Court Opinion

ID: 9894973
Source: CourtListenerOpinion
Date Created: 2023-11-03 19:03:53.355143+00
Date Added: 2024-06-11T09:11:18.336219
License: Public Domain

IN THE SUPERIOR COURT OF THE STATE OF DELAWARE

TRUIST BANK, formally known as              )
Branch Banking and Trust Company,           )
     Plaintiffs,                            )
                                            )      C.A. NO. N23C-02-243 DJB
            v.                              )
                                            )
JOSEPH B. ELAD,                             )
     Defendant.                             )

                             Submitted: November 3, 2023
                              Decided: November 3, 2023

        ORDER DISMISSING DEFENDANT’S COUNTERCLAIMS
             AND GRANTING WRIT OF POSSESSION

       This 3rd day of November, 2023, upon consideration of both Plaintiff Truist

Bank’s (“Plaintiff”), Joshua Collins, Ballard Spahr LLP, and Brittany M Giusini

(collectively, “Movants”) Motion to Dismiss Counterclaims;1 the Defendant

Joseph B. Elad’s (“Defendant”) response,2 Plaintiff’s Reply Brief in Support of the

Motion to Dismiss,3 Defendant’s “Bill of Complaint/Amended Counterclaim”

(“Amended Counterclaim”),4 the record of this civil action (“Ejectment Action”);

and the record of the related Sci Fa Sur Mortgage Action (the “Foreclosure

1
  Truist Bank v. Elad, C.A. N23C-02-243 DJB, D.I. 20.
2
  D.I. 20.
3
  D.I. 22.
4
  D.I. 31.
Action”),5 it appears to the Court that:

    1.       On September 8, 2021, this Court entered judgment against Defendant

Joseph B. Elad (“Defendant”) in the Foreclosure Action.6

    2.       Defendant unsuccessfully moved to stay and vacate the judgment in

the Foreclosure Action on numerous occasions.7

    3.       On March 8, 2022, 2700 Philadelphia Pike, Claymont, DE (the

“Property”) was purchased at Sheriff Sale by Plaintiff.8

    4.       Following the sale, Defendant filed multiple amended counterclaims

against Plaintiff alleging lack of due process, fraud, conspiracy, and judicial

misconduct, among other theories.9         On June 30, 2022, the Court dismissed

Defendant’s counterclaims with prejudice, noting the time to file such

counterclaims expired under Rule 13 of the Delaware Superior Court Rules of

Civil Procedure.10     Notably, Defendant’s counterclaims generally reasserted

previously denied claims seeking to vacate or stay the Sheriff’s Sale. 11 Defendant

continued to file repetitive motions, which led the Court to reject future filings

5
  N17L-06-100 EMD.
6
  N17L-06-100 EMD—D.I. 50, 53, 82.
7
  N17L-06-100 EMD—D.I. 53, 57, 59, 64, 73-74.
8
  N17L-06-100 EMD—D.I. 80.
9
  N17L-06-100 EMD—D.I. No. 77-78, 81, 86, 90.
10
   N17L-06-100 EMD—D.I. 82.
11
   N17L-06-100 EMD—D.I. 53, 59, 64.
from Defendant without leave of the Court.12

     5.      After the conclusion of the Foreclosure Action, Defendant continued

to occupy the Property, prompting Plaintiff to file the instant Ejectment Action on

February 28, 2023.13

     6.      On March 24, 2023, the Court issued a Rule to Show Cause, to which

Defendant responded on April 25, 2023.14 That same day, Defendant filed a host

of counterclaims against Movants, which largely seek to relitigate issues

considered and denied by this Court in the Foreclosure Action.15

     7.      On May 30, 2023, Movants formally moved for dismissal of the

instant counterclaims.16 Movants contend that Defendant’s counterclaims have

been raised or should have been raised in the Foreclosure Action and fail to meet

the pleading requirements set forth in this Court’s Civil Rules.

