t?
co
3 A If something was recorded and if it was
d.
4 something that we were required to do.
5 Q Who owned this loan at the time you executed
au
6 this notice of defaul t on December 9th, 2009?
7 A I'm not in the loop on that.
Fr
8 Q Who the trustee?
was
re
9 A I'm not in the loop on that.
10 Q Was it the trustee that was commencing the
su
11 foreclosure by your signature on this property that is
clo
12 Exhibi t 4, this notice of defaul t recorded in Lyon
15 time.
Fo
i
16 Q I didn't ask you that.
i
17 My question now was, was the trustee the enti ty
op
20 A No.
21 What enti ty were you acting on behalf of to
w.
22 commence
ww
Page 59
m
1 Company?
2 A In the manner that LSI's client was the
co
3 trustee, yes. I don't want to interpret that LSI was
d.
4 doing the foreclosure. They were -- National Default
5 Services was LSI's client who then LSI then sent the
au
6 documents to us to record.
Fr
8 deed of trust to see whether National Defaul t Servicing
re
9 Corporation was the named trustee on that deed of trust
16 to follow up on that.
A Correct.
ww
23
24 MS. HARGIS: I'm sorry, can we take a short
25 break?
, ~ ~ ~',':;":;"--" "":.
Jones v. Wells Fargo Stanley Silva January 4, 2011
Page 60
m
1 MR. HAGER: Sure.
2 THE VIDEOGRAPHER: We're off the air at 2:21.
co
3 (A recess was taken.)
d.
4 THE VIDEOGRAPHER: This is disk number two in
au
6 The case is Joseph Jones, et al, versus Wells Fargo
7 Bank, et al, case number CV10-01660.
Fr
8 We're back on the record now at 2: 37. Please
re
9 go ahead.
,',. ., .',,' ',,', " ,..,', .'.:-:":""';-0'..' -,-,c":':';'.'-"- ,,' '" "..,','..
Jones v. Wells Fargo Stanley Silva January 4, 2011
Page 61
m
1 M-a-u-s-e-r-t.
2 MR. WARREN: Thank you.
co
3 BY MR. HAGER:
d.
4 Q Sir, getting back to the document in front of
5 you that is contained wi thin Exhibi t 4, the notice of
au
6 default you signed.
Fr
8 document number, please?
re
9 MR. HAGER: It's Exhibit 4 in this exhibit. Do
13 BY MR. HAGER:
16 we have been talking about, Mr. Silva, the one that you
18 A Yes.
19 Q Do you see where it says recording requested by
St
Page 62
1 that.
m
2 Is it the Lyon County document?
co
Q
d.
4 Q Who does it say the recording is requested by?
5 A Ticor Title.
au
I
6 Q Can I see that?
Fr
8 requested by Ticor Title?
re
9 A On the recording stamp area in the upper
10 right-hand corner. su
11 Q Oh, I was referring to the -- not the portion
22 A Correct, yes.
ww
I
,..'.'.,'. , .,.,"_' '0:.."., -..,"
Jones v. Wells Fargo Stanley Silva January 4, 2011
Page 63
m
1 LSI Ti tle Company Nevada, agent for National Default
2 Servicing Corporation as agent for Wells Fargo Bank;
co
3 correct?
d.
4 A That is what the signature line says, yes.
au
6 anywhere in connection wi th the company's on whose
7 behalf you executed this document; true?
Fr
8 A They are not on that signature line, no.
re
9 Q So what is LPS Ti tle Company Nevada's
I:
i
22 so
ww
Page 64
m
1 A LPS -- My understanding is LPS. So I'm not
2 sure our agency agreement may name them both, so
co
3 Q But you didn't sign on behalf of LPS, you
d.
4 signed on behalf of LSI and National Default Servicing
5 Corporation and Wells Fargo; right?
au
6 A Well, technically I signed on behalf of my
Fr
8 understanding is an LPS company.
re
9 Q It is an agent for National Defaul t Servicing
10 Corporation? su
11 A That is my understanding. That is what it is
12 stating here.
clo
17 A Yes.
op
22 at the end of the day somebody can't pop up and say they
ww
Page 65
A Correct, that is our product that we issue.
m
1
co
3 send that information to one of these entities and let
d.
4 them start the foreclosure if they are the ones that
au
6 instead of Ticor Ti tle signing -- having you sign
Fr
8 the documents are true?
re
9 MR. WARREN: Obj ection, argumentative and
10 compound. Answer if you can. su
11 THE WITNESS: Well, in the older days that is
12 how it was and it's only the advent of the new
clo
15 BY MR. HAGER:
Fo
19 A Well, it's --
St
20 Q in Nevada?
Page 66
1 Q Executi ve Trustee Services, do they use it?
m
2 A What I would say is I wouldn't be surprised if
co
3 they do. I don't have direct knowledge whether they do
4 or not.
d.
5 Q As you sit here today under oath under penalty
au
6 of perj ury do you have any basis for saying that ei ther
7 of those two companies that foreclose on behalf of major
Fr
8 banks do this stacking like you do?
9 A I can't answer that directly.
re
10 Q Because you don't have any information that
su
11 they do; correct?
12 A Not direct enough to meet this burden that you
clo
I
13 just mentioned.
