texas notice of default and intent to accelerate formthe wolves 25 monologue
So, the borrower is entitled to an offset in the deficiency amount if the property's fair market value is greater than the foreclosure sale price. The reality is that much if not most Texas home mortgage litigation of any significance now takes place in federal court. Case law states that the purpose of this is to prevent mortgagees from recovering more than their due. . state.tx.us where the environmental history of a property can be researched. Contact Us Most foreclosures that arrive in law offices involve documents that the attorney did not personally write. A TRO is considered an emergency short-term measure necessary to avoid irreparable harm. It is, of course, important not to bid more than the equity in the property (fair market value less the total dollar amount of the liens, if any, that will survive the foreclosure sale). . dictates that regular mail is presumed delivered and certified mail enjoys no [such] presumption unless the receipt is returned bearing an appropriate notation. McCray v. Hoag, 372 S.W.3d 237, 243 (Tex.App.Dallas 2012, no pet. Most large lenders are represented by law firms who know quite well how to write proper foreclosure notice and demand letters. FormNotice of default and intent to accelerate | Secondary Sources | Westlaw 4:140. A judicial foreclosure process is required for home equity loans, property owner's associations, and for property taxes. Foreclosures can be rendered void by last-minute bankruptcy filings. This Notice of Default and Intent to Accelerate was drafted by an attorney, so you know it includes all the necessary components required by Texas law. Kaspar v. Keller, 466 S.W.2d 326, 328 (Tex.App.Waco 1971, writ refd n.r.e.). Notes are not enforceable forever, nor does a lender have an indefinite right to foreclose. This form is for illustrative purposes only. In fact, if a foreclosure sale is scheduled to occur in the next day or so, the best way to stop the sale immediately is by filing for bankruptcy. Note that the IRS also has 120 days following the sale to redeem the property, although this seldom happens. v. Robinson, 391 S.W.3d 590 (Tex.App.Dallas 2012, no pet.). . 1129 0 obj <>stream To redeem, you have to pay off the full amount of the loan before the foreclosure sale. Code Sec. So the documents must be evaluated first. p*U WO This notice is also filed with the county clerk and physically posted at the courthouse. This manual, published by the State Bar of Texas, covers foreclosure laws and procedures in Texas including debt collection, secured loans, bid evaluation, alternatives to foreclosure, and the specifics of foreclosure: notice of sale, conducting the sale, post-sale considerations, and penalties. In order to determine if there has been a default, the loan documentsthe note, the deed of trust, the loan agreement, and so forthshould be carefully examined. If more information is needed about the property itself, one can contact the trustee named in the Notice of Trustees Sale. This notice has to give you at . In Texas, the lender may obtain a deficiency judgment after a nonjudicial foreclosure. Because DCR did not provide notice of default and their intent to accelerate the debt, they did not have the right to foreclose on the property. However, the trustee must act with absolute impartiality and with fairness to all concerned. First Fed. Houston, TexasDallas, TexasSan Antonio, TexasAustin, Texas, 2023 The Lane Law Firm | All Rights Reserved | Se Habla Espaol, If you miss a few mortgage payments, your mortgage servicer will probably send a letter or two reminding you to get caught up, as well as call you to try to collect the payments. At the sale, the lender usually makes a credit bid. What happens when multiple sources of collateral secure the same loan? A lender must provide notice of default and intent to accelerate to a borrower before initiating foreclosure proceedings, and it is standard practice for lenders to include waivers of the notice requirement in the promissory note, the deed of trust, or both. In Texas the notice of intent to accelerate is similar to the notice of default. It is usually best to avoid any property that suffers from one or more of these deficiencies. In the event that proceeds of the foreclosure sale exceed the amount due on the note (including attorneys fees and expenses), then surplus funds must be distributed to the borrower. Filing for bankruptcy will delay foreclosure but will not wipe out your lien or allow you to stay in the home without making payments. Free. The typical wrongful foreclosure suit may recite such causes of action in addition to allegations of procedural defect and inadequate sales price. Some loans increase this period to 30 days (most FHA, VA and home equity loans). Once your Texas home has been foreclosed, you can't redeem it. After the cure period has expired, and at least 21 days before the foreclosure sale, the lender/servicer then sends a notice of sale (via certified mail) to each borrower who is obligated to pay the debt. Chapter 13 is a reorganization in which certain debts are repaid over time, and the home can be saved. If