Court Opinion

ID: 9916464
Source: CourtListenerOpinion
Date Created: 2024-01-10 01:07:12.524164+00
Date Added: 2024-06-11T13:25:38.619792
License: Public Domain

Board of Mgrs. of Graceline Ct.
                Condominium v Ansary
               2024 NY Slip Op 30027(U)
                     January 5, 2024
           Supreme Court, New York County
        Docket Number: Index No. 158992/2021
                  Judge: Paul A. Goetz
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.
                                                                                                                      INDEX NO. 158992/2021
  NYSCEF DOC. NO. 67                                                                                            RECEIVED NYSCEF: 01/05/2024

                                   SUPREME COURT OF THE STATE OF NEW YORK
                                             NEW YORK COUNTY
            PRESENT:             HON. PAUL A. GOETZ                                               PART                              47
                                                                                       Justice
            ----------------------------------------------------------------- ----------------X   INDEX NO.          158992/2021
             BOARD OF MANAGERS OF GRACELINE COURT
                                                                                                  MOTION DATE         09/26/2023
             CONDOMINIUM,

                                                         Plaintiff,                               MOTION SEQ. NO.         004

                                                 - V -

             NADER ANSARY, NEW YORK STATE DEPARTMENT OF
                                                                                                    DECISION + ORDER ON
             TAXATION AND FINANCE, JOHN DOE #1 THROUGH
             JOHN DOE #12
                                                                                                          MOTION

                                                         Defendants.
            ------------------------------------------------------------------- --------------X

            The following e-filed documents, listed by NYSCEF document number (Motion 004) 54, 55, 56, 57, 58,
            59, 60, 61, 62, 63, 64, 65, 66
            were read on this motion to/for                                          JUDGMENT - FORECLOSURE & SALE

            Upon the foregoing documents, it is

                      By order dated April 24, 2023 (NYSCEF Doc No 48) this court granted plaintiff's motion

            to reargue its motion for default judgement, and upon reargument granted a default judgement

            against all defendants and referred the issue of unpaid common charges and assessments

            exclusive of attorneys' fees, costs and disbursements to Special Referee Michael J. Roberts, who

            held a hearing on these issues. On June 12, 2023, the Special Referee issued his report and

            recommendations and plaintiff now moves to confirm the report pursuant to CPLR § 4403.

            The Special Referee's findings are substantially supported by the record and there is no basis to

            disturb his determinations. (Bubul v. Port Parties, 83 AD3d 517 [1st Dep't 2011]).

            Accordingly, it is

                      ORDERED that the motion is granted; and it is further

             158992/2021 BOARD OF MANAGERS OF GRACELINE COURT CONDOMINIUM vs. NADAR                                  Page 1 of 10
             ANSARYETAL
             Motion No. 004

                                                                           1 of 10
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  NYSCEF DOC. NO. 67                                                                          RECEIVED NYSCEF: 01/05/2024

                    ORDERED that the Referee's Report be, and the same is, hereby ratified and confirmed

            in all respects; and it is further

                    ORDERED, that the subject condominium unit described in the Verified Complaint and

            as hereafter described, or such part thereof as may be sufficient to discharge the condominium

            common charges lien, the expenses of the sale, and the 3 costs of this action as provided by the

            RP APL be sold, in one parcel, at a public auction on a Wednesday afternoon at 2: 15 p.m. on the

            Portico of the Supreme Court building, 60 Centre Street, New York, NY, on a date to be set by

            the Court, by and under the direction of Michael J. Roberts, Esq., 805 Third Avenue, Rm. 2030,

