Board of Mgrs. of Graceline Ct. Condominium v. Ansary

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

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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.

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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

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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

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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

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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

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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

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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

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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

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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

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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

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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

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