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Dragonfly Media
Dragonfly students, staff, and partners are doing inspiring work to benefit human and ecological communities throughout the world. Read articles and media by them and about them by scrolling through the links below.
Around the world in 80 days: the traveling Conservation Education Lab
Appeared Spring 2012
Published in Conservation Education, the newsletter of the Institute for Conservation Research, San Diego Zoo
Several staff members of the San Diego Zoo's Conservation Education Division joined Earth Expeditions as instructors for 2012 courses in Baja and Borneo.
Science teachers inspired by first hand look at Barrier Reef
Appeared July 13, 2012
Published by ABC News, Australia
Teachers from the United States are in the country learning about marine conservation. Though they've been teaching from text books about the Great Barrier Reef for years, diving on the reef left some of them breathless. It's a testament to the theory that experience is truly the best teacher.
Listen to the interview on ABC News, Australia or read the broadcast transcript.
Lufkin Middle School teacher spends summers learning about science in exotic locales
Appeared July 9, 2012
Published in the Lufkin News: Local & State
Lufkin Middle School teacher Jennifer Stover is working on her master's degree. During the fall and spring semesters, she takes online classes after spending her days teaching sixth-grade science. But during the summer, Stover spends time in a different type of classroom.
"It's incredible, it's unreal and helps to light a fire under us so that we can bring this stuff back to our own homes and begin to grow community-based initiatives that focus on the three pillars of the program — community-based conservation, environmental stewardship and global understanding."
Download the PDF article on Jennifer Stover's experience in Baja or visit the Lufkin News online.
Hamilton teacher waited a lifetime to see Australia
Appeared Winter 2012
Published in the Audubon Miami Valley Newsletter, Extra Edition
Although I was born and raised in landlocked Hamilton [Ohio], I have always loved the ocean. At age 16, I was finally able to coerce my parents into letting me obtain my open water scuba certification.
My dream was to dive the Great Barrier Reef of Australia.
Joey Flowers diving the Yongalla
Travel inspires Mt. Lookout teacher
Appeared March 21, 2012
Published in the Eastern Hills Journal
Cynthia Kelly endured 110 degree temperatures, numerous bug bites and plowing through thick jungle undergrowth. And she'd do it again in a second.
Cindy Kelly and David Western


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Our Partners
The work and ministry of Holy Trinity Brussels would not be possible without the support of our partners. For information on each of them, click-through on their logos below.
Diocese in europe
Holy Trinity Brussels is a Pro-Cathedral of the Diocese in Europe. As a Pro-Cathedral, Holy Trinity hosts Diocesan events and services, as well as offers administrative support to Diocesan work.
Intercontinental church society
The Intercontinental Church Society is an international Church of England mission agency to English-speakers who live, study, work or holiday abroad, in countries where English is not the main language.
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Holy Trinity Brussels is a part of the Church of England, the mother-church of the Anglican Communion.
The Central Committee
In Belgium, the Anglican Communion is represented to the Belgian government through and by the Central Committee.

subset: commoncrawl


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Music news, interviews and more
Review: The Nextmen & Gentleman's Dub Club – 'Pound for Pound'
Purveyors of people's pleasure,
The Nextmen
Gentleman's Dub Club
have succeeded in producing an album that will linger on sound systems for many moons to come.
Any album that features The Nextmen, Gentleman's Dub Club, Hollie Cook, Kiko Bun, Eva Lazarus and Joe Dukie (Fat Freddy's Drop) is one for the history books. Not only collective in its production, but also in spirit,
Pound for Pound
came to fruition thanks to the help of a successful Pledge campaign. Smashing their fundraising target, Leeds-to-London dub group Gentleman's Dub Club and groove riders The Nextmen were able to self-release the 12-track album last Friday, much to the delight of their loyal
Gentleman's Dub Club really have taken the helm of the ship, steering the winding grooves of opener 'Highs and Lows' while Joe Dukie adds a splash of funk to the mix. Dukie's raspy vocals float heavenly above brass elements, tight drums and an infectiously swaggering bassline. It's impossible not to fall in love with this track, which has a bright future as a summer afternoon BBQ jam, set on repeat.
'Spooky' incorporates the best aspects of ska and dub; a spin on The Specials 'Ghost Town' riff with a piercing keyboard twist; echoing vocals that fade smoothly into the steady backing drum beat and Hollie Cook's balmy tone. Cook's vocals blend masterfully into a mellow beat, her voice trailing off languidly at the end of each chorus: "The ghost of you is there / In my spooky love affair / I hope that you still care / About a spooky love affair". While it's no out-and-out anthem, 'Spooky' is a quietly understated track that certainly stands tall amongst the rest.
Released as a single ahead of the album drop, 'Rudeboy' is propelled by Bristol lyricist and bass heavyweight Gardna. A chanting chorus "Mama didn't raise this rudeboy / He was raised in the dance" is masterfully engineered for the festival stage – it's nigh on impossible not to test the limits of the speakers with this track. Exploiting deep brass and warbling samples feels distinctly Gentleman's Dub Club, but Gardna carves his own space in the song with sharp, quick-fire lyrics.
At the album's mid-section, Kiko Bun adds dashes of satirical spice to the mix. 'See You Next Tuesday', a twinkling and up-tempo track, oozes adolescent summertime joy in Kiko Bun's childlike la la la's. A frequent collaborator on Pound for Pound, his later two tracks 'County Line' and 'Done It Again' are refreshingly dissimilar. He's a chameleon of the genres; while 'County Line' sits comfortably in classic 90s reggae, 'Done It Again' explores a more contemporary avenue by adding subtle electronic essences and frank, speak-song lyricism.
Crooning vocals open for Eva Lazarus' first collaboration 'Misty Eyes'. Tinged with rebellious flirtation ("Misty eyes I know what you're looking for / Misty eyes I know what you need") the back-and-forth between Lazarus and Gentleman's Dub Club lead vocalist Jonathan turns a steady, slow burner into a sexy exchange. 'Running Scared' continues in the same vein, inviting frequent collaborator with Mungo's Hi Fi, Parly B, into the jam session. Lazarus is given space to entice and excite with her sooty tone.
Closing out Pound for Pound, Eva Lazarus and Gardna kick start an evolution of traditional reggae sound – bursting with cheeky dub flavour and steady rolling bass, 'Pristine' is the product of crystal clear vision and excellent production from The Nextmen and Gentleman's Dub Club.
Pound for Pound
encapsulates all that British reggae has to offer: collective, jubilant grooves. Reggae has always had an open and inclusive philosophy, compiling collaborative experiences and sounds to create definitive feel-good music. The sheer volume of collaborators on this album just goes to show it's a community-driven album that boasts some of the best work from reggae veterans and up-and-comers alike. Eva Lazarus and Hollie Cook offer their rebellious, feminine touch to Parly B, Gardna and J Man's bolshy, swaggering social commentaries; while Joe Dukie brings a touch of vintage excellence to offset Kiko Bun's ever-evolving modern vision.
Pound for Pound
is a real pleasure from start to finish, that's set to linger across festival stages all summer long.
Caitlin Clark
Jun 27 @ 09:45
| Related
Review: Julia Jacklin - 'Crushing' (Liberation Records)
Caroline Polledri-Jones
Review: Mike Krol - 'Power Chords' (Merge Records)
Nick Roseblade
Review: YAK - 'Pursuit of Momentary Happiness' (Third Man)
Sam Barker


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Shibori is a Japanese tie dye technique, the natural dye oxidises from green to a beautiful indigo blue. During this 2 hour workshop you will experiment with various techniques including the Sekka method using fan folds and blocks, the Arashi method of using a pipe to twist and make folds as well as the more well-known method Kanoko associated with using rubber bands and beads. You can then choose which will best suit your own 2 projects, a lightweight scarf, cushion cover or napkin which you can take home.
Back to All Events
Earlier Event: 6 JulyShibori Dye Workshop Parent & Child
Later Event: 7 JulyResin Jewellery Part 1 of 2


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The Background
Caddie provides both employees and employers with an online platform for organising and completing PD activities. Caddie helps employers to ensure they are supporting a fully certified workforce and helps employees to gain credit for the industry-relevant content they already consume.
How does it work?
For employees, Caddie provides CPD-accredited content from industry publishers for individuals to browse and subsequently be tested on in order to gain CPD points. Once the necessary skills have been acquired, users results are stored in their Caddie professional profile, available any time they need them.
As for employers, they rest easy while Caddie ensures transparency over staff compliance and professional obligations. With Caddie's easily customised development plans, tasks can be tailored to different teams while progress can be tracked in real-time.
The Mission
An increasing number of employers are required to meet mandatory industry standards by ensuring their staff undertake Continuing Professional Development (CPD). This brings with it challenges in keeping track of completed activities and outstanding tasks for industry certification.
From a passionate employee's perspective many non-working hours are already spent consuming industry relevant content. This time can be and should be considered part of professional development. CPD needs to be flexible moving forward in order to accomodate the needs of modern day workers.
Enter Caddie! Named for the handy golf friend that carries our tools-of-trade, this online service not only facilitates the recording of CPD credentials for employers, it also provides employees with industry relevant material right at their fingertips.
The Approach
The Caddie platform has been designed via "cloud native" API-integrated services from the ground up. The high scalability and resilient core server were developed using Scala with the Play framework. Users interact with the system via a single page application (SPA) developed using ReactJS and HTML/Bootstrap
The platform is hosted entirely upon the Amazon Web Services (AWS) global cloud platform.
The Result
The Caddie service was launched on schedule and is eliminating the stress associated with CPD compliance for an increasingly large user base.
What's next?
Caddie are continuing to make CPD easier for professionals by working to account for CPD activities that are undertaken anywhere & anytime online.
"Caddie is a 24/7/365 service aimed at time-poor industry professionals and their employers. This meant the software powering Caddie needed to be of the highest quality. So we reached out to Agile Digital, a team with a reputation we trusted for high stakes development. They've been great partners with our team and we're very happy with the result."
Shayne Bellato (Partner, ThinkCaddie 2018)


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At New Mexico Neuromuscular, we will provide you with the best neuromuscular care in the Southwest. Dr. Sarah Youssof is experienced in evaluating a myriad of neuromuscular conditions. Specifically, these are diseases of the peripheral nerve, muscle, and neuromuscular junction.
Most visits to Dr. Youssof are for subspecialty consultation. Patients are typically referred by another neurologist or subspecialist who needs an expert opinion.
For diagnosis of your medical condition, we offer electromyography (EMG) and nerve conduction studies in a comfortable environment.
If you have a question about whether or not our clinic can help with your specific condition, please contact us.
Conditions evaluated at New Mexico Neuromuscular include:
© New Mexico Neuromuscular, 2018.
To schedule an appointment, please contact us.
Phone: (505) 255-8682 ext 144 • Fax: (505) 445-0593 • 2741 Indian School Rd NE, Albuquerque, NM 87106.