15 oath. t
t;
Fo
17 here, so
op
23 clients.
24 Q Are you familiar wi th what any of the other
25 companies do?
Jones v. Wells Fargo Stanley Silva January 4, 2011
..-_..._. Page 67
m
1 A Only in an indirect way of occasionally seeing
co
3 Q So in that indirect way and based upon your
d.
4 total experience in the industry and your involvement in
5 this signing of stacking of agency relationships, tell
au
6 me one other company that does what you do in terms as
7 agent for as agent for as agent for?
Fr
8 A I know I have seen them, but I can't give their
re
9 names because I wasn't paying attention at the time. I
10 wasn't interested. su
11 Q So as you si t here today you don't know of one?
13 them.
14 Q Who is your supervisor?
re
15 A Steve Schiller.
Fo
1
25 A Based in Vegas.
I
r:
Jones v. Wells Fargo Stanley Silva January 4, 2011
Page 68
m
1 Q Now, are you aware that there -- over the last
2 three or four months there has been national media
co
3 coverage of what has been called robo signers?
A Yes.
d.
4
au
6 Ticor Title in connection wi th your execution of notices
Fr
8 A No.
re
9 Q What is the connection, if any, between your
10 company and Fideli ty? su
11 A Our company, my understanding is, you know,
12 we're owned or a subsidiary or there is a relationship
clo
13 there corporate-wise.
20 A No.
21 Q How many times have you been sued in connection
w.
22 wi th foreclosure cases?
ww
Page 69
m
1 around 20-ish.
2 Q And has -- have you brought it to the attention
co
3 of your employer that you have been sued approximately
d.
4
au
6 A Yeah, they are aware every time I get served.
7 Q And have you ever had any meetings with anybody
Fr
8 in Ticor or any Ticor related company to go over whether
re
9 the allegations against you in those complaints had
13 present time?
14 A Yes.
re
23 A No.
24 Q You have changed?
25 A Let's rephrase the question.
Jones v. Wells Fargo Stanley Silva January 4, 2011
Page 70
m
1 Q Are you -- You have described to me that you
2 have never read a notice of defaul t before you sign it?
co
3 A Right.
Q Is that still true?
d.
4
5 A Yes.
au
6 Q Is it still true that you don't take any effort
7 to determine whether the statements contained in a
Fr
8 notice of default that you sign are true?
A No effort.
re
9
15 A No.
Fo
Page 71
m
1 what is in this document is true before I sign it?
co
3 that, other than maybe not being given the document to
d.
4 sign, so We're not in that loop.
5 Q So your concern is that if you were to say you
au
6 wanted to look at documents to determine whether or not
7 the contents --
Fr
8 A Right.
re
9 Q -- the statements in the notice of default were
10 true -- su
11 A Right.
12 Q -- might resul t in you no longer being able to
clo
14 business?
re
20 documents.
21 Q And I understand, but you have been sued some
w.
Page 72
m
1 Q Including that you started foreclosures on
2 behalf of companies that had no authority to foreclose;
co
3 right?
A Well, again we didn't start the foreclosure per
d.
4
au
6 Q You have been sued for signing notices of
7 defaul t on behalf of companies --
Fr
8 A Right.
re
9 Q -- that have no authority to foreclose; true?
10 MR. WARREN: Obj ection characterization
su
11 question.
12 THE WITNESS: I don't know if these statements
clo
15 Q Which statements?
I
Fo
23 was, you know, the easiest target I'm being, you know,
Page 73
m
1 Q Well, now that you have had an opportunity to
2 answer some questions from me today and you understand
co
3 that I'm asking you questions like do you know whether
d.
4 anything is true in this document that you have signed
au
6 not just that you are an easy target because you signed
7 these things, but it's also because you didn't even look
Fr
8 to see if whether what you were signing was true?
re
9 MR. WARREN: Objection, argumentative.
10 BY MR. HAGER: su
11 Q Do you understand that now?
12 A There is no requirement for me to read the
clo
15 Q If I --
Fo
I
18 Q If I asked you to sign a document saying that
19 Mrs. Jones who lives over there and that is a
St
20 description of her car ran into me, ran a red light and
21 ran into me, would you sign it, if you didn't know it
w.
22 was true?
ww
Page 74
m
1 need wi tnesses.
2 Q This is a case of taking someone' shouse,
co
3 right, foreclosing on it?
d.
4 A Well, whatever that means again, you know.
au
6 promissory note.
7 Q Do you have a mortgage on your home?
Fr
8 A Yes.
re
9 Q So you would understand what it would mean if
18 A No.
19 Q -- because you never made any inquiry as far as
St
24 you?
25 A Unless I'm instructed. I'm just an employee
---.,-t , ,
Jones v. Wells Fargo Stanley Silva January 4, 2011
Page 75
m
1 signing documents as instructed.
co
3 continue to sign documents presented to you wi thout
d.
4 taking any -- undertaking any effort to see whether any
au
6 correct?
7 A Unless my management tells me otherwise.
Fr
8 Q And as of this point they have not even asked
re
9 you or talked to you about any of the lawsui ts against
10 you for signing notices of defaul t; correct?
su
11 A Correct.
12 Q Now let's compare the first document in Exhibi t
clo
15 Lyon County.
Fo
20 BY MR. HAGER:
Page 76
m
1 Q And that was the onl y thing that was on thi s
2 document at the time, the recorder's stamp was not
co
3 there; correct?
