CI Notes LLC v. 7th Realty Holdings, LLC

CI Notes LLC v 7th Realty Holdings, LLC

2024 NY Slip Op 31940(U)

June 3, 2024

Supreme Court, New York County

Docket Number: Index No. 850657/2023

Judge: Francis A. Kahn III

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. 850657/2023

NYSCEF DOC. NO. 104 RECEIVED NYSCEF: 06/04/2024

SUPREME COURT OF THE STATE OF NEW YORK

NEW YORK COUNTY \l

PRESENT: HON. FRANCIS A. KAHN, Ill PART 32

Justice

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INDEX NO.

Cl NOTES LLC,

MOTION DATE

Plaintiff,

MOTION SEQ. NO. 001

- V -

7TH REAL TY HOLDINGS, LLC,SAADIA SHAPIRO,

SHAPIRO & ASSOCIATES ATTORNEY AT LAW,

PLLC,CITY OF NEW YORK ENVIRONMENTAL CONTROL DECISION + ORDER ON

BOARD, CITY OF NEW YORK DEPARTMENT OF MOTION

FINANCE, JOHN DOE #1-10 AND JANE DOE #1-10

Defendant.

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The following e-filed documents, listed by NYSCEF document number (Motion 001) 14, 15, 16, 17, 18,

19, 20, 21,22, 23, 24, 25,26,27, 28, 29, 30, 31, 32, 33, 34, 35, 36, 52, 53, 54, 55, 56, 57, 58, 59,60, 61,

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were read on this motion to/for APPOINT - FIDUCIARY

Upon the foregoing documents, the motion is determined as follows:

In this action to foreclose on a mortgage encumbering commercial real property located at 2291 1~ ·

7 th Ave, New York New York a/k/a 2291 Adam C. Powell Jr. Blvd., New York New York (Block: 1919, 1:

Lot: 6), Plaintiff moves pursuant to RPL §254[10] and RP APL §1325 for the appointment of a 1,·.

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temporary receiver of the rents of the mortgaged premises. Defendant guarantors Saadia Shapiro and

Shapiro & Associates Attorney at Law, PLLC oppose the motion. !

Section 2.05 of the mortgage provides, in pertinent part, as follows: ~

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After the happening of any Event of Default and immediately upon the commencement

of any action, suit or other legal proceedings by Mortgagee to obtain judgment for the

principal of, or interest on, the Note and other sums required to be paid by Mortgagor

pursuant to any provision of this Mortgage or of any nature in aid of the enforcement of

the Note, or this Mortgage Mortgagor will, if required by Mortgagee, consent to the

appointment of a receiver or receivers of the Mortgaged Property or any part thereof and

of all the earnings, revenues, rents, maintenance payments, issues, profits and income

thereof in accordance with Section 2.11 hereof. After the happening of any Event of

Default or upon the commencement of any proceedings to foreclose this Mortgage or to

enforce the specific performance hereof or in aid thereof or upon the commencement of

any other judicial proceeding to enforce any right of Mortgagee, Mortgagee shall be

entitled, as a matter of right, if it shall so elect, without the giving of notice to any other

party and without regard to the adequacy or inadequacy of any security for the Mortgage

850657/2023 Cl NOTES LLC vs. 7TH REAL TY HOLDINGS LLC ET AL

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Motion No. 001 '

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NYSCEF DOC. NO. 104 RECEIVED NYSCEF: 06/04/2024

indebtedness, forthwith either before or after declaring the unpaid principal of the Note to

be due and payable, to the appointment of such a receiver or receivers.

Under Real Property Law §254[1 0], the appointment of a receiver in the event of a default is

proper where the parties to the mortgage agree to same even without notice or without regard to the

sufficiency of security (see ADHY Advisors LLC. v 530 W 152nd St. LLC, 82 AD3d 619 [1 st Dept

2011]; 366 Fourth St. Corp. v Foxfire Enters., 149 AD2d 692 [2 nd Dept 1989]). Despite the parties'

assent, the appointment is not perfunctory and the Court, in the exercise of its equitable power, retains

the discretion to deny the appointment ofa receiver (see ADHY Advisors LLC. v 530 W 152nd St. LLC,

supra; Nechadirn Corp. v Simmons, 171 AD3d 1195, 1197 [2d Dept 2019]). I

In the present case, it is undisputed that the parties' mortgage provides that Plaintiff may apply

for the appointment of a receiver regardless of the adequacy of the property as security and Plaintiff pied

that Defendants, inter alia, defaulted in repayment of the indebtedness. Accordingly, Plaintiff ,,

established its entitlement to the appointment of a receiver of the mortgaged premises (see eg SKW

Hillside Bleeker Lender LLC v 145 Bleeker LLC, 217 AD3d 536 [1 st Dept 2023]; CSFB 2004-C3 Bronx ,

1,

Apts LLC v Sinckler, Inc., 96 AD3d 680 [ I st Dept 2012]).

