| Wells Fargo Bank, N.A. v Burke |
| 2017 NY Slip Op 07631 [155 AD3d 668] |
| November 1, 2017 |
| Appellate Division, Second Department |
[*1]
| Wells Fargo Bank, N.A., as Successor by Merger to WellsFargo Bank Minnesota, N.A., as Trustee, Formerly Known as Norwest Bank Minnesota, N.A., asTrustee for Delta Funding Home Equity Loan Trust 1997-3, Respondent, v William P.Burke, Jr., et al., Appellants, et al., Defendants. |
DeSocio & Fuccio, P.C., Oyster Bay, NY (James B. Fuccio of counsel) forappellants.
Houser & Allison, APC, New York, NY (Gary N. Smith of counsel), forrespondent.
In an action, inter alia, for a judgment declaring that the plaintiff has an equitable mortgageupon certain real property, the defendants William P. Burke, Jr., and Susan C. Burke appeal, aslimited by their brief, from so much of an order of the Supreme Court, Nassau County (Brown,J.), entered June 2, 2015, as denied those branches of their motion which were pursuant to CPLR3211 (a) (5) and (7) to dismiss the complaint insofar as asserted against them, and to cancel thenotice of pendency dated December 2, 2014, filed against the subject property.
Ordered that the order is reversed insofar as appealed from, on the law, with costs, and thosebranches of the motion of the defendants William P. Burke, Jr., and Susan C. Burke which werepursuant to CPLR 3211 (a) (5) and (7) to dismiss the complaint insofar as asserted against themand to cancel the notice of pendency are granted; and it is further,
Ordered that the Nassau County Clerk is directed to cancel the notice of pendency datedDecember 2, 2014.
On June 16, 1997, the defendants William P. Burke, Jr., and Susan C. Burke (hereinaftertogether the defendants) executed a note in the sum of $370,000 in favor of Delta FundingCorporation (hereinafter Delta), which was secured by a mortgage on residential real propertylocated in Nassau County. The proceeds of the loan allegedly were used to pay off existing liensagainst the property totaling $350,633.07, which payments were made at the time of closing.
The defendants allegedly defaulted on the payment due on April 20, 1998. Thereafter, in1999, 2005, and 2011, Delta's successors-in-interest to the note and mortgage commenced threeseparate actions to foreclose the mortgage. The 1999 action was dismissed pursuant to CPLR3216 for failure to prosecute, and the 2005 action was abandoned. The 2011 action was broughtby the plaintiff Wells Fargo Bank, N.A., successor by merger to Wells Fargo Bank Minnesota,N.A., as trustee formerly known as Norwest Bank Minnesota, N.A., as trustee for Delta HomeEquity Loan Trust 1997-3. By order dated May 14, 2012, the Supreme Court granted thedefendants' motion to dismiss the 2011 action as time-barred and declared the mortgage null andvoid.
On December 2, 2014, the plaintiff commenced this action (1) for a judgment declaring,under the doctrine of equitable mortgage, that the 1997 mortgage agreement constituted [*2]a valid and binding lien upon the property or, in the alternative, fora judgment declaring, under the doctrine of equitable subrogation, that the plaintiff had anequitable lien on the property of not less than $350,633.07, the amount of all liens extinguishedat the time of closing, and (2) to recover a money judgment, pursuant to a theory of unjustenrichment, for not less than $187,354.94, representing the amount of real property taxes andhazard insurance premiums for the subject property paid by the plaintiff from June 1998 to thepresent. In connection with the commencement of the action, the plaintiff filed a notice ofpendency dated December 2, 2014, against the property.
The defendants moved, inter alia, pursuant to CPLR 3211 (a) (5) and (7) to dismiss thecomplaint insofar as asserted against them, and to cancel the notice of pendency filed against theproperty. The defendants argued that the complaint was barred by the six-year statute oflimitations and, in any event, failed to state a cause of action to recover under theories ofequitable mortgage, equitable subrogation, or unjust enrichment, and was barred by the doctrineof res judicata. With respect to the unjust enrichment cause of action, the defendants argued thatthe payments by the plaintiff for real property taxes and hazard insurance were unrecoverablesince they constituted voluntary and gratuitous payments made by the plaintiff. The SupremeCourt denied the defendants' motion. We reverse.
On a motion to dismiss a cause of action pursuant to CPLR 3211 (a) (5) on the ground that itis barred by the statute of limitations, a defendant bears the initial burden of establishing, primafacie, that the time in which to sue has expired (see Bill Kolb, Jr., Subaru, Inc. v LJ Rabinowitz, CPA, 117 AD3d978, 979 [2014]; Kennedy v H.Bruce Fischer, Esq., P.C., 78 AD3d 1016, 1017 [2010]). Once this showing has beenmade, the burden shifts to the plaintiff to "aver evidentiary facts establishing that the action wastimely or to raise an issue of fact as to whether the action was timely" (Lessoff v 26 Ct. St. Assoc., LLC, 58AD3d 610, 611 [2009]; see Lake vNew York Hosp. Med. Ctr. of Queens, 119 AD3d 843, 844 [2014]). "The plaintiff hasthe burden of establishing that the statute of limitations has not expired, that it is tolled, or that anexception to the statute of limitations applies" (Lake v New York Hosp. Med. Ctr. ofQueens, 119 AD3d at 844; seeMarrero v Sosinsky, 130 AD3d 883, 883 [2015]; Peykarian v Yin Chu Chien, 109 AD3d 806, 807 [2013]).