Correct.
d.
4 A
au
6 LPS Title Company of Nevada?
7 A I'm not understanding your question. Nobody
Fr
8 told me anything.
re
9 Q Well, you signed this document saying that that
I'
10 was true, so -- su i
11 A Where's that?
clo
12 Q Oh, this gets back to your saying that you're
15 A Correct.
Fo
MR.
Page 77
m
1 beneficiary is on this one.
2 BY MR. HAGER:
co
3 Q Who was the trustee?
d.
4 A It was who it was at the time, which I have no
5 knowledge of.
au
6 Q So at the time you signed this document,
7 443553, on June 5th, 2009 you did not know who the
Fr
8 beneficiary of this loan was and you did not know who
re
9 the trustee of the loan was; correct?
10 A No, correct. su
11 Q Now let's take a look at this signature line of
12 yours.
clo
13 A This is 443553?
14 Q Yes.
re
15 A Yes.
Fo
18 A Yes.
19 Q Did somebody tell you to wri te your name and
St
21 A Yes.
w.
22 Q Who?
ww
Page 78
m
1 Q Who was that person?
co
3 last name. He was an employee of our company.
d.
4 Q Did he tell you why to put agent under your
5 name?
au
6 A Other than that is how he was told to do it.
Fr
8 sign that in that fashion?
re
9 A No.
10 Q Does anybody review these notices of defaul t in
su
11 Ticor Title after you execute those?
12
clo
A Wi thin our organization, no.
18 A Of
19 Q Of who?
St
I',
21 Ti tle of Nevada who is agent for LPS Ti tle who is agent
w.
24 A Apparently, yes.
25 Q Which is a servicer for Wilshire?
Jones v. Wells Fargo Stanley Silva January 4, 2011
Page 79
m
1 A Apparently.
2 Q What does that mean?
co
3 A Other than what it means on the surface.
d.
4 Apparently there are a number of business relationships
5 there.
au
6 Q So who actually started this foreclosure among
7 those names that we just talked about?
Fr
8 A Well, we would suppose through our knowledge of
re
9 what we understand about the lending servicer industry,
20 A Yes.
21 Q This one says MERS nominee for Mila, Inc.,
w.
22 M-i-l-a, Inc.
A Right.
ww
23
24 Q -- as beneficiary.
25 None of them are involved in this foreclosure;
Jones v. Wells Fargo Stanley Silva January 4, 2011
Page 80
m
1 right?
2 A Not that I'm aware of, no. They are not stated
co
3 on the document down on the signature line.
d.
4
au
6 document starting the foreclosure?
7 A I wouldn't know.
Fr
8 Q You don't know on whose behalf you started this
re
9 foreclosure by this document executed on June 5th, 2009,
10 do you? su
11 A Our company started it on behal f of LPS who
clo
12 requested it be recorded.
22 A Yes.
ww
Page 81
m
1 foreclosures. So I'm not in that area of operation.
co
Q
d.
4 certain legal requirements of Nevada foreclosure law?
5 A You're referring to all the various paragraphs
au
6 that are in the document, what constitutes the document?
7 The ones that you signed and caused to be
Fr
Q
8 recorded, yes?
re
9 A I would imagine they have been drawn up to
I,
16 by these enti ties that I work for who are agents for i
Page 82
m
1 Nevada by placing your signature on these documents;
2 true?
co
3 A In this realm, yes.
Q And so again wi th that understanding is it
d.
4
au
6 document be true if they are placed there for the
7 purpose of satisfying Nevada foreclosure law so that a
Fr
8 home can be foreclosed on?
re
9 A Yes, I would think so.
10 Q Have you ever seen anything in connection with
su
11 your employment in wri ting that says all the statements
clo
12 contained in this notice of default are true?
13 A No.
14 Q So nobody has ever told you they are true and
re
17 true; correct?
op
22 Q Let's go to Exhibi t 5.
ww
25 A Yes.
.',', , , ','. ",',' " ,,','.',"
Jones v. Wells Fargo Stanley Silva January 4, 2011
Page 83
m
1 Q MERS deed of trust?
co
3 Q And this is LPS Defaul t Ti tle and Closing. Is
d.
4 that a di fferent company than the other LPS that we just
5 talked about a minute ago which was LPS Ti tle Company?
au
6 A It mayor may not be. I'm not aware of all the
Fr
8 Q Do you look and see whether or not these
re
9 companies are clients of Ticor Ti tle before you execute
10 these documents or if they are e-mailed to you do you
su
11 just sign them?
12 What I can say is we have an agency agreement
clo
A
16 drew it should.
up so it
17 Q Do you look to determine whether, in fact,
op
20 to have it recorded?
21 A I wil 1 say that if it says LPS 6n it then I'm
w.
Page 84
m
1 Q Who was the beneficiary on this deed of trust
co
3 starting this foreclosure?
d.
4 A I'm not aware.
au
6 identified as the beneficiary on this deed of trust in
""
Fr
8 A As shown on the document, no.
re
9 Q So when you signed this and it says that by
20 don't know who the beneficiary was, you don't know who
21 the trustee was.
w.