In opposition, Defendants have not demonstrated that denial of the appointment of a receiver is

an appropriate exercise of the Court's discretion (see id.; US Bank, NA. v Rufai, 202 AD3d 719, 721 [2d ,

Dept 2022]; Shaw Funding, LP v Bennett, 185 AD3d 857, 858 [2 nd Dept 2020]). Notably, Defendants ·

have not demonstrated that issues exist as to the validity of the mortgage or whether a payment default

has in fact occurred (cf Phoenix Grantor Trust v Exclusive Hospitality, LLC, 172 AD3d 926 [2d Dept

2019]). Defendants' claim that Plaintiff does not have standing to seek the appointment of a receiver is

unavailing. The assignment of the mortgage dated November 15, 2023, from the original lender,

Santander Bank, NA, to Plaintiff provides for transfer of the mortgage "TOGETHER with the notes or

obligations described in said mortgages, and the moneys due and to grow due thereon together with

Interests". This language sufficiently established conveyance of the note (see Broome Lender LLC v

Empire Broome LLC, 220 AD3d 611 [l5t Dept 2023]; US Bank Natl. Assn. v Ezugwu, 162 AD3d 613 [1 st

1

1·.

Dept 2018]; see also Chase Horne Fin., LLC v Miciotta, 101 AD3d 1307 [3d Dept 2012]; GRP Loan, 11

LLC v Taylor, 95 AD3d 1172 [2d Dept 2012]).

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Defendants' assertion that RPL §254[10] does not apply because Plaintiff was not a party to the

mortgage is nonsensical. Section 3.01 of the mortgage provides that "[a]ll of the grants, covenants,

terms, provisions and conditions of this Mortgage shall run with the land and shall apply to, bind and

inure to the benefit of the successors and assigns of the Mortgagor, and the successors and assigns of

Mortgagee" (see generally Warberg Opportunistic Trading Fund L.P. v GeoResources, Inc., 151 AD3d

465,472 [1 st Dept 2017]; Wald v Marine Midland Bus. Loans, Inc., 270 AD2d 73, 74 [1 st Dept 2000]).

To the extent Defendants' opposition is based on cases where appointment of a receiver was

sought pursuant to CPLR §6401 it is unavailing (see eg Groh v Halloran, 86 AD2d 30 [1 st Dept 1982]).

The Appellate Division cases are clear that where, as here, the mortgage contains a provision that a

lender may "without notice and without regard for the adequacy of the security for the Debt and without

regard for the solvency of Borrower"', under RPL §254[1 0], that provision denotes that a mortgagee

may apply for a receiver '"regardless of proving the necessity for the appointment"' (see GECMC 2007-

CJ Ditmars Lodging, LLC v Moho/a, LLC, 84 AD3d 1311, 1312 [2d Dept 2011], citing Naar v. JJ

Litwak & Co., 260 AD2d 613 [2d Dept 1999]; see also SKW Hillside Bleeker Lender LLC v J 45 Bleeker

LLC, supra).

850657/2023 Cl NOTES LLC vs. 7TH REAL TY HOLDINGS LLC ET AL

Motion No. 001 ' Page 2 of 5

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INDEX NO. 850657/2023

NYSCEF DOC. NO. 104 RECEIVED NYSCEF: 06/04/2024

Accordingly, it is

ORDERED that the motion for the appointment of a Temporary Receiver is granted; and it is

further

ORDERED that Gregory M. Laspina, Borchert & Laspina, P.C., 1902 Whitestone Expy,

STE 302, Whitestone, NY 11357#3099, 718#767~3333 is hereby appointed with the usual powers and

directions of a Temporary Receiver for the benefit of Plaintiff of all the rents and profits now due and

unpaid or become due during the pendency of this action and issuing out the mortgaged property :I,

mentioned in the complaint, known by the street addresses as: 2291 7 th Ave, New York New York a/k/a

2291 Adam C. Powell Jr. Blvd., New York New York (Block: 1919, Lot: 6); and it is further

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ORDERED that the Temporary Receiver is authorized to take charge and enter into possession

of the property; and it is further

ORDERED that before entering her/his duties, the Temporary Receiver shall be sown to fairly ,;

and faithfully discharge the duties committed to him and shall execute to the People of the State of New 1;

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York and file with the Clerk of the Court an undertaking in the sum of $25,000.00 conditioned for the

faithful discharge of the duties of Temporary Receiver; and it is further

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ORDERED that the Temporary Receiver is hereby directed to demand, collect and receive from

the occupants, tenants and licensees in possession of said premises, or other persons liable therefor,

inclusive of the mortgagor, all the rents and license fees thereof now due or unpaid or hereafter that

become fixed or due and the Temporary Receiver is authorized to institute and carry on all legal

proceedings necessary for the protection of said premises or to recover possession of the whole, or any

part thereof, and apply to this Court to fix reasonable rental value and license fee value and to compel

the tenants and occupants to attom to the Temporary Receiver; and it is further

ORDERED that the Temporary Receiver may institute and prosecute suits for the collection of

rent, license fees and other charges now due or hereafter to become due and fixed, and summary

proceedings for the removal of any tenants or licensees or other persons therefrom; and it is further

