Putnam at Tinton Falls, LLC v. Richard Annuziata

CourtNew Jersey Superior Court Appellate Division
DecidedJuly 25, 2024
DocketA-2605-22
StatusUnpublished

This text of Putnam at Tinton Falls, LLC v. Richard Annuziata (Putnam at Tinton Falls, LLC v. Richard Annuziata) 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.

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Putnam at Tinton Falls, LLC v. Richard Annuziata, (N.J. Ct. App. 2024).

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NOT FOR PUBLICATION WITHOUT THE APPROVAL OF THE APPELLATE DIVISION This opinion shall not "constitute precedent or be binding upon any court ."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-2605-22

PUTNAM AT TINTON FALLS, LLC,

Plaintiff-Respondent,

v.

RICHARD ANNUZIATA, DEBORAH ANNUZIATA, DAVID GERMAIN, NICHOLAS KHOUDARY, ESQ., YFM TINTON, LLC, GARRY SCHECHER, BOULDER DEVELOPMENT, LLC, MICHAEL MOLOTCHKO, LMOLO, LLC, LYDIA MOLOTCHKO, BERNADETTE REUGG, STEVE KALEBIC, JAMES LICATA, BRUCE J. DUKE, VICTORIA GENTILE, PUTNAM CONSTRUCTION, LLC, MMR, LLC, and DAVID CARLEBACH,

Defendants,

and

MICHAEL ANNUNZIATA,

Defendant-Appellant. ______________________________

Submitted June 18, 2024 – Decided July 25, 2024

Before Judges Currier and Berdote Byrne.

On appeal from the Superior Court of New Jersey, Law Division, Monmouth County, Docket No. L-1900-12.

Michael Annunziata, appellant pro se.

Abilheira & Associates, PC, attorneys for respondent (Elias Abilheira, on the brief).

PER CURIAM

Defendant, Michael Annunziata, appeals from the trial court's entry of

default judgment in favor of plaintiff, Putnam at Tinton Falls, LLC (Putnam) in

the amount of $1,500,000, jointly and severally, for a claim of civil conspiracy

with other named defendants, and $980,000 against him individually on a claim

of conversion. Michael1 asserts: 1) he was not properly served with the Seventh

Amended Complaint; 2) plaintiff failed to establish prima facie claims against

him for civil conspiracy and conversion; 3) the trial court erred in allowing the

proof hearing to proceed after the conclusion of his brother's bankruptcy

proceeding that resolved all claims against Michael; and 4) the court improperly

1 Because some parties share a common surname, we refer to them by their first name, intending no disrespect. A-2605-22 2 allowed plaintiff to pierce the corporate veil.2 Having reviewed the record

before us in light of all applicable legal principles, we are constrained to vacate

the judgments entered by the trial court and remand for further proceedings

consistent with this opinion. Defendant remains in default.

I.

An understanding of the tortured litigation history of this matter is

necessary. We discern the following facts from the limited record before us. In

2009, Richard Annunziata, defendant's brother, entered into an agreement with

another party to own and operate Putnam. The agreement was later modified to

include two additional parties, which reduced Richard's percentage of ownership

but provided him with an option to buy out the other members of Putnam.

Litigation ensued in 2010, which was sent to arbitration in accordance with

Putnam's operating agreement. Richard agreed to a settlement of $900,000. In

2011, however, Richard disclaimed the settlement agreement and the parties

returned to arbitration.

The arbitrator determined in December 2011 that Richard had "no further

membership interest in [Putnam] and no further interest in the assets of [Putnam]

2 Because Michael's corporate veil argument lacks merit as he was not a member of the LLC, we decline to address it in this opinion. R. 2:11-3(e)(1)(E). A-2605-22 3 and no further claim to any of the property of [Putnam]." The trial court

confirmed the arbitrator's award in early 2012. Nevertheless, Richard continued

to disclaim any settlement and disputed his loss of ownership interest in Putnam.

Shortly after the trial court's entry of the arbitration award, in April 2012,

Richard mortgaged six of Putnam's townhouses to secure a $1,500,000 loan from

YFM Tinton, LLC (YFM). Richard and several other individuals, including his

attorney, conspired to give Richard the appearance of owning Putnam and the

six townhouses through various acts. Relying on those representations, YFM

provided Richard a $1,500,000 loan and obtained mortgages on the six

townhouses. Richard spent the loan proceeds personally and distributed the

money to his family and co-conspirators. He also took several steps to conceal

the loan proceeds, including moving the funds amongst several business entities,

a custodial account established for his then-six-year-old son, and an irrevocable

trust established for his family's benefit.

YFM foreclosed on the six townhouses when Richard defaulted on the

loan, causing Putnam to first learn about the loan and mortgages. Putnam sued

Richard, YFM, and a variety of other individuals for, among other things, fraud.

On January 23, 2013, the trial court granted partial summary judgment to

Putnam against Richard in the amount of $1,500,000 and summary judgment

A-2605-22 4 against Richard's attorney "for [his] fraudulent acts in relation to the mortgage

transaction with [YFM] . . . ." The trial court's summary judgment order against

Richard does not state which cause of action it granted summary judgment on ,

or the extent of its partial award. The order merely states the court granted

summary judgment "for the reasons set forth on the record." Although we do

not have the transcript of those proceedings, according to the United States

Bankruptcy Court for the District of New Jersey, the summary judgment order

against Richard "did not make any findings as to fraud."

Eventually, Putnam and YFM mutually resolved the foreclosure

proceedings. Putnam paid YFM $1,300,000 to resolve the mortgage, and YFM

assigned to Putnam any remaining claims stemming from the fraudulent loan.

Throughout the subsequent litigation, Putnam repeatedly amended its

complaint and added additional defendants as details of the scheme came to

light. Putnam amended its complaint for a fifth time on April 1, 2014 (the "Fifth

Amended Complaint" or "Complaint"), to include Michael, a resident of New

York. The Complaint alleges Michael aided in the fraud after the fact by

"receiving the payments of misappropriated funds" but does not allege Michael

conspired in the initial fraud that led to the mortgage loan.

A-2605-22 5 The Complaint mistakenly alleged Michael was resident of New Jersey.

Michael does not dispute he was personally served with the Fifth Amended

Complaint and failed to file a responsive pleading. The trial court entered

default against Michael on October 16, 2014 for the claims alleged in the Fifth

Amended Complaint, but reserved entering a default judgment until the claims

against the non-defaulting parties in the complaint were fully adjudicated.

In the interim, Richard filed for bankruptcy on February 5, 2015. A

Chapter 11 Trustee was appointed, and the Trustee subsequently retained David

Bruck to act as her attorney in Richard's bankruptcy. Bruck, acting on behalf of

the Trustee, filed an adversarial proceeding naming, among others, Richard and

Michael, seeking to avoid certain transactions and recover those funds on behalf

of the bankruptcy estate. Relevant here, the second amended adversary

complaint Bruck filed on October 17, 2017 in the bankruptcy court lists the

Fraudulent Conveyances Act, N.J.S.A. 25:2-1 to -6, the Uniform Fraudulent

Conveyance Act (the UFCA), N.J.S.A. 25:2-7 to -19, and the Uniform Voidable

A-2605-22 6 Transfer Act (the UFTA), N.J.S.A.

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