FILED: SCHOHARIE COUNTY CLERK 06/06/2022 03:56 PM
`NYSCEF DOC. NO. 44
`
`INDEX NO. 2022-3
`
`RECEIVED NYSCEF: 06/06/2022
`
`SUPREME COURT OF THE STATE OF NEW YORK
`COUNTY OF SCHOHARIE
`
`
`
`
`
`
`
`Index No.
`2022-3
`
`NOTICE OF APPEAL
`
`
`
`
`
`
`
`
`
`
`Defendant(s).
`
`FEDERAL NATIONAL MORTGAGE ASSOCATION
`
`
`
`
`
`
`
`
`(“FANNIE MAE”) A CORPORATION ORGANIZE
`
`AND EXISITING YNDER THE LAWS OF THE
`
`UNITED STATES OF AMERICA,
`
`
`
`Plaintiff,
`
`
`
`
`
`
`
`
`FRED DUFEK, JR.; ROBIN DUFEK; LAURIE DUFEK’
`
`TROY DUFEK,
`
`
`
`
`
`
`
`
`
`
`
`
`
`
`
`
`
`
`
`
`-against-
`
`
`
`
`
`
`
`PLEASE TAKE NOTICE that the above-named Defendant(s), Fred Dufek, Jr. and Robin
`Dufek, hereby appeal to the Appellate Division of the Supreme Court of the State of New York,
`Second Judicial Department, from a Decision and Order of Hon. James H. Ferreira J.S.C., of the
`Supreme Court of Schoharie County, dated May 9, 2022 and entered on May 10, 2022, in the
`Office of the Clerk for the County of Schoharie.
`
`Dated: June 6, 2022
`Melville, NY
`
`_________/s/___________________________
`Charles Wallshein, Esq.
`The Law Offices of Charles Wallshein, PLLC
`Attorney for Defendants Fred Dufek Jr. and Robin
`Dufek
`35 Pinelawn Road, Suite 106E
`Melville, New York 11747
`631-824-6555
`
`
`
`
`
`
`
`
`
`
`
`
`
`
`
`
`
`
`
`To:
`Robert M. Link, Esq.
`David A. Gallo & Associates LLP
`Attorneys for Plaintiff
`47 Hillside Avenue, Second Fl
`Manhasset, NY 11030
`(516) 718-269-7607
`blink@dagallp.com
`
`1 of 18
`
`

`

`FILED: SCHOHARIE COUNTY CLERK 06/06/2022 03:56 PM
`NYSCEF DOC. NO. 44
`
`INDEX NO. 2022-3
`
`RECEIVED NYSCEF: 06/06/2022
`
`9upreme
`
`Gourt
`
`of
`
`e State
`
`t1
`
`of New Worlt
`
`Appellate
`
`Biniøion:
`
`Third
`
`lubtrial
`
`Bepartment
`
`Informational
`
`Statement
`
`(Pursuant
`
`to 22 NYCRR
`
`1250.3
`
`- Civil
`
`[a])
`
`.
`
`.
`
`.
`
`.
`
`.
`
`.
`
`.
`
`For Court
`
`of Ongmal
`
`Instance
`
`MORTGAGE
`NATIONAL
`FEDERAL
`CORPORATION
`ORGANIZE
`AND
`UNITED
`STATES
`OF AMERICA,
`- against
`-
`
`ASSOCATION
`EXISITING
`
`("FANNIE
`YNDER
`THE
`
`MAE")
`LAWS
`
`A
`OF THE
`
`FRED
`
`DUFEK,
`
`JR.;
`
`ROBIN
`
`DUFEK;
`
`LAURIE
`
`DUFEK'
`
`TROY
`
`DUFEK,
`
`DateNotice of Appeal Filed
`
`For Appellate
`
`Dieision
`
`Civil Action
`O CPLR article
`
`75 Arbitration
`
`O CPLRarticle
`78 Proceeding
`¡
`Special Proceeding
`Other
`O Habeas Corpus Proceeding
`
`M Appeal
`¡
`Proceedings
`Original
`¡ CPLR Article 78
`¡
`Eminent Domain
`¡
`Labor Law 220 or 220-b
`¡ Public Officers Law § 36
`O Real Property Tax Law § 1278
`
`O Transferred
`Proceeding
`¡
`CPER Article 78
`O Executive Law § 298
`O CPLR 5704 Review
`
`Administrative
`
`Declaratory
`
`Review
`
`Judgment
`
`Business
`
`¡
`¡
`Domestic
`M Mortgage
`O Statutory
`
`Relationships
`
`Relations
`
`Foreclosure
`
`Commercial
`
`¡
`¡
`Law
`Election
`¡ Miscellaneous
`¡
`Taxation
`
`¡
`¡
`¡
`¡
`
`Contracts
`
`Estate
`
`Matters
`
`Prisoner
`
`Discipline
`
`& Parole
`
`Torts
`
`¡
`¡
`¡
`¡
`(other
`
`Court
`
`Family
`Real
`
`Property
`than
`
`foreclosure)
`
`Informational
`
`Statement
`
`- Civil
`
`2 of 18
`
`