ORDERED that pursuant to the General Obligation Law section 7-105, anybody holding

any deposits or advances of rental as security under any lease or license agreement affecting space in the

premises affected by this action shall tum same over to said Temporary Receiver within five (5) days

after said Temporary Receiver shall be qualified; and thereupon the said Temporary Receiver shall hold

such security subject to such disposition thereof as shall be provided in an Order of the Court to be made

and entered in this action; and it is further

ORDERED that anybody in possession of same shall tum over to said Temporary Receiver all

rent lists, order~, unexpired and expired leases, agreements, correspondence, notices and registration

statements relatmg to rental spaces or facilities in the premises; and it is further

ORDERED that notwithstanding anything to the contrary contained in this order the

Te1?p?rary Rec_eiver shall not, without the further, prior order of this Court, upon prior ~otice to the

plamtiff, m?ke improvement~ or substantial repairs to the property at a cost in excess of $5,000.00,

except that man emergency, 1f funds need to be expended in excess of $5,000.00 or would otherwise

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NYSCEF DOC. NO. 104 RECEIVED NYSCEF: 06/04/2024

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require Court intervention, no Court approval will be necessary if counsel for plaintiff agrees in writing

that the receiver may make such disbursement; and it is further ii

ORDERED that the Temporary Receiver shall deposit all monies received by her/him into any

FDIC-insured bank where she has an account for this purpose and such account shall show the name of

this action and the Temporary Receiver shall furnish plaintiffs attorneys with monthly statements of the

receipts and expenditures of the Receivership together with a photocopy of the monthly statements

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received from said depository and no withdrawals shall be made therefrom except as directed by the

Court or on a draft or check signed by the Temporary Receiver; and it is further

ORDERED that the Temporary Receiver is authorized from time to time to rent and lease any

part of the premises for terms not exceeding five (5) years or such longer terms as may be required by

applicable laws or regulations; to keep the premises insured against loss by damage or fire; to pay the

taxes, assessments, water rates, sewer rates, vault rents, salaries of employees, supplies and other

charges; to comply with all lawful requirements of any municipal department or other authority of the

municipality in which the mortgaged premises are situated and to procure such fire, liability and other

insurance as may be reasonably necessary; and it is further

ORDERED, that the tenants, licensees or other persons in possession of said premises attorn to

the Temporary Receiver and pay over to the Temporary Receiver all rents, license fees, and other

charges of such premises now due and unpaid or that may hereafter become due; and that the defendants

be enjoined and restrained from collecting the rents, license fees and other charges of said premises from \i

interfering in any manner with the property or its possession; and from transferring, removing or in any 1,

way disturbing and of the occupants or employees; and that all tenants, occupants, employees and

licensees of the premises and other persons liable for the rents be and hereby are enjoined and restrained

from paying any rent or license fees or other charges for such premises to the defendants, their agents,

servants or attorneys; and it is further

ORDERED that the Temporary Receiver is prohibited from incurring obligations in excess of the

monies in her hands without further Order of this Court or written consent of Plaintiffs attorney and

Plaintiff may advance money, which can be recouped in this litigation; and it is further

ORDERED that the Owner turn over to the Temporary Receiver all rents collected from and

after the date of this Order; and it is further

ORDERED that all persons now and hereafter in possession of said premises, or any part

thereof, and not holding such possession under valid and existing leases or tendencies, do forthwith

surrender such possession to the Temporary Receiver, subject to emergency laws, if any, and it is further

ORDERED that the Temporary Receiver after paying the expenses of the management and care

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of the said premises as above provided retain the balance of the monies which may come into his hands

until the sale of the said premises under the judgment to be entered in this action and/or until further

Order of this Court, and it is further

ORDERED that the Temporary Receiver, or any party hereto, may at any time, on proper notice

to all parties who have appeared in this action, apply to the Court for further and other instructions or

powers necessary to enable the Temporary Receiver to properly fulfill her duties or for interim fee

payments; and it is further

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NYSCEF DOC. NO. 104 RECEIVED NYSCEF: 06/04/2024

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ORDERED that the appointed named herein shall comply with Section 35a of the Judiciary Law,

Sections 6401-6404 of the CPLR, Section 1325 of RP APL and Rule 36 of the Chief Judge; and it is

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ORDERED that notwithstanding any other provision of this order, the Temporary Receiver shall

not appoint an attorney, managing agent, appraiser, auctioneer or accountant without prior order of this

Court, and that the receiver shall apply to the court and file a separate application for appointment of a

managing agent, attorney or other managing services pursuant to 36.1 of the Uniform Court Rules.

6/3/2024

DATE ,w <fRA.ftQlS AJ..ifWiN Ill

CHECK ONE: CASE DISPOSED

Hvrt.

NON-FINAL DISPOSITION

.J,.SC.

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GRANTED □ DENIED GRANTED IN PART OTHER

APPLICATION: SETTLE ORDER SUBMIT 9RDER -

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

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850~57/2023 Cl NOTES LLC vs. 7TH REALTY HOLDINGS, LLC ET AL

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