Court Opinion

ID: 9918932
Source: CourtListenerOpinion
Date Created: 2024-01-16 22:07:55.867691+00
Date Added: 2024-06-11T08:06:49.982466
License: Public Domain

Sheth v Scotto
               2024 NY Slip Op 30121(U)
                    January 10, 2024
             Supreme Court, Kings County
        Docket Number: Index No. 520600/2021
                 Judge: Robin K. Sheares
Cases posted with a "30000" identifier, i.e., 2013 NY Slip
 Op 30001(U), are republished from various New York
 State and local government sources, including the New
  York State Unified Court System's eCourts Service.
 This opinion is uncorrected and not selected for official
                       publication.
 [FILED: KINGS COUNTY CLERK 01/10/2024 04:08 P~                                                                   INDEX NO. 520600/2021
  NYSCEF DOC. NO. 58                                                                                      RECEIVED NYSCEF: 01/10/2024

                                                                                          At an !AS Part 96 of the Supreme Court,
                                                                                          of the state of New York in and for the
                                                                                          County of Kings at the courthouse
                                                                                          localed at 360 Adams Street. Brooklyn,
                                                                                          NY 1120 I on the 101" day of January,
                                                                                          2024.

           Present: Hon. Robin K. Sheares, J .S.C.

            SUPREME COURT OF THE STATE OF NEW YORK
            COUNTY OF KINGS
            --------------------------------------------------------------------------X
            RAJIV SHETH AND DIPA AMIN,                                                              Index No. 520600/2021
                                                            Plaintiff( s),
                       - against -                                                                        DECISION
                                                                                                           AFTER
            MARY A. SCOTTO, JOHN R. SCOTTO, PETER W. SCOTTO,                                               TRIAL
            SALVA TORE F. SCOTTO, CA THERINE A. SCOTTO-
            SHAPIRO, LIVIA M. SCOTTO AND CARMELA A.
            SCIABARRA,
                                         Defendant( s).
            ----------------------------------.---------------------------------------X

                    On or about August 12, 2021, Plaintiffs filed this action alleging breach of contract. Plaintiff sought

           specific performance and incidental damages and sought to compel the Defendants to specifically perfonn

           their obligations, as sellers, under a residential contract of sale of a property located in Brooklyn, New

           York. Plaintiffs also sought to hold Livia M. Scotto and Cannela A. Sciabarra (the defaulting defendants)

           liable for discriminatory conduct. under the NYC Human Rights Law §8-107, for refusing to proceed with

           the sale of such property to the Plaintiffs based on the race, origin and religion of Plaintiffs as perceived by

           those Defendants.

                    During the inquest held on February 14, 2023 and February 15. 2023, it was revealed that there was

           a contract to sell real property located at 277 Sackett Street Brooklyn. New York, and that the property in

           question has been sold to the Plaintiffs; therefore, the specific performance request is moot.

                    Notwithstanding, the Plaintiffs seeks six (6) categories of damages from the defaulting defendants.

           They are:

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 [FILED: KINGS COUNTY CLERK 01/10/2024 04:08 P~                                                          INDEX NO. 520600/2021
  NYSCEF DOC. NO. 58                                                                             RECEIVED NYSCEF: 01/10/2024

                       I.   Monies Plaintiff incurred to extend the mortgage rate lock (since rates were increasing,

                            Plaintiffs paid extra monies to keep the lower mortgage rate);

                       2.   Rental charges incurred from May 2021 to September, 2022;

                       3.   Construction costs that were incurred due to the delay in closing;

                       4.   Interest expense caused by the 16 month delay in closing on the contract;

                       5.   Discrimination pursuant to NYC Human Rights Law §8-107; and

                       6.   Attorney's fees.

                   In addition, the answering Defendants, Mary A Scotto, John R Scotto, Peter W. Scotto, Salvatore

           F. Scotto, and Catherine A. Scotto-Shapiro seeks damages including interest and counsel fees.

                   The Plaintiffs' claims have been pied and have not been controverted; the two (2) defaulting

           Defendants (Livia M. Scotto and Carmela A. Sciabarra) have yet to appear.

                   Prior to this inquest hearing, Mr. William David Bowman was appointed Receiver of the property.

           He was able to secure over $800,000.00 on the sale of the property. Therefore, he is entitled to his $5,000.00

           fee from that amount.

                   At the inquest, Plaintiff/Husband Rajiv Sheth testified that he and his now wife Dipa Amin, both

           of Hindu descent intended to purchase the townhouse and planned to live in it as their first home after they

           were married. Their intention was to renovate, move in, and later rent to others.

