CAROLYN CRAWFORD VS. EDWARD SGALIO VS. JAY H. GREENBLATT, ESQUIRE (L-0205-17, CAPE MAY COUNTY AND STATEWIDE)

New Jersey Superior Court Appellate Division·Decided January 13, 2020·No. A-0749-18T3·Unpublished

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NOT FOR PUBLICATION WITHOUT THE APPROVAL OF THE APPELLATE DIVISION This opinion shall not "constitute precedent or be binding upon any court."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-0749-18T3

CAROLYN CRAWFORD, Plaintiff-Respondent,

v.

EDWARD SGALIO and MARGARET SGALIO,

Defendants,

and JEFFREY L. GOLD, ESQUIRE,

Defendant/Third-Party

Plaintiff-Appellant,

v.

JAY H. GREENBLATT, ESQUIRE, and JONATHAN CRAWFORD, jointly, severally, and in the alternative,

Third-Party Defendants.

Argued September 16, 2019 – Decided January 13, 2020

Before Judges Vernoia and Susswein.

On appeal from the Superior Court of New Jersey, Law Division, Cape May County, Docket No. L-0205-17.

Richard Michael King, Jr., argued the cause for appellant.

Jay H. Greenblatt argued the cause for respondent (Greenblatt & Laube, PC, attorneys; Jay H. Greenblatt, on the brief).

PER CURIAM Defendant Jeffrey L. Gold (Gold), an attorney licensed to practice in the State of New Jersey, appeals from an amended order awarding plaintiff Carolyn Crawford $19,613 in attorney's fees and costs based on a determination that Gold's counterclaim constituted a frivolous pleading under Rule 1:4-8. We affirm.

I.

We begin by recounting the long sequence of events that led the trial court to conclude Gold filed a frivolous counterclaim that justified an award of attorney's fees and costs. The original complaint in this matter asserted claims against defendant Edward Sgalio (Sgalio) and his wife, defendant Margaret

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Sgalio,1 arising out of the purchase of real property in Sea Isle City. In November 2008, Sgalio entered in a contract to purchase the property in his own name from its owner Marjorie Roth.

Four months later, on March 28, 2009, Sgalio entered into a memorandum of understanding (MOU) with plaintiff concerning the purchase of the same property. Under the MOU, plaintiff and Sgalio agreed to form a limited liability company (LLC) that would purchase the Sea Isle City property for $210,000 from Roth. The MOU further provided plaintiff and defendant would open a bank account for the LLC, plaintiff would deposit $125,000 and Sgalio would contribute $40,000 to the account. Plaintiff and Sgalio also agreed that following the purchase of the property, plaintiff would obtain full ownership interest in the LLC by a stock transfer from Sgalio, for which he would be paid $39,000.

Three days after he and plaintiff signed the MOU, Sgalio purchased the property in his own name with the funds plaintiff deposited in the newly-created bank account. Plaintiff later became aware of Sgalio's purchase of the property,

1 We refer to defendant Edward Sgalio as "Sgalio" for simplicity and clarity, and because he was directly involved with plaintiff and Gold in the transactions and other actions at issue on appeal. Where appropriate, we refer to defendant Margaret Sgalio by her full name.

A-0749-18T3

but he assured her that he did so to facilitate the purchase contemplated under the MOU, and that he would transfer the property to the LLC when it was formed.

Sgalio subsequently advised plaintiff there was a tidal-lands issue with the property that could pose significant problems with the plans to develop it. On November 17, 2009, plaintiff and Sgalio met with Gold, who undertook to represent them regarding the tidal-lands issue. At that time, Gold learned of plaintiff's interest in the property and understood the property had been purchased by Sgalio on plaintiff's behalf. According to Gold, at that meeting, he also discussed with plaintiff "the cause of action she might have against Sgalio," but plaintiff opted not to pursue any claims against Sgalio at that time. Gold and plaintiff also discussed potential claims against the title company, and he advised that title to the property be kept in Sgalio's name, even though plaintiff was the real party in interest, to prevent plaintiff from becoming a named party. Following the meeting, Gold accepted plaintiff's payment of his requested retainer and undertook prosecution of plaintiff's and Sgalio's tidal- lands claim against the title company that issued the title policy in connection with Sgalio's March 31, 2009 purchase of the property.