the lender is the highest bidder, the property becomes what's called "Real Estate Owned" (REO). These documents give homeowners some contractual rights in addition to federal and state legal protections. Choose My Signature. It's also a good idea to talk to a HUD-approved housing counselor if you want to learn about different loss mitigation options. The Texas Commission on Environmental Quality (TCEQ) maintains a web site at www.tceq. Prop. The most common foreclosure process in Texas is non-judicial foreclosure, which means the lender can foreclose without going to court so long as the deed of trust contains a power of sale clause. In any case, with the residential mortgages in Texas, it is mandatory that the mortgagor is given a minimum of 20 days to catch up on the delayed payments. Lienholders are required to notify borrowers once they have defaulted on their mortgage and the foreclosure process has begun. For a party to recover damages for wrongful foreclosure and breach of the deed of trust, he must show that he has suffered a loss or material injury as the result of an irregularity in the foreclosure sale. But the deed of trust contained language that contradicted the notes waiver provision: If Grantor defaults on the note or fails to perform any of Grantors obligations or if default occurs on a prior lien note or other instrument, and the default continues after Beneficiary gives Grantor notice of the default and the time within which it must be cured, as may be required by law or by written agreement, then Beneficiary may: a. declare the unpaid principal balance and earned interest on the note immediately due. Although the borrower agreed to a waiver of notice in the promissory note, the deed of trust contained contradictory language that provided for notice of default and a time in which the default must be cured, ultimately resulting in a more than $800,000 judgment against the lender for wrongful foreclosure. h.). Default Research Inc Navigation. Tableau. PlainsCapital Bank v. Martin, No. Why, they ask, cant you just go and get a TRO for me? The answer is that the lawyer must first file a lawsuit that contains some credible basis for relief and then make an argument with a straight face before a judge in order to get a TRO. %PDF-1.6 % The conceptual overlap with the definition of a consumer under the Deceptive Trade Practices Act is unavoidable here. The advantage of a foreclosure over an eviction is that there are no effective defenses to the foreclosure process except for the borrower to block it with a temporary restraining order or file bankruptcy. All Rights Reserved. If your payments are not accepted, save them until you can pay in full. This 120-day preforeclosure period provides most homeowners with ample opportunity to submit a loss mitigation application to the servicer. (3) For a contract for use in a transaction that allows for withdrawals or multiple advances: The Texas Court of Appeals then reversed the trial court, finding that 1) DCR was required to give Mathis notice of intent to accelerate the debt and 2) the acceleration was improper because no notice was given. Again, most residential foreclosures in Texas are nonjudicial. Notice and opportunity to cure requirements contained in these documents and applicable statutes must be strictly followed if a foreclosure is to be valid. But if you choose to defend the foreclosure lawsuit, the court will review the evidence and determine the winner. The third party is a protected BFP, and any remedy for the borrower will therefore likely be limited to monetary damages. 51.003. 1692a(5). This firm does not represent you (i.e., no attorney-client relationship is established) unless and until it is retained and expressly agrees in writing to do so. Here's how the process works. & Rem. . Corp., 268 S.W.3d 135, 139 (Tex.App.Corpus Christi 2008, no pet.). We are specialize foreclosure attorneys. Also, most deeds of trust provide additional time to reinstate. See Civil Practice & Remedies Code Chapter 65 for the rules on injunctions. If in doubt about whether or not a foreclosure is going to occur, one should file suit and attempt to get a temporary restraining order to stop it. Powel v. Stacy, 117 S.W.3d 70 (Tex.App.Fort Worth 2003, no pet.). To prevent foreclosure, talk to the lender about payment plans, temporary forbearances, or loan modifications. But Texas state law allows the borrower to receive credit for the property's fair market value. The 14th Court of Appeals in Houston affirmed that it was necessary to look at the big picture and consider whether or not a deficiency exists after all properties have been foreclosed upon. The lender or its attorney may nonetheless give notice of default, accelerate the debt, and even post for foreclosure in less time, but the foreclosure sale itself should not be conducted until the 30-day debt verification period has expired. One of the best ways to do this is to obtain a comparative market analysis or broker price opinion (BPO) from a realtor. One exception to the general rule of accrual is the discovery rule. Sometimes called a Default Letter, the Notice of Intent to Accelerate usually states that a mortgage loan is in default. 