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Sunday, June 28th will be our Congregational picnic kicking off the Summer here at HTLC. We will be worshiping outside on the 28th (weather permitting) and will be following it up with a picnic. There will be a signup sheet in the fellowship room for bringing dishes, food, supplies to share. If you are unable to make it to church to sign up contact Pastor Andrew firstname.lastname@example.com with what you are able to bring.
All Are Welcome and please invite friends.


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Guide to Pinback Custom Buttons and Their Benefits
Political dreams of elective candidates are advertised either through lawn signs, bumper stickers and buttons, but this is not its only use because it can also be used during marketing campaigns to publicize and promote a product or a movement.
We can see here that buttons, bumper stickers and yard signs are used for basic advertising. However, evaluating the effectiveness of any advertising would means that people need to ask some very simple yet pragmatic questions. You should ask yourself where the best place to post your advertising is and what instruments should you use so that you can achieve your goal with greater results.
Let us then look at this three kinds of advertising materials so that we can examine their features. Yard or lawn signs are often used by politicians during election campaigns and these small signs are also usually used for local advertising. The yard signs possesses a sense of partnership with the home owner and sends a message that this homeowner is one prototype of a family man in good standing who is testifying his belief or great interest in the one he is campaigning for. The problem is, you are either living nearby or happens to be passing by that route to be able to see the sign. It might be an effective advertisement for your local community but elsewhere it will not really be known.
Bumper stickers came to rescue that impediment, for you do not only dissolve the issue of a static or a permanent location, you can also exploit the position of your partnership with the owner of the car.
Compared to pinback buttons, bumper stickers have their downside despite the fact that you can reach more people and make the campaign more known to others.
The advantage of pinback buttons is that it goes where you go, unlike with a bumper sticker where it gets stationary when the car is parked. Putting a yard signs endorsing a candidate is quite divisive in nature but putting on a pinback button with the same endorsement is merely a trinket. On the other hand, bumper stickers characterize the campaigner's interest to let others spread and promote their crusade while pinback buttons are given out merely as a token. It serves as a visible and a tangible representation or a symbolic gesture that you are just as important to them as the campaign itself. You can even use them as a souvenirs similar to receiving a medal after partaking a run of a fundraising event.
So to the question of evaluating the effectiveness of your campaign method, where to put your ads and what means will enable you to achieve your goal with greater results and a valid crusade that involves even the most insignificant participant to get something out from it. Now we know that there is nothing better than pinback custom buttons for this end.
Advanced reading: you can look here


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Converting APR to monthly repayments
According to Wikipedia: The term annual percentage rate of charge (APR), corresponding sometimes to a nominal APR and sometimes to an effective APR (or EAPR), describes the interest rate for a whole year (annualized), rather than just a monthly fee/rate, as applied on a loan, mortgage loan, credit card, etc.
The plugin uses APR by default. If you want monthly or some other period of repayment you need to calculate the interest rate for the repayment period.
This is the formula:
r = (1 + i)1/n – 1
r = rate per period
i = annual interest eg: 8% is 0.08
n = number of payments in a year
Given 14.9% interest per year with monthly payments the sum is:
r = (1 + 0.149) 1/12 – 1
r = (1.149) 0.8333333 – 1
r = 1.01164 – 1
r = 0.01164
r = 1.164%
All very simple and can be used for weekly or even daily repayments.
Once you have the interest rate for the repayment period you can plug it into the amortization formula.