`

`FILED: SCHOHARIE COUNTY CLERK 06/06/2022 03:56 PM
`NYSCEF DOC. NO. 44
`
`INDEX NO. 2022-3
`
`RECEIVED NYSCEF: 06/06/2022
`
`Paper Appealed
`
`From (Check
`
`one only):
`
`Appeal
`
`Decree
`Judgement
`
`Order
`
`¡
`Amended
`¡ Amended
`¡ Amended
`¡
`Decision
`¡
`
`Decree
`
`Court:
`Dated:
`
`Judge
`
`Stage:
`
`in full):
`(name
`a Interlocutory
`
`¡ Determination
`O Finding
`¡
`interlocutory
`M Interlocutory
`¡
`Judgment
`8
`
`Decree
`
`Judgment
`
`Court
`
`Final
`
`¡
`
`Post-Final
`Prior Uñperfected
`
`Appealand
`
`Supreme
`05/09/2022
`. James H. Ferreira
`¡
`
`than
`one order
`from more
`taken
`please
`notice
`of appeal,
`of
`this
`filing
`such order
`or
`for each
`information
`sheet
`from on a separate
`of paper.
`O Resettled
`¡
`Ruling
`¡ Other
`
`or
`
`Order
`
`(specify):
`
`If an appeal
`judgment
`indicate
`judgment
`¡ Order
`¡ Order
`¡
`Partial
`¡ Resettled
`O Resettled
`
`has been
`by the
`below
`the
`appealed
`
`& Judgment
`
`Decree
`
`Decree
`
`Judgment
`
`County:
`Schoharie
`May 10, 2022
`Entered:
`Index No.:2022-3
`¡
`Yes E No
`Trial:
`Case Inforrndf
`
`Related
`
`bs
`
`If Yes: O Jury O Non-Jury
`
`Are any appeals
`If Yes, please
`set
`
`arising
`forth
`
`same
`in the
`the Appellate
`
`action
`Division
`
`or proceeding
`Case Number
`
`currently
`assigned
`
`pending
`to each
`
`court?
`in the
`such appeal.
`
`¡ Yes
`
`¡
`
`No
`
`Where
`
`there
`case:
`
`is any related
`
`action
`
`or proceeding
`
`now in any
`
`court
`
`of
`
`this
`
`or any other
`
`appropriate,
`and
`jurisdiction,
`
`whether
`indicate
`of
`the
`status
`if so,
`
`the
`
`Original
`
`Proceeding
`
`¡ Order
`¡
`to Show Cause
`commencement
`of proceeding
`
`of Petition
`
`Notice
`in the Appellate
`
`¡ Writ
`Division:
`
`of Habeas
`
`Corpus
`
`Date
`
`Filed:
`
`Commenced
`Statute
`
`by:
`
`authorizing
`
`Proceeding
`
`Transferred
`
`Pursuant
`
`to CPLR 7804(g)
`
`Court:
`Judge
`
`Court:
`Judge
`
`Choose
`
`Court
`
`(name
`
`in full):
`
`Choose
`
`Court
`
`(name
`
`in full):
`
`CPLR 5704 Review
`
`Description
`
`of Appeal,
`
`Proceeding
`
`County:
`of Transfer
`Order
`of Ex Parte Order:
`
`Date:
`
`Choose
`
`Countv
`
`County:
`Dated:
`or Application
`
`Choose
`
`County
`
`and Statement
`
`of
`
`Issues
`
`is from an order,
`specify
`in this
`commenced
`under
`CPLR 5704,
`
`the
`court
`
`briefly
`
`relief
`or
`transferred
`describe
`the
`
`Description:
`requested
`pursuant
`nature
`
`of
`
`If an appeal,
`and whether
`to CPLR 7804(g),
`order
`ex parte
`the
`
`briefly
`the motion
`
`the
`describe
`was granted
`describe
`the
`briefly
`to be reviewed.
`
`If the
`from.
`appealed
`paper
`If an original
`or denied.
`proceeding
`If an application
`of proceeding.
`object
`
`appeal
`
`informational
`
`Statement
`
`- Civil
`
`3 of 18
`
`

