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

CourtNew Jersey Superior Court Appellate Division
DecidedJune 27, 2025
DocketA-2187-23
StatusUnpublished

This text of Dayrl B. Fox, Trustee, Etc. v. Shawn T. Fox (Dayrl B. Fox, Trustee, Etc. v. Shawn T. Fox) 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
Dayrl B. Fox, Trustee, Etc. v. Shawn T. Fox, (N.J. Ct. App. 2025).

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NOT FOR PUBLICATION WITHOUT THE APPROVAL OF THE APPELLATE DIVISION This opinion shall not "constitute precedent or be binding upon any court ."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. A-2187-23 2 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 3 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

A-2187-23 4 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 5 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.

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Dayrl B. Fox, Trustee, Etc. v. Shawn T. Fox, Counsel Stack Legal Research, https://law.counselstack.com/opinion/dayrl-b-fox-trustee-etc-v-shawn-t-fox-njsuperctappdiv-2025.