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This goes to show not only does MERS assign after the Complaint/ Lis Pendens is filed, but also after the sale. BS!
The mortgage was assigned to it after the foreclosure sale by Merscorp Inc.'s Mortgage Electronic Registration Systems, a national database of mortgages.
A Massachusetts man who bought property in a faulty foreclosure sale didn't have the right to bring a court case over the property because he isn't the owner, the state's high court ruled.
The Supreme Judicial Court, which in January found that banks can't foreclose on a house if they don't own the mortgage, went one step further in a closely watched case and said a sale after that foreclosure doesn't transfer the property. Therefore, the buyer couldn't bring his court action against a previous owner, the court ruled.
The high court upheld a lower-court decision that said Francis J. Bevilacqua III, the buyer of residential property in Haverhill, Massachusetts, never owned it because U.S. Bancorp foreclosed before it got the mortgage. Today's ruling could have implications in the foreclosure crisis in which banks are accused of clouding home titles through sloppy transferring of mortgages.
[ipaper docId=69314938 access_key=key-18ddqfod2ifbasotvc52 height=600 width=600 /]
NOTICE: The slip opinions and orders posted on this Web site are subject to formal revision and are superseded by the advance sheets and bound volumes of the Official Reports. This preliminary material will be removed from the Web site once the advance sheets of the Official Reports are published. If you find a typographical error or other formal error, please notify the Reporter of Decisions, Supreme Judicial Court, John Adams Courthouse, 1 Pemberton Square, Suite 2500, Boston, MA 02108-1750; (617) 557-1030; email@example.com
Jurisdiction, Land Court. Land Court, Jurisdiction. Practice, Civil, Parties, Standing, Dismissal. Real Property, Ownership, Record title, Mortgage, Bona fide purchaser. Mortgage, Real estate, Foreclosure, Assignment, Equity of redemption.
CIVIL ACTION commenced in the Land Court Department on April 12, 2010.
The case was heard by Keith C. Long, J.
The Supreme Judicial Court granted an application for direct appellate review.
Jeffrey B. Loeb (David Glod with him) for the plaintiff.
Richard A. Oetheimer (Natalie F. Langlois with him) for Mortgage Bankers Association.
Max Weinstein for WilmerHale Legal Services Center of Harvard Law School.
John M. Stephan & Amber Anderson Villa, Assistant Attorneys General, for the Commonwealth.
The following submitted briefs for amici curiae:
Mark B. Johnson for American Land Title Association.
Adam J. Levitin, of the District of Columbia, Christopher L. Peterson, of Utah, John A.E. Pottow, of Michigan, & Katherine Porter, pro se.
Edward Rainen, Carrie B. Rainen, & Ward P. Graham for Massachusetts Association of Bank Counsel, Inc.
Present: Ireland, C.J., Spina, Cordy, Botsford, Gants, & Duffly, JJ.
In this case we must determine whether a plaintiff has standing to maintain a try title action under G.L. c. 240, §§ 1-5, where he is in physical possession of real property but his chain of title rests on a foreclosure sale conducted by someone other than "the mortgagee or his executors, administrators, successors or assigns." G.L. c. 183, § 21 (statutory power of sale). See G.L. c. 244, § 14 (procedure for foreclosure under power of sale). On his own motion, a Land Court judge determined that the plaintiff, Francis J. Bevilacqua, III, "holds no title to the property at 126-128 Summer Street in Haverhill," and thus lacks standing to bring a try title action. The judge dismissed the complaint with prejudice and Bevilacqua appealed. We granted Bevilacqua's application for direct appellate review and now affirm the dismissal of his complaint but conclude that such dismissal should have been entered without prejudice. [FN1]
1. Procedural background. This case comes before us on a highly unusual procedural footing. The respondent, Pablo Rodriguez, has not been located and accordingly has not entered an appearance. As a result, it fell to the Land Court judge to raise the issue of Bevilacqua's standing under G.L. c. 240, § 1. See Mass. R. Civ. P. 12(h)(3), 365 Mass. 754 (1974) ("Whenever it appears by suggestion of a party or otherwise that the court lacks jurisdiction of the subject matter, the court shall dismiss the action"); Maxwell v. AIG Domestic Claims, Inc., ante 91, 99-100 (2011); Sullivan v. Chief Justice for Admin. & Mgt. of the Trial Court, 448 Mass. 15, 21 (2006); Litton Business Sys., Inc. v. Commissioner of Revenue, 383 Mass. 619, 622 (1981). The procedures applicable to such a sua sponte motion in a try title action are unclear and the judge did not specify the rule under which the dismissal was ordered. We have received no briefing on the issue from Bevilacqua, and those amici addressing the point note that the absence of precedent leads them to "presume[ ]" the applicable standard.
In considering the appropriate procedure, we note that a court's sua sponte motion to dismiss for lack of subject matter jurisdiction is analogous to a party's motion to dismiss under either Mass. R. Civ. P. 12(b)(1) or (6), 365 Mass. 754 (1974). Ordinarily, "[i]n reviewing a dismissal under rule 12(b)(1) or (6), we accept the factual allegations in the plaintiffs' complaint, as well as any favorable inferences reasonably drawn from them, as true." Ginther v. Commissioner of Ins., 427 Mass. 319, 322 (1998). Cf. Iannacchino v. Ford Motor Co., 451 Mass. 623, 636 (2008), quoting Bell Atl. Corp. v. Twombly, 550 U.S. 544, 557 (2007) (clarifying standards for dismissal under rule 12[b] [6] ). The unusual mechanics of G.L. c. 240, §§ 1-5, however, suggest that the analogy may not be perfect and that a different standard may be appropriate.
|[FN2] We need not resolve the issue today, however, because we conclude that Bevilacqua's complaint must be dismissed even if we apply the most favorable of the possible standards of review. See Ginther v. Commissioner of Ins., supra (standards for motion to dismiss for lack of subject matter jurisdiction). We thus "accept the factual allegations in [Bevilacqua's petition], as well as any favorable inferences reasonably drawn from them, as true." Id. Those facts are as follows.
On March 18, 2005, Pablo Rodriguez granted a mortgage on the property to Mortgage Electronic Registration Systems, Inc. (MERS), as nominee for Finance America, LLC. The mortgage was recorded at the Southern Essex registry of deeds (registry). As of June 29, 2006, MERS had not assigned the mortgage to U.S. Bank National Association (U.S.Bank) but, on that date, U.S. Bank executed a foreclosure deed referencing the mortgage and purporting to transfer the property pursuant to a foreclosure sale from U.S. Bank (as trustee under a trust that is not further described) to U.S. Bank "as Trustee under the securitization Servicing Agreement dated as of July 1, 2005 Structured Asset Securities Corporation Structure Asset Investment Loan Trust Mortgage Pass Through Certificates, Series 2005-HEI." Nearly one month later, on July 21, 2006, MERS assigned the mortgage to U.S. Bank in an assignment of mortgage recorded at the registry. A "confirmatory foreclosure deed" was then granted on October 9, 2006, by U.S. Bank to U.S. Bank as trustee under the servicing agreement. Eight days later, on October 17, 2006, U.S. Bank "as Trustee" granted a quitclaim deed to Bevilacqua.
On April 12, 2010, Bevilacqua filed a petition to compel Rodriguez to try title to the property. In his complaint Bevilacqua claimed to reside at the property and to hold record title. Because of the fact that MERS had not assigned the mortgage to U.S. Bank at the time of the foreclosure, Bevilacqua alleged that there is a cloud on his title in the form of "the possibility of an adverse claim by Rodriguez against Bevilacqua's title to the [p]roperty."
2. Statutory background. Bevilacqua seeks an order that either compels Rodriguez to bring an action to try his title or forever bars him from enforcing his adverse claims to the property. Try title actions under G.L. c. 240, §§ 1-5, are within the exclusive original jurisdiction of the Land Court. G.L. c. 185, § 1 (d ). If Bevilacqua cannot satisfy the jurisdictional requirements of the statute, then the Land Court is without subject matter jurisdiction and the petition must be dismissed. See Boston Edison Co. v. Boston Redevelopment Auth., 374 Mass. 37, 46 (1977); Riverbank Improvement Co. v. Chapman, 224 Mass. 424, 425 (1916) ("The Land Court is a statutory court, not of general but of strictly limited jurisdiction").
The statute states, in relevant part:
"If the record title of land is clouded by an adverse claim, or by the possibility thereof, a person in possession of such land claiming an estate of freehold therein … may file a petition in the land court stating his interest, describing the land, the claims and the possible adverse claimants so far as known to him, and praying that such claimants may be summoned to show cause why they should not bring an action to try such claim."
G.L. c. 240, § 1. There are thus two steps to a try title action: the first, which requires the plaintiff to establish jurisdictional facts such that the adverse claimant might be "summoned to show cause why [he] should not bring an action to try [his] claim," and the second, which requires the adverse claimant either to disclaim the relevant interest in the property or to bring an action to assert the claim in question. [FN3] Id. See Blanchard v. Lowell, 177 Mass. 501, 504-505 (1901). The establishment of jurisdictional facts, although essential in all cases, is thus a matter of particular salience in the initial stage of a try title action.
There appear to be two jurisdictional facts that must be shown to establish standing under G.L. c. 240, § 1. First, it is clear on the face of the statute that only "a person in possession" of the disputed property may maintain a try title action. Id. Second, although less obviously clear, a plaintiff must hold a "record title" to the land in question. Blanchard v. Lowell, supra at 504. Arnold v. Reed, 162 Mass. 438, 440-441 (1894). Here, Bevilacqua has alleged that he resides on the property, a factual assertion that we accept as true and from which we draw the favorable inference that he is "a person in possession" as required by G.L. c. 240, § 1. [FN4] Bevilacqua also claims to hold record title to the property as required to support standing. See Blanchard v. Lowell, supra. In dismissing the petition the judge concluded that the facts alleged by Bevilacqua did not support his claim of record title and that, as a result, Bevilacqua lacked standing. This is the controversy presented on appeal.
Before analyzing whether Bevilacqua has demonstrated the existence of record title, and in light of the fact that it has been more than a century since this court last examined standing under G.L. c. 240, §§ 1-5, we first consider the history and purposes of the statute. [FN5] The initial try title statute was enacted in 1851 and provided:
"Any person in possession of real property, claiming an estate of freehold … may file a petition in the supreme judicial court, setting forth his estate … and averring that he is credibly informed and believes, that the respondent makes some claim adverse to the estate of the petitioner, and praying that he may be summoned to show cause, why he should not bring an action to try the alleged title, if any." St. 1851, c. 233, § 66.
Prior to enactment of this statute, the principal means of trying title to land was the writ of entry, which permitted a plaintiff to "obtain possession of real estate from a disseisor who is in possession and holds the demandant out." Mead v. Cutler, 208 Mass. 391, 392 (1911). See Black's Law Dictionary 472 (6th ed. 1990) (disseisor is "[o]ne who puts another out of the possession of his lands wrongfully. A settled trespasser on the land of another"). See also Black's Law Dictionary 541 (9th ed. 2009). The writ was limited, however, by the fact that it could only be brought where the plaintiff was "held out." See Mead v. Cutler, supra. As a result, there were "cases where a party in possession of real estate would be obliged to abandon his accustomed possession and use, in order to [bring a writ of entry and] try the right of an adverse claimant." Munroe v. Ward, 4 Allen 150, 151 (1862). In recognition of the fact that such abandonment "would be unreasonable and contrary to sound policy," the try title statute was enacted so that property owners might remain in possession while requiring that adverse claims be either asserted or disavowed rather than lingering indefinitely. Id.
Under the early versions of the try title statute the sole jurisdictional requirement was "actual possession and taking of profits" from the land. Id. at 152. See St. 1873, c. 178; St. 1852, c. 312, § 52; St. 1851, c. 233, § 66. Pursuant to these statutes, record or legal title to the property was irrelevant. See Orthodox Congregational Soc'y v. Greenwich, 145 Mass. 112, 113 (1887) ("[M]ost of the facts … bear only upon the question of title. These we need not consider"); Leary v. Duff, 137 Mass. 147, 149- 150 (1884) ("not of importance that the title asserted by the petitioner rests upon an alleged … adverse possession," rather than on legal title).
These early enactments were repealed in 1893, however, and the modern form of the statute was adopted. St. 1893, c. 340. One of the principal amendments was the addition of an opening clause, referring to "the record title of real property." St. 1893, c. 340, § 1. Contrast Pub. Sts. (1882), c. 176, §§ 1, 2. Almost immediately following the 1893 amendment, this court was required to consider the meaning of the new statutory language. In the case of Arnold v. Reed, 162 Mass. 438 (1894), a putative property owner filed a try title action alleging possession and relying on a recorded deed purporting to convey good title to the property. Id. at 439-440. The court held that mere possession was no longer sufficient and that, under the new statute, title appearing on "the record" was also necessary. [FN6] Id. at 440. The court thus read the new introductory clause as limiting the types of disputes– i.e., only claims based on record title–that might be resolved in a try title action. See St. 1893, c. 340, § 1 ("When the record title of real property is clouded by an adverse claim"). The limitation added by the Legislature in 1893 remains operative in the present statute and the jurisdictional requirement of "record title" is thus applicable to Bevilacqua's claim. Compare G.L. c. 240, § 1 ("If the record title of land is clouded by an adverse claim …"), with St. 1893, c. 340, § 1. We turn, then, to consider Bevilacqua's various claims to record title.
3. Standing as owner of the property. [FN7] Bevilacqua alleges that he has record title to the property because he is the owner by virtue of a quitclaim deed granted to him by U.S. Bank. There appear to be two theories that underpin this argument. First, the quitclaim deed may be sufficient by itself to support record title to the property. Second, if the quitclaim deed itself does not constitute record title, then that instrument coupled with the chain of grants on which it relies is sufficient as a whole to demonstrate record title. The first theory is incorrect as a matter of law. The second theory is unpersuasive in light of the facts alleged by Bevilacqua.
In addressing the first theory, that a single recorded deed purporting to transfer title is sufficient to establish record title, the Land Court judge made the trenchant observation that such a doctrine would render the "Brooklyn Bridge" problem insoluble. Specifically, the judge wrote that "in the classic example, a litigant could go to the registry, record a deed to the Brooklyn Bridge, commence suit, hope that the true owners ignored the suit or … could not be readily located and [would thus] be defaulted, and secure a judgment." Leaving aside the fact that public property cannot be the subject of a try title action, see G.L. c. 240, § 5, an interpretation of the try title statute permitting such a result cannot be the law.
We are not persuaded by this "single deed" theory for a number of reasons, not least of which is the fact that there is nothing magical in the act of recording an instrument with the registry that invests an otherwise meaningless document with legal effect. See S & H Petroleum Corp. v. Register of Deeds for the County of Bristol, 46 Mass.App.Ct. 535, 537 (1999) ("The function of a registry of deeds is to record documents. It is essentially a ministerial function …"). Recording may be necessary to place the world on notice of certain transactions. See, e.g., G.L. c. 183, § 4 (leases and deed); G.L. c. 203, §§ 2-3 (trust documents). Recording is not sufficient in and of itself, however, to render an invalid document legally significant. See Arnold v. Reed, 162 Mass. 438, 440 (1894); Nickerson v. Loud, 115 Mass. 94, 97-98 (1874) ("mere assertions … whether recorded or unrecorded, do not constitute a cloud upon title, against which equity will grant relief"). As a result, it is the effectiveness of a document that is controlling rather than its mere existence. See Bongaards v. Millen, 440 Mass. 10, 15 (2003) (where grantor lacks title "a mutual intent to convey and receive title to the property is beside the point"). The effectiveness of the quitclaim deed to Bevilacqua thus turns, in part, on the validity of his grantor's title. Accordingly, a single deed considered without reference to its chain of title is insufficient to show "record title" as required by G.L. c. 240, § 1.
The second theory supporting Bevilacqua's ownership claim addresses this point by asserting that the chain of deeds recorded at the registry is sufficient to demonstrate record title. Under this theory Bevilacqua may trace his chain of title back from the quitclaim deed, through the foreclosure deed, and ultimately to the mortgage granted by Rodriguez to MERS as nominee for Finance America. Bevilacqua has alleged, however, that U.S. Bank was not the assignee of the mortgage at the time that it purported to foreclose on the property and conduct a sale pursuant to the power of sale contained in the mortgage.
As we recently held in the Ibanez case, Massachusetts "adhere[s] to the familiar rule that 'one who sells under a power [of sale] must follow strictly its terms' " so, where a foreclosure sale occurs in the absence of authority, "there is no valid execution of the power, and the sale is wholly void." U.S. Bank Nat'l Ass'n v. Ibanez, 458 Mass. 637, 646 (2011), quoting Moore v. Dick, 187 Mass. 207, 211 (1905). "One of the terms of the power of sale that must be strictly adhered to is the restriction on who is entitled to foreclose." U.S. Bank Nat'l Ass'n v. Ibanez, supra at 647. See Bongaards v. Millen, supra. By alleging that U.S. Bank was not the assignee of the mortgage at the time of the purported foreclosure, Bevilacqua is necessarily asserting that the power of sale was not complied with, that the purported sale was invalid, and that his grantor's title was defective. See U.S. Bank Nat'l Ass'n v. Ibanez, supra. In light of its defective title, the intention of U.S. Bank to transfer the property to Bevilacqua is irrelevant and he cannot have become the owner of the property pursuant to the quitclaim deed. See Bongaards v. Millen, supra. Bevilacqua's theory based on the chain of title is thus unpersuasive.
In this regard we note that Bevilacqua's try title action based on ownership of the property faces an insurmountable obstacle. A try title action may be brought only where record title is "clouded by an adverse claim, or by the possibility thereof." G.L. c. 240, § 1. However, the very fact that raises the possibility of an adverse claim–U.S. Bank's lack of authority to foreclose at the time it purported to foreclose–is fatal to Bevilacqua's claim to "own" the property. The basic problem is that, instead of presenting a potentially viable claim and seeking to test it against the claims of a rival, Bevilacqua effectively admits that he does not presently have record title and seeks a declaration, if Rodriguez were to default, that the defect is cured. In light of the pleaded facts it is thus impossible for us to conclude that Bevilacqua's ownership theory demonstrates the jurisdictional facts necessary to maintain a try title action. See G.L. c. 240, § 1.
4. Standing as assignee of the mortgage. As an alternative to the claim that he owns the property in fee simple, Bevilacqua argues that he holds record title because he is the assignee of the mortgage granted by Rodriguez to MERS as nominee for Finance America. Bevilacqua does not develop the argument at length but it is an intriguing one given that Massachusetts is a "title theory" State in which "a mortgage is a transfer of legal title in a property to secure a debt." U.S. Bank Nat'l Ass'n v. Ibanez, supra at 649. If a mortgagee's legal title suffices to establish "record title" under G.L. c. 240, § 1, then Bevilacqua may be able to demonstrate standing to proceed with this try title action. We conclude, however, that Bevilacqua's claim to record title as mortgagee is inconsistent with the relief he seeks, namely, that Rodriguez be compelled either to "show cause why he should not be required to bring an action to try title" or to "be forever barred from having or enforcing any claim in the property." Accordingly, we conclude that Bevilacqua's theory of record title as mortgagee is untenable and cannot support standing under G.L. c. 240, § 1.
We begin our analysis of this question by noting that Bevilacqua's claim to be holder of the mortgage has at least a plausible basis despite the fact that he has never taken an express assignment. This court has held that it is possible for a foreclosure deed, ineffective due to noncompliance with the power of sale, to nevertheless operate as an assignment of the mortgage itself. See Holmes v. Turner's Falls Co., 142 Mass. 590, 591 (1886); Dearnaley v. Chase, 136 Mass. 288, 290 (1884); Brown v. Smith, 116 Mass. 108 (1874). The theory is that "where a deed of real estate shows by its language that it was intended to pass title by one form of conveyance, by which however title could not pass, courts have made the deed effective by construing it as a deed of some other form, notwithstanding the inappropriateness of the language." Kaufman v. Federal Nat'l Bank, 287 Mass. 97, 100-101 (1934). Bevilacqua argues in his brief that "the foreclosure deed constituted an assignment of the mortgage on the [p]roperty to Bevilacqua." As stated, this proposition cannot be correct because Bevilacqua was not a party to the foreclosure deed. Further, Bevilacqua has alleged that U.S. Bank was not the assignee of the mortgage at the time it executed the foreclosure deed so it is impossible for that instrument to be construed as an assignment of mortgage. See U.S. Bank Nat'l Ass'n v. Ibanez, supra at 654 ("Because an assignment of a mortgage is a transfer of legal title, it becomes effective … only on the transfer; it cannot become effective before the transfer"). We assume without deciding, however, that Bevilacqua might be able to establish a chain of assignments passing from his quitclaim deed, through the "Confirmatory Foreclosure Deed," through the recorded assignment from MERS, and thus ultimately back to Rodriguez's original deed of mortgage. See supra at [2-3] (regarding drawing of favorable inferences). We may thus assume, without deciding, that there is a factual basis on which Bevilacqua may claim to be the assignee of the mortgage.
The title that Bevilacqua might claim as mortgagee, however, would be inconsistent with the relief that might be provided under G.L. c. 240, §§ 1-5. The problem, from Bevilacqua's perspective, arises from the nature of a mortgage. In Massachusetts, a "mortgage splits the title in two parts: the legal title, which becomes the mortgagee's, and the equitable title, which the mortgagor retains." Maglione v. BancBoston Mtge. Corp., 29 Mass.App.Ct. 88, 90 (1990). The purpose of the split is "to give to the mortgagee an effectual security for the payment of a debt [while] leav[ing] to the mortgagor … the full control, disposition and ownership of the estate." Santiago v. Alba Mgt., Inc., 77 Mass.App.Ct. 46, 49 (2010), quoting Charlestown Five Cents Sav. Bank v. White, 30 F.Supp. 416, 418-419 (D.Mass.1939). The title held by a mortgagee is defeasible and "upon payment of the note by the mortgagor … the mortgagee's interest in the real property comes to an end." Maglione v. BancBoston Mtge. Corp., supra.
