Dayrl B. Fox, Trustee, Etc. v. Shawn T. Fox

New Jersey Superior Court Appellate Division·Decided June 27, 2025·No. A-2187-23·Unpublished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NOT FOR PUBLICATION WITHOUT THE APPROVAL OF THE APPELLATE DIVISION This opinion shall not "constitute precedent or be binding upon any court ."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-2187-23

DARYL B. FOX, TRUSTEE OF THE DONALD M. FOX 2006 REVOCABLE TRUST,

Plaintiff-Respondent,

v.

SHAWN T. FOX and DIANE FOX,

Defendants-Appellants,

and CHRISTOPHER FOX,

Defendant.

Argued February 4, 2025 – Decided June 27, 2025

Before Judges Firko, Bishop-Thompson, and Augostini.

On appeal from the Superior Court of New Jersey, Chancery Division, Morris County, Docket No. P-

002730-21.

Shawn T. Fox, appellant, argued the cause pro se.

Richard H. Beilin argued the cause for respondent (The Wacks Law Group LLC, attorneys; Richard H. Beilin, on the brief).

PER CURIAM Defendants Shawn T. Fox and Diane Fox appeal from the Chancery Part's February 14, 2024 order issued after a two-day bench trial, and several interlocutory orders, arising from a dispute concerning the purchase of two properties owned by the Donald M. Fox 2006 Revocable Trust (Trust). The relevant provisions in the Trust provided buy-out options for these properties for decedent Donald M. Fox's children and beneficiaries. Additionally, plaintiff and Trustee Daryl B. Fox sought to recover rental payments from Shawn 1 and Diane during the time they resided in one of the Trust's properties and an award of counsel fees. Having reviewed the record in light of the various errors alleged and the governing law, we affirm the interlocutory orders and as to the final February 14, 2024 order, we vacate, reverse and remand in part on the limited issue of the imposition of sanctions for frivolous litigation.

1 Defendants Shawn, Diane and Christopher share the same surname.

Therefore, we refer to them by their first names to avoid confusion, intending no disrespect.

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I.

We summarize the facts relevant to the issues on appeal from the trial record. In 2006, decedent created the Trust, amending it in 2018. Upon decedent's death, the Trust set forth provisions to distribute decedent's assets. Decedent served as Trustee of the Trust until his death on July 24, 2021.

Decedent had three children: Daryl, Shawn and Christopher. At the time of decedent's death, the Trust owned two properties located at: (1) 32 Charlottesburg Road, Boonton (the Boonton Property), and (2) 120 West Crystal Drive, Sanford, Florida (the Florida Property). The relevant provisions of the Trust concerning the properties are set forth in Article IV, Section 4.1A:

A. My Residuary Trust Estate shall be divided equally between Shawn, if he shall survive me, Christopher, if he shall survive me, and Daryl, if she shall survive me (the shares of my Residuary Trust Estate payable to Shawn, Christopher and Daryl shall each be termed a "Child's Share").

a. If the property located on 32 Charlottesburg Road, Boonton, New Jersey is still owned by the trust at the time of my death, I grant my son[]s, SHAWN and CHRIS[TOPHER], the power to purchase their sister's share of such property at the then fair market value.

b. If the property located at 120 West Crystal Drive, Sanford, Florida, is still owned by the trust at the time of my death, I grant my daughter, DARYL, the power to purchase both her brother[s'] shares in such property valued at the then fair market value.

A-2187-23

Decedent designated plaintiff as his successor Trustee. Thus, upon his death in July 2021, plaintiff became Successor Trustee.

Defendants Shawn and his wife Diane moved into the Boonton Property in November 2020 to assist with decedent's care. Defendants testified that they had a verbal agreement with decedent to pay monthly rent in the amount of $1,800. After making four rental payments, in April 2021, defendants decided to stop paying rent but continued to live in the Boonton Property.

Plaintiff asserts that in December 2021, Christopher resided in the Florida Property at times until July 2022. Christopher paid $500 monthly rent to the Trust.

After decedent died, plaintiff, in her role as Trustee, made a written request to Shawn and Diane for rental payments in the amount of $2,800 per month. This amount was the same amount paid by the prior tenants of the Boonton Property. Plaintiff advised Shawn that he and his family could remain in the Boonton Property for a reasonable time, provided they paid rent, until the Property was sold. According to plaintiff's July 28, 2021 letter, Christopher was not presently interested in purchasing the Boonton Property, and she had not decided as to the Florida Property. Plaintiff requested that Shawn decide within

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thirty days if he wished to buy out his siblings' share in the Boonton Property in accordance with the purchase option in the Trust.

Shawn and Diane continued to live in the Boonton Property and not pay rent. Therefore, on October 4, 2021, plaintiff demanded possession of the Boonton Property and required Shawn and Diane to vacate on or before October 11, 2021. Plaintiff advised that should Shawn and Diane not vacate the Property, plaintiff intended to file suit for relief, including ejectment.

Shawn and Diane responded by offering to pay rent in the amount of $2,800 and requested a proposed lease agreement. Plaintiff rejected this offer, testifying she was not interested in becoming a landlord; rather, her primary purpose as Trustee was to sell the properties, distribute the assets and close decedent's estate.

On October 25, 2021, plaintiff filed a verified complaint for ejectment against defendants, seeking (1) possession of the Boonton Property and removal of defendants from the Boonton Property (count one); (2) compensatory damages (count two); (3) a return of any trust assets in defendants' possession (count three); and (4) a declaratory judgment confirming that defendants are not entitled to purchase the Boonton Property (count four). As remedies, plaintiff sought possession of the Boonton Property and removal of Shawn and Diane

A-2187-23

from the Boonton Property, issuance of a writ of possession, compensatory damages, and attorney's fees. Meanwhile, on November 22, 2021, plaintiff received an offer to purchase the Boonton Property for $800,000 from the prior tenants.

On January 5, 2022, plaintiff amended the complaint in part to add Christopher as an interested party. On January 10, 2022, the parties appeared for a hearing before the first trial court to address the Boonton Property. Plaintiff sought to have Shawn and Diane ejected from the Boonton Property. In addressing Shawn and Diane and the sale of the Boonton Property, which was the sole issue before the court, the first trial court stated:

[Y]ou don't have a right to be living there. There is no right to live there right now. You are not on the deed.

You don't have a lease. Legally there is no right to anyone being there. The property has to get sold.

. . . If I hear that you are interfering with the sale of the property, I am going to have to eject you, because you don't have a legal right to be there. You are not on the deed, you don't have a lease.

The first trial court ordered date-of-death real estate appraisals of the Boonton and Florida Properties within thirty days. The first trial court then directed upon receipt of the appraisals, "the parties shall have a settlement conference with Christopher Luongo, Deputy Surrogate."

A-2187-23

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