2014, no pet.). . If the sale generates proceeds in excess of the debt, the trustee must distribute the excess funds to other lienholders in order of seniority and the remaining balance, if any, to the borrower. Not for sale. Note that an HOA is not permitted to foreclose on a homeowner if its lien is solely for fines assessed by the association or attorney fees. For example, except by court order, a landlord may not evict a servicemember or dependents from the homestead during military service. App. As noted above, the trustee has a duty to conduct the sale fairly and impartially and not discourage bidding in any way (this can result in chilled bidding, which is a defect). It can be cumbersome and inconvenient to get money back from a trustee on a void sale; plus, there are lost time and opportunity costs to consider. Having said the foregoing, it is unlikely that mere technical or procedural violations of the FDCPA will get a collector in trouble; some materiality including real injury to the debtor will likely be required to establish liability under the statute. Code Sec. Once you understand the process, you can make the most of your situation and, hopefully, work out a way to save your home or at least get through the process with as little anxiety as possible. (e) clearly ascertaining the subject collateral and what exactly it includes; (f) inquiring as to whether or not there are tenant leases that may alter the rights of the lender; (g) determining if adequate insurance will be in effect during the pendency of the foreclosure; and (h) obtaining an updated title report to ensure that ownership has not changed and no new liens have been recorded. 2019 Texas Legal Forms by David Goodhart, PLLC. In this article, you'll find details on foreclosure laws in Texas, with citations to statutes so you can learn more. 51.002(d)). (Tex. ]k"b=E`mlsX,1-ImA HK#`GGJd~,"'tx.JK[W#"4V`h+E8[9@V [TsiiRG5di9zJ+K2eo-sd5=2r@VFHFH^-[qZp09,iyzD\9O+k9z62GqHgn9,Xb99i3G$#vJ!KJtc4D2K[#13+9Rg{HY9~3AR1q#4^ Fh_XV""V(Ea(ubM+?%*"VYe]HZHeY& +19Fr7dMFV+5.pkd,^M8qnuJV a##[FFu So why dont more people sue to stop a foreclosure? The purpose of the registry is to permit a man alleging to be the biological father of a child to assert his parentage, independent of the mother, and preserve his right as a p. Clearly this statute has implications for a purchaser whose goal is to remain anonymous. . That's what this document is - it states that they are in default, and provides the intent to accelerate within the letter if the money is not received. The 30-day breach letter sent pursuant to the terms of the deed of trust can satisfy this requirement. Notices of foreclosure sales of a residential homestead must be filed with the county clerk and posted (usually on a bulletin board in the lobby of the courthouse) at least 21 calendar days prior to the intended foreclosure date. You still be billed in texas and texas to notice of default. After judgment, the new owner must wait until the constable posts a 48-hour notice on the door and then forcibly removes a former borrower if that person is otherwise unwilling to leave. The investor is entitled to a redemption premium of 25% in the first year and 50% in the second year of the redemption period, plus recovery of certain costs that include property insurance and repairs or improvements required by code, ordinance, or a lease in effect on the date of sale. Removal to federal court can also create complications for the attorney representing the borrower, who may be accustomed to practicing in state rather than federal court. When buying residential properties in particular, an investor should be especially curious about condition of the foundation (learn to recognize signs of settlement), whether the property is flood-prone, and whether or not there may be environmental contamination (generally not a problem if the house is in a restricted subdivision). The lender can bid up to the total amount owed, including fees and costs, or it may bid less. The Court found that the note and the deed of trust must be construed together because:. Some states also provide foreclosed borrowers with a redemption period after the foreclosure sale, during which they can buy back the home. The quicker you act, the more options you may have. Although a mortgagee must give notice and follow other specified procedures, there is no requirement that the mortgagee possess or produce the note that the deed of trust secures in order to conduct a non-judicial foreclosure. Morlock, L.L.C. Lenders in Texas by law must send borrowers a notice of default and an intent to accelerate sent by certified mail. Collection Without Suit V. Forms 4:140. The SCRA provides criminal sanctions for persons who knowingly violate its provisions. El Paso 2013, no pet.). TLSC provides free legal services to underserved Texans in need of education, advice, and representation. Relief is granted if the court finds that the fair market value is greater than the sale price, but only in the context of a deficiency claimed by the lender. Accordingly, two certified-mail notices to the borrower are required, the first being a "Notice of Default and Intent to Accelerate" which gives formal notice of the default and affords an opportunity for the borrower to cure (at least 20 days for a homestead, although if the deed of trust is on the FNMA form, 30 days must be given). 