            New York, New York 10022 (michaelrobertsesq@msn.com) (fiduciary ID 242907) who is

            hereby appointed Referee for that purpose; and it is further

                    ORDERED that, by accepting this appointment, the Referee certifies that he/she is in

            compliance with Part 36, including Section 36.2 (d) ("Limitations on appointments based upon

            compensation"), but if she is disqualified from receiving such appointment pursuant to the

            provisions of Part 36, she shall notify this court forthwith; and it is further

                    ORDERED that, by accepting this appointment, the Referee certifies that she is familiar

            with the duties and responsibilities of a Referee to Sell, has experience in such area, and is fully

            capable of assuming, and prepared to assume, those duties and responsibilities, which are

            commensurate with her abilities; and it is further

                    ORDERED that attorneys or support staff in the appointee's office may perform tasks

            under the appointee's direct supervision [unless otherwise directed by the court], but all

            substantive appearances and reports must be made, performed, and created by the appointee; and

            it is further

             158992/2021 BOARD OF MANAGERS OF GRACELINE COURT CONDOMINIUM vs. NADAR                Page 2 of 10
             ANSARYETAL
             Motion No. 004

                                                           2 of 10
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                                                                                                   INDEX NO. 158992/2021
  NYSCEF DOC. NO. 67                                                                       RECEIVED NYSCEF: 01/05/2024

                    ORDERED that, upon receipt of this order and UCS Form 872 (Notice of Appointment

            and Certification of Compliance), the Referee shall complete, execute, and return the Form 872 to

            the Fiduciary Clerk

                    ORDERED that, if it is anticipated that the referee's fees will exceed $750, the referee

            must apply [by letter] to the court for approval of such fees and the referee shall comply with

            Section 36.4 before such fees can be paid; and it is further

                    ORDERED that plaintiff is only authorized to pay the referee fees in excess of $750 upon

            receipt of an order by the court authorizing such payment; and it is further

                    ORDERED that the Referee shall conduct the foreclosure sale only if Plaintiff, its

            successors and/or assignees, or its representative is present at the sale or the Referee has received

            a written bid and Terms of Sale from Plaintiff, its successors and/or assigns, or its representative;

            and it is further

                    ORDERED that if the Referee does not conduct the sale within 90 days of the date of the

           judgment, in accordance with CPLR 2004, the time fixed by 4 RP APL § 1351 (1) is extended for

            the Referee to conduct the sale as soon as reasonably practicable, to a date to be set by the Court;

            and it is further

                    ORDERED that at the time of sale the Referee shall accept a written bid from the Plaintiff

            or the Plaintiffs attorney, just as though Plaintiff were physically present to submit said bid; and

            it is further

                    ORDERED that the Referee shall accept the highest bid offered by a bidder who shall be

            identified upon the court record, and shall require that the successful bidder immediately execute

            Terms of Sale for the purchase of the property, and pay to the Referee, in cash or certified or bank

             158992/2021 BOARD OF MANAGERS OF GRACELINE COURT CONDOMINIUM vs. NADAR               Page 3 of 10
             ANSARYETAL
             Motion No. 004

                                                          3   of 10
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                                                                                                    INDEX NO. 158992/2021
  NYSCEF DOC. NO. 67                                                                        RECEIVED NYSCEF: 01/05/2024

            check, ten percent ( 10%) of the sum bid, unless the successful bidder is Plaintiff in which case no

            deposit against the purchase price shall be required; and it is further

                      ORDERED that in the event the first successful bidder fails to execute the Terms of Sale

            immediately following the bidding upon the subject property or fails to immediately pay the ten

            percent (10%) deposit as required, then (i) the property shall immediately and on the same day be

            reoffered at auction; or (ii) the Referee may offer the property to the next highest successful bidders

            from the original auction; and it is further

                      ORDERED that the sale shall be conducted on the following terms, public notice of which

            shall be given by the Referee in the New York Law Journal; and it is further

                      ORDERED that promptly after the conclusion of said sale, in accordance with law, the

            Referee shall file with the Clerk of the Court a report of the sale and all of the Referee's

            proceedings in connection therewith; and it is further

                      ORDERED that such filing with the Clerk of the Court shall be made in accordance with

            the procedures set forth in the Protocol on Courthouse and County Clerk Procedures for