Inherent in this concept of the mortgagee's defeasible title is the mortgagor's equity of redemption:
"[T]he mortgagor's equity of redemption [is] the basic and historic right of a debtor to redeem the mortgage obligation after its due date, and ultimately to insist on foreclosure as the means of terminating the mortgagor's interest in the mortgaged real estate."
Restatement (Third) of Property (Mortgages) c. 3, Introductory Note at 97 (1996) (addressing common law applicable in both title theory and lien theory States). "[A]n equity of redemption is inseparably connected with a mortgage," Peugh v. Davis, 96 U.S. 332, 337 (1877), and endures so long as the mortgage continues in existence:
"When the right of redemption is foreclosed, the mortgage has done its work and the property is no longer mortgaged land. Instead, the former mortgagee owns the legal and equitable interests in the property and the mortgage no longer exists."
Santiago v. Alba Mgt., Inc., supra at 50. See G.L. c. 244, § 18 (mortgagor holds equity of redemption until mortgagor forecloses); Maglione v. BancBoston Mtge. Corp., supra ("upon payment of the note by the mortgagor … the mortgagee's interest in the real property comes to an end"). Following default, therefore, a mortgagee may enter and possess the property but his or her title remains subject to the mortgagor's equity of redemption. See G.L. c. 244, §§ 1, 2; Joyner v. Lenox Sav. Bank, 322 Mass. 46, 52-53 & n. 1 (1947); Maglione v. BancBoston Mtge. Corp., supra at 91 (this right of entry and possession distinguishes title and lien theory States). This state of affairs persists until either the mortgagee brings a proceeding to foreclose on the equity of redemption, see Negron v. Gordon, 373 Mass. 199, 205 n. 4 (1977) (listing four methods of foreclosing equity of redemption), or until the mortgagor redeems the property and brings the mortgagee's interests in the property to an end. See Maglione v. BancBoston Mtge. Corp., supra at 90. See also G.L. c. 260, § 33 (limitations period for foreclosure proceedings). The crucial point is that a mortgage, by its nature, necessarily implies the simultaneous existence of two separate but complementary claims to the property that do not survive the mortgage or each other.
This point controls the present case because a litigant who asserts that he or she is the holder of a mortgage necessarily asserts that the mortgage continues to exist and that the mortgagor's claims to the property remain valid. For this reason, a plaintiff in a try title action may be heard to claim that a mortgage no longer exists, that claims to the contrary are adverse, and that the putative mortgagee should be required to bring an action trying the claim. See, e.g., Brewster v. Seeger, 173 Mass. 281 (1899). For a plaintiff to both claim record title as holder of a mortgage and to dispute the respondent's continuing equitable title or equity of redemption would be oxymoronic, however, because the only circumstances in which the respondent's rights would not be upheld are circumstances in which there is no mortgage for the plaintiff to hold. This is the circumstance in which Bevilacqua finds himself.
To assert that he holds legal title as mortgagee, Bevilacqua must necessarily accept that Rodriguez has a complementary claim to either equitable title (if there has been no default) or an equity of redemption (if default has occurred). In either case, and although their economic interests may diverge, Bevilacqua cannot be heard to argue that Rodriguez's claim is adverse to his own. This fact necessarily precluded Bevilacqua from establishing a necessary element of his try title action–the existence of an adverse claim. [FN9] See G.L. c. 240, § 1 (action may be brought "[i]f the record title of land is clouded by an adverse claim …"). The legal title possessed by a mortgagee is not, therefore, a basis of standing that would be consistent with maintenance of Bevilacqua's action against Rodriguez. Accordingly, we conclude that it is not open to Bevilacqua to rely on such title in attempting to demonstrate the necessary jurisdictional facts. [FN10]
5. Standing as bona fide purchaser for value. In concluding his arguments, Bevilacqua asserts that he "could not have known, when he purchased the [p]roperty, that this title problem existed" and that as a result he must be permitted to proceed under the try title statute or be left without an adequate remedy. Certain of the amici expand on this point, arguing that Bevilacqua is a bona fide purchaser for value and without notice such that he holds good title to the property. Under this theory, Bevilacqua's quitclaim deed transferred good title to the property that, in addition to his possession, satisfies the standing requirements of the try title statute. [FN11] G.L. c. 240, § 1. We need not address the legal merits of the argument because Bevilacqua is not a bona fide purchaser without notice of the defects in his grantor's title.
We begin analysis of this bona fide purchaser theory by noting that "[t]he law goes a great way in protecting the title of a purchaser for value without notice or knowledge of any defect in the power of the vendor to sell…." Rogers v. Barnes, 169 Mass. 179, 183 (1897). For that reason, the purchaser's "title is not to be affected by mere irregularities in executing a power of sale contained in a mortgage, of which irregularities he has no knowledge, actual or constructive." Id. at 183-184. There are limits to the protections provided to bona fide purchasers, however, and "[t]he purchaser of an apparently perfect record title is not protected against all adverse claims." Brewster v. Weston, 235 Mass. 14, 17 (1920). Where the bona fide purchaser is not protected against an adverse claim the purchaser "must rely upon the covenants of his deed" rather than dispossession of the true owner– that is, there are situations in which it is the purchaser rather than the original owner who must seek recovery from a third person rather than being awarded possession of the property itself. Id. See 3 J. Palomar, Land Titles § 677, at 374-375 (3d ed. 2003) (listing circumstances in which actual facts may rebut presumption of record title and true owner will prevail over innocent purchaser).
Generally, the key question in this regard is whether the transaction is void, in which case it is a nullity such that title never left possession of the original owner, or merely voidable in which case a bona fide purchaser may take good title. See Brewster v. Webster, supra. Cf. Restatement (Second) of Contracts § 7 comment a (1981). Here, the dispute as to title revolves around the validity of the unauthorized foreclosure sale conducted by U.S. Bank. Certain of the amici argue that the category in which such a transaction belongs, void or merely voidable, has not been addressed definitively in Massachusetts. Our recent decision in the case of U.S. Bank Nat'l Ass'n v. Ibanez, 458 Mass. 637, 647 (2011), however, concluded that "[a]ny effort to foreclose by a party lacking 'jurisdiction and authority' to carry out a foreclosure under [the relevant] statutes is void." We decline the invitation to revisit this issue. In any event, a factual prerequisite–purchase by Bevilacqua without notice of the defects in U.S. Bank's title–does not exist.
Bevilacqua's petition alleges that a number of documents were recorded with the registry, provides the book and page number applicable to each document, but fails to provide the dates on which recording occurred. We take judicial notice, however, of the fact that the registry assigns book and page numbers to recorded instruments in a sequential manner. See Mass. G. Evid. § 201(b) (2011). We therefore may conclude that instruments with lower book and page numbers were recorded prior to instruments with higher book and page numbers. [FN12] Here, the book and page numbers demonstrate recording of documents in the following order: (i) the mortgage from Rodriguez to MERS (executed on March 18, 2005); (ii) the assignment of mortgage from MERS to U.S. Bank (executed on July 21, 2006); (iii) the purported foreclosure deed from U.S. Bank "as Trustee" to U.S. Bank as trustee under the servicing agreement (executed on June 29, 2006); (iv) the "Confirmatory Foreclosure Deed" from U.S. Bank "as Trustee" to U.S. Bank as trustee under the servicing agreement (executed on October 9, 2006); and (v) the quitclaim deed from U.S. Bank to Bevilacqua (executed on October 17, 2006). We cannot be sure of the precise date on which the foreclosure deed became a matter of public record, but we do know that this occurred after the assignment of mortgage had been recorded. As a result, Bevilacqua must have attempted to purchase the property from U.S. Bank (in some capacity) either when the registry's records showed the bank to be a complete stranger to title, when the registry's records showed the bank to be no more than an assignee of the mortgage, or when the registry's records showed that the bank conducted the foreclosure sale before receiving assignment of the mortgage. In none of these circumstances could we conclude that Bevilacqua is a bona fide purchaser for value and without notice that U.S. Bank's title was doubtful. See Demoulas v. Demoulas, 428 Mass. 555, 577 (1998) (parties may not "establish themselves as bona fide purchasers simply by claiming that they were 'blissfully unaware' of" facts to which they closed their eyes). We therefore are unconvinced by Bevilacqua's claim to record title based on the theory that he is a bona fide purchaser for value and without notice.
6. Dismissal with prejudice. As a final matter we consider whether the Land Court judge properly specified that Bevilacqua's complaint be dismissed with prejudice. As discussed above, the precise procedural mechanism under which the judge decided the sua sponte motion to dismiss is unclear. What is clear, however, is that the judge's dismissal was based on lack of standing and thus want of subject matter jurisdiction. See Mass. R. Civ. P. 12(h)(3) ("Whenever it appears by suggestion of a party or otherwise that the court lacks jurisdiction of the subject matter, the court shall dismiss the action"); Sullivan v. Chief Justice for Admin. & Mgt. of the Trial Court, 448 Mass. 15, 21 (2006), and cases cited ("The issue of standing is one of subject matter jurisdiction").
A complaint that is dismissed for lack of jurisdiction is not an adjudication on the merits. See Mass. R. Civ. P. 41(b)(3), as amended, 454 Mass. 1403 (2009) (involuntary dismissal or "any dismissal not provided for in this rule, other than a dismissal for lack of jurisdiction … operates as an adjudication upon the merits"). It is thus inappropriate to attach preclusive effects to the dismissal beyond the matter actually decided–the absence of subject matter jurisdiction. See Restatement (Second) of Judgments § 11, at 108 (1982) ("A judgment may properly be rendered against a party only if the court has authority to adjudicate the type of controversy involved in the action"). The obvious rationale for this rule is that a court without subject matter jurisdiction over a controversy is without authority to issue a binding judgment regarding that controversy. See id. at comment a. The conclusion that Bevilacqua lacks standing to bring a try title action is thus binding on him in future actions but dismissal of this action for want of subject matter jurisdiction does not bar him from bringing other actions regarding title to the property.
7. Conclusion. The Land Court judge properly raised the question whether Bevilacqua has record title to the property such that he has standing to bring a try title action. Bevilacqua has identified no basis on which it might be concluded that he has record title to the property such that a try title action may be sustained. As a result, the Land Court was without jurisdiction to hear the try title action. Dismissal of the petition was therefore proper. The dismissal should have been entered without prejudice, however, and we therefore remand to the Land Court for entry of judgment consistent with this opinion.
So ordered.
|FN1. We gratefully acknowledge the amicus briefs submitted by the American Land Title Association; the Attorney General of the Commonwealth; the Massachusetts Association of Bank Counsel, Inc.; the Mortgage Bankers Association; Professors Adam J. Levitin, Christopher L. Peterson, Katherine Porter, and John A.E. Pottow; and the WilmerHale Legal Services Center of Harvard Law School.
|FN2. It may not be desirable merely to assume the accuracy of a plaintiffs's
|factual assertions. If a plaintiff brings a try title action and the respondent defaults, "the court shall enter a decree that [the respondent] be forever barred from having or enforcing any such claim adversely to the petitioner." G.L. c. 240, § 2. As a result, a property owner whose whereabouts are unknown and who is not reached through publication notice might be divested by a plaintiff who is put to no greater evidentiary test than having pleaded facts that the court is obliged to accept as true. See Ginther v. Commissioner of Ins., 427 Mass. 319, 322 (1998). But see G.L. c. 240, § 4 (remedies for those dispossessed by default judgment). Here, for instance, there are no recorded instruments in evidence and Bevilacqua merely has alleged their existence and contents.
|A better approach, consistent with the procedure followed in the case of a motion to dismiss due to lack of subject matter jurisdiction, may be to place the burden of proof on the nonmoving party (here, Bevilacqua) to prove jurisdictional facts. See, e.g., Caffyn v. Caffyn, 441 Mass. 487, 491 (2004). As discussed further, infra at–, the existence of record title is a requirement for standing under G.L. c. 240, § 1, and thus a jurisdictional fact. That said, application of a preponderance of the evidence standard may be inappropriate at this stage of a try title proceeding if it is indistinguishable from "the question whether [the plaintiff] has a better title [than the respondent]"–a matter that "is not to be determined in these
|proceedings, but in the actions which the respondents may be ordered to bring" as a result of the try title action. Blanchard v. Lowell, 177 Mass. 501, 504-505 (1901). Given these difficulties, it may be necessary to adopt a unique standard of review in future try title actions.
|FN3. As discussed further, infra, the structure of the try title statute is a direct reflection of the limitations inherent in the common-law writ of entry. The try title statute may now be something of an anachronism when it is considered that modern statutes are far more flexible than the common-law writ, see G.L. c. 237; that Massachusetts courts are now vested with equity jurisdiction, see, e.g., G.L. c. 185, § 1 (k ); and that declaratory judgment is now available to litigants in this Commonwealth, see G.L. c. 231A inserted by St.1945, c. 582, § 1.
|FN4. One of the amici has appended to its brief a number of deeds referring to the property at 126-128 Summer Street in Haverhill that were recorded between the time Bevilacqua purchased the property and the date on which he filed his petition. Specifically, Bevilacqua recorded a master deed establishing a condominium that consists of four units. Bevilacqua also recorded three deeds transferring units to various third-party purchasers. These deeds and the conveyances they represent are not matters properly before
|the court and do not factor into our analysis. Although nonevidentiary, the deeds are nevertheless noteworthy in that they explain why Bevilacqua's complaint is drafted to imply possession rather than pleading the matter directly, see Connolley, petitioner, 168 Mass. 201, 203 (1897) ("the only question … is whether the petitioner has a record title to the whole estate"), and in that they highlight the concerns addressed, see note 2, supra, regarding the proper standards of review and evidentiary burdens in a try title action.
|FN5. In determining that a plaintiff under G.L. c. 240, §§ 1-5, must possess both record title and possession, the motion judge quoted Daley v. Daley, 300 Mass. 17, 21 (1938), to the effect that "[a] petition to remove a cloud from the title to land affected cannot be maintained unless both actual possession and the legal title are united in the petitioner." The Daley case is inapposite, however, because it involves a bill to quiet title pursuant to G.L. c. 240, §§ 6-10, rather than an action to try title pursuant to G.L. c. 240, §§ 1-5. See generally R.W. Bishop, Prima Facie Case § 48.5, at 601-602 (5th ed.2005) (intermingling discussion of both try title and quiet title cases in section entitled "Actions to Try Title").
|An action to quiet title is an in rem action, G.L. c. 240, § 10, brought under the court's equity jurisdiction. See G.L. c. 185, § 1 (k ); First
|Baptist Church of Sharon v. Harper, 191 Mass. 196, 209 (1906) ("in equity the general doctrine is well settled, that a bill to remove a cloud from the land … [requires that] both actual possession and the legal title are united in the plaintiff"). In contrast, an action to try title is an action at law brought against the respondent as an individual. See G.L. c. 240, § 2 ("the court shall enter a decree that [specified adverse claimants] be forever barred from having or enforcing any such claim adversely to the petitioner"); Clouston v. Shearer, 99 Mass. 209, 211, 212-213 (1868) (at time try title statute was enacted in 1851, Massachusetts courts did not yet possess general equity jurisdiction that would permit actions to remove cloud from title [not until 1852] ).
|The distinction is critical because the plaintiff in a try title action may defeat the specified adverse claims through a default or by showing title that is merely superior to that of the respondent. See G.L. c. 240, §§ 2-3; Blanchard v. Lowell, 177 Mass. 501, 504-505 (1901). In contrast, a quiet title action requires the plaintiff "not merely to demonstrate better title to the locus than the defendants possess, but requires the plaintiff to prove sufficient title to succeed in its action." Sheriff's Meadow Found., Inc. v. Bay-Courte Edgartown, Inc., 401 Mass. 267, 269 (1987). See U.S. Bank, Nat'l Ass'n v. Ibanez, 458 Mass. 637, 645 (2011); Loring v. Hildreth, 170 Mass. 328 (1898). Precedent applicable to one statute, although potentially
|persuasive, does not control cases brought under the other statute.
|FN6. Interestingly for purposes of this proceeding, in Arnold v. Reed, 162 Mass. 438 (1894), the court was presented with a try title action where the plaintiff relied on a recorded deed reciting that the grantor possessed good title. Id. at 440. "[T]he recitals [were] not true [however], and this would appear by an examination of the records of the Probate Court." Id. Accordingly, the mere recording of an instrument with the registry of deeds that purports to transfer ownership was insufficient to create standing under the try title statute. Id. But see Connolley, petitioner, 168 Mass. 201, 203-204 (1897) (petitioner had sufficient record title where his grantor had only 255/264th ownership according to registry records, 246/264th ownership according to wills and registry records, and complete but unrecorded ownership due to adverse possession).
|FN7. We refer in Part 3 to Bevilacqua as the owner of the property, using the term "owner" in a colloquial sense, to distinguish this analysis from our later consideration of Bevilacqua's claim to hold record title as assignee of the mortgage or as a bona fide purchaser without notice.
|FN8. One amicus appended to its brief a copy of the foreclosure deed and the
|legal notice announcing the foreclosure sale. That foreclosure deed recites that "U.S. Bank National Association [U.S. Bank] as Trustee [is the] holder of a mortgage from Pablo Rodriguez" while the notice, recorded with the foreclosure deed, states that "[U.S. Bank as trustee] is the present holder" of the mortgage. Neither of these documents is in evidence and, whether he relied on such representations or not, Bevilacqua's petition directly contradicts the accuracy of the quoted statements. We rely on the facts pleaded in the petition for purposes of this appeal. See supra at–.
|FN9. In addition, it is difficult, if not impossible, to imagine what kind of action Rodriguez might bring to try his title as mortgagor. Presumably Rodriguez would assert that the purported foreclosure sale was ineffective, that no foreclosure has occurred, and that he thus retains an equity of redemption. Bevilacqua necessarily would agree with these claims, having asserted that he is the mortgage holder, so judgment could enter on the pleadings declaring that Rodriguez enjoys an equity of redemption. Such an action would be nonsensical.
|FN10. Bevilacqua asserts that foreclosure is not an adequate remedy in these circumstances because, he argues with emphasis, if he "is required to foreclose on the mortgage … to clean up his title, this will delay his sale or
|refinance for a minimum of about seven to nine months." Foreclosure, however, is the appropriate remedy for a mortgagee seeking to resolve an outstanding equity of redemption. See Negron v. Gordon, 373 Mass. 199, 205 n. 4 (1977) (listing four methods of foreclosing equity of redemption). Nothing contained herein is intended to limit Bevilacqua's right, if he can show himself to be mortgagee of the property, to pursue foreclosure under the appropriate statutes. The record does not disclose if Bevilacqua presently holds the promissory note secured by Rodriguez's mortgage. Whether the holder of a mortgage may foreclose the equity of redemption without also holding the note is a question that is not before us.
|FN11. Bevilacqua's chain of title as a bona fide purchaser necessarily begins with his quitclaim deed from U.S. Bank. In some States, "[i]t is well settled … that one who has only a quitclaim deed to land cannot claim protection as a bona fide purchaser without notice." Polhemus v. Cobb, 653 So.2d 964, 967-968 (Ala.1995), quoting Gordon v. Ward, 221 Ala. 173, 174 (1930). "In this Commonwealth, [however,] such a deed is as effectual to transfer whatever title the grantor has in the premises, as a deed with full covenants of warranty. The conveyance in either form is voidable, and not void, if fraudulent as to creditors; and, until defeated by a creditor, the title of the grantor passes." Mansfield v. Dyer, 131 Mass. 200, 201
|(1881). See Boynton v. Haggart, 120 F. 819, 822-823 (8th Cir.1903) (history and evolution of decisions regarding quitclaim deeds, recording statutes, and bona fide purchasers). If a grantor has voidable title to a Massachusetts property, therefore, that title may pass through a quitclaim deed to a bona fide purchaser in whose hands the title is no longer voidable.
|FN12. A registry of deeds may employ several assistant registers who process documents. It is thus possible, although irrelevant for purposes of this decision, that documents presented to different assistant registers at nearly the same time may have book and page numbers that do not reflect the precise order of such overlapping presentations.
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The latest in our monthly series - we introduce two artists both interested in working in a variety of different ways with the public and communities. Kerry Ann Lee is a celebrated visual artist, designer and educator who uses hand-made processes and socially-engaged projects to explore hybrid identities and histories of migration. She creates installation, publication and image-based work and has a long practice in independent artists' publishing.
Sacha Copland is a dancer, choreographer and the Artistic Director of Java Dance Theatre. As she told The Big Idea here she believes in the power of dance to build empathy and her works aim to permeate and dissolve the distance between people by creating dance that "clambers into your senses and gets underneath your fingernails." Founded in 2003 Java is a professional dance company that presents dance theatre nationally and internationally often working in site specific locations, or creating work around specific themes that engage new audiences.
May 8: On creating creative capital. Mayor Justin Lester A discussion with our mayor who holds the arts and culture portfolio on what is needed to take our creative scene to the next level.
All events are free. You are very welcome to bring your lunch. For podcasts of the 2017 series go here.