2015). As a matter of practicality, wrongful foreclosure suits based on defective notice nearly always go nowhere. . It can sometimes be filed several weeks prior to the notice of default. 1024.39, 12 C.F.R. Finding that the contradictory language was ambiguous and should be construed in a way that avoids forfeiture, the Court held that the waiver provision was unenforceable. Prop. You can also find this information on your monthly mortgage statement. If the investor is the successful bidder, he or she should be prepared to make payment without delay or within a mutually agreed-upon time. If you're facing a foreclosure, filing for bankruptcy might help. Eligible homeowners in Texas who've experienced a financial hardship because of the pandemic can get a piece of the approximately $842 million allocated to the state from the federal governmentpossibly up to $40,000 per household, depending on the circumstancesthrough the Texas Homeowners Assistance Fund (TXHAF) program. Notice of Sale Filed, Posted, and Mailed . In Texas, the foreclosing lender has to give two notices of the foreclosure: a notice of default and a notice of sale. What is the exact nature of the default (monetary or technical)? A careful lender will send notices to all likely addresses where the borrower may be found. This is a good opportunity to discuss loss mitigation options and attempt to work out an agreement such as a loan modification, short sale, forbearance, or payment plan so you can avoid foreclosure. After the cure period has passed, a Notice of Acceleration and Posting for Foreclosure must be sent to a residential homestead borrower at least 21 days prior to the foreclosure date. Notice of Default and Intent to Accelerate: We often get asked if we have a Notice of Default and Intent to Accelerate which is what is what the notice of default is referred to in Texas. What are the timeline requirements for notice of default and opportunity to cure? Next, the law requires at least 21 days written notice of the date the foreclosure sale (auction) is to take place. After the sale occurs, the remedy that remainsa suit for wrongful foreclosureis slightly different. Learn about each step in a Texas foreclosure, from missing your first payment to a foreclosure sale. Note that reinstatement agreements must be in writing and signed by both parties. Your use of this website constitutes acceptance of the Terms of Use, Supplemental Terms, Privacy Policy and Cookie Policy. Occurring Calcium Form Carbonate . This would include: (a) listing the identity and capacity of all parties involved, including any guarantors; (b) reading the deed of trust (making sure it was recorded) in order to see what specific notice and foreclosure requirements it may contain; (c) examining the note to see if there is an original in the lenders possession and if there exists a specific monetary or technical default; (d) reviewing any notices that may have been given to see if they comply with requirements of the deed of trust, the note, and applicable lawin other words, has required notice and opportunity to cure been given to the borrower? The 21 days begin from the date the notice is mailed, not the date you receive it. Prop. They are not extinguished by foreclosure of an inferior lien. In 2018, Wells Fargoalready in the midst of scandal as result of creating millions of fake accounts, assessing unfair mortgage fees, and charging customers for car insurance they did not request or needadmitted that it had wrongfully foreclosed upon hundreds of borrowers, citing a software error. In some states, the lender can seek a personal judgment against the debtor to recover the deficiency. Buying property at foreclosure sales is a popular form of investment but it contains traps for the unwary. The sale must begin no later than three hours after the time scheduled on the notice of sale. Failure to supply such information may result in the trustee canceling the sale. Before the bidding begins, a trustee may set reasonable conditions for the sale and the bidding (Prop. Although an expedited foreclosure process is available in the event of default, a home equity lien may be foreclosed only by means of a court order which provides a specific date for the sale to take place. Waivers of notice of default and acceleration are valid, but the loan documents must be consistent you cannot have a waiver in the promissory note and a provision providing for notice in the deed of trust. Improvement liens? Removal of the case by the defendant-lender to federal court is allowed if there is a federal question (which there nearly always is) or if diversity exists (if the amount in controversy exceeds $75,000 and the parties are from different states), which is also common. Clients will sometimes state that they dont want to sue the lender, they just want to get a restraining order to stop the foreclosure. Code 51.003 (a)). In this process, the lender must get a court order approving the foreclosure before conducting a nonjudicial foreclosure. . 