            Electronically Filed Cases (accessible at the "E-Filing" page on the court's website at the address

            www.nycourts.gov/supctmanh)]; and it is further

                      ORDERED that the Referee, on receiving the proceeds of such sale, shall forthwith pay

            therefrom, in accordance with their priority according to law, all taxes, assessments, sewer rents,

            or water rates, which are, or may become, liens on the property at the time of sale, with such

            interest or penalties which may have lawfully accrued thereon to the date of payment; and it is

            further

             158992/2021 BOARD OF MANAGERS OF GRACELINE COURT CONDOMINIUM vs. NADAR                 Page 4 of 10
             ANSARYETAL
             Motion No. 004

                                                           4   of 10
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                                                                                                  INDEX NO. 158992/2021
  NYSCEF DOC. NO. 67                                                                      RECEIVED NYSCEF: 01/05/2024

                   ORDERED that the Referee then deposit the balance of said proceeds of sale in his own

            name as Referee in his IOLA account per CPLR 2609 and shall thereafter make the following

            payments in accordance with RP APL § 1354, as follows:

                          FIRST: The Referee's statutory fees for conducting the sale, in accordance

                   with CPLR 8003(b ),

                          SECOND: All taxes, assessments, and water rates that are liens upon the

                   property and monies necessary to redeem the property from any sales for unpaid

                   taxes, assessments, or water rates that have not become absolute, and any other

                   amounts due in accordance with RP APL § 1354(2). Purchaser shall be responsible

                   for interest and penalties due on any real property taxes accruing after the sale. The

                   Referee shall not be responsible for the payment of penalties or fees pursuant to

                   this appointment. The Purchaser shall hold the Referee harmless from any such

                   penalties or fees assessed;

                          THIRD: The expenses of the sale and the advertising expenses as shown on

                   the bills presented and certified by said Referee to be correct, duplicate copies of

                   which shall be annexed to the report of sale;

                          FOURTH: The Referee shall then pay to the Plaintiff or its attorney the

                   following:

                           Amount Due per Referee's Report: $217,321.69, together with any

                   advances as provided for in the Condominium's Bylaws or at law which Plaintiff

                   has made for taxes, insurance and any other charges due to prior mortgages or to

                   maintain the property pending consummation of this foreclosure sale, including but

                   not limited to condominium common charges and/or assessments accruing and

             158992/2021 BOARD OF MANAGERS OF GRACELINE COURT CONDOMINIUM vs. NADAR               Page 5 of 10
             ANSARYETAL
             Motion No. 004

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  NYSCEF DOC. NO. 67                                                                          RECEIVED NYSCEF: 01/05/2024

                   becoming due after June 1, 2023 and through the date of sale and which were not

                   previously included in the computation, upon presentation of receipts for said

                    expenditures to the Referee, all together with interest and/or late fees thereon as

                    adjudged by the Referee, and then with interest from the date of entry of this

                   judgment at the statutory rate until the date the deed is transferred;

                            Costs and Disbursements: $1,390.00 adjudged to the Plaintiff for costs and

                    disbursements in this action as reflected in Plaintiffs Bill of Costs submitted on

                    this motion for judgment of foreclosure and sale, with interest at the statutory

                   judgment rate from the date of entry of this judgment;

                            Attorney Fees: $19,811.00 is hereby awarded to Plaintiff as reasonable legal

                    fees herein, with interest at the statutory rate from the date of entry of this judgment;

                            FIFTH: Surplus monies arising from the sale shall be deposited with the 7

                   New York County Clerk of Court by the Referee conducting the sale within ten

                    days after receipt in accordance with RP APL§ 1354(4) and in accordance with local

                    County rules regarding Surplus Monies; and it is further

                    ORDERED that if the Plaintiff is the purchaser of the property, or in the event that the

            rights of the purchasers at such sale and the terms of sale under this judgment shall be assigned to

            and be acquired by the Plaintiff, and a valid assignment thereof is filed with said Referee, said

            Referee shall not require Plaintiff to pay in cash the entire amount bid at said sale, but shall execute

            and deliver to the Plaintiff or its assignee, a deed or deeds of the property sold upon the payment

            to said Referee of the amounts specified in items marked "First", "Second", and "Third" above;

            that the Referee shall allow the Plaintiff to pay the amounts specified in "Second" and "Third"

            above when it is recording the deed; that the balance of the bid, after deducting the amounts paid

