Court Opinion

ID: 9930968
Source: CourtListenerOpinion
Date Created: 2024-02-07 21:09:11.232136+00
Date Added: 2024-06-11T12:15:54.412715
License: Public Domain

Wells Fargo Bank, N.A. v Segall
               2024 NY Slip Op 30379(U)
                     January 31, 2024
            Supreme Court, Rockland County
         Docket Number: Index No. 35642/2018
                  Judge: Keith J. Cornell
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  FILED: ROCKLAND COUNTY CLERK 01/31/2024 02:02 PM                                                    INDEX NO. 035642/2018
  NYSCEF DOC. NO. 188                                                                          RECEIVED NYSCEF: 01/31/2024

           SUPREME COURT OF THE STATE OF NEW YORK
           COUNTY OF ROCKLAND
            ----------------------------------------------------------------------------- X
            WELLS FARGO BA K, . .A., AS TRUSTEE FOR OPTIO
            0 E MORTGAGE LOAN TRUST 2007-4, ASSET-BACKED
            CERTIFICATES SERJES 2007-4,                                                       Index   o.: 35642/2018
                                                          Plaintiff

                                -against-
                                                                                              DECISIO    A D ORDER

            STEPHE L. SEGALL a/k/a STEPHE SEGALL, WENDY
            S. SEGALL, AMERICA             XPRESS TRAVEL RELATED
            SERVICES, C. TRIBECA ASSET MAA GEME T, LLC,
            CAPITAL ONE BA K (USA), .A., ONE HOUR FUNDING
            HOLDING INC., MIDLA D FUNDING, LLC, NEW YORK
            ST A TE COMMISTO ER OF TAXATION AND FINANCE,
            UNITED STATES OF AMERICA- INTERNAL REVENUE
            SERVICE, AAA EQUPME T RE TALS, INC., WHITE
            PINES HOLDING, LLC, PEOPLE OF THE STATE OF NEW
            YORK, SCALISE & HAMIL TON, LLP, ROCKLAND
            COUNTY DEPARTMENT OF SOCIAL SERVICES, "JOHN
            DOE #1 " through "JOHN DOE #12," the last 12 names being
            fictitious and unknown to plaintiff, the persons or parties
            intended being the tenants, occupants, persons or corporations,
            if any, having or claiming an interest in or lien upon the subject
            property described in the complaint,

                                                                   Defendants.
            -----------------------------------------------------------------------------·x

           Hon. Keith J. Cornell, AJSC:

                   The Court has before it the motion (#3) of WELLS FARGO BA K,                  .A. , AS TRUSTE

           FOR OPTIO        O E MORTGAGE LO                   T RUST 2007-4, ASSET-BACKED CERTIFICATES,

           SERIES 2007-4 ("Plaintiff) for summary judgment and other relief and the cross-motion (#4) of

           Stephen Segal I ("Defendant ) pursuant to CPLR §2221 to renew the motion for summary

           judgment and pursuant to CPLR §32 12 for summary judgment dismissing this action as barred by

           the applicabl e statute of limitations. The following documents were considered:

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  FILED: ROCKLAND COUNTY CLERK 01/31/2024 02:02 PM                                            INDEX NO. 035642/2018
  NYSCEF DOC. NO. 188                                                                 RECEIVED NYSCEF: 01/31/2024

            Motion 3 - NYSCEF Docs. 135-169
            Notice of Motion, Affirmation of Leah N. Jacob, Esq., with Exhibits 1-10; Affidavit of Benjamin
            Verdooren, with Exh ibits A-S, Memorandwn of Law in Support

            Motion 4 NYSCEF Docs. 171-185
             otice of cross-motion, Affirmation of Joseph J. Haspel, Esq. Affidavit of Stephen egall with
            Exhibits A-F, Memorandum oflaw in opposition to cross-motion and in further support of motion,
            Memorandum of Law in Reply

            Relevant Background and Procedural History

                    On or about December 8, 2006 , Stephen L. Segall and Wendy S. Segall duly executed and

            delivered a note wherein they promised to repay the sum of $5 16 750.00 in monthly payments. To

            secure the note, they duly executed a mortgage on the property known as 41 Cranford Drive, New

            City, NY 10956 . On or about March I, 2009, Defendants all egedly defaulted in making payments

            on the note .