     8.      The first set of counterclaims sound in lack of due process, fraud,

theft, and judicial misconduct.17 These claims are substantially similar to the

claims considered and rejected by this Court in the Foreclosure Action.18 All

elements under the doctrine of res judicata, which “exists to provide a definite end

12
   D.I. 95. In so deciding, the Court determined the repetitive filings were
frivolous.
13
   D.I. 1.
14
   D.I. 3, 9.
15
   D.I. 10.
16
   D.I. 20.
17
   D.I. 10.
18
   N17L-06-100 EMD—D.I. 53, 59, 64, 82.
to litigation, prevent vexatious litigation, and promote judicial economy,”19 are

satisfied here.20 Accordingly, the Court will not disturb its prior rulings in this

civil action.21 And, to the extent Defendant raises new claims not previously

litigated in the Foreclosure Action, those claims are denied as they should have

been raised in the Foreclosure Action, and not in the Ejectment Action.22

      9.     An ejectment action affords an out-of-possession landowner “to prove

title to the land and, if successful, be granted possession of the disputed

property.”23 “To establish a valid claim for ejectment, a plaintiff must show by a

preponderance of the evidence that they are: (1) out of possession of the property;

and (2) have a present right to possess the property.”24 Defendant’s counterclaims

19
   See LaPoint v. AmerisourceBergen Corp., 970 A.2d 185, 191 (Del. 2009)
20
    Id. at 192 (“Res judicata operates to bar a claim where the following five-part
test is satisfied: (1) the original court had jurisdiction over the subject matter and
the parties; (2) the parties to the original action were the same as those parties, or
in privity, in the case at bar; (3) the original cause of action or the issues decided
was the same as the case at bar; (4) the issues in the prior action must have been
decided adversely to the appellants in the case at bar; and (5) the decree in the prior
action was a final decree.”(emphasis in original)).
21
   The original deciding court had jurisdiction to hear the matter, the same parties
are present in each civil action, the alleged issues to be decided are the same, the
issues were decided adversely to the moving party here, defendant, and a final
decree was issued. Mott v. State, 49 A.3d 1186, 1189 (Del. 2012) citing Epstein v.
Chatham Park, 153 A.2d 180 (Del. Super. 1959).
22
    Id. (“[T]he doctrine of res judicata serves to prevent a multiplicity of needless
litigation of issues by limiting parties to one fair trial of an issue or cause of action
which has been raised or should have been raised in a court of competent
jurisdiction.” (emphasis in original)).
23
   Taylor v. Vanhorn, 2023 WL 3946342, at *2 (Del. Super. Ct. June 9, 2023).
24
   Id.
are an impermissible collateral attack on the validity of Plaintiff’s purchase of the

Property at Sheriff Sale. The Court denies the arguments made in Defendant’s

counterclaim in full.25

      10.    The arguments Defendant raised in his Amended Counterclaim are

likewise meritless as non-responsive to the ejectment action.26 Even could they

liberally be construed as responsive – which they are not – the filing is untimely

and will be denied.27

      11.    As a result, Movant’s Motion to Dismiss Defendant’s Counterclaim is

GRANTED; the Amended Counterclaim is DISMISSED.

      12.    Further, given that Defendant has failed to present the Court with a

valid defense for the ejectment action, the Writ of Ejectment/Possession requested

in the initial Complaint filed is SO ORDERED. The Court will not, however,

award costs at this time.   Plaintiffs are to provide the Court will the final Order,

which should provide that Defendant has thirty (30) days to vacate the property

before enforcement can be had.

25
   Defendant had filed a Motion for an In Person Hearing (D.I. 23) which, over the
opposition of Plaintiff (D.I. 26), was granted by the Court (D.I. 27). Given various
resource issues in conjunction with security concerns over the actions presented in
the previous case, this hearing was allowed, but was held virtually. Defendant
failed to appear for this hearing. D.I. 33.
26
   Wells Fargo Bank, N.A. v. Banning, 20020 WL 4102233, at *2, fn. 10 (Del.
Super. 2022).
27
   See Super. Ct. Civ. R. 15(a).
      IT SO ORDERED.

                                              _____________________________
                                                 Danielle J. Brennan, Judge

Cc:   Counsel via File&Serve Express
      Joseph E. Elad (via United States Postal Service)