A-0749-18T3

On January 13, 2010, and again on March 15, 2010, plaintiff called Gold to inquire about what he was doing to pursue the title company claim. Gold never filed suit against the title company, and he never disclosed to plaintiff that he represented the Sgalios in other matters, or that in 2005 he represented other individuals who were under contract to purchase the same property from Roth and faced the same tidal-lands title issue.

By February 2010, Sgalio had defaulted on the mortgage he granted Roth to secure the loan she made for his purchase of the property. Gold contacted Sgalio and plaintiff to inform them that Sgalio "may stop payment on the [m]ortgage," and that they may involve Roth in any lawsuit related to the tidal- lands issue against the title company. In March 2010, Roth filed a foreclosure complaint against Sgalio. In July 2010, Gold notified Sgalio and plaintiff of the foreclosure complaint and advised them he hired an expert and planned to file an answer, counterclaim, and third-party claim against the title company. Plaintiff paid for the expert.

By November 2010, discovery requests in the foreclosure case caused Gold to advise plaintiff and Sgalio that he would likely have to disclose plaintiff's ownership interest in the property. Plaintiff subsequently retained Michael Ruberton, Esq. to protect her interest in the matter. Ruberton contacted

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Gold, characterized Gold's actions as "unfathomable," and advised that all communication with plaintiff should be sent to him. In January 2011, Gold wrote to Sgalio and informed him plaintiff had obtained a new attorney and was "claiming all kinds of bad things" about him and them. In February 2011, Gold disclosed plaintiff's ownership interest in the property to opposing counsel in the foreclosure action.

In May 2011, Sgalio called Gold and told him to "drop [the] case." Gold then engaged in settlement negotiations with Sgalio's creditors and Roth, which resulted in a forbearance agreement in September 2011. The agreement required Sgalio to withdraw his defenses in the foreclosure action, allow it to proceed uncontested, and recommence his payments subject to a promissory note. In exchange, Roth agreed not to expose the property to a sheriff's sale for three years. In addition, Gold settled the third-party claim against the title company for $20,000. From the $20,000 settlement, Gold retained $14,874 to satisfy his outstanding bill for legal services, and Sgalio received the remaining balance.

Sgalio subsequently defaulted on his payments under the mortgage and forbearance agreement, and in February 2013, a complaint for foreclosure of a tax sale certificate was filed against the Sgalios. In July 2013, Gold successfully

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negotiated a settlement on behalf of the Sgalios that prevented the plaintiff in that action from moving for foreclosure until November 1, 2013.

By the end of July 2013, the Sgalios found a buyer for the property. In September 2013, they met with Gold to "go over the [t]itle [w]ork," and on October 30, 2013, they closed title on their sale of the property. At closing, the Sgalios paid $82,000 to satisfy two of their creditors based on agreements Gold negotiated on their behalf in anticipation of the closing of title on the Sgalios' sale of the property. The property was sold to 5920 Sounds Avenue, LLC. Margaret Sgalio was the real estate agent in the sale and received a commission. Gold closed his file and billed the Sgalios.

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CAROLYN CRAWFORD VS. EDWARD SGALIO VS. JAY H. GREENBLATT, ESQUIRE (L-0205-17, CAPE MAY COUNTY AND STATEWIDE), (N.J. Ct. App. 2020).

CAROLYN CRAWFORD VS. EDWARD SGALIO VS. JAY H. GREENBLATT, ESQUIRE (L-0205-17, CAPE MAY COUNTY AND STATEWIDE) (CAROLYN CRAWFORD VS. EDWARD SGALIO VS. JAY H. GREENBLATT, ESQUIRE (L-0205-17, CAPE MAY COUNTY AND STATEWIDE)) — published by Counsel Stack Legal Research, free access to 12M+ legal documents.

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