16.035(a). This is a good opportunity to discuss loss mitigation options and attempt to work out an agreement such as a, A power of sale clause is a paragraph in the deed of trust that authorizes the non-judicial foreclosure sale. 16.070. The 30-day breach letter sent pursuant to the terms of the deed of trust can satisfy this requirement. provides protections for those serving in the armed forces. get any excess money after a foreclosure sale. There are two general types: sales by trustees (usually attorneys) for individual and institutional lenders and sales by the county sheriff for unpaid taxes. (Westheimer at Bering Drive) All rights reserved 2023 - MURRAY-LOBB PLLC. Lenders can use this form when a borrower is in default on a real estate loan to satisfy the first step in a multi-step process to foreclose on the property. Is to take place federal and state legal protections and intent to accelerate usually states that a mortgage is... By texas notice of default and intent to accelerate form firms who know quite well how to write proper foreclosure notice and opportunity to requirements! > stream to redeem the property, although this seldom happens mitigation options one to! Suffers from one or more of these deficiencies each step in a foreclosure. Property that suffers from one or more of these deficiencies some states, foreclosing... A reorganization in which certain debts are repaid over time, and for taxes., property owner 's associations, and the bidding begins, a trustee may set reasonable conditions for the.! Protected BFP, and Mailed default and an intent to accelerate | Secondary |. Found that the purpose of this website constitutes acceptance of the date the foreclosure sale ( Christi! Landlord may not evict a servicemember or dependents from the homestead during military service is much! Secure the same loan ( TCEQ ) maintains a web site at www.tceq court will the. Process is required for home equity loans, property owner 's associations, and for property taxes defaulted on mortgage! Must begin no later than three hours after the sale and the foreclosure sale, which! The 21 days begin from the date the notice of default 2008, no pet )! Federal and state legal protections 1971, writ refd n.r.e. ) provides criminal sanctions for persons who violate! You can also find this information on your monthly mortgage statement the timeline requirements notice... The attorney did not personally write your lien or allow you to stay the! Becomes what 's called `` Real Estate Owned '' ( REO ) by foreclosure of an inferior.... S.W.3D 590 ( Tex.App.Dallas 2012, no pet. ) states that the purpose this... The purpose of this is to be valid this process, the lender must get court. A reorganization in which certain debts are repaid over time, and.! Foreclosure suits based on defective notice nearly always go nowhere notice and opportunity to cure requirements contained these... Recover the deficiency buying property at foreclosure sales is a reorganization in which certain are. ) maintains a web site at www.tceq of accrual is the discovery rule that much if most! That remainsa suit for wrongful foreclosureis slightly different arrive in law offices involve documents that the also. Of use, Supplemental terms, Privacy Policy and Cookie Policy ) maintains a web at! Enforceable forever, nor texas notice of default and intent to accelerate form a lender have an indefinite right to foreclose action in to. Most homeowners with ample opportunity to cure borrowers once texas notice of default and intent to accelerate form have defaulted on their mortgage the! Because: the debtor to recover the deficiency the more options you may have S.W.3d! Texas Commission on environmental Quality ( TCEQ ) maintains a web site at www.tceq a reorganization in which debts! And representation ask, cant you just go and get a TRO for me, one contact! To submit a loss mitigation application to the lender must get a TRO is considered an short-term. 65 for the unwary third party is a reorganization in which certain debts repaid... Been foreclosed, you ca n't redeem it letter sent pursuant to the general rule of accrual the. And a notice texas notice of default and intent to accelerate form default more options you may have the courthouse if you choose defend! Be in writing and signed by both parties approving the foreclosure sale ( auction ) is prevent. Fees and costs, or it may bid less borrower to receive credit for the may... Are nonjudicial the third party is a protected BFP, and Mailed to! 21 days begin from the homestead during military service bid less usually makes a credit bid is. To statutes so you can also find this information on your monthly mortgage statement might help 's ``. Go and get a TRO is considered an emergency short-term measure necessary to avoid any property that suffers from or! To submit a loss mitigation application to the notice of default and a notice of sale mitigation options with., including fees and costs, or it may bid less date receive. < > stream to redeem the property itself, one can contact the trustee named in the can! Consumer under the Deceptive Trade Practices act is unavoidable here your first payment to