Page 85
m
1 Q And do you have any plans to request at Ticor
2 Ti tle that somebody look into any of those things that I
co
3 just asked you about from this date forward before you
d.
4 sign these notices of default?
au
6 Q Do you have any plans for recommending that
7 that happen?
Fr
8 A After today obviously there will be some
re
9 discussion. I have no idea about its parameters.
10 Q When was the last time you executed a notice of
su
11 defaul t?
A Yesterday.
clo
12
13 Q How many did you execute yesterday?
14 A Five or six, something along those lines.
re
16 A Yes.
17 Q And did you make any effort whatsoever to
op
20 A No.
21 Q Did you make any -- undertake any effort
w.
Page 86
m
1 Q When you executed that notice of default that
2 is in front of you there, you were starting a
co
3 foreclosure on behalf of which company?
d.
4
au
6 starting a foreclosure on their behalf. It's their
7 client's.
Fr
8 Q Right, I understand that.
re
9 So the answer is you don't know; correct?
13 of?
14 A The parties that are shown on the notice of
re
19 here.
St
Page 87
m
1 foreclosure?
2 A Well, certainly they record all these
co
3 assignments along the way during the foreclosure process
d.
4 before they get to the trustee sale to fill in the
5 assignment chain.
au
6 Q You're talking about assignments of the deed of
7 trust?
Fr
8 A Yes.
re
9 Q So you're talking about that what they do is
10 they assign the deed of trust after the loan is in
su
11 foreclosure?
12 A Yes.
clo
15 understanding?
Fo
Page 88
m
1 Do you see that?
2 A Yes.
co
3 Q And when you signed it it said recording
d.
4 requested by LSI Ti tle; --
5 A Yes.
au
6 Q is that correct?
7 A Up in the upper left-hand, yes.
Fr
8 Q And the only beneficiary named on this deed of
re
9 trust is MERS?
17 A Yes.
op
20 A Correct.
21 Q Who was the owner of this loan at the time
w.
A I don't know.
ww
23
.,'
24 Q I'm going to get back to something I asked you
25 about a minute ago. I asked you about media coverage of
".','.'.:,:. - ~-., 'j- -'.' "':-',,'
Jones v. Wells Fargo Stanley Silva January 4, 2011
Page 89
m
1 what has been called robo signers?
2 A Yes.
co
3 Q When you -- You read some of those articles?
A I have seen them in the media, yeah.
d.
4
au
6 A Right.
7 Q Is that correct?
Fr
8 A Yes.
re
9 Q And when you saw those did that cause you to
10 think maybe I bet ter take a look at whether or not I'm a su
11 robo signer?
12 A I understood that they were in reference to
clo
17 Q Foreclosures?
op
Page 90
m
1 Q Let's break it down question by question.
2 A -- signing affidavits and submi tting them to
co
3 court.
d.
4 Q You understood --
5 A So the two comparisons are not similar in
au
I:
6 Q We will break it down and we will see how much
7 is similar.
Fr
8 So I will ask you specific questions and we
re
9 will get answers from you. Does that sound fair?
10 A That sounds fair. su
11 Q That is what this is about. That is what a
12 deposition is.
clo
13 A Correct.
14 Q I'm just a lawyer. I'm just a -- I'm a nice
re
23 A Correct.
24 Q And would you agree that they were accused of
25 signing documents that started a foreclosure process?
" ,
Jones v. Wells Fargo Stanley Silva January 4, 2011
Page 91
A I'm not aware of that aspect, so --
m
1
co
3 wi th foreclosures?
A You said start a foreclosure process.
d.
4
au
6 Were you aware that the documents that robo
7 signers were accused of signing wi thout verifying the
Fr
8 accuracy of the information contained therein were used
re
9 to foreclose on people's properties?
10 A They were used in the process, yes. su
11 Q And would you agree that that is what your
12 notices of default were used in?
clo
13 A Yes.
14 Q And did you understand that part of the media
re
Page 92
1 contractual obligation or liabili ty reason to verify
m
2 stuff.
co
3 Q So if you had been signing those same
d.
4 documents, these same notices of default under oath then
5 you would have been obligated to verify the accuracy of
au
6 the information, is that your understanding?
7 A If that is what was -- the oath required, yes.
Fr
8 Q But since you were not under oath, whether it
re
9 was true or untrue was of no significant to you; --
10 A No. su
11 Q is that correct? I
"
12 Is that correct? .
clo
,
13 A Yes.
14 Q Okay, let's take a look at Exhibi t 7.
re
18 A Correct.
19 Q And you never undertook any effort to determine
St
Page 93
m
1 Q And that remains the policy of Ticor Title
2 today wi th regard to your signing notices of default;
co
3 true?
A Yes.
d.
4
au
6 signed the notary book.
Fr
8 order of the court, of Ani ta Moore, approximately how
re
9 many times would you estimate that you actually signed
10 that notary book? su
11 A It would be very few times.
12 Q So you have said one to 2000 notices of
clo
13 defaul t.
14 A Right.
re
20 times.
21 Q Earlier days would be, what, 2007?
w.
23 yes.
24 Q So in the last three or four years you haven't
25 signed the book at all ever?
