Vargas v. Occupants of 3908 SW 24th St Oklahoma City

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Appellants Wsbaldo Valdez and Linda Vargas owned property in joint tenancy and neglected to pay the 2005 property taxes. In 2006, Appellee Mae Ouellette purchased the property at a tax sale and later applied for a tax deed. She served notice on Vargas but not on Valdez. In 2008, Ouellette received a tax deed. Valdez and Vargas filed a petition to quiet title, for ejectment, and damages. They then filed a motion for partial summary judgment asserting the tax deed was void for failure to serve Valdez, and Valdez could redeem the entire property. In Ouellette's counter-motion for summary judgment and response to Appellee's motion for partial summary judgment, her two main assertions were: (1) Valdez and Vargas were either an unincorporated association or a partnership and service on Vargas was good service on Valdez; and (2) the service on Vargas was at least valid and the tax deed was effective as to her interest, thereby severing the joint tenancy. Ouellette argued she and Valdez were tenants in common. The trial court held that service on Valdez was ineffective but agreed with Ouellette that Valdez could not redeem the entire property, and Valdez and Ouellette were tenants in common. The Oklahoma Court of Civil Appeals affirmed. Upon review, the Supreme Court held that service of a notice for application of tax deed is mandatory and must be made on all parties according to the applicable statute. Failure to make such service will render any issued tax deed void in its entirety. Accordingly, Valdez had the right to redeem the entire property. The Court reversed the trial court's decision.