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The Van Cliburn Story — How One Man and His Piano Transformed the Cold War
By Nigel Cliff
Illustrated. 452 pp. Harper/HarperCollins Publishers. $28.99.
It's hard for a baby boomer like me to imagine growing up unaware of Van Cliburn, but Nigel Cliff, 46, did. A historian and biographer who was a film and theater critic for The Times of London, he writes that he became aware of the Cliburn story only when he read about the man's death in 2013.
I couldn't write that paragraph without thinking about Cliburn's recording of Tchaikovsky's Piano Concerto No. 1 and the corner of my parents' living room dominated by our Garrard record changer, the kind with a "pusher platform" for a whole stack of vinyl. That LP got heavy play in our house, and in a lot of other houses. It was the first classical recording to sell more than a million copies. Cliburn's 1961 album "My Favorite Chopin" was on the Billboard classical best-seller list for months.
But by the time Cliff was growing up, Cliburn played less and less, and the critics complained more and more. They said his repertoire was limited, his technique was superficial and he was not maturing as an artist. In 1986, Donal Henahan wrote in this newspaper: "There must be many young music listeners to whom Van Cliburn is merely a name in American history, like John Philip Sousa." Nowadays, he's not even much of a name. The first time I did a search of "Van Cliburn," Google shot back the primordial did-you-mean question: Van Claiborne?
So one of Cliff's challenges is to present a basic biography of this "man-child who was old when young and young when old." Cliburn's story — how he rocketed to fame by winning the first International Tchaikovsky Competition in Moscow at age 23 — has been told before, in 16 excellent pages toward the beginning of Joseph Horowitz's "The Ivory Trade" (1990) and in Howard Reich's "Van Cliburn" (1993). But their emphasis was more on the music than on diplomacy and the Cold War. By the time Cliburn arrived in Moscow in the spring of 1958, the United States had countered the Soviets' Sputnik 1 and 2 with Explorer 1, but the psychological damage had been done. There was a space race as well as an arms race.
As for the piano race, everyone assumed a Russian would win, probably 29-year-old Lev Vlassenko. But Cliburn captivated the crowds and caused a problem for the judges: Could they award him the gold medal? As Cliff writes, "in a system where all decisions went through the party, there was only one way to avoid blame: Refer it upward." One of the judges, the pianist Emil Gilels, went to the culture minister, who went to Khrushchev, who did not interfere. If the young American is the best, he said, go right ahead, give him the prize. Cliburn remains the only American pianist who has won the gold medal at the Tchaikovsky Competition.
Cliff argues that "a powerful new weapon exploded across the Soviet Union" when Cliburn sat down at the piano — "love: one man's love for music, which ignited an impassioned love affair between him and an entire nation." It was anything but illicit. Max Frankel, who as a New York Times correspondent was a witness to Cliburn's triumph, wrote later that "the Soviet public celebrated Cliburn not only for his artistry but for his nationality; affection for him was a safe expression of affection for America."
Like so many subtitles, Cliff's ("The Van Cliburn Story — How One Man and His Piano Transformed the Cold War") oversimplifies a more nuanced account. Cliff did not turn up evidence that Cliburn ever passed secret diplomatic dispatches back and forth; as he writes, Cliburn may have been "courted by presidents and Politburo members," but he was also "watched by the F.B.I. and K.G.B."
Mostly Cliburn served as a relief valve, easing the pressures his audiences felt. He did so again in 1987, when Mikhail Gorbachev went to Washington for arms-control talks with President Ronald Reagan. After a particularly difficult day, Cliburn played at the White House. When he struck up the Russian melody "Moscow Nights" as an encore — Raisa Gorbachev wanted to hear the Tchaikovsky concerto, but there was no orchestra — Cliff writes that the evening "turned into a full-throated singalong." Everyone went to bed in a much better mood.