             158992/2021 BOARD OF MANAGERS OF GRACELINE COURT CONDOMINIUM vs. NADAR                   Page 6 of 10
             ANSARYETAL
             Motion No. 004

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  NYSCEF DOC. NO. 67                                                                         RECEIVED NYSCEF: 01/05/2024

            by the Plaintiff, shall be applied to the amount due Plaintiff as specified in paragraph "Fourth"

            above; that Plaintiff shall pay any surplus after applying the balance of the bid to the Referee, who

            shall deposit it in accordance with paragraph "Fifth" above; and it is further

                    ORDERED that all expenses of recording the Referee's deed, including real property

            transfer tax, which is not a lien upon the property at the time of sale, shall be paid by the purchaser,

            not by the Referee from sale proceeds, and that any transfer tax shall be paid in accordance with

            Tax Law§ 1404; and it is further

                    ORDERED that if the sale proceeds distributed in accordance with paragraphs "First,"

            "Second, "Third", and "Fourth" above are insufficient to pay Plaintiff each of the amounts due as

            set forth in paragraph "Fourth" above, Plaintiff may seek to recover a deficiency judgment against

            NADER ANSARY in accordance with RP APL 8 § 1371 if permitted by law; and it is further

                    ORDERED that the mortgaged property is to be sold in one parcel in "as is" physical order

            and condition, subject to any condition that an inspection of the property would disclose; any facts

            that an accurate survey of the property would show; any covenants, restrictions, declarations,

            reservations, easements, right of way, and public utility agreements of record, if any; any building

            and zoning ordinances of the municipality in which the mortgaged property is located and possible

            violations of same; any rights of tenants or persons in possession of the subject property; prior

            liens ofrecord, if any, except those liens addressed in RP APL § 1354; any equity ofredemption of

            the United States of America to redeem the property within 120 days from the date of sale; and

            any rights pursuant to CPLR §§317, 2003, and 5015, or any appeal of the underlying action or

            additional litigation brought by any defendant or its successor or assignee contesting the validity

            of this foreclosure; and it is further

             158992/2021 BOARD OF MANAGERS OF GRACELINE COURT CONDOMINIUM vs. NADAR                  Page 7 of 10
             ANSARYETAL
             Motion No. 004

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                                                                                                     INDEX NO. 158992/2021
  NYSCEF DOC. NO. 67                                                                       RECEIVED NYSCEF: 01/05/2024

                      ORDERED that, after the sale shall have been confirmed by this court and final judgment

            entered, the Referee shall execute and deliver a deed or deeds of the premises sold to the

            purchaser(s) at the sale, upon compliance with the conditions for the delivery thereof; and it is

            further

                      ORDERED that the Defendants in this action and all persons claiming through them and

            any person obtaining an interest in the property after the filing of the Notice of Pendency are barred

            and foreclosed of all right, claim, lien, title, and interest in the property after the sale of the

            mortgaged property; and it is further

                      ORDERED that within 30 days after completing the sale and executing the proper

            conveyance to the purchaser, unless the time is extended by the court, the officer making the sale

            shall file with the clerk a report under oath of the disposition of the proceeds of the sale in

            accordance with RPAPL §1355(1) and follow all local County rules 9 regarding handling of

            Surplus Monies; and it is further

                      ORDERED that if the purchaser or purchasers at said sale default(s) upon the bid and/or

            the terms of sale the Referee may place the property for resale without prior application to the

            Court unless Plaintiffs attorneys shall elect to make such application; and it is further

                      ORDERED that Plaintiff shall serve a copy of this Judgment with Notice of Entry upon

            the owner of the equity of redemption, any tenants named in this action, and any other parties or

            persons entitled to service, including the Referee appointed herein; and it is further

                      ORDERED that nothing herein shall be deemed to relieve Plaintiff of any obligation

            imposed by RP APL § 1307 and RP APL § 1308 to secure and maintain the property until such time

            as ownership of the property has been transferred and the deed duly recorded; and it is further

