First Nat'l Bk. of Chicago v. Jansson, No. Spbr-9508 30174 (Jul. 21, 1996)

1996 Conn. Super. Ct. 5230
CourtConnecticut Superior Court
DecidedJuly 21, 1996
DocketNo. SPBR-9508 30174
StatusUnpublished

This text of 1996 Conn. Super. Ct. 5230 (First Nat'l Bk. of Chicago v. Jansson, No. Spbr-9508 30174 (Jul. 21, 1996)) is published on Counsel Stack Legal Research, covering Connecticut Superior Court primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
First Nat'l Bk. of Chicago v. Jansson, No. Spbr-9508 30174 (Jul. 21, 1996), 1996 Conn. Super. Ct. 5230 (Colo. Ct. App. 1996).

Opinion

[EDITOR'S NOTE: This case is unpublished as indicated by the issuing court.]MEMORANDUM OF DECISION MOTION TO DISBURSE BOND This is a decision on a motion filed by the plaintiff in the above entitled summary process action to disburse a $2000 bond filed by the defendants at the time of the issuance of a temporary injunction. The injunction has in the meantime been vacated by the court. The $2,000.00 bond was posted by the defendants, Roy Jansson and Lyvia Jansson, with the clerk of the Superior Court pursuant to Connecticut General Statutes § 52-472. FACTS

This lawsuit is a summary process action concerning the possession of a single family house at 90 Grenelle Street, Bridgeport, Connecticut. The plaintiff, First National Bank of Chicago, Trustee, is the record title owner of the property at 90 Grenelle Street, Bridgeport having purchased the property at a foreclosure sale. The defendants, Roy Jansson and Lyvia Jansson, were the former owners of the property in question, appearing parties in the foreclosure lawsuit and occupants of CT Page 5231 the premises at 90 Grenelle Street, Bridgeport during the pendency of the foreclosure as well as during the period of time that the premises have been owned by the plaintiff, First National Bank of Chicago, Trustee, as the successful purchaser at the foreclosure auction. A substantial amount of litigation has ensued between the parties, taking place in all three courthouses in the City of Bridgeport; Superior Court Judicial District of Fairfield, 1061 Main Street, Bridgeport, Connecticut in the foreclosure action and post foreclosure remedies, United States Bankruptcy Court District Court of Connecticut, 915 Lafayette Boulevard, Bridgeport, Connecticut in two separate chapter 7 proceedings and finally in the Superior Court, J.D. of Fairfield, Housing Session, 172 Golden Hill Street, Bridgeport in a summary process action and post judgment writ of audita querela.

By a writ, summons and complaint returnable August 23, 1995 the plaintiff commenced a summary process action against Roy Jansson, Lyvia Jansson and the children of Roy and Lyvia Jansson seeking possession of the house at 90 Grenelle Street, Bridgeport. The plaintiff stated "that on December 9, 1994 the plaintiff took title by virtue of the court approving its bid in a foreclosure by sale regarding the premises known as 90 Grenelle Street, Bridgeport." The First Count of the complaint alleged that the lease had terminated by lapse of time. The second count alleged that the "the defendants may of had the right or privilege to occupy said premises other than under a rental agreement or a lease, as a result of the foregoing facts." A Notice to Quit possession was served on July 24, 1995 requiring the defendants to vacate the premises on July 31, 1995.

The defendants failed to vacate the premises. Counsel filed an appearance for the defendants along with a motion to dismiss on September 6, 1995. After briefs and oral argument the motion to dismiss was denied on September 27, 1995. The defendants failed to plead further. On September 28, 1995 the plaintiff filed a motion for default for failure to plead. Default judgment entered on October 6, 1995. By operation of law the default judgment gave the defendants the right to apply for a further stay of execution for up to six months.Connecticut General Statutes § 47a-36 and § 47a-39.

On October 18, 1995 the defendants filed a motion to open the judgment and set aside the default. That motion was granted CT Page 5232 by this court on October 23, 1995. The plaintiff then filed a motion for default for failure to plead on October 27, 1995 which was followed by the filing of a request to revise by the defendants dated November 2, 1995.

The parties at the same time litigated matters in the foreclosure case which had been pending in the Superior Court, Judicial District of Fairfield at Main Street in Bridgeport. An ejectment was issued in the Judicial District foreclosure action against the two defendants and their minor children. As a result of the issuance of that order of ejectment the parties negotiated a stipulation in this Housing Session summary process case on November 14, 1995. The defendants did not sign the stipulation individually. This court required the defendants be physically present in court for a canvass prior to the entry of a judgment.

The stipulation provided that judgment would enter in favor of the plaintiff as against all named defendants including all of the adult children of the defendants with a final stay of execution through and including November 30, 1995. At the time of the defendant's surrender of possession of the premises, the plaintiff would pay to the defendants the further sum of $1000.00. The stipulation also contained certain other terms relating to the possible purchase of the property by the defendants. The plaintiff's offer to purchase contained in the stipulation would expire by its terms on November 30, 1995.

The defendants failed to come to court on October 29, 1995 for the canvass. At the hearing on October 29, 1995 both counsel appeared. The court vacated its October 23, 1995 order opening the judgment thus reinstating the October 6, 1995 default judgment. Both Counsel agreed that their clients would be bound by the terms and conditions of the November 14, 1995 stipulation. The plaintiff specifically agreed that it would not seek an execution until after November 30, 1995.

The defendants failed to purchase the premises or vacate on November 30th and on December 11, 1995 the plaintiff obtained an execution. Prior to the service of the execution and its enforcement on January 15, 1996, the defendants filed a Chapter 7 application with the Bankruptcy Court in Bridgeport. Since the Bankruptcy Clerk's office was closed on January 15, 1992, Alan H. W. Shiff, Judge of the Bankruptcy Court, was personally served by the defendants at his residence in Fairfield County. CT Page 5233 The automatic stay was in effect and the plaintiff returned the summary process execution to the Housing Session Clerk.

The plaintiff obtained relief from the automatic stay from the Bankruptcy Court on March 19, 1996 permitting the execution to be issued in the instant summary process action. The defendants claimed that they did not receive notice of the March 19, 1996 hearing in the Bankruptcy Court. They had filed an objection to the plaintiff's request for relief from stay on February 8, 1996. On April 1, 1996 the defendants filed in the Bankruptcy Court a motion to reconsider and vacate. On April 4, 1996 the defendants filed a motion to enjoin the issuance of the execution until a hearing could be held with proper notice to the defendants in the Bankruptcy Court concerning the termination of stay.

In the meantime the Trustee in bankruptcy filed its own motion to dismiss the Chapter 7 petition for the failure of the defendants to appear at two or more meetings scheduled by the trustee.

The execution having been issued by the Housing Session, service was made by the deputy sheriff on the Commissioner of Public Works of the City of Bridgeport and the defendants with the actual eviction scheduled for April 15, 1996 at 1:00 pm. April 15, 1996 at 9:30 a.m. the defendants appeared pro se in the Housing Session tendering to the court on an ex parte basis an application for temporary injunction, an order to show cause and a motion to quash the execution in the nature of a writ of audita querela. The plaintiff's counsel, who has offices in Hartford, was unable to be contacted but had general knowledge that the defendants were attempting on the day of issuance of execution to obtain a writ of audita querela.

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Cite This Page — Counsel Stack

Bluebook (online)
1996 Conn. Super. Ct. 5230, Counsel Stack Legal Research, https://law.counselstack.com/opinion/first-natl-bk-of-chicago-v-jansson-no-spbr-9508-30174-jul-21-1996-connsuperct-1996.