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Class visits
At Gustaf you will learn through
vivid experiences and entertaining stories. Doing things together produces genuine
interaction. Our guidelines in operations are the needs involved in teaching and needs that pupils have.
At Serlachius Museums you get acquainted with history and art through stories and by doing
A day passes quickly being busy with many interesting tasks at Gustaf and Gösta.
At Gustaf you can hear stories, see a film, make your own paper, do different tasks, play games – you get to use your head! At the same time, you learn a lot about the history of an industrial town, people's manners and daily life and professisons in the past.
We organize museum visits tailored to suit the needs and wishes of the school or daycare centre. Would you like to let an energetic 1950's secretary show you the ropes at head office, or perhaps make your own artwork?
Contact our chief of audience development Päivi Nieppola to arrange a class visit that best suits you. Tel: +358 (0)50 465 2777.


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Montane Sonic Shirt
What Montane say:
Updated with light weight, wicking and fast drying Apex-Dry fabric in the main body, Apex-Dry Mesh under the arms and with improved fit and styling, the Montane Sonic T-Shirt is a classic synthetic baselayer for any fast mountain activity.
Fast drying
UPF protection 50+
POLYGIENE® odour control
Next to skin comfort
Reflective detailing
91g approx
Available in Alpine Red, Black, Kiwi, Blue Spark and Antarctic Blue
Apex-Dry is a lightweight, anti-static high performance baselayer fabric which wicks away moisture, dries fast and protects the skin from the sun with a UPF of 50+
Apex-Dry Mesh delivers greater air permeability in high sweat areas under the arms and in side panels
POLYGIENE® permanent odour control
Tailored fit for next to skin comfort
Low profile flatlocked sewn seams throughout for extra durability and comfort
Reflective detailing
On test with me:
The Sonic T-Shirt comes in two styles, short and long sleeved and both are made from the same Apex-Dry lightweight fabric, perfect for this time of the year in the summer heat-waves.
The Apex-Dry mesh that runs along the sides, running below the arms helps to keep the body cooler.
The Sonic T-Shirt is a comfortable fit, in this review I was wearing the medium in black and the shirt was comfortable and well fitted, less of an athletics fit and more loose fitting and good length.
On the right arm and back of the neck are two smaller reflective tabs which are small and a little pointless in a safety aspect and more a feature of detailing. As a whole the T-Shirt is great for long expeditions, hiking and very well suited for running, in all these activities I have found the loose fitting great in warmer weather even despite the colour of the shirt.
The relaxed, loose fitting I found more comfortable whilst running during the day, this allowed more movement of air between the fabric and body. However many will prefer the athletics fit for further comfort and ease whilst running.
In my opinion the shirt remains subtle in its styling and doesn't scream out to be a specialist activities T-Shirt, several times I opted to wear the T-Shirt in hot weather around light walks and office.
When wearing a rucksack the T-Shirt also remained very comfortable to wear and in the heat the back and lightweight, anti-static material kept the shirt from getting sweaty and sticking which was very pleasing. The same again whilst wearing jackets in strong winds or cooler evenings.
On the longer hikes the lightweight shirt was great with it only coming in around 90g, the quick drying material to makes it a worthwhile option on any summer expedition or those who enjoy going lightweight on exped.
If you enjoy trail running or running as a whole again this shirt is a great option for those who enjoy the sport in summer or even other activities such as Tennis, Badminton and other indoor sports. The mesh that runs along the high sweat areas makes the T-Shirt perfect for sports as a whole!
When I first started wearing the shirt I did find the seams around the fabrics and mesh a little itchy on the back. However this was easily fixed by washing the T-Shirt prior to continued use, after which the shirt was very comfortable to wear for long periods of time in hot and cold conditions.
Although the seams were itchy at first, the fabrics used were not and are soft to the touch even in the heat and when the top is wet. The material is quick drying which makes is more favourable to those hiking.
What I found very beneficially and a great addition for a summer sports shirt like this is the UPF protection 50+ making it excellent and reduces the UV rays from passing through to the skin. As someone who often uses factor 50 sun cream and insists on DofE and Scout groups out on expedition to wear sun cream having more items of clothing offering extra protection from the sun is welcomed!
The shirt also benefits from POLYGIENE odour control, along with the mesh sides the two work hand-in-hand to make running a joy. The Polygiene helps reduce the smells of sweat and the mesh sides reduce sweat to allow air movement into the hotter areas of the body. The question is, why wouldn't you want this whilst running or any sports for that matter.
As a whole I found the Montane Sonic T-Shirt an ideal and all round beneficial T-Shirt to keep with me on expedition or whilst out running. The shirt being lightweight and quick drying makes it perfect for this time of the year.
The breathable mesh along the body started off being itchy but after a wash caused no problems after and the shirt remained and continued to be comfortable in all weather conditions. Especially in the heat!
A highly suitable summer activities and sports T-Shirt for all year use, especially for those on long expeditions, hiking and running.
Transparency Notice: Please note that MyOutdoors receives free products for review from brands and manufacturers, but we only accept products for review on condition of total independence and no guarantee of endorsement.


