Zucker v. Silverstein

338 A.2d 211, 134 N.J. Super. 39
CourtNew Jersey Superior Court Appellate Division
DecidedApril 30, 1975
StatusPublished
Cited by12 cases

This text of 338 A.2d 211 (Zucker v. Silverstein) 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.

Bluebook
Zucker v. Silverstein, 338 A.2d 211, 134 N.J. Super. 39 (N.J. Ct. App. 1975).

Opinion

134 N.J. Super. 39 (1975)
338 A.2d 211

SAUL J. ZUCKER, SUBSTITUTED ASSIGNEE FOR THE BENEFIT OF CREDITORS OF JEROME R. ROSS, INDIVIDUALLY AND T/A J.R. ROSS & CO., PLAINTIFF-APPELLANT,
v.
HARRY SILVERSTEIN, TRUSTEE, AND ANNE K. SILVERSTEIN, DEFENDANTS-RESPONDENTS, AND EDWARD FRIEDMAN AND MAURICE POLKOWITZ, INTERVENORS-RESPONDENTS.

Superior Court of New Jersey, Appellate Division.

Argued April 15, 1975.
Decided April 30, 1975.

*42 Before Judges HALPERN, CRAHAY and WOOD.

Mr. Saul J. Zucker argued the cause for appellant (Messrs. Zucker, Lowenstein, Gurny, Facher and Zucker, attorneys).

Mr. Sam Weiss argued the cause for all respondents.

Mr. Lawrence Levitt argued the cause for respondents Harry Silverstein, trustee, and Anne K. Silverstein (Messrs. Silverstein, Bloom & Levitt, attorneys).

Mr. Kenneth L. Abrams argued the cause for intervenors respondents Edward Friedman and Maurice Polkowitz (Messrs. Friedman, Kates & Uscher, attorneys).

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

Before considering the grounds advanced for reversal of the judgment dismissing appellant's complaint at the end of his proofs, it will be helpful to summarize the factual background as demonstrated by the record.

By three deeds dated September 8, 1966 Jerome R. Ross acquired title, in his individual name, to valuable real property located in Essex County from Pleasant Fair, Inc., Liberty Holding Co., Inc. and L.D.L. Corporation. These *43 deeds were promptly recorded in the Essex County Register's Office.

By deeds dated April 15, 1967 and March 29, 1968 Jerome R. Ross and Lee Ross, his wife, acquired title as tenants by the entirety to real property located in Essex County from Mortimer C. Tompkins and Helen L. Tompkins, his wife. These two deeds were also promptly recorded in the Essex County Register's Office.

By deed dated July 20, 1972 and recorded July 21, 1972 in the Essex County Register's Office the Rosses conveyed to "Harry Silverstein, Trustee" all their right, title and interest in the real property acquired by the five deeds heretofore mentioned, excepting therefrom so much thereof as had been previously conveyed by them to others. The deed did not set forth for whom and under what conditions Silverstein was to act as trustee. However, attached to the deed was an affidavit by Jerome R. Ross which stated:

STATE OF NEW JERSEY) ) ss. : COUNTY OF ESSEX )

JEROME R. ROSS, being duly sworn according to law, upon his oath deposes and says:

1. I am one of the Grantors in the annexed deed.

2. I have held the aforementioned property as Trustee pursuant to a declaration of trust between myself and several other individuals.

3. The sole purpose of this transfer is to substitute Harry Silverstein as Trustee in my place and stead, and all other items in connection therewith remain the same.

4. There is no consideration being paid or obligations being assumed by the Grantee or any other change in the trust other than the person of the trustee.

Subscribed and sworn /s/ Jerome R. Ross to before me this 20th JEROME R. ROSS day of July, 1972 /s/ Ruth C. Atkin RUTH C. ATKIN Notary Public of New Jersey My Commission Expires Apr. 27, 1975

Significantly, the affidavit avers that he held the property as trustee when in fact two of the parcels were held by the entirety.

*44 By a carefully drawn instrument designated "Partnership Agreement," purportedly made in the year 1967 but otherwise undated and unacknowledged, but signed by Philip Fixel, Edward Friedman, Jerome R. Ross, Maurice Polkowitz and Jerome R. Ross, trustee, the parties designated Jerome R. Ross as trustee of certain of the lands and premises hereinbefore mentioned for the general purpose of forming a partnership to develop and sell real estate. Their respective interests in the partnership were fixed at 30% for Fixel, 10% for Friedman, 10% for Polkowitz and 50% for Ross. This instrument was never recorded in the Essex County Register's Office, but found its way into the pleadings filed in this cause when attached as an exhibit to Polkowitz's affidavit on a motion to intervene, as will hereinafter appear.

On August 30, 1972 Jerome R. Ross, individually and trading as J.R. Ross & Co., made a written assignment for the benefit of his creditors to James T. Kirk pursuant to the provisions of N.J.S.A. 2A:19-1 et seq. It was filed on September 7, 1972 in the Union County Register's Office. When Kirk became seriously ill in December 1972 the assignment judge of Union County appointed appellant Saul J. Zucker as substituted assignee. The assignment, sworn to by Ross, indicated that he had assets of $575,640 and liabilities of over $1,000,000.

Following an investigation by appellant, wherein the facts of record above mentioned became known to him, he instituted the present suit in the Superior Court, Chancery Division, Essex County, to compel Silverstein and his wife to convey to him the lands and premises he had acquired from the Rosses as trustee, by the deed of July 20, 1972. His complaint alleged that the conveyance was made in fraud of creditors and while insolvent or contemplating insolvency, contrary to N.J.S.A. 2A:19-3.[1]

*45 The Silversteins answered the complaint and asserted that Harry Silverstein held title as substituted trustee for Ross, presumably under the aforedescribed unrecorded partnership agreement. They further alleged that appellant's interest in the partnership realty was limited to Ross' interest therein, and that appellant had no interest in the realty per se. Cross-motions for summary judgment were filed returnable June 15, 1973 but carried to June 29, 1973. Between June 15, 1973 and June 29, 1973 Polkowitz and Friedman filed separate applications for leave to intervene. Both applicants essentially took the same legal position as advanced by Silverstein in asserting the alleged unrecorded partnership agreement and setting forth the moneys they had advanced in connection therewith. We note at this point that the alleged partners-intervenors had also filed their individual claims with appellant as general creditors of Ross.

On June 29, 1973 Judge Kimmelman heard full argument on cross-motions for summary judgment and the applications to intervene. On July 25, 1973, after considering all the proofs presented, the judge filed and mailed copies of his letter opinion to all counsel, including counsel for the intervenors, wherein he granted summary judgment in favor of appellant. He found that the conveyance to Silverstein, as trustee, by the Rosses was a preference in violation of N.J.S.A. 2A:19-3. He directed counsel to present an appropriate order and ordered Silverstein to execute and deliver a deed to appellant for the benefit of all creditors.

*46 Before the judgment could be signed Silverstein and the intervenors moved for reargument. The motion was argued on September 14, 1973 and decision was reserved. On September 21, 1973 Judge Kimmelman disqualified himself on the limited issue of the title acquired by Ross individually, reserved all other issues to himself, and referred the title issue to Judge Antell. At the same time he permitted the intervenors to participate in the reargument.

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Bluebook (online)
338 A.2d 211, 134 N.J. Super. 39, Counsel Stack Legal Research, https://law.counselstack.com/opinion/zucker-v-silverstein-njsuperctappdiv-1975.