                   Mr. Sheth testified that the contracted amount for the property was 3 .5 million dollars. The closing

           date was scheduled for May 19, 2021. Mr. Sheth testified that the closing did not take place due to two of

           the sellers refusing to close because of their (he and his wife's) perceived religion. He told the court that

           between the contract date and the closing date, he and his wife obtained an 80% loan commitment. Yet,

           they didn't close until September 1, 2022, some 16 months later.

                   Mr. Sheth testified that during the 16 month delay in closing, he and his wife incurred the expenses

           previously enumerated.

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 [FILED: KINGS COUNTY CLERK 01/10/2024 04:08 P~                                                                             INDEX NO. 520600/2021
  NYSCEF DOC. NO. 58                                                                                              RECEIVED NYSCEF: 01/10/2024

                     Based on the testimony, the Court awards the following:

                            $70,296.03 Monies incurred to the lock in the mortgage.
                            $80,593.00 Rental charges incurred from May, 2021 to September, 2022. 1

                     As to the discrimination claim, pursuant to NYC Human Rights Law §8-107, Plaintiff testified that

           the two (2) defaulting Defendants, Livia M. Scotto and Carmela A. Sciabarra refused to sell the property to

           them because of their perception that Mr. Sheth and his wife were Muslim and nonwhite. The Court finds

           that this conduct is unlawful and discriminatory. As such, the Court awards Mr. Sheth and his wife

           $500,000.00 each, for a total of $1,000,000.00.

                     As to the 6th claim for attorney fees, Mr. Sheth testified that he and his wife had to hire an attorney

           due to the two (2) defaulting Defendants' (Livia M. Scotto and Carmela A. Sciabarra), refusal to close on

           the property.      Their attorney, Mr. Peter Moulinas, submitted credible invoices totaling $48,742.63.

           However, those invoices did not include expenses relating to the inquest. Therefore, Mr. Moulina is

           directed to submit a full accounting of all expenses, including those relating to the inquest. to the Court on

           or before January 31, 2024.

                     The appearing Defendants, Mary A. Scotto, John Scotto, Peter W. Scotto, Salvaore F. Scotto, and

           Catherine A. Scotto-Shapiro also seek damages due to the defaulting Defendants, Livia M. Scotto's and

           Carmela A. Sciabarra's failure to timely close on the sale of the property.

                     Mr. Kurt L. Rolh, Esq., the appearing Defendants' first witness, testified that he was retained by

           all of the Defendant/Sellers. He further testified that all of the Defendants, except for the non-appearing

           Defendants (Livia and Carmela) cooperated with him.

                     One of the answering Defendants, Mary A. Scotto, was the next and final witness. She testified

           that she, along with her other brothers and sisters, were the sellers of the property. She testified that on July

           1 No money will be awarded for construction costs at this time. The Court finds that the amount testified Lo is too speculative.
           However, Plaintiffs can renew this request based on the actual increase, if any.

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 [FILED: KINGS COUNTY CLERK 01/10/2024 04:08 P~                                                           INDEX NO. 520600/2021
  NYSCEF DOC. NO. 58                                                                             RECEIVED NYSCEF: 01/10/2024

            7, 2021, she was ready to close on the contract, however, her siblings Livia and Carmela were not. Like

            Mr. Sheth, Ms. Scotto testified that she had to retain an attorney and incurred expenses due to her two (2)

            siblings' refusal to close on the contract. Ms. Scotto seeks damages with interest from July 7, 2021. Based

            on her testimony, the Court awards Ms. Scotto $17,331.85 for the cumulative expenses resulting from July

            2021 (the contractual closing date) to September, 2022 (the actual closing date).

                     As for her request for reimbursement of attorney's fees, on or before January 31. 2024, Ms. Scotto

            is to submit to the court a paid bill for the total expense. That bill is to also include any expense relating

            to the two (2) days the inquest that was held.

                     This Court finds that the witnesses who testified regarding damages were sufficient, any others

            would have been duplicative.

