Ilkowitz v. Durand

CourtDistrict Court, S.D. New York
DecidedMay 31, 2020
Docket1:17-cv-00773
StatusUnknown

This text of Ilkowitz v. Durand (Ilkowitz v. Durand) is published on Counsel Stack Legal Research, covering District Court, S.D. New York primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Ilkowitz v. Durand, (S.D.N.Y. 2020).

Opinion

UNITED STATES DISTRICT COURT SOUTHERN DISTRICT OF NEW YORK

JENIECE ILKOWITZ and ADAM ILKOWITZ,

Plaintiffs,

- against - ORDER

MICHAEL DURAND, MARLENE ZARFES 17 Civ. 773 (PGG) a/k/a MARLENE DURAND, ALAN C. PILLA, HOULIHAN LAWRENCE, INC., JANE H. CARMODY, THE JUDICIAL TITLE INSURANCE AGENCY LLC, and ENCO HOME INSPECTIONS LLC.,

Defendants.

PAUL G. GARDEPHE, U.S.D.J.: In a March 27, 2018 order, this Court granted Defendant The Judicial Title Insurance Agency LLC’s motion for summary judgment, and its motion for sanctions against Plaintiffs’ attorney Jean-Claude Mazzola pursuant to Rule 11 of the Federal Rules of Civil Procedure.1 (See Order (Dkt. No. 113)) Judicial Title seeks $56,857.57 in attorneys’ fees and costs resulting from Mazzola’s Rule 11 violation.2 (See Pashman Decl. (Dkt. No. 114) at ¶ 4) Plaintiffs argue that Judicial Title’s attorneys’ billing rates and time charges are excessive, and that this Court should approve only $14,182.50 in attorneys’ fees and $154.11 in costs. (Pltf. Br. (Dkt. No. 119) at 23)3

1 Familiarity with the Court’s March 27, 2018 Order (Dkt. No. 113) is assumed. 2 Judicial Title’s costs total $439.54. (Pashman Decl. (Dkt. No. 114) ¶¶ 52, 61; Pashman Decl. (Dkt. No. 114-2) at 1) 3 Citations to page numbers of docketed materials correspond to the pagination generated by this District’s Electronic Case Filing (“ECF”) system. For the reasons stated below, this Court will award Judicial Title $28,428.79 in attorneys’ fees and costs. BACKGROUND In a February 1, 2017 complaint, Plaintiffs Jeniece Ilkowitz and Adam Ilkowitz

asserted claims against Defendants Michael and Marlene Durand, Adam Pilla, Houlihan Lawrence, Inc., Jane Carmody, Judicial Title, and ENCO Home Inspections LLC arising out of the Durands’ sale of a residence in Pelham, New York (the “Property”) to Plaintiffs on March 9, 2015. (Cmplt. (Dkt. No. 1) ¶ 12) The Complaint alleges (1) violations of the Residential Lead- Based Hazard Reduction Act, 42 U.S.C. §§ 4851 et seq. (the “Lead Paint Act”); (2) negligent misrepresentation or concealment; (3) fraud; (4) breach of contract; and (5) negligence. (Cmplt. (Dkt. No. 1) ¶¶ 1, 22-67) As to Judicial Title, however, Plaintiff’s only cause of action was negligence. (Id. ¶¶ 62-67) Plaintiff’ theory of liability as to Judicial Title was that it should have discovered the presence of lead-based paint hazards in the Property, and disclosed those hazards to

Plaintiffs. (Id.; Pltf. Br. (Dkt. No. 90) at 13-15) In response to the Complaint, the Durands, Houlihan Lawrence, and Carmody filed cross-claims against each other and against, Pilla, Judicial Title, and ENCO. (See Answer (Dkt. No. 29) at 6-8; Answer (Dkt. No. 59) ¶¶ 76-77) As of June 1, 2017, when Judicial Title moved for summary judgment, only two claims remained against Judicial Title: Plaintiff’s negligence claim and the Durands’ cross-claim for contribution. (See Judicial Title Mot. (Dkt. No. 75)) On October 30, 2017, Judicial Title moved for sanctions pursuant to Fed. R. Civ. P. 11 against Plaintiffs and/or their attorney Jean-Claude Mazzola. Judicial Title argued that Plaintiffs’ negligence claim against Judicial Title was frivolous. (Judicial Title Mot. (Dkt. No. 102)) On March 27, 2018, this Court granted Judicial Title summary judgment on Plaintiff’s negligence claim and the Durands’ cross-claim for contribution. (March 27, 2018