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Calendar pro iphone и форум где word 2010 торрент
Sep 1, 2016 In the age of the iPhone, the art of managing a calendar is so Whether you have a mini or a Pro, Fantastical makes the most of the extra. ICareFone (iPhone Care Pro) can speed up and tune up your iPhone/iPad/iPod, as well as transfer files between iOS device and computer, remove in-app ads, backup. Feb 13, 2017 . The essential x-Calendar PRO for holidays, vacations, custom events and calendar weeks! x-Calendar PRO is the useful 5-in-1 calendar
Life goes beyond meetings and appointments, your calendar should too – The modern calendar app, available for Android and iPhone. Easy Fast Sync for Contacts, Calendar, Tasks and Memos with Android, iPhone, Palm, and Google - for Mac and Windows. This is a shameful moneygrab by Apple.The device is nothing more than a Air 3.TC just gave it a "Pro" label and jacked up the price.2 GB of ram and an underclocked. You can get the app from the Google Play Store for .86, which, I think, is a reasonable price for smooth and seamless syncing of your iPhone calendar Every iPhone comes with Apple's own Calendar app, which offers basic functionality to help you schedule meetings, remember appointments and more. But the default. Create an event calendar via synchronising chosen events to any calendar platform. How do you organize your appointments, update your agenda, plan events, and keep on time with your iPhone and iPad? The built-in Calendar app, of course. Best App for Salespeople! The Sales Tracking Calendar App is now FREE! Sales Tracking Calendar App is a daily weekly calendar for sales. Readdle Team enables technology for millions of people, making them more productive, solving real problems and changing what's possible with iPhone Explore iPhone, the world's most powerful personal device. Check out iPhone 7, iPhone 7 Plus, and iPhone. Your iPhone already comes with a standard calendar. But there are many third-party applications available that make tracking your tasks and events Shift schedule calendar, from Pro-Calendar, custom shift schedules for firefighters, police and other professionals.
Jan 4, 2017 IAFF Foundation Pro-Calendar: Shift Calendar/Organizer - Designed by a firefighter for firefighters NOTE: You must purchase the app after. Jan 17, 2017 A calendar with all your work shifts. Works with any number of shifts and every roster. Just enter the shift sequence and a start date. The app. Get your life on track with the right calendar app for you.! Different people need different things from a calendar. I personally have two of them on my iPhone. IStudiez Pro is the unique app for students which combines tracking schedule, homework and grades with a delightful user experience. Those funky headphones that came with your iPhone—EarPods with Remote and Mic they're called—only have 3 buttons but boy do they perform a surprising. Deleted reminders on iPhone? iPhone calendar disappeared? Here is how to free retrieve deleted or missing Reminders and Calendar from iPhone.
Mar 21, 2017 No more dots in your calendar! myCal PRO displays what you need to see, your events! myCal PRO is THE BEST replacement for the internal. Feb 27, 2017 Organizing has never been this easy!! Calendar Pro for Google is a Google calendar app with intuitive design. Now, it's so easy to get every. Feb 9, 2017 Designed for those people who're looking for a full-featured app to manage daily life better. Planner Pro, which costs years for designing and. Jan 2, 2017 A different approach to working with calendars. Fully customizable week calendar to link all your calendars to. Week Calendar Pro allows you. Explore iPhone, the world's most powerful personal device. Check out iPhone 7, iPhone 7 Plus and iPhone.
Reliable and accurate world time apps for iPhone and iPad – including World Clock, Meeting Planner, and Countdown. Oct 27, 2016 . Tiny Calendar is an intuitive smart calendar works with both Google Calendar and iOS calendar. It inherits the simple and clean
Logbook Pro for the iPhone, iPod touch, and iPad bring you the world leading pilot logbook software for Apple's iPhone, iPod touch, and iPad devices. The best calendar apps for iPhone and iPad With Sunrise scheduled to shut down soon, what calendar app should you get to replace
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Apple has a long standing tradition of selling new versions of old products at the same price as old products.
The latest addition to the popular iPad line is now called the iPad Air. This cleverly named new model is thinner, lighter, faster, and comes with one thing exactly the same as last year's model. The price.
What Price Air?
What most of us hungering for a new iPad will appreciate is what Apple does best. Thinner, lighter, faster, more powerful.
What we don't appreciate– especially in the age of high definition tablets for $199, is last year's price tag. But that's the iPad Air.
Everything inside and out is more or less new except the price. iPad Air weighs a pound. It's 28-percent lighter, 20-percent thinner, with 24-percent less volume.
It has the same Retina display as last year's model but sports the new 64-bit A7 CPU found in the iPhone 5S. Apple felt compelled to include the M7 coprocessor chip, faster Wi-Fi thanks to MIMO, but no 802.11 ac as on the Macs.
The cellular model iPad Air uses the extended 4G LTE found on iPhone 5S, and Apple introduced new iPad Air Smart Cover and the leather iPad Air Smart Case, both designed to look pretty and pad Apple's already industry leading gross margins.
If you have an iPad with a Smart Cover you'll need to pony up for another because Apple changed the shape of the iPad Air (more closely matches the iPad mini), hence new covers.
What's Missing?
In an era of ever dropping tablet and smartphone prices, Apple toes the company line. The iPad Air is the same price as last year, $499 for a paltry 16GB version, and an exorbitant $100 to add 16GB of storage, or $200 to add 48GB, or an extra $300 to get the top of the line 128GB iPad Air.
Shipping is free, though.
Also missing is the expected Touch ID fingerprint sensor technology, and the 13-inch Retina display iPad Pro. Wanna bet those show up at about this time next year?
Colors? iPad Air gives you multiple choices, so long as they're black with Space Gray or white with Silver.
No gold.
My wife is heartbroken.


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Juan MacLean's Ultimate FavoritesREAD NEXT STORY
Well played.
Another relationship saved by the Spa.
Acid's one hell of a drug.
Sure is, friend.
What happens in the hamam, stays in the hamam.
You guys!!! No!!!
Worth a shot.
You're welcome.
You are LIVING your LIFE.
Like, The Shining Kubrick? Or Eyes Wide Shut Kubrick?
What rosé are you drinking and can we have some?
Oy. Vey.
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In this episode I talk about the most important things you need to know about buying a truck and becoming an owner/operator.
It's all about attitude. In order to succeed, you have to first have an attitude of service. You put others' needs ahead of your own.
The Steve Harvey video I talked about where he says you need to jump in order to be successful.