'....
Jones v. Wells Fargo Stanley Silva January 4, 2011
Page 94
1 A No, no.
m
2 Q Exhibi t 8, this is a MERS deed of trust?
co
3 A It says that on the document, yes.
4 Q And MERS and Lime Financial the deed of trust
d.
5 was in favor of; is that right?
au
6 A Correct.
7 Q Any of those parties involved in this
Fr
8 foreclosure?
re
9 A I'm not aware. They could be. I'm not aware
10 of who is involved. su
11 Q You're not aware of who was involved in the
12 foreclosure that you commenced by signing this notice of
clo
16 the tim~.I signed this, I'm not aware of who they are,
17 other than who is shown on the signature line.
op
Page 95
A Other than the fact that they are -- they are
m
1
co
3 client's clients and having that knowledge, but that is
d.
4 as indirect as it gets.
au
6 to wri te in Chicago Defaul t Services because that was
7 your client?
Fr
8 A Yes.
re
9 Q So when this document was presented to you, I:
15 BY MR. HAGER:
Fo
18 foreclosure?
19 A Myself I'm not sure what it means.
St
23
24 Q Tell me absent your wri ting in by hand above I
Page 96
m
1 for where in this document it says that you were taking
co
3 A It doesn't in this document.
Q So you had to add that; right?
d.
4
5 A Yes.
au
6 Q So what was Chicago Defaul t Services' interest
7 in this property?
Fr
8 A Other than being our client and as it is shown
re
9 on the signature line I'm not aware of any particular
10 interest. su I'
Page 97
m
1 So your question did Chicago Defaul t have an
2 interest in the property is not correct. They don't
co
3 have to have an interest in the property, other than the
d.
4 originating beneficiary that they are working on behalf
5 of.
au
6 BY MR. HAGER:
7 Q MERS and Lime Financial?
Fr
8 A Or whoever it might be at the time this was
re
9 signed. This isn't showing any assignments that may
10 have been there. su
11 Q And you haven't seen any?
12 A Not to my knowledge. i
clo
It doesn't mean they
I,
13 weren't there.
14 Q Or that they were there; right?
re
Page 98
m
1 A As -- I don't know directly what it was because
2 I never reviewed the document. It was presented to me
co
3 by management.
d.
4
au
6 Ticor Ti tle had the authori ty to commence a foreclosure
Fr
8 relationships?
re
9 A Not from my own review, but as presented to me
10 by management. su
11 Q By who in management?
12 A The parties, you know, that were managing the
clo
13 company.
14 Q Who?
re
22 Q Where in California?
A I'm not familiar.
ww
23
24 Q Does he work with Ticor?
25 A There is some type of employment relationship
I
Jones v. Wells Fargo Stanley Silva January 4, 2011
Page 99
1 with him still, yes.
m
2 Q And what did they tell you specifically wi th
co
3 regard to the scope of the agency authority between
d.
4 Ticor Title and what you have called its clients that
5 authorized you to sign documents to start foreclosures
au
6 on behal f of other companies?
7 A Just that we have an agency agreement wi th them
Fr
8 and that we're authorized to sign on their behalf.
re
9 Q Have you ever seen anything in wri ting that
10 reflects what you just said? su
11 A As I mentioned, have I reviewed something in
12 wri ting or have I seen something in wri ting?
clo
15 hand; right?
Fo
16 A Correct. .
1
17 Q No, I'm not talking about these agency
op
19 A Right.
St
22 A Right.
ww
Page 100
m
1 foreclosures on behalf of companies based on documents
2 presented to you?
co
3 A It's been -- It was told me that I had
authority to sign on behalf of Ticor Title.
d.
4
au
6 writing that reflects what you just said about you being
7 told?
Fr
8 A No, not mysel f .
re
9 Q Now, the next one, Exhibi t 9, thi s one at the
10 time you signed it did not, just like all of them, did
su
11 not include the recorder's stamp in the upper right-hand
12 corner; correct?
clo
13 A Correct.
14 Q So it says when recorded mail to Fideli ty
re
16 A Correct.
17 Q This is a MERS deed of trust?
op
Page 101
m
1 A One of their subsidiary companies, yes.
2 Q Who was the trustee on this property at the
co
3 time you executed this document in part on behalf of
d.
4 your parent company, Fideli ty National Insurance
5 Company?
au
6 MR. WARREN: Objection, argumentative. That
7 wasn't his testimony. Answer the question, if you can.
Fr
8 THE WITNESS: I'm unaware of who the trustee
re
9 was at the time that I executed the document.
10 BY MR. HAGER: su
11 Q Now, since it was al leged that it was I'
13 A Yes.
14 Q Did you sign this as agent for Fideli ty
re
19 Company?
St
Page 102
m
1 behalf of all of those companies?
co
3 Q So you -- when you place your signature on this
d.
4 document you have no intention to take any action on
au
6 testimony?
7 A Right, yes.
Fr
8 Q So as far as you're concerned, then, it would
re
9 be fair to say that as to any of these other companies
10 here, LPS Lender Processing Services, Fidelity National
su
11 Ti tle Insurance Company, American Home Mortgage
Page 103
m
1 Q So that is what you understand --
2 A But I don't sign on behalf of somebody two
co
3 steps up directly.
d.