                    On June 10, 2009, an action was commenced to foreclose the mortgage under Index No.

            5545/2009 (the "2009 Action"). On December 24, 2010 while the first action was sti ll pending,

            a second foreclosure action was commenced to foreclose on the mortgage under Index No .

            15321 /2010 (the "2010 Action"). Plaintiff vo luntari ly discontinued the 2009 Action on October

            5, 201 1, due to, what Plaintiff termed "a recently discovered issue with the Assignment of

            Mortgage." (NYSCEF 142). Plaintiff voluntarily discontinued the 2010 Action on June 27, 2013,

            due to, what Plaintiff termed, "the discovery of an unrecorded loan modification." (NYSCEF 143).

                    On January 21 , 20 15, a third foreclosure action was commenced to foreclose on the

            mortgage under Index    o. 30271/2015 (the "20 15 Action'). The 2015 Action was dismissed by

            decision and order, dated July 19, 2017, based on a finding that Plaintiff failed to comply with

            RPAPL § 1304 (NYSCEF 144).

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  FILED: ROCKLAND COUNTY CLERK 01/31/2024 02:02 PM                                                   INDEX NO. 035642/2018
  NYSCEF DOC. NO. 188                                                                         RECEIVED NYSCEF: 01/31/2024

                    On September 20, 2018 , Plaintiff commenced this fourth action for foreclosure. On January

           4, 20 19, Defendant Stephen L. Segall filed his Answer, which contained the affirmative defense

            of the expiration of the statute of Iimitations and a counterclaim to quiet title .   o other defendants

           filed answers. Plaintiff filed for summary judgment on October 18, 2019 . (Motion # 1; NYSCEF

            56-88; 112· 115; 121-122). On February 4, 2020, Defendant filed a cross-motion for summary

           judgment on the counterclaim . (Motion #2; NYSCEF 93-110; 113-114; 120). The motion and

            cross-moti on were marked submitted on October 23 , 2020.

                    On February 22, 2021 , Plaintiff filed a notice to inform the Court that the Court of Appeals

            had decided Freedom Mortg. Co rp . v. Engle, 37 N .Y.3d I (2021), which held that the six-year

            statute of limitations applicable to a foreclosure action could be reset by the voluntary , unilateral

            discontinuance of the action by the plainti ff. See id. at 32 ("[W]here acceleration occurred by

            virtue of the filing of a complaint in a foreclosure action, the noteholder' s voluntary discontinuance

            of that action constitutes an affirmative act of revocation of that acceleration as a matter of law,

            absent an express, contemporaneous statement to th contrary by the noteholder.") On October

            20, 2022, relying on ~ngle, this Court denied the cross-motion. (NYSCEF 131). The Court denied

            default judgment as to the remaining non-answering defendants because Plaintiff failed to provide

           admissible evidence of the borrowers' default. (NYSC F 131 at 3-4). The same lack of admissible

           proof also prevented the Court from granting summary judgment as to Defendant Stephen Segall.

           The Court directed Plaintiff that its next motion must include a statement (and argument) as to

           why the Court should not toll interest on the loan between October I 8, 2019 and October 20, 2022

           as a sanction for bringing a facially defective motion.

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  FILED: ROCKLAND COUNTY CLERK 01/31/2024 02:02 PM                                                 INDEX NO. 035642/2018
  NYSCEF DOC. NO. 188                                                                      RECEIVED NYSCEF: 01/31/2024

                    On July 5, 2023, Plaintiff fil ed again for summary judgment. On July 15, 2023 , Defendant

            Stephen Segall filed a cross-motion seeking leave to renew his motion for swnmary judgment

            against Plaintiff based on the statute of limitations defense.

