Gloria Baker v. Latham Sparrowbush Associates and Aaron Kozak

72 F.3d 246, 1995 U.S. App. LEXIS 34225
CourtCourt of Appeals for the Second Circuit
DecidedDecember 6, 1995
Docket1585, Docket 94-9130
StatusPublished
Cited by64 cases

This text of 72 F.3d 246 (Gloria Baker v. Latham Sparrowbush Associates and Aaron Kozak) is published on Counsel Stack Legal Research, covering Court of Appeals for the Second Circuit primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Gloria Baker v. Latham Sparrowbush Associates and Aaron Kozak, 72 F.3d 246, 1995 U.S. App. LEXIS 34225 (2d Cir. 1995).

Opinion

VAN GRAAFEILAND, Circuit Judge:

Gloria Baker (hereafter “Gloria”) appeals from a judgment of the United States District Court for the Southern District of New York (Motley, J.) which dismissed her action against Latham Sparrowbush Associates (“LSA”) and Aaron Kozak.

The appeal hopefully is the final episode of an unduly lengthy and complicated litigation process involving an apartment complex known as Sparrowbush Apartments, located in Abany County, New York, and owned by LSA. LSA is a limited partnership; Aaron Kozak is its general partner. In 1968, LSA leased Sparrowbush to Shaker Estates, Inc. The lease was executed on August 28, 1968. In an apparent attempt to avoid violating the rule against perpetuities contained in section 9-1.1 of New York’s Estates, Powers and Trusts Law, the written lease provided that the term of the leasehold was twenty-one years, with options for two renewals. However, the lease provided further that the term would commence on the date of its execution and end on August 31, 1989, twenty-one years and three days later. This presents an interesting question concerning the possible application of the rule against perpetuities, which, as will hereinafter appear, we are not required to answer. The lease also provided that LSA might terminate the tenancy on sixty days’ notice with a payment to the tenant of $350,000.

On December 31, 1973, Cohoes Industrial Terminal (“CIT”) purchased Shaker Estates’ interest in the leasehold. At this point a brief description of CIT is appropriate for the light it will shed on the tortuous history of this decade-old litigation. CIT is a corporation wholly owned by Leon Baker (hereafter “Leon”). Leon is the corporation’s president and attorney. Gloria, Leon’s wife, is the corporation’s secretary, and Leon is also her attorney. Prior to this litigation, the corporation had existed for more than twenty years without a corporate meeting. Accountable to no one except perhaps Gloria, Leon is, in effect, the corporation.

On December 26, 1984, LSA notified CIT that it was exercising its option to terminate the lease. The next day, Leon sent a letter to LSA acknowledging receipt of the notice but disputing the validity of the termination clause. In January 1985, Leon sued LSA on behalf of Gloria in New York Supreme Court, Westchester County, requesting a declaration, among other things, that the termination clause violated New York’s rule against perpetuities. Because the judgment demanded in Leon’s action would affect the ’ “possession, use or enjoyment” of real property located in Abany County, his action was brought in the wrong county. N.Y.Civ.Prac. L. & R. 507 (McKinney 1994); see Moschera & Catalano, Inc. v. Advanced Structures Corp., 104 A.D.2d 306, 478 N.Y.S.2d 641 (1984) (mem.); Spellman Food Servs., Inc. v. Partrick, 90 A.D.2d 791, 455 N.Y.S.2d 398 (1982) (mem.).