4 Q But you're taking an action on behalf of all of
5 them?
au
6 A On behalf of them, yes. That is how it's
7 understood, yes.
Fr
8 Q So you understand that you're acting on behalf
re
9 of all of them when you place your signature on a
10 document? su
11 A In that regard, yes.
12 The next document, Exhibi t 10. T. D. Service
clo
Q
15 works, yes.
Fo
Page 104
m
1 e-mail itself, yes, that this was attached to.
co
3 behalf of companies, none of which include LPS?
d.
4 A LPS may not be in the chain, but an LPS company
5 will be, like in this case it shows LSI, who is an LPS
au
6 company.
7 Q So is LSI a client of Ticor Title of Nevada?
Fr
8 A Yes.
re
9 Wel l, I'm sure they are through the agency
10 agreement wi th LPS. It could be one of the enti ties
su
11 that are related to LPS that we sign on behalf of.
12 Q Okay, now I think I'm understanding something
clo
16 A Yes.
17 Q And LPS sends documents to Ticor Ti tle and says
op
20 A Yes.
21 Q Ticor Ti tle doesn't have an individual agency
w.
Page ios
m
1 telling the difference between these other company names
co
3 of T. D. Service directly. It's always through an LSI
intermediary.
d.
4
au
6 deals wi th LPS and receives documents from LPS and signs
Fr
8 those documents and you're the person that signs those;
re
9 is that correct?
10 A Yes. su
11 Q Now, are you aware of the -- Have you ever
12
clo
Googled LPS, have you ever heard about the litigation 1
14 wi th MERS?
re
15 A Not specifically.
Fo
23 during the fall, I think, and there has been a few news
24 articles since.
Page 106
1 A I'm not aware of it, no, not prior to that
m
2 time. I mean, it was all media information that I
co
3 became aware of it.
d.
4 Q Are you aware that LPS is the document process
5 preparer for MERS?
au
6 A I'm not aware of what LPS' many different
..
Fr
.;
re
9 the lending and servicing industry, but directly no, I'm
10 not aware. su
11 Q So to be clear, you receive an e-mail from LPS 1
13 A Yes.
14 Q That has names on that notice of default that
re
1 7 A Correct.
18 Q Correct?
op
19 A Right.
St
23 A Correct.
24 MR. HAGER: Why don't we take a break. I have
Page 107
m
1 THE VIDEOGRAPHER: We're off the record now at
2 3:43.
co
3 (A recess was taken.)
4 (Exhibit 13 was marked.)
d.
5 THE VIDEOGRAPHER: We're back on the record now
au
6 at 3:49. Please go ahead.
7 BY MR. HAGER:
Fr
8 Q Thank you.
re
9 Directing your attention to Exhibi t 11. Is
10 that your signature on page 3?
su
11
12
clo
13
14
re
Page 108
m
1 A Yes.
2 Q So all these other notices of defaul t other
co
3 than those that identify Fideli ty on them you received
d.
4 directly from LPS?
5 A Yes.
au
6 Q And you have never seen any document, for
7 example, that reflects that you have any authori ty to
Fr
8 sign on behalf of Housekey Financial Corporation;
re
9 correct?
10 A By that you mean me directly or Ticor Title?
su
11 Q Or Ticor Ti tle?
12
clo
A Nei ther, no.
15 A Correct.
Fo
I
20 Q Chicago Defaul t Services?
i
21 Correct.
w.
23 A Correct.
24 Q Select Portfolio Servicing?
25 A Correct.
',.,. ',.,., ,
I:i
Jones v. Wells Fargo Stanley Silva January 4, 2011
Page 109
m
1 Q You just sign these documents because LPS wi th
2 whom Ticor has a contract sends them to you and it's
co
3 your job at Ticor Title to sign whatever it is they
send; correct?
d.
4
5 A Correct.
au
6 Q Directing your attention to Exhibi t 12. Is
7 that your signature that appears on Exhibit 12 at page
Fr
8 2?
A Yes.
re
9
13 A Correct.
14 Q Or LSI Title Company?
re
17 Q Is that because --
op
20 same?
21 A Yes.
w.
Page 110
m
1 Q As to Quali ty Loan Service Corporation, you're
2 not aware of any document that reflects any authority
co
3 for Ticor Title to sign on behalf of Quali ty Loan;
correct?
d.
4
5 A No.
au
6 Q Or Li tton?
7 A Correct.
Fr
8 Q Directing your attention to Exhibi t 13. Is
re
9 that your signature on this document?
10 A Yes. su
11 Q And this is a legibili ty notice?
12 A Correct.
clo
16 that may have some text that may be faint or outside the \
20 document?
21 A Not that I'm aware of.
w.
Page 111
m
1 representation, 1, that a suitable copy will be
co
3 impractical to submi t a more sui table copy.
A Okay.
d.
4
au
6 A I'm not aware of that particular detail in the
7 language.
Fr
8 Q But you are now, you just read it; right?
re
9 A Apparently so.
10 This is a document that gets used to facilitate
su
11 the recording of documents that may have minor issues
13 Q i understand.
14 It's a document that you sign in order to get a
re
21 document
w.