                   Discussion

                   The proponent of a summary judgment mo tion must make a prima facie showing of

            entitlement to judgment as a matter of law by tendering sufficient admi ssible evidence to eliminate

            any material issues of fact from the case. See Sillman v. Twentieth Century-Fox Film Corp. , 3

            N.Y.2d 395 (1957) . The movant bears the burden of proving entitlement to summary judgment,

            and the failure to make such a showing requires denial of the motion, regardless of the sufficiency

            of the opposing papers. See Winegrad v. New York Univ . Med. Ctr. , 64       .Y.2d 851 ( 1985). Once

            sufficient proof has been offered, the burden then shifts to the opposing paity who, in order to

            defeat the motion for summary judgment, must proffer evidence in admissible form that raises a

            triable issue of fact.   See Zucke1man v. City of . ew York, 49 N.Y.2d 557 (1980).              Mere

            conclusions or allegations unsupported by competent evidence are insufficient to raise a triable

            issue. See id.

                   A motion to renew pursuant to CPLR §2221(e)(2) shall demonstrate that there has been a

            change in the law that would change the prior determination . Here, it is without doubt that the

            substantive law has changed si nce this Court decided the prior set of motions for summary

           judgment.

                   An action to foreclose on a mortgage is subject to a six (6)-year statute of limitations. ee

            CPLR § 213 (4 ). Because a mo1tgage is typically payable in installments, a separate cause of action

            accrues as to each installment that is not paid, and the statute begins to run from the respective due

           date fo r each installment. See. e.g., Wells Fargo Bank,      .A. v. Burke, 94 A.D .3d 980, 982 (2d

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  FILED: ROCKLAND COUNTY CLERK 01/31/2024 02:02 PM                                                 INDEX NO. 035642/2018
  NYSCEF DOC. NO. 188                                                                      RECEIVED NYSCEF: 01/31/2024

           Dept. 2012). However, when the mortgage holder elects to accelerate the debt and declares the

           entire unpaid balance to be immediately due and payable, the statute of limitations begins to run

           on the entire debt. See Fed. Natl. Mtge . Assn. v. Mebane, 208 A.D.2d 892, 894 (2d Dept. 1994).

           To trigger the stm1 of the statute of limitations, the election to accelerate the entire debt must be

           clear and unequivocal. [T]he commencement of a foreclosure acti on wherein the plaintiff elects

            in the complaint to call due the entire amount secured by the mortgage," constitutes such a clear

           and unequivocal acceleration. Bank of NY Mellon v. Stewart, 2 I 6 A.D .3 d 720 722 (2d Dept.

           2012).

                    In 2021, the Com1 of Appeals held in Engle, 37           .Y.3d at 32, that a plaintiff could

           decelerate a debt and reset the statute of limitations by voluntaril y discontinuing a foreclosure

            action. In December 2022, the     ew York State Legislature passed the Foreclosure Abuse Prevent

            Act ("F APA") . Pursuant to F APA, once a mortgage debt is accelerated by the filing of action in

            foreclosure , no party may unilaterally reset the accrual of the statute of limitations . See CPLR

            §203(h); GMAT Legal Tit. Trust 2014-1 v. Kator, 213 A.D.3d 915 ,917 (2d Dept. 2023) (FAPA

           had "the effect of nullifyi ng" the holding in Engel that note holder could vo luntarily, unilaterally

           revoke acceleration and reset statute of limitations).

                    Plaintiff argues that retroactive application of F APA is unconstitutional in that it violates

           Plaintiffs rights under the Due Process C lause and the Contract Clause of both the New York State

           and the United States Constitutions. No Appellate Division has yet addressed the constitutionality

           of the retroactive application ofFAPA. See Geneovese v.         ationstar Mtge. LLC, _A. D.3d_ ,

           2023     Y Slip Op 06477 ( 1st Dept. 2023 ) (declining to consider constitutional challenge to FAPA

           due to failure of fo reclosing party to notify Attorney General per CPLR § l012(b))· ARCPE 1,

           LLC v. DeBrosse, 2 17 A.D .3 d 999 (2d Dept. 2023) (declining to reach issues raised for first time

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  FILED: ROCKLAND COUNTY CLERK 01/31/2024 02:02 PM                                                INDEX NO. 035642/2018
  NYSCEF DOC. NO. 188                                                                      RECEIVED NYSCEF: 01/31/2024

            on appeal); Johnson v. Cascade Funding Mtge. Trust 2017-1, 220 A.D .3d 929 (2d Dept 2023)

            (remitting matter to Supreme Court, Putnam County, for consideration of constitutional

            arguments).

