In the Matter of the Estate of Ngan Lau Kwan Seto

New Jersey Superior Court Appellate Division·Decided February 12, 2024·No. A-2985-21·Unpublished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NOT FOR PUBLICATION WITHOUT THE APPROVAL OF THE APPELLATE DIVISION This opinion shall not "constitute precedent or be binding upon any court ."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-2985-21

IN THE MATTER OF THE ESTATE OF NGAN LAU KWAN SETO, deceased.

Argued April 17, 2023 – Decided February 12, 2024 Before Judges Gooden Brown and DeAlmeida.

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

266784.

James M. Nardelli argued the cause for appellant Steven Kwan (Parsons & Nardelli, attorneys; James M.

Nardelli, on the briefs).

Roy Joseph Thibodaux, III, argued the cause for respondent Dr. Peter Kwan (Berkowitz, Lichtstein, Kuritsky, Giasullo & Gross, LLC, attorneys; Roy Joseph Thibodaux, III, on the brief).

The opinion of the court was delivered by DeALMEIDA, J.A.D.

Petitioner Steven Kwan appeals from two orders of the Chancery Division: (1) the October 12, 2021 order granting summary judgment to

defendant Peter Kwan in this will contest; and (2) the April 25, 2022 order denying Steven's application for the decedent's estate to be charged for his attorney's fees and costs. 1 We affirm.

I.

The following facts are derived from the record. Ngan Lau Kwan Seto (decedent) had four children: Peter, her eldest son, Steven, Nancy Young, and Lisa Palestine.

In 1980, decedent purchased real property in Woodside, New York (the Woodside property). In 1985, she transferred the Woodside property from herself to herself, Peter, and Steven as joint tenants with a right of survivorship.

In 1988, decedent, Peter, and Steven purchased real property in South Plainfield (the South Plainfield property) as co-owners. In 1993, decedent and Steven transferred their interest in the South Plainfield property to Peter and his spouse. According to Steven, the transfer to Peter was pursuant to an agreement in which he would release his interest in the South Plainfield property in exchange for Peter's release of his interest in the Woodside property.

1 Because the parties share a surname we refer to them by their first names. No disrespect is intended.

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In 1995, as part of a refinancing transaction on the Woodside property sought by decedent and Steven, a mortgage lender required that Peter be removed as a joint tenant with a right of survivorship. Steven conceded that unless Peter agreed to the change in ownership, he and decedent would have been unable to refinance the mortgage.

Steven identified and retained an attorney to prepare a deed transferring ownership of the Woodside property from decedent, Peter, and Steven to decedent and Steven. Decedent, Peter, Steven, the attorney retained by Steven, and a notary public were in attendance when the deed was executed by decedent, Peter, and Steven. The face of the deed in the record plainly transfers the Woodside property to decedent and Steven as tenants in common. The deed does not include language regarding a joint tenancy with a right of survivorship. There is handwriting on the deed that identifies the parties to the transaction. Steven admits that his signature on the 1995 deed is real and that he was present when decedent signed the deed. Steven paid the attorney for preparing the deed.

On August 4, 2010, decedent executed a last will and testament prepared for her by an attorney in New York City. Article Four of the will provided that "my entire interest (that being 50% of the overall) in the [Woodside property] be devised and bequeathed to my eldest son Peter Kwan . . . ." Article Five of

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the will provided that if she had been predeceased by Peter, she devised and bequeathed her interest in the Woodside property to Peter's children. The will does not address any other assets.

On May 28, 2019, decedent, then a resident of Middlesex County, died.

She was survived by her children. After Peter submitted the will to probate, Steven filed a verified complaint in the Chancery Division. He alleged: (1) the will is invalid because it was the product of undue influence by Peter over decedent; and (2) decedent's estate did not include an interest in the Woodside property because the 1995 deed purporting to transfer the parcel to decedent and Steven as tenants in common was fraudulent. Steven alleged it was the intention of decedent, Peter, and Steven that the 1995 transfer of the Woodside property would be from decedent, Peter, and Steven as joint tenants with a right of survivorship to decedent and Steven as joint tenants with a right of survivorship.

In support of his allegation that the will is invalid, Steven alleged that Peter maintained a confidential relationship with decedent, who spoke limited English and did not complete elementary school in her native China. According to the complaint, Peter convinced decedent to meet with an attorney for the purpose of drafting the will. Steven alleged that Peter secretly communicated with the attorney and directed him to include provisions in the will transferring

A-2985-21

decedent's purported interest in the Woodside property to Peter or his children without decedent's knowledge or consent.

Steven also alleged the circumstances surrounding the execution of decedent's will were suspicious because: (1) the will does not dispose of decedent's personal property or residuary estate; (2) the sole dispositive provision of the will purports to devise an interest in real property that was subject to termination on decedent's death; (3) the deed to the Woodside property contains whited-out and handwritten provisions; 2 (4) decedent did not read, write, speak, or understand English; and (5) the will was contrary to the intentions expressed by decedent at the time of the 1993 and 1995 transactions involving the Woodside property to create a joint tenancy with a right of survivorship with Steven.

According to the complaint, at the time decedent, Peter, and Steven executed the 1995 deed, it contained a typewritten passage identifying decedent and Steven as receiving the property as joint tenants with a right of survivorship. He alleged that

2 The complaint and the parties' briefs use the phrase "white out" as both a verb and a noun. This appears to be a reference to Wite-Out, the commercial name for a commonly used quick dry correction fluid. The court understands the term to mean both the act of applying correction fluid to a document and the correction fluid itself, regardless of whether the product Wite-Out was used.

A-2985-21

[s]ometime after decedent and [Steven] executed the [1995 deed], and without providing any notice to decedent or [Steven], Peter . . . caused the [d]eed to be altered to white out the provision identifying decedent and [Steven] as "joint tenants with right of survivorship" and replace it with a handwritten provision which made no[] reference to any right of survivorship.

Steven alleged Peter thereafter caused the altered deed to be recorded.

Steven sought an order declaring the will null and void, declaring that the Woodside property was not part of decedent's estate and belongs solely to him as the surviving joint tenant, appointing him personal representative of the estate, and awarding him attorney's fees and costs.

On May 7, 2021, Peter's counsel sent Steven's counsel a letter pursuant to R. 1:4-8, notifying him that Steven's claims were frivolous and demanding withdrawal of the verified complaint. He stated that a failure to withdraw the verified complaint would expose Steven to sanctions, including Peter's attorney's fees and costs.

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