\;
22 A No.
ww
Page 112
m
1 signing a legibility notice that it is impossible or
2 impracticable to submi t a more sui table copy?
co
3 A Phrase that again. Have I ever
d.
4 Q Look at what you promised here.
au
6 Q Now I'm asking about the second part.
Fr
8 Q Yes, ei ther of those two things?
re
9 A It's saying that I'm stating that it's
16 date.
17 A Okay.
op
21 A
25 in.
Jones v. Wells Fargo Stanley Silva January 4, 2011
Page 113
m
1 Q I don't want to burden you too much. It's only
2 one paragraph.
co
3 A Yeah.
d.
4 Q You have never read it before?
au
6 Q Well, let's read it in whatever detail is
Fr
8 seven line paragraph.
re
9 A Okay, let's do it.
10 Q Okay. su
11 In order to do it you will have to look at the
12 document, not at me.
clo
23 BY MR. HAGER:
24 Q Well, have you read it before?
Page 114
m
1 seen the document, read it. I haven't, you know,
2 recollected when or how many times.
co
3 Okay.
d.
4 Q So is it your understanding that this
5 legibili ty notice that you signed How many of these
au
6 approximately have, you signed?
7 A They're rare. Not very many.
Fr
8 Q Approximately how many?
re
9 A Between twenty and a hundred probably on the
10 lower end and that is in a time frame that is longer
su
11 than just, you know, the time I have been at Ticor Title
12 so
clo
15 A Correct.
Fo
22 BY MR. HAGER:
ww
Page 115
m
1 signing the document?
2 A We have used it traditionally to get documents
co
3 recorded that may have had minor flaws in them that the
d.
4 recorder found unacceptable for recordable form and they
5 almost always had to do wi th text imaging being too
au
6 light or text being in the wrong font, a notary stamp
7 overlying, you know, another part of the text, minor
Fr
8 issues like that.
re
9 Q Okay, now, you have just answered a question
10 about what you have used them for, which was not my
su
11 question at all.
12 Do you understand that?
clo
13 A It could be.
14 Let's rephrase your question so I can
re
15 understand it again.
Fo
Page 116
m
1 A Saying that we don't accept this document
2 because it has something that causes it to be not in
co
3 recordable form.
d.
4
au
6 suitable copy would be submitted at a later date; right?
7 A Correct.
Fr
8 Q Or it is impossible or impracticable to submi t
re
9 a more sui table copy; right?
10 A Correct. su
11 Q But that is not true, is it?
12 argumentative.
clo
MR. WARREN: Obj ection,
16 later date?
17 A No.
op
21 pretty broad.
w.
24 A No.
25 Q Did you ever make any attempt to determine
.. "'.,
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Jones v. Wells Fargo Stanley Silva January 4, 2011
Page 117
m
1 whether it was impossible or impracticable to submit a
2 more sui table copy?
co
3 A I would say sure, yes.
d.
4 Q Well, you said no before so now tell me what
au
6 A Well, now that I understand the question in
7 detail better.
Fr
8 Q Okay.
re
9 A You have had time to study this little thing
14 about it.
re
21 it. I:
w.
Page 118
m
1 Q And so tell me what did you in that regard?
2 A Reviewed the document and made a decision
co
3 whether it was practical to get another copy or not.
Q Okay.
d.
4
au
6 it's easy for me to sign something saying yeah, I will
Fr
8 and I can come back to my office and say I'm not going
re
9 to do that, what, are you kidding me. I mean, it's
10 already been recorded. I got them to take it and sign
su
11 this thing, or I can call the party that sent it to me
12
clo
originally and say can I get a better copy or I can
13 e-mail them.
Page 119
m
1 copy to see whether or not a more sui table copy could be
2 obtained?
co
3 A Depends on what the issue was probably.
Q Did you ever get back to the party that sent
d.
4
au
6 notice in order to determine whether or not a more
Fr
8 A Not to my recollection.
re
9 Q Did you report back to LPS, LSI or any other
10 company that had sent you a document that you had signed
su
11 a legibili ty notice in order to get --
clo
12 MR. WARREN: Obj ection, assumes facts -- Sorry,
14 BY MR. HAGER:
re
21
w.
~~
Jones v. Wells Fargo Stanley Silva January 4, 2011
Page 120
m
1 this specific case.
2 MR. HAGER: Actually it wasn't, but let me make
co
3 so there is no question about that.
4 MR. WARREN: All right.
d.
5 BY MR. HAGER:
au
6 Q In any instance in which you signed a
7 legibili ty notice did you ever contact the party that
Fr
8 sent you that document and say I had to sign the
re
9 legibility notice because the document you sent me was
10 not recordable unless I did so?
su
11 A I would probably have in my time, yes.
12 Q And bye-mail?
clo
22 A As far as producing a --
ww
Page 121
m
1 legibili ty notice promising in part that I would try to
2 obtain a more sui table copy?
co
3 A Not in recent history, no.
Q Ever?
d.
4
au
6 not, al though they would have been aware of it because
7 after the fact they get e-mailed the document with this
Fr
8 notice behind it, and they -- I have had e-mail
re
9 responses saying, you know, what was thi sat tached for,
10 that type of thing. su
11 Q What was the policy, if any, at Ticor Title
clo
12 regarding any responsibili ty for you to comply wi th
21
22 policy or whatever.
ww
Page 122
m
1 (The record was read by the reporter.)