Order (Dkt. No. 113)) The Court also granted Judicial Title’s motion for sanctions against Mazzola. (Id.) As discussed at length in the March 27, 2018 Order, Plaintiff’s negligence claim against Judicial Title was baseless. Under well-settled New York law, Judicial Title’s liability was limited to defects in title. But Plaintiffs had never alleged a defect in title; instead, they claimed that Judicial Title should have warned them that the house they were about to purchase contained lead paint. Judicial Title took on no such duty. Accordingly, Judicial Title was entitled to summary judgment on Plaintiff’s negligence claim. (Id. at 30-36) As to Judicial Title’s sanctions motion, the Court first summarized the law governing Rule 11 sanctions (see id. at 37-39), and then made the following findings concerning

Plaintiffs’ and Mazzola’s liability: [T]here is no dispute that Judicial Title has complied with Rule 11’s safe harbor provision. In a March 13, 2017 letter, Judicial Title notified Plaintiffs that their negligence claim against Judicial Title was frivolous because (1) the certificate of title had merged in the subsequently issued title insurance policy, and accordingly Plaintiffs’ negligence claim against Judicial Title was foreclosed; and (2) Judicial Title did not have a duty to search for or disclose lead-based paint hazards. (Pashman Decl., Ex. 2 (March 13, 2017 letter) (Dkt. No. 103-2) at 1-3) Judicial Title further notified Plaintiffs of its intent to file a motion for sanctions in the event that Plaintiffs did not withdraw their negligence claim against Judicial Title. (See id. at 1) Plaintiffs took no action, and six months later – on September 13, 2017 – Judicial Title served its motion for sanctions on Plaintiffs’ counsel in accordance with Rule 11(c)(2). (See Jud. Title Mot. (Dkt. No. 102) at 2; Mazzola Decl. (Dkt. No. 106) ¶ 17)

To the extent that Judicial Title seeks Rule 11 sanctions directly against Plaintiffs, Judicial Title has not demonstrated that they had “actual knowledge that the filing constituted wrongful conduct.” See Calloway, 854 F.2d at 1474-75. Moreover, Plaintiffs’ counsel represents that Plaintiffs relied on counsel for advice on the “validity of their claim against Judicial Title.” (See Pltf. Br. (Dkt. No. 107) at 13) Accordingly, Judicial Title’s motion for sanctions directly against Plaintiffs will be denied.

Judicial Title’s motion for sanctions against Plaintiffs’ attorney Jean-Claude Mazzola (see Jud. Title Mot. (Dkt. No. 102) at 5) will be granted, however. It should have been apparent from the outset of this litigation that Plaintiffs’ negligence claim against Judicial Title was baseless. It is clear – under the Certificate of Title’s express terms – that the Certificate of Title merged with the title insurance policy, and that a negligence claim arising out of Judicial Title’s title search is thus “foreclosed.” See, e.g., Timac Realty, 2013 N.Y. Misc. LEXIS 2051, at *10 (quoting Citibank, 214 A.D.2d at 217 (quoting L. Smirlock Realty Corp., 70 A.D.2d at 465)); Chu, 89 A.D.2d at 574. Moreover, even if there were any confusion as to the applicability of the merger doctrine to title agents under New York law – which there is not (see TIMAC Realty, 121 A.D.3d at 458 (1st Dept. 2014) (affirming dismissal of contract and negligence claims against the title agent because plaintiff’s claims are “conclusively refuted by the [certificate of title], which states, ‘[t]his certificate shall be null and void . . . upon the delivery of the policy’” (citations omitted)); Cane, 2015 N.Y. Misc. LEXIS 1706, *5, 10 (holding that merger doctrine precluded a claim against the title agent and the title insurance company)) – it is clear that Judicial Title did not owe Plaintiffs a duty to search for lead-based paint in the Property, or to determine whether there were municipal records revealing such contamination. See Cone, 44 A.D.3d at 1147; Voorheesville Rod & Gun Club, Inc., 82 N.Y. 2d at 571. For these reasons, Plaintiffs’ negligence claim against Judicial Title fails as a matter of law.

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Ilkowitz v. Durand, Counsel Stack Legal Research, https://law.counselstack.com/opinion/ilkowitz-v-durand-nysd-2020.