On February 13,1985, while the Westches-ter County action was pending, LSA sued CIT in New York Supreme Court, Abany County, seeking specific performance of the termination clause. LSA served CIT by delivering two copies of the summons and complaint to the Secretary of State pursuant to New York Business Corporation Law § 306. Because CIT had not complied with its statutory duty to keep its current address on file with the New York Secretary of State’s Office, it did not receive the copies of the summons and complaint that the Secretary of State mailed to CIT’s former address. However, it is undisputed that, prior to the expiration of CIT’s time to answer, Leon, its president and attorney, did receive copies of the summons and complaint in the Abany County action, when they were attached as an exhibit to LSA’s motion to dismiss in the Westchester County action. By this time, Leon should have known that his suit was in the wrong county, and he should have either appeared in the Abany County action or sought consolidation of the two actions. Instead, he did no more than discuss various alleged deficiencies in the Abany County complaint, which LSA had included in its Westchester County motion papers. Leon *249 subsequently conceded that he made a mistake in withholding service of an answer in the Albany County action, in the belief that the service of the summons and complaint in that action was defective. In any event, CIT failed to appear in the Albany County action, and on April 19, 1985, LSA secured a default judgment directing CIT to deliver possession to LSA in return for LSA’s payment of $350,-000.

On April 30, 1985, the Westchester court dismissed the action before it on the ground that Gloria, who was not a party to the lease, lacked standing. The court rejected her argument that CIT was merely her “nominee,” stating that there was no credible evidence in the record to support this allegation. Baker v. Latham Sparrowbush Assocs., Index No. 1699-85 (N.Y.Sup.Ct. Apr. 30, 1985), aff'd, 129 A.D.2d 667, 514 N.Y.S.2d 426 (mem.), appeal denied, 70 N.Y.2d 606, 519 N.Y.S.2d 1030, 514 N.E.2d 388 (1987).

On May 21,1985, the Albany County court denied CIT’s motion to vacate the default judgment on the ground that Leon’s supporting affidavit was deficient because it was executed by Leon as CIT’s counsel rather than as a CIT officer. On appeal, the Appellate Division, Third Department, found no fault with the affidavit, because, it said, Leon had personal knowledge of the facts alleged. Latham Sparrowbush Assocs. v. Cohoes Indus. Terminal, Inc., 114 A.D.2d 584, 494 N.Y.S.2d 195 (1985). The appellate court nonetheless affirmed the denial of the motion to vacate, albeit on different grounds. It held that failure to keep a current address on file with the Secretary of State was not a reasonable excuse for a corporation seeking to vacate a default judgment under Rule 5015 of New York’s Civil Practice Law and Rules. In support of its decision to affirm, the Third Department found that “defense counsel actually received a copy of the summons and complaint ... together with an affidavit of service, before the time to answer had expired.” Id. In February 1986, the New York Court of Appeals denied leave to appeal. 67 N.Y.2d 736, 500 N.Y.S.2d 100, 490 N.E.2d 1226 (1986) (mem.). In March 1986, the Albany court appointed a post-judgment receiver for the apartment property.

On April 28, 1986, CIT filed a Chapter 11 petition in the United States Bankruptcy Court for the Southern District of New York, and a United States Trustee was appointed to oversee the reorganization. This begat an extended series of bankruptcy actions in the Southern District of New York. See, e.g., 62 B.R. 369, 65 B.R. 918, 69 B.R. 717, 70 B.R. 214, 75 B.R. 147, 78 B.R. 681, 103 B.R. 474, 103 B.R. 480. An examination of these decisions discloses that, whenever the claims Gloria now asserts were made, they were rejected. Thus, following the Chapter 11 filing, LSA moved to lift the automatic bankruptcy stay so that it could obtain possession of Sparrowbush. In re Cohoes Indus. Terminal, Inc., 62 B.R. 369, 371 (Bankr.S.D.N.Y.), aff'd, 70 B.R. 214 (S.D.N.Y.1986), aff'd, 831 F.2d 283 (2d Cir.1987). CIT cross-moved to have LSA and the post-judgment receiver in the Albany County action held in contempt for violating the automatic stay by attempting to enforce the state court judgment. Id. CIT argued that the state judgment was unenforceable because it was procured through a deficient notice.

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Bluebook (online)
72 F.3d 246, 1995 U.S. App. LEXIS 34225, Counsel Stack Legal Research, https://law.counselstack.com/opinion/gloria-baker-v-latham-sparrowbush-associates-and-aaron-kozak-ca2-1995.