Windward Bora LLC v. Sotomayor

CourtCourt of Appeals for the Second Circuit
DecidedAugust 27, 2024
Docket23-546
StatusPublished

This text of Windward Bora LLC v. Sotomayor (Windward Bora LLC v. Sotomayor) 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
Windward Bora LLC v. Sotomayor, (2d Cir. 2024).

Opinion

23-546-cv Windward Bora LLC v. Sotomayor

In the United States Court of Appeals FOR THE SECOND CIRCUIT

AUGUST TERM 2023 No. 23-546-cv

WINDWARD BORA LLC, Plaintiff-Counter-Defendant-Appellee,

v.

JOHN SOTOMAYOR, ALEXANDRIA LOAIZA, Defendants-Counter-Claimants-Appellants,

and

AMERICAN EXPRESS CENTURION BANK, MIDLAND FUNDING LLC, DBA IN NEW YORK AS MIDLAND FUNDING OF DELAWARE, LLC, CAPITAL ONE BANK (USA), N.A., JOHN DOE, JANE DOE, Defendants.

On Appeal from the United States District Court for the Southern District of New York

ARGUED: JANUARY 9, 2024 DECIDED: AUGUST 28, 2024 Before: STEVEN J. MENASHI, SARAH A. L. MERRIAM, Circuit Judges, and STEPHEN A. VADEN, Judge. *

This diversity action is the third attempt to foreclose on the Appellants’ property. Partners for Payment Relief DE II, LLC (“Partners for Payment”), the predecessor-in-interest to Plaintiff Windward Bora LLC (“Windward Bora”), brought an action in 2013 that was voluntarily discontinued. Windward Bora then brought an action in 2019, but the District Court dismissed it for failure to satisfy statutory notice requirements. Windward Bora brought this third action outside the statute of limitations period but maintains that the action is permitted under a savings provision in New York state law, which provides that, if a foreclosure action is timely commenced and terminated for any reason other than a judgment on the merits or other enumerated exceptions, the “original plaintiff” may bring the action again within six months even if the statute of limitations has expired. N.Y. C.P.L.R. § 205-a(a).

Summary judgment was properly granted to Windward Bora because Windward Bora is the “original plaintiff” for purposes of the savings provision — that is, the same plaintiff as in the timely 2019 Action. Windward Bora may therefore relate the Present Action back to its timely commencement of the 2019 Action. The Appellants forfeited their second argument that the 2019 Action cannot trigger the savings statute because it was dismissed for violation of a “court rule.”

Accordingly, we AFFIRM.

* Judge Stephen Alexander Vaden of the United States Court of International Trade, sitting by designation.

2 STEVEN AMSHEN, Petroff Amshen LLP, Brooklyn, N.Y. (James Tierney on the brief), for Defendants-Counter- Claimants-Appellants.

RAFI HASBANI, Hasbani & Light, P.C., New York, N.Y., for Plaintiff-Counter-Defendant-Appellee.

VADEN, Judge:

John Sotomayor and Alexandria Loaiza (“Appellants”) appeal from the judgment of the U.S. District Court for the Southern District of New York (Seibel, J.) granting Plaintiff Windward Bora LLC’s (“Windward Bora”) Motion for Summary Judgment. On appeal, they maintain that Windward Bora’s current foreclosure action (the “Present Action”) is barred by the statute of limitations and that the Present Action cannot use the savings provision under New York Civil Practice Law and Rules § 205-a to relate back to its timely prior action (the “2019 Action”).

This is the third attempt to foreclose on Appellants’ property. Windward Bora’s predecessor-in-interest, Partners for Payment Relief DE II, LLC (“Partners for Payment”), brought the first foreclosure action in 2013 (the “2013 Action”), which it voluntarily discontinued in 2018. See N.Y. C.P.L.R. § 3217. Windward Bora then acquired the subject note and mortgage and brought another foreclosure action — the 2019 Action — which the District Court dismissed after an oral Motion for Summary Judgment based on Windward Bora’s failure to provide foreclosure notices required under New York law. Windward Bora then brought the Present Action. Windward Bora does not dispute that the Present Action was brought outside the statute of limitations period, but it maintains that the Present Action is permitted under a savings provision in C.P.L.R. § 205-a(a).