                    However, several lower court have extensively addressed the issue in recent decisions

            and the majority have concluded that retroactive application of FAPA is constitutional. See, e.g.,

            195-197 Hewes LLC v. Citimortgage Inc. , 2023          Y Slip Op 3393l(U) (Sup. Ct. Kings Co.);

            Ditech Fin. LLC v. Naidu, 2023      Y Slip Op 23370 (Sup. Ct. Queens Co.); U.S. Bank Trust N.A.

            v. Miele, 80 Misc.3d 839 (Sup. Ct. Westchester Co. 2023); Wells Fargo Bank NA v. Haq, 2023

              YLJ LEXIS 1431,       YLJ, Jun. 14, 2023 at p.17, col.3 (Sup. Ct. Richmond Co.); HSBC Bank

            U A, 1 .A. v. IPA Asset Mgt.. LLC , 79 Mi c 3d 821 , 824-826, (Sup. Ct. Suffolk Co. 2023);

            Deutsche Bank     ational Trust Company v. Dagrin, et al., 2023      Y Misc. LEXIS l 3056 (S up. Ct.

            Queens Co.); Pennymac Corp. V. Erneste, _Misc 3d_, 2023 NY Slip Op 23411 (Sup. Ct.

            Queens Co.); Bayview Loan Servicing, LLC v. Dalal, 80 Misc 3d 1100 (Sup Ct. Bronx. Co. 2023).

                   To be sure, a number of courts have concluded that FAP A violates vested property rights .

            See,e.g., MTGLO Invs., L.P. v Gross, 79 Misc 3d 353 (Sup Ct. Westchester Co. 2023); Deutsche

            Bank Natl. Trust Co. v. Warren 2023       Y Slip Op 33504(U) (Sup. Ct. Queens Co .); U.S. Bank v.

            Johns, 2023 NYLJ LEXIS 2080 at *5 (Sup. Ct. Queens Co.) ("Retroactive application in this

            instance would deprive the mortgagee of their right to enforce their claim against the mortgagor in

            violation of its federal and state constitutional rights to due process of law."). These Courts have

            dee! ined to apply F AP A to cases like the one before this Court.

                   "The acts of the Legislature are entitled to a strong presumption of constitutionality."

            American Economy Ins. Co. v. State of        ew York, 30     .Y.3d 136, 149 (20 17). Taking all the

            arguments into consideration, this Court sides with the majority of its sister Courts in concluding

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  FILED: ROCKLAND COUNTY CLERK 01/31/2024 02:02 PM                                                INDEX NO. 035642/2018
  NYSCEF DOC. NO. 188                                                                     RECEIVED NYSCEF: 01/31/2024

            that F APA did not take any vested rights from Plaintiff, nor does it violate substantive or

            procedural due process or the Contract Clause. Instead, F APA sought to reestablish the "finality

            and repose that statutes oflimitations are meant to ensure." 2021 NY S. B. 54 73 (committee report).

                      Here, there is no issue of fact as to whether Plaintiff commenced an action in foreclosure

            in June 2009 , which it then discontinued in 2011. Pursuant to CPLR §203(h), the statute of

            limitations ran in June 2015. Therefore, the filing of this action in 2018 was barred by the statute

            of limitations and must be dismissed . And it i

                      ORDERED that Plaintiffs motion for summary judgment is DE IED with prejudice; and

            it is further

                      ORDERED that the cross-motion to amend the caption is dismissed as moot; and it is

            further

                      ORDERED that Defendant s motion for leave to renew is GRANTED; and it is further

                      ORDERED that Defendant's cross-motion for summary judgment is GRANTED and the

            instant action is DISMISSED as barred by the statute of limitations.

                      Dated: New City, New York
                             January "_Jj_, 2024

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