Anthony Ventre v. Arthur E. Balsamo, Esq.

CourtNew Jersey Superior Court Appellate Division
DecidedNovember 12, 2024
DocketA-3276-22
StatusUnpublished

This text of Anthony Ventre v. Arthur E. Balsamo, Esq. (Anthony Ventre v. Arthur E. Balsamo, Esq.) is published on Counsel Stack Legal Research, covering New Jersey Superior Court Appellate Division primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Anthony Ventre v. Arthur E. Balsamo, Esq., (N.J. Ct. App. 2024).

Opinion

NOT FOR PUBLICATION WITHOUT THE APPROVAL OF THE APPELLATE DIVISION This opinion shall not "constitute precedent or be binding upon any court ." Although it is posted on the internet, this opinion is binding only on the parties in the case and its use in other cases is limited. R. 1:36-3.

SUPERIOR COURT OF NEW JERSEY APPELLATE DIVISION DOCKET NO. A-3276-22

ANTHONY VENTRE, executor of the Estate of FRANCESCO VENTRE, and ANTHONY VENTRE, individually,

Plaintiffs-Appellants,

v.

ARTHUR E. BALSAMO, ESQ.,

Defendant-Respondent. _________________________

Argued October 16, 2024 – Decided November 12, 2024

Before Judges Susswein and Perez Friscia.

On appeal from the Superior Court of New Jersey, Law Division, Passaic County, Docket No. L-0523-23.

Kenneth S. Thyne argued the cause for appellant (Simon Law Group LLC, attorneys; Kenneth S. Thyne, of counsel and on the briefs).

Marshall D. Bilder argued the cause for respondent (Eckert Seamans Cherin & Mellott, LLC, attorneys; Marshall D. Bilder, of counsel and on the brief; Karlee M. Martin, on the brief).

PER CURIAM

Plaintiffs Anthony Ventre, executor of the Estate of Francesco Ventre

(Estate), and Anthony Ventre 1 appeal from the May 17, 2023 Law Division order

granting defendant Arthur E. Balsamo, Esq.'s motion to dismiss plaintiffs' legal

malpractice complaint for failure to state a claim. We affirm in part, reverse in

part, and remand for further proceedings.

I.

Anthony is the son of Francesco Ventre, who passed away on January 23,

2015. In 2002, Anthony purchased property in Ridgefield using $500,000 in

funds he had borrowed from Francesco, intending to develop and sell the

property. After constructing a two-family home that was financed by a separate

loan from Bergen Community Bank, Anthony and his wife at the time, Carol

Ventre, moved into the home to accommodate their growing family. Carol was

added to the property deed. In 2010, Anthony and Carol began experiencing

marital problems.

1 Because the family members share the same surname, intending no disrespect, we refer to them by their first names. A-3276-22 2 In 2013, Francesco and Anthony requested Balsamo prepare a note and

mortgage securing Francesco's loan on the Ridgefield property. The note,

signed by both Anthony and Carol, stated in pertinent part:

Borrower's Promise to Pay Principal and Interest. In return for a loan that I received, I promise to pay $500,000[] (called the "principal"), plus interest to the [l]ender. Interest, at a yearly rate of 6% will be charged on that part of the principal which has not been paid from the date of this [n]ote until all principal has been paid.

....

Payments. I will pay principal and interest on demand or in the event the property secured by the mortgage which is being executed simultaneously herewith is sold or in the event of a divorce of the above named mortgagors.

[(Emphasis added).]

In 2014, Francesco was diagnosed with a life-threatening condition,

prompting him to quickly secure a last will and testament. On July 1, Francesco

and Anthony met with Balsamo regarding preparation of the will. Because

Francesco primarily spoke Italian and did not read or write English well,

Anthony translated the conversations between Francesco and Balsamo.

Francesco edited the drafted will three times before his last meeting with

A-3276-22 3 Balsamo to finalize the will, which a third party translated. Francesco signed

his last will and testament on July 9. Relevantly, article three of the will stated:

THIRD: I do give, devise and bequeath the unpaid principal balance and accrued interest, if any, in and to a certain mortgage lien which I hold on the property known and as by the street address . . . Ridgefield, NJ unto my son Anthony Ventre. It is my wish and I direct that such debt be forgiven and the mortgage lien cancelled of record by my executor.

Notably, article three remained the same in each draft of the will. Francesco

passed away predeceasing his wife, Annunziata Ventre, his daughter, Carmela

Ventre, and Anthony. Thereafter, the Bergen County Surrogate's Court admitted

the will to probate on October 13, 2015.

In 2018, Carol commenced a divorce action against Anthony. During the

matrimonial litigation, Carol obtained a signed certification 2 from Balsamo

stating he believed Francesco intended to forgive the loan entirely, which

benefited both Anthony and Carol. On September 14, 2020, the Estate filed a

verified complaint "for advice and direction" in the Chancery Division, Probate

Part, regarding the article three language. The Estate specifically requested the

probate court construe the language "to mean that [Francesco] bequeathed the

unpaid principal balance and accrued interest" only to Anthony and the loan was

2 The record contains only the first page of the certification. A-3276-22 4 forgiven only as to Anthony "consistent with [Francesco's] intentions." The

complaint asserted "Carol . . . ha[d] advanced an interpretation of [article three]

that [wa]s inconsistent with the language of the [w]ill and . . . [Francesco's]

intent."

The probate court held a three-day trial beginning on May 17, 2021,

during which Anthony, Carol, Carmela, and Balsamo testified. Balsamo was

not represented by counsel. On July 19, the court issued an oral opinion,

followed by an order on July 21, addressing Francesco's probable intent

regarding article three of the will concerning Anthony's and Carol's loan and the

mortgage lien on the Ridgefield property. The order "directed that the mortgage

debt on the . . . property be forgiven as to both Carol and Anthony . . . in its

entirety." The order further stated, "The Estate . . . is instructed that the

mortgage lien on the . . . property is cancelled as against both Carol and

Anthony . . . in its entirety." The probate court found Balsamo credibly testified.

Balsamo relayed that a third party in his office had translated the final reading

of the will before execution. The probate court determined the language in

article three was ambiguous, concluding "based on [Balsamo]'s testimony . . .

by a preponderance of the evidence it is more likely than not that [Francesco]

wanted the entire debt forgiven and the lien cancelled."

A-3276-22 5 The Estate appealed, and on July 8, 2022, we affirmed, holding "[t]here

was nothing in the evidence direct or extrinsic that supported the contention that

Francesco intended that Carol remain liable for a loan originally taken by

Anthony in his own name." In re Francesco Ventre, No. A-0011-21 (App. Div.

July 8, 2022) (slip op. at 18). We further noted that "Francesco directed his

attorney to include in his will a provision that directed the debt be forgiven and

the mortgage discharged." Ibid.

On November 17, plaintiffs filed a four-count Law Division complaint

against Balsamo alleging legal malpractice, breach of fiduciary duty, negligent

misrepresentation, and breach of the implied covenant of good faith and fair

dealing. In lieu of an answer, Balsamo moved to dismiss plaintiffs' complaint

for failure to state a claim. On May 17, 2023, following oral argument, the Law

Division granted Balsamo's motion to dismiss.

The Law Division found the matter was barred under the entire

controversy doctrine because plaintiffs' complaint was "based entirely on the

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