3 We agree with the District Court that Windward Bora may apply the savings provision to the Present Action. We hold that Windward Bora is the “original plaintiff” for purposes of C.P.L.R. § 205-a(a) and that Appellants forfeited their argument that the 2019 Action terminated for violation of a “court rule.” Accordingly, we AFFIRM.

BACKGROUND I

In 2007, Appellants executed a note and mortgage with Wells Fargo to secure a residential loan. Wells Fargo assigned the note to Partners for Payment in 2010.

On December 31, 2013, Partners for Payment brought the 2013 Action based on a default by Appellants in December 2008. In the 2013 Action, Partners for Payment chose to accelerate the loan, which started a six-year statute of limitations period under C.P.L.R. § 213. See N.Y. C.P.L.R. § 213(4). On March 2, 2018, Partners for Payment voluntarily discontinued the 2013 Action. Windward Bora acquired ownership and possession of the note and mortgage on August 15, 2018.

II

Windward Bora timely commenced the 2019 Action on May 16, 2019. But on April 15, 2021, Windward Bora told the District Court that it would not be able to prove at trial that it had provided the Appellants with the statutorily required notices under N.Y. R.P.A.P.L. §§ 1303 and 1320. See Windward Bora, LLC v. Sotomayor, No. 21-CV-7161 (CS), 2023 U.S. Dist. LEXIS 46850, at *1, *2–3 (S.D.N.Y. Mar. 20, 2023) (citing N.Y. R.P.A.P.L. §§ 1303, 1320).1 Judge Seibel

1R.P.A.P.L. § 1303 requires the foreclosing party to deliver a notice entitled “Help for Homeowners in Foreclosure,” which advises that failure to

4 allowed Appellants to make an oral Motion for Summary Judgment “on the grounds that the undisputed facts demonstrated that Plaintiff had not provided those notices” and granted the Motion on that basis. Id. at *20. This dismissal occurred after the six-year statute of limitations had expired.

On August 24, 2021, less than six months after the District Court dismissed the 2019 Action, Windward Bora filed the Present Action based on diversity jurisdiction. Appellants asserted various affirmative defenses in their Answer — including that the statute of limitations had expired and res judicata applied — and brought a counterclaim to quiet title under R.P.A.P.L. § 1501(4).

Windward Bora moved for summary judgment; Appellants opposed the Motion and cross-moved for summary judgment. Appellants argued that this action is time barred because Windward Bora filed it more than six years after the loan was accelerated. Id. at *14–15 (citing EMC Mortg. Corp. v. Patella, 720 N.Y.S.2d 161, 162 (App. Div. 2001) (“[O]nce an installment loan is accelerated, the entire amount comes due, and the statute of limitations begins to run on the full amount.”)). Windward Bora countered that its suit was timely because it satisfied the savings provision of C.P.L.R. § 205(a), which at that time applied to foreclosure actions. Id. at *16–18; see N.Y. C.P.L.R. § 205(a) (McKinney 2008) (amended 2022).

respond to the summons and complaint could result in the recipients’ losing their home, identifies sources of assistance, and warns about foreclosure rescue scams. N.Y. R.P.A.P.L. § 1303. R.P.A.P.L. § 1320 states that “the summons shall contain” a notice telling the recipients that they risk a default judgment “[i]f [they] do not respond to this summons and complaint.” N.Y. R.P.A.P.L. § 1320.

5 III

While the Present Action was pending before the District Court, New York enacted the Foreclosure Abuse and Prevention Act (“FAPA”), 2022 N.Y. Sess.

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Windward Bora LLC v. Sotomayor, Counsel Stack Legal Research, https://law.counselstack.com/opinion/windward-bora-llc-v-sotomayor-ca2-2024.