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The two words that pops in my head when somebody says teenagers is 'popularity contests'. The reason why teenagers care so much about popularity is still a reason that sounds stupid to me. To be part of the inner clique? To dominate the whole grade? To make the opposite gender like them?
Month: October 2011
The Son of Neptune: The Review
Warning: Contains Spoilers
The Son of Neptune is definitely a brilliant and amazing come back to the spin off series, The Heroes of Olympus. It carried the same style of The Lost Hero and was based on the same storyline, adding a few extra information here and there but was extremely intriguing.
One of the best parts? Well, we find out where Percy Jackson is and he returns as one of the main protogonists in the story. Like Jason, he doesn't remember his memory but he does remember that Annabeth was someone special in his life. Quite suprisingly, he regains parts of his memory throughout the book and at the end of it, remembers it all.
The other protogonist is Hazel Levesque. She's the daughter of Pluto and actually comes back from the dead. The one part about her that made me hyperventilate was that she loved a man named Sammy in her life, but she finds out that he's dead. And then, Percy gets a video tape from the Argo II, with Leo Valdez in it. Then. There. We find out that Sammy Valdez is none other than Leo Valdez.
The third and final protogonist is Frank Zhang. He's the son of Mars and is described as a buff man with a baby-ish face. He's a Chinese, Canadian and Neptune descendent. He loves Hazel, while Hazel loves him back too. The silly but scary part of him is that his life depends on a piece of a burnt stick.
The book relates to what happens in the Roman Camp and introduces us to many new characters. One that I find extremely annoying is Octavian. Ugh. The book also tells us more about the rise of Gaea and her plans.
The book, however, leaves us with tonnes of cliffhangers. Who's Jason going to be with? Piper or Reyna? How are they going to react to it? Who is Sammy Valdez/Leo Valdez? Is Hazel going to be with Leo or Frank? Does Annabeth have the mark of Athena? What is the Mark of Athena? How are these seven demigods from the Roman Camp and Greek Camp going to be with each other? We just need to wait and see for the next fall for The Mark of Athena.
Tribute to Steve Jobs.
..almost everything — all external expectations, all pride, all fear of embarrassment or failure – these things just fall away in the face of death, leaving only what is truly important. Remembering that you are going to die is the best way I know to avoid the trap of thinking you have something to lose. You are already naked. There is no reason not to follow your heart.


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Standing on Acts 1:8 and 2 Chronicles 7:14, In All Things Pray encourages 10 minutes of Scripture reading, public leadership and worship; 20 minutes of vocalized prayer requests, and 30 minutes of guided prayer in each hour-long service, event organizers said. Read More
In a Dec. 15 ruling, a federal court in Philadelphia blocked enforcement of the Trump administration's new rules that exempt from the controversial requirement those employers that object based on their religious beliefs or moral convictions. The new regulations issued Oct. 6 by the Department of Health and Human Services (HHS) provided relief from a rule that requires employers to provide their workers with coverage for contraceptives, including those with mechanisms that can ... Read More
Meanwhile, when the Palestinian town of Bethlehem, Jesus' birthplace, learned of Trump's Dec. 6 announcement regarding Jerusalem, it briefly switched off the area's Christmas lights in protest, Reuters reported, as did Ramallah in the West Bank. Read More
Police and church officials told Morning Star News that four suicide attackers stormed the Bethel Memorial Methodist Church in the provincial capital, Quetta, in the southwestern part of the country. Read More
Sixty-nine students received diplomas and degrees, including 38 diplomas, 15 master's degrees and 16 doctorates. The seminary's winter commencement was held at Magnolia Church in Riverside, Calif.
As part of his message, Iorg shared personal encounters from early in his ministry ... Read More
Observers expect the government to appeal the order by Judge Barbara Crabb of the Western District of Wisconsin, who issued her ruling on Oct. 6 following a 2013 ruling she issued that was overturned. Read More
Trying to fly a kite without wind, Randy Bennett writes, is like trying to engage in ministry without the Holy Spirit. Whether in the U.S. heartland or overseas, he notes, "we can only be victorious when the wind of God's Spirit blows across our land and our work." Read More
Formed in 1946 by the Southern Baptist Convention, and supported with Cooperative Program funds, Baptist Press (BP) is a daily (Monday-Friday) international news service. Operating from a central bureau in Nashville, Tenn., BP works with a large network of contributing writers, photographers and editorial providers to produce BP News.


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Bar opens 5.00PM - Music and mingle accompanied by Argentine guitarist Marcelo Puig.
Dinner at 6.30PM
More music with Marcelo Puig immediately following dinner - put on your Tango dancing shoes!
Tickets are $25 online or by check to Steve Caletti - or pay at the door. We would love to have you!


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On our Coast to Cascades blog, campaigners and guest bloggers talk about the grizzly bears in southwest BC and what you can do to take action and restore grizzlies in the region.
Last weekend, dozens of community members in Pemberton and Lillooet came out to educate themselves on ways to take action for the threatened grizzly bears of southwest BC. Participants included local ranchers, farmers, hikers, and elected leaders. Together, they learned how local residents can do their part to keep bears and communities safe. These sessions took place just days after Grizzly Bears (Western population) were officially declared a species-at-risk by the federal government.
Coast to Cascades is hosting two free community workshops to reduce conflict with grizzly bears.
June 16 in Pemberton & June 17 in Lillooet.
Recovery efforts for grizzly bears in the US North Cascades highlight opportunity to protect critically endangered populations in British Columbia
Please take a moment before Jan. 18 to let the government know that your Canada includes grizzly bears, and that you support listing the Grizzly Bear (Western Population) as a species of Special Concern under Schedule 1 of SARA.
Vancouver, BC -- The Coast to Cascades Grizzly Bear Initiative welcomes momentum to list Grizzly Bears as a Species of Special Concern under the federal Species at Risk Act (SARA). This proposal was posted shortly before today's B.C. government announcement that hunting of grizzly bears is now banned everywhere in the province.
The Coast to Cascades Grizzly Bear Recovery Initiative applauds the newly released report from the BC Auditor General's Office on grizzly bear management in BC, as it accurately highlights the most significant threats facing the province's grizzly bears.
The Coast to Cascade Grizzly Bear Initiative is pleased to see that today's statement by theProvincial Government regarding ending the trophy grizzly bear hunt also confirms its commitment to a renewed wildlife management strategy for the province. The group notes the importance for this strategy to recognize that the fate of grizzly bears in B.C. is deeply tied to managing the species and their habitat beyond just the hunt.
In fall 2016 two bears were shot and killed on the N'Quatqua First Nation reserve by Conservation Officers. The bears had come accustomed to human presence and were deemed by conservation officials to pose a threat to human safety. The event saddened and angered many community members and led them to work on ways to prevent future tragedies from occurring.
2016 has been a busy year for the Coast to Cascades Grizzly Bear Initiative. It saw several public events to discuss grizzly conservation strategies, an increase in our outreach and public education efforts and a strengthening of our relationship with local First Nations. We have been very heartened to see the broad support for grizzly bear recovery across Southwest BC.
If you had been travelling through what is now the American West 300 years ago, you would have had to share the land with thousands of grizzly bears. At one time the area was home to over 50 000 bears, with a range that extended all the way into Northern Mexico. Now there are around 2000 grizzly bears in the lower 48 states, occupying around 3% of their original range.


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Financial bloggers are deeply fascinated with a small company based in New York named Lenddo, which offers loans to people in the Philippines and Colombia. What triggers their fascination is the fact that most of the bloggers live in countries where financial companies do not offer a product.
The secret to the company's fame is simple and innovative: social media.
The New York-based company uses social networks to monitor and determine all of their users' credit scores. This ushers a massive change in the field of reputation management, as well as in how social media cleanup will work in the future.
Why People Need Friends
Initially, it may seem ridiculous that banks and managing your reputation online share a link.
Traditional banks depend on a few indicators to measure a person's creditworthiness. They took into consideration the following: how much a person makes, how much they owe, and the person's history of attending to financial obligations.
Lenddo's computation of credit scores depends on social media factors. They believe that when people socialize together, they may share similar spending habits and income. The theory is when they find people who have trustworthy friends, they might also find people who pay their loans on time.
To determine scores, the bank gets information regarding the client's social media accounts, such as Facebook, Twitter, LinkedIn, and Google+.
Applying Reputation Management
From a stranger's point of view, understanding how small banks work is unnecessary. Only a few Americans or Europeans travel to the Philippines to take out loans, and if they do, they'd choose a reputable bank over startups. But for people in the reputation management industry, the trend raises an alarm.
When clients seek assistance in managing their reputation, experts automatically study the actions that person performed online. SEO techniques aim to remove offensive items or bury them down the pits of search results.
Today, however, the online industries focus on digging into more details about a person's online connections. It seems sketchy, but on some occasions, it is necessary.
How about you? How can you monitor your social media connections today?


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Personalities > Father John Francis O'Toole
Father John Francis O'Toole
Father John Francis O'Toole was born in 1908, the fifth of Joseph and Mary Therese's twelve children. He was baptised in St Bede's and went to school there before moving on to St Mary's High School and (in 1925) the Springwoood Novitiate where he prepared for the priesthood.
In 1930 he was the first – and so far the only – Pyrmont boy to be ordained. He served in Sydney parishes, including St Therese's Church, Lakemba where he solemnised the marriage of his younger brother Phillip and Olga O'Toole, in 1932. In 1935 he was diagnosed with a brain tumour, and endured three operations and much pain before he died in 1938.
Further Reading
C.F. Fowler, 150 Years on Pyrmont Peninsula: the Catholic Community of Saint Bede 1867-2017


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Cayne sells $15m New York apartment
There has been no negative equity problem for Jimmy Cayne. The banker who was at the helm of Bear Stearns when it collapsed under the credit crisis and toxic mortgage markets in 2007 is about to put a New York flat up for sale — with a price tag of a cool $14.95 million.
Mr Cayne, who is selling his 5,000 square foot Park Avenue pad because he and his wife Patricia "no longer live there", paid a mere $1.1 million for his des res in 1981.
It boasts five bedrooms, five and a half bathrooms and contemporary decor and sits on the sixth floor of a pre-war limestone and brick building in Manhattan. It has its own private lift, which gives on to a…


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WordPress template Discovery
WordPress template Discovery. Discovery is a highly customizable, fully responsive and Premium design WordPress Theme. With a focus on simple customization, Discovery allows you to add your own logo, header, featured areas, social media links and much more with a click of a button. This multi-purpose theme has a premium quality design that can fit the needs of any website.
Last updated 2018-10-14


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