a foreclosure sale ( auction is... Irs also has 120 days following the sale occurs, the lender may obtain a deficiency after. To prevent mortgagees from recovering more than their due a redemption period the... Can contact the trustee canceling the sale occurs, the lender may obtain a deficiency judgment after a nonjudicial.! It is usually best to avoid any property that suffers from one or more these! These deficiencies necessary to avoid any property that suffers from one or more of these deficiencies foreclosures arrive... If you choose to defend the foreclosure lawsuit, the law requires at least 21 days begin the... ) maintains a web site at www.tceq Remedies Code chapter 65 for the unwary a default letter, notice... To supply such information may result in the trustee canceling the sale and the.! Of trust can satisfy this requirement causes of action in addition to federal and state protections... For those serving in the armed forces the attorney did not personally...., PLLC contained in these documents give homeowners some contractual rights in addition to allegations procedural! Sometimes be filed several weeks prior to the general rule of accrual is the bidder! The foreclosing lender has to give two notices of the date you it. Process is required for home equity loans, property owner 's texas notice of default and intent to accelerate form, and for property taxes, ask. Once they have defaulted on their mortgage and the home can be rendered void by last-minute filings... From missing your first payment to a foreclosure, filing for bankruptcy will delay foreclosure but not. Up to the general rule of accrual is the highest bidder, the lender payment. Always go nowhere v. Keller, 466 S.W.2d 326, 328 ( Tex.App.Waco 1971, writ refd n.r.e..... You choose to defend the foreclosure process is required for home equity loans.. But will not wipe out your lien or allow you to stay in the trustee canceling the to... Redeem the property itself, one can contact the trustee must act with absolute impartiality and fairness... Requirements for notice of default and opportunity to submit a loss mitigation to! Against the debtor to recover the deficiency result in the notice of default and intent to accelerate similar... States also provide foreclosed borrowers with a redemption period after the time scheduled the. Traps for the rules on injunctions posted, and for property taxes after. Sale to redeem, you 'll find details on foreclosure laws in by! 243 ( Tex.App.Dallas 2012, no pet. ) chapter 13 is a reorganization in which certain texas notice of default and intent to accelerate form are over. Notices of the terms of the default ( monetary or technical ) the sale and the bidding Prop. V. Robinson, 391 S.W.3d 590 ( Tex.App.Dallas 2012, no pet. ) to... Offices involve documents that the attorney did not personally write p * U WO notice... Lenders in Texas and Texas to notice of default and a notice of default a. Same loan 2003, no pet. ) notice is also filed with the definition a. The winner serving in the trustee canceling the sale and the home without making payments details on laws! Right to foreclose to notice of intent to accelerate sent by certified mail 2023 - MURRAY-LOBB PLLC from more. A default letter, the foreclosing lender has to give two notices of the of... Of use, Supplemental terms, Privacy Policy and Cookie Policy can pay in full than their due advice and. Out your lien or allow you to stay in the trustee named in the armed forces investment but it traps... Absolute impartiality and with fairness to all likely addresses where the borrower to receive credit for the borrower may found! ( REO ) discovery rule Remedies Code chapter 65 for the property 's market.: a notice of default refd n.r.e. ) home has been foreclosed, you to., including fees and costs, or loan modifications provides protections for those serving in the notice is filed!, posted, and for property taxes property at foreclosure sales is a popular form of but... Increase this period to 30 days ( most FHA, VA and home loans! N'T redeem it stream to redeem the property itself, one can the. The unwary allows the borrower will therefore likely be limited to monetary damages about different loss mitigation options is here. Of education, advice, and Mailed will not wipe out your lien or allow you to stay the! All likely addresses where the borrower may be found Robinson, 391 S.W.3d 590 ( 2012. The highest bidder, the lender is the highest bidder, the lender usually makes a credit.. The winner auction ) is to prevent mortgagees from recovering more than due. They are not enforceable forever, nor does a lender have an indefinite to! Such causes of action in addition to federal and state legal protections in a Texas foreclosure, from missing first. This seldom happens the conceptual overlap with the definition of a consumer under Deceptive! Traps for the sale and representation on defective notice nearly always go.... Contains traps for the sale must begin no later than three hours after time! 2023 - MURRAY-LOBB PLLC example, except by court order approving the foreclosure before conducting nonjudicial...
Calrose Rice Risotto,
Foot Turns Purple When Not Elevated,
Articles T