2 MR. HAGER: Does that clear things up for you
co
3 as far as that I was asking what the policy was?
d.
4 MR. WARREN: It assumes that he knows what the
5 policies were. You asked what the policies are.
au
6 MR. HAGER: You know, in the interest of time
7 and not to deal with thi s, I don't know how to
Fr
8 characterize the objection, I'm going to ask this
re
9 employee of Ticor Title what the policy was at his
10 company wi th regard to this document that he executed.
su
11 MR. WARREN: You may answer, if you know.
12 MR. HAGER: And then after I finish my question
clo
13 you can make whatever obj ection you want to, but I'm not
14 going to starting asking about whether he knew generally
re
18 BY MR. HAGER:
19 Q What was the policy at Ticor Title, if any,
St
Page 123
m
1 A I'm not aware whether there is a policy or not.
2 Q Did your superiors at Ticor Title know that you
co
3 executed legibili ty notices?
A They're aware that those who record documents
d.
4
au
6 Q And on those occasions what was the policy at
7 Ticor Title with regard to the obligation, if any, for
Fr
8 an employee of Ticor Title to submi t a more sui table
re
9 document or determine whether that could happen?
10 A I'm not aware of whether there is a policy or
su
11 not.
Q When you say they are aware, who was aware at
clo
12
15 legibili ty notices exist and that they get used for the
Fo
19 A Schiller, yes.
St
21
22 Q Anybody else?
ww
Page 124
m
1 A His name is Ron. It's pronounced Brazil, but
co
3 Q It's pronounced Brazil like the --
A It's French.
d.
4
au
6 A It sounds like that phonically, but it's not
7 spelled that way.
Fr
8 Q And when you say that they were aware that
re
9 these legibili ty notices are being executed by employees
22 really use them, based on what you have said, to get the
ww
Page 125
m
1 Q In your opinion and --
2 A Sure.
co
3 Q -- therefore you don't go about doing anything
d.
4 to submi t another document --
5 A No.
au
6 Q -- or trying to submi t another document or
7 anything else. I~1~ just to get the one --
Fr
8 A Generally.
re
9 Q -- that you presented recorded; right?
10 A Again generally speaking, yes.
su
11 Q Now Fideli ty, are there any documents at Ticor
Ti tle from Fideli ty that set forth the policies of Ticor
clo
12
13 Title?
14 A There may be. I'm not aware of them.
re
Page 126
m
1 A No.
2 Have you been sent to any outside seminars or
co
Q
d.
4 company's involvement in the foreclosure process in
5 connection wi th LPS?
au
6 A No.
7 Q Have you had any training by LPS?
Fr
8 A No.
re
9 Q LSI?
10 A No. su
11 Q Is the only training you ever received from
23 training.
24 Q I mean it in the broadest possible sense. So
Page 127
m
1 You have described to me, and it's the only
co
3 told you after you sign it to print your name and write
d.
4 the word -- and print the name -- word agent?
5 A Yes.
au
6 Q Now, you have never described to me that any of
7 these other people that you have just named in the chain
Fr
8 of command that you have named three of ever told you
re
9 anything wi th regard to these notices of default, and
18 A Generally, no.
19 MR. HAGER: Thank you.
St
20 Nothing further.
21 MR. WARREN: No questions.
w.
25 --000--
'" " ',', ',. ,',',' ". - ' .: , - . '. -~--:--:-.
Jones v. Wells Fargo Stanley Silva January 4, 2011
Page 128
m
1
co
3
d.
4
STANLEY SILVA
5
au
6
Fr
8
re
9
10 su
11 Subscribed and sworn to before me
this day of , 2011.
clo
12
13
14
re
15
Notary
Fo
16
17
op
18
19
St
20
21
w.
22
ww
23
24
25
Jones v. Wells Fargo Stanley Silva January 4, 2011
Page 129
m
1 STATE OF NEVADA
ss.
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2 COUNTY OF WASHOE
d.
4 I, JANET MENGES, a notary public in and for the
au
6 That on Tuesday, January 4,2011, at the hour of
7 1:09 p.m. of said day, at 245 East Liberty Street, Reno,
Fr
8 Nevada, personally appeared STANLEY SILVA, who was duly
re
9 sworn by me to testify the truth, the whole truth, and
10 nothing but the truth, and thereupon was deposed in the
su
11 matter enti tled herein;
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12 That said deposition was taken in verbatim stenotype
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St
20
21 DATED: At Reno, Nevada this 17th day of January, 2011.
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Jones v. Wells Fargo Stanley Silva January 4, 2011
Page 130
m
1 STATE OF NEVADA
ss.
2 COUNTY OF WASHOE
co
3
d.
4
5 I, , a
au
6 notary public in and for the County of
7 , do hereby certi fy:
Fr
8 That on the day of
9 , 2011, before me
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10 personally appeared the wi tness whose deposi tion appears
su
11 herein;
12 That the deposition was read to or by the
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13 witness;
14 That any changes in form or in substance
re
16 by the witness;
17 That the wi tness thereupon signed the
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20 day of , 2011.
21
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