             158992/2021 BOARD OF MANAGERS OF GRACELINE COURT CONDOMINIUM vs. NADAR                  Page 8 of 10
             ANSARYETAL
             Motion No. 004

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                                                                                                 INDEX NO. 158992/2021
  NYSCEF DOC. NO. 67                                                                       RECEIVED NYSCEF: 01/05/2024

                   ORDERED that to ensure compliance herewith, Plaintiff shall file a written report with the

            court within six months from the date of entry of this judgment stating whether the sale has

            occurred and the outcome thereof; and it is further

                   ORDERED that all foreclosure auctions shall be held on the on the Portico of the New

            York County Supreme Court building, 60 Centre Street, New York, NY, "Rain or Shine." This

            information shall be stated in the Notice of Sale; and it is further

                   ORDERED that the Auction Part clerk of the Court shall set an approved date and time of

            all foreclosure auctions following entry of this Judgment; and it is further

                   ORDERED that the Court Appointed Referee shall submit the Notice of Sale through the

            NYSCEF System at least 10 days prior to the date of the Foreclosure Auction; and it is further

                   ORDERED that the Notice of Sale shall specify that if proper social distancing cannot be

            maintained or there are other health or safety concerns, then the Court Appointed Referee will

            cancel the Foreclosure Auction; and it is further

                   ORDERED that at the conclusion of the Foreclosure Auction and sale of the subject

            property, the Court Appointed Referee and successful third-party bidder shall memorialize the sale

            by completing, executing, and filing a Memorandum of Sale with the Court. The Memorandum of

            Sale shall include the following information: Index number; name and address of the purchaser;

            address of the subject property; names of the Parties and Court Appointed Referee; the upset price;

            the final bid and final sales price; the amount of down payment; and an indication of whether any

            surplus money may be realized; and it is further

                   ORDERED that the Court Appointed Referee shall promptly submit to the Court, on the

            day of the Foreclosure Auction, the Fiduciary Form and the Memorandum of Sale at the Clerk's

            office, via email to SFC-Foreclosures@nycourts.gov; and it is further

             158992/2021 BOARD OF MANAGERS OF GRACELINE COURT CONDOMINIUM vs. NADAR              Page 9 of 10
             ANSARYETAL
             Motion No. 004

                                                           9   of 10
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                                                                                                     INDEX NO. 158992/2021
  NYSCEF DOC. NO. 67                                                                           RECEIVED NYSCEF: 01/05/2024

                       ORDERED that within 30 days of the closing of the subject property the Court Appointed

            Referee shall complete and submit, through the NYSCEF System, a Surplus Monies Form, should

            the County in which the sale was conducted require one, after which time the Court Appointed

            Referee will receive his/her compensation for conducting the foreclosure sale; and it is further

                       ORDERED that the purchaser or purchasers of the property or any part thereof at the

            auction sale shall be let into possession, and each person upon whom this judgment is binding who

            may be in possession of the property, or any part thereof, shall deliver possession thereof to the

            purchaser or purchasers on production of the Referee's deed and, on demand of the purchaser or

            purchasers, the parties hereto shall deliver thereto all deeds, titles, or writings under the control of

            such party that relate to ownership of the property purchased by the purchaser or to any part

            thereof.

                       1/5/2024
                        DATE                                                        PAUL A. GOETZ, J.S.C.
             CHECK ONE:                    CASE DISPOSED                   NON-FINAL DISPOSITION

                                           GRANTED         □ DENIED        GRANTED IN PART          □ OTHER
             APPLICATION:                  SETTLE ORDER                    SUBMIT ORDER

             CHECK IF APPROPRIATE:         INCLUDES TRANSFER/REASSIGN      FIDUCIARY APPOINTMENT    □ REFERENCE

             158992/2021 BOARD OF MANAGERS OF GRACELINE COURT CONDOMINIUM vs. NADAR                 Page 10 of 10
             ANSARYETAL
             Motion No. 004

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