                     Therefore, based on the above, it is

                     ORDERED that Plaintiffs Raj iv Sheth and Dipa Amin be awarded the total sum of$150,889.03 with

            interest from May 19, 2021, plus costs and disbursements; It is further

                     ADJUDGED, that Plaintiffs Rajiv Sheth and Dipa Amin, both residing at 277 Sackett Street,

            Brooklyn, New York 11231, in the County of Kings, City and State of New York, have judgment and recover

            of the Defendant Livia M. Scotto, whose last known place of residence was 2710 Golf Heights Circle, Valrico,

            Florida 33596 and Defendant Cannella A. Sciabarra, whose last known place of residence was 2710 Golf

            Heights Circle, Valrico, Florida 33596, the sum of $150,889.03, with interest from May 19. 2021, in the sum

           o f $ - - - ~ - - - - - - ' plus costs and disbursements in the sum of$ _ _ _ _ _ _ _ _ _ _ as

            taxed, making a total amount of$ _ _ _ _ _ _ _ _ _ _ and that Plaintiffs have execution thereupon; It

            is further

                     ORDERED that Plaintiff Raj iv Sheth be awarded the total sum of$500,000.00 with interest from May

            19, 2021, plus costs and disbursements; It is further

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 [FILED: KINGS COUNTY CLERK 01/10/2024 04:08 P~                                                            INDEX NO. 520600/2021
  NYSCEF DOC. NO. 58                                                                                 RECEIVED NYSCEF: 01/10/2024

                      ADJUDGED, that Plaintiff, Raj iv Sheth, residing at 277 Sackett Street, Brooklyn, New York 11231,

           in the County of Kings, City and State of New York, have judgment and recover of the Defendant Livia M.

           Scotto. whose last known place of residence was 2710 Golf Heights Circle, Valrico, Florida 33596, and

            Defendant Cannella A. Sciabarra, whose last known place of residence was 2710 Golf Heights Circle, Valrico,

           Florida 33596, the sum of $500,000.00, with interest from                  May    19, 2021,   in the sum of

           $_ _ _ _ _ _ _ _ _ _ , plus costs and disbursements in the sum of $_ _ _ _ _ _ _ _ _ _ as

           taxed, making a total amount of$ _ _ _ _ _ _ _ _ _ _ and that Plaintiff have execution thereupon; It is

            frn1hcr

                      ORDERED that Plaintiff Dipa Amin be awarded the total sum of $500,000.00, with interest from May

            19, 2021, plus costs and disbursements; It is further

                      ADJUDGED, that Plaintiff, Dipa Amin, residing at 277 Sackett Street, Brooklyn, New York 1123 1,

            in the County of Kings, City and State of New York, have judgment and recover of the Defendant Livia M.

            Scotto, whose last known place of residence was 2710 Golf Heights Circle, Valrico, rlorida 33596, and

            Defendant Carmella A. Sciabarra, whose last known place of residence was 2710 Golf Heights Circle, Valrico,

            Florida 33596, with interest from May 19, 2021, in the sum of$_ _ _ _ _ _ _ _ _ _, plus costs and

           disbursements in the sum of $_ _ _ _ _ _ _ _ __ as taxed, making a total amount of $

           - - - - - - - - - -
                                        and that Plaintiff have execution thereupon; It is further

                      ORDERED that Plaintiff Mary A. Scotto be awarded the total sum of $17,331.85 with interest from

           July 2, 2021, plus costs and disbursements; It is further

                      ADJUDGED, that Defendant Mary A. Scotto, in care of her attorney, Anthony Bramante, Esq. whose

            last known business address was 26 Court Street Suite 514, Brooklyn, Nev, York 1 1242. in the County of

           Kings, City and State ofNew York, have judgment and recover of the Defendant Livia M. Scotto. whose last

           known place of residence was 2710 Golf Heights Circle, Valrico, Florida 33596, and Defendant Carmella A.

           Sciabarra, whose last known place of residence was 2710 Golf Heights Circle, Valrico, rlorida 33596, the sum

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, [FILED: KINGS COUNTY CLERK 01/10/2024 04:08 P~                                                         INDEX NO. 520600/2021
  NYSCEF DOC. NO. 58                                                                             RECEIVED NYSCEF: 01/10/2024

           of $17,331.85, with interest from July 2, 2021, in the sum of$._ _ _ _ _ _ _ _ __;, plus costs and

           disbursements in the sum of $_ _ _ _ _ _ _ _ __ as taxed, making a total amount of $

           _ _ _ _ _ _ _ _ _ _ and that Plaintiff have execution thereupon; it is further

                   ORDERED, that Rajiv Sheth's, Dipa Amin's and Mary A. Scotto's application for attorney fees will

           be decided once the supporting invoices have been submitted. If granted, the Court will issue a separate

           judgment for those awards.

                   ORDERED, that the appointed Receiver, William David Bowman, is to be paid $5,000.00 from the

           proceeds of the sale of the property as his Receiver fee.

                   This constitutes the Decision/Order of the Court.

                                                                         ENTER

                                                                                   .1/l
                                                                         Hon. Robin K. Sheares, J.S.C.
                                                                       kUtHN K- SHfARE~JSC

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