Here, the defendants established, prima facie, that the causes of action seeking declarationsthat the plaintiff had a mortgage on the property under the doctrines of equitable mortgage andequitable subrogation were barred by the six-year statute of limitations. "In order to determine theStatute of Limitations applicable to a particular declaratory judgment action, the court must'examine the substance of that action to identify the relationship out of which the claim arises andthe relief sought' " (Matter of Save the Pine Bush v City of Albany, 70 NY2d193, 202 [1987], quoting Solnick v Whalen, 49 NY2d 224, 229 [1980]). "If the courtdetermines that the underlying dispute can be or could have been resolved through a form ofaction or proceeding for which a specific limitation period is statutorily provided, that limitationperiod governs the declaratory judgment action" (Matter of Save the Pine Bush v City ofAlbany, 70 NY2d at 202). A cause of action seeking to establish a lien pursuant to thedoctrine of equitable mortgage or the doctrine of equitable subrogation is governed by a six-yearstatute of limitations (see CPLR 213 [1]; US Bank N.A. v Gestetner, 103 AD3d 962, 963 [2013]; see also Roslyn Union Free School Dist. vBarkan, 16 NY3d 643, 650 [2011]). Those causes of action accrued no later than June16, 1997, when the mortgage and note were made (see Ponnambalam v Sivaprakasapillai, 35 AD3d 571, 574 [2006])and, therefore, those causes of action, commenced in 2014, are untimely. In opposition to thedefendants' motion, the plaintiff failed to demonstrate the existence of an issue of fact as towhether the relevant statutes of limitation were tolled or were otherwise inapplicable (see Keles v Hultin, 144 AD3d 988,989 [2016]). Accordingly, those branches of the defendants' motion which were pursuant toCPLR 3211 (a) (5) to dismiss the causes of action seeking declarations that the plaintiff had amortgage on the property under the doctrines of equitable mortgage and equitable subrogationshould have been granted.
The defendants also established, prima facie, that the unjust enrichment cause of action torecover money allegedly paid by the plaintiff for real property taxes and hazard insurance wastime-barred with respect to any payment made by the plaintiff on or before December 2, 2008,six years prior to the commencement of this action (see Williams-Guillaume v Bank of Am., N.A., 130 AD3d 1016,1017 [2015]). In opposition, the plaintiff failed to raise an issue of fact (see Keles vHultin, [*3]144 AD3d at 989). Accordingly, that branch ofthe defendants' motion which was pursuant to CPLR 3211 (a) (5) to dismiss this cause of actionwith respect to any payment allegedly made by the plaintiff on or before December 2, 2008,should have been granted.
Although the unjust enrichment cause of action was timely with respect to paymentsallegedly made after December 2, 2008, the complaint fails to state a cause of action to recoverthese payments under a theory of unjust enrichment. "The elements of unjust enrichment are thatthe defendants were enriched, at the plaintiff's expense, and that it is against equity and goodconscience to permit the defendants to retain what is sought to be recovered" (County of Nassau v Expedia, Inc., 120AD3d 1178, 1180 [2014]; see OldRepublic Natl. Tit. Ins. Co. v Luft, 52 AD3d 491, 491-492 [2008]). "The essence ofunjust enrichment is that one party has received money or a benefit at the expense of another"(City of Syracuse v R.A.C. Holding, 258 AD2d 905, 906 [1999]). However, "thevoluntary payment doctrine . . . bars recovery of payments voluntarily made withfull knowledge of the facts, and in the absence of fraud or mistake of material fact or law"(Dillon v U-A Columbia Cablevision of Westchester, 100 NY2d 525, 526 [2003]; seeGimbel Bros. v Brook Shopping Ctrs., 118 AD2d 532, 535-536 [1986]). Here, no fraud ormistake is alleged. Instead, the complaint alleges that the plaintiff advanced funds for the realproperty taxes "to maintain its first lien position" and for the hazard insurance "to protect theproperty." These allegations portray the payments as a voluntary, calculated risk to protect theplaintiff's interest in the property while it continued to litigate the validity of the mortgage, ratherthan the product of mistake or fraud (cf. Wolf v National Council of Young Israel, 264AD2d 416, 417-418 [1999]). Accordingly, that branch of the defendants' motion which waspursuant to CPLR 3211 (a) (7) to dismiss the cause of action sounding in unjust enrichment forpayments for real property taxes and insurance allegedly made after December 2, 2008, shouldhave been granted.
Under the circumstances of this case, the defendants are also entitled to cancellation of thenotice of pendency. Dillon, J.P., Barros, Connolly and Iannacci, JJ., concur.