`

`FILED: SCHOHARIE COUNTY CLERK 06/06/2022 03:56 PM
`NYSCEF DOC. NO. 44
`
`INDEX NO. 2022-3
`
`RECEIVED NYSCEF: 06/06/2022
`
`Issues:
`for
`
`issues
`the
`Specify
`or modification
`reversal,
`
`on the
`to be raised
`proposed
`appeal,
`and the
`specific
`to be advanced
`
`proceeding,
`relief
`sought
`
`or application
`on appeal.
`
`for CPLR 5704
`
`review,
`
`the
`
`grounds
`
`Fill
`
`of each
`name
`in the
`Instructions:
`status
`of
`the
`the
`indicate
`appeal,
`for
`form is to
`be filed
`a proceeding
`court.
`
`party
`in the
`party
`commenced
`
`to the
`court
`
`one
`or proceeding,
`line.
`per
`action
`name
`its status
`of original
`and his, her, or
`instance
`the
`in this
`name
`and
`party's
`fill
`in only
`
`court,
`
`If
`
`for
`form is to be filed
`this
`if any.
`If this
`in this
`its status
`in this
`
`an
`
`court,
`or
`her,
`
`his,
`
`Party Name
`FEDERAL NATIONAL MORTGAGE ASSOCATION
`Fred Dufek
`Robin Dufek
`
`Original
`
`Status
`
`Plaintiff
`Defendant
`Defendant
`
`Appellate
`8 Respondent
`8 Appellant
`Appellant
`
`Division
`
`Status
`
`5
`5
`
`No.
`1
`2
`3
`
`4 5 6 7 8 9
`
`10
`11
`12
`13
`14
`15
`16
`17
`18
`19
`20
`
`Informational
`
`Statement
`
`- Civil
`
`4 of 18
`
`

`

`FILED: SCHOHARIE COUNTY CLERK 06/06/2022 03:56 PM
`NYSCEF DOC. NO. 44
`
`INDEX NO. 2022-3
`
`RECEIVED NYSCEF: 06/06/2022
`
`or
`attorneys
`Instructions:
`the
`of
`names
`in the
`Fill
`to show cause
`or order
`by which
`notice
`of petition
`for
`the
`petitioner
`name
`the
`of
`the
`attorney
`Se"
`box marked
`the
`"Pro
`be checked
`must
`provided.
`spaces
`
`only
`himself,
`in the
`
`Name: David A. Gallo & Associates LLP
`Attorney/Firm
`47 Hillside Avenue, Second FI
`Address:
`City:Manhasset
`State: NY
`E-mail
`Address:
`
`Mink@dagallp.com
`
`respective
`
`the
`
`for
`firms
`a special
`proceeding
`be provided.
`need
`and the
`appropriate
`
`form is to be filed with
`parties.
`this
`If
`in the Appellate
`is to be commenced
`event
`in the
`a litigant
`that
`represents
`for
`that
`litigant
`must
`information
`
`the
`
`Division,
`herself
`be supplied
`
`or
`
`Zip: 11030
`
`Telephone
`
`No:
`
`(516)718-269-7607
`
`Type:
`
`Attorney
`or Parties
`Party
`
`Represented
`
`Retained
`(set
`forth
`
`O Assigned
`
`party
`
`number(s)
`
`O Government
`from table
`above)d
`
`O Pro Se
`
`O Pro Hac Vice
`
`Name:
`35 Pinelawn
`
`The Law Offices
`Road
`
`Attorney/Firm
`Address:
`State:NY
`City:Melville
`E-mail
`Address:cwallshein@wallsheinlegal.com
`
`of Charles Wallshein
`
`Zip:11747
`
`Telephone
`
`No:6318246555
`
`Type:
`
`Attorney
`or Parties
`Party
`
`Attorney/Firm
`Address:
`City:
`E-mail
`
`Address:
`
`Type:
`Attorney
`or Parties
`
`Retained
`(set
`forth
`
`O Assigned
`party
`number(s)
`
`O Government
`above):2.3
`from table
`
`O Pro Se
`
`O Pro Hac Vice
`
`Represented
`
`Name:
`
`State:
`
`Zip:
`
`| Telephone
`
`No:
`
`O Retained
`(set
`forth
`
`Represented
`
`¡
`
`Assigned
`
`O Government
`above):
`from table
`
`O Pro Se
`
`¡
`
`Pro Hac Vice
`
`Party
`
`Attorney/Firm
`Address:
`City:
`E-mail
`
`Address:
`
`Type:
`Attorney
`or Parties
`Party
`
`e
`Address:
`City:
`E-mail
`
`i
`
`Address:
`
`Type:
`Attorney
`or Parties
`Party
`
`Attorney/Firm
`Address:
`City:
`E-mail
`
`Address:
`
`Type:
`Attorney
`or Parties
`Party
`
`Name:
`
`party
`
`number(s)
`
`State:
`
`Zip:
`
`Telephone
`
`No:
`
`O Retained
`(set
`forth
`
`¡
`
`Assigned
`
`party
`
`number(s)
`
`¡
`Government
`from table
`above):
`
`Represented
`
`¡
`
`Pro Se
`
`¡
`
`Pro Hac Vice
`
`State:
`
`Zip:
`
`Telephone
`
`No:
`
`O Retained
`(set
`forth
`
`O Assigned
`number(s)
`party
`
`¡
`Government
`from table
`above):
`
`¡
`
`Pro Se
`
`¡
`
`Pro Hac Vice
`
`Represented
`
`Name:
`
`| State:
`
`Zip:
`
`Telephone
`
`No:
`
`O Retained
`(set
`forth
`
`¡
`
`Assigned
`
`party
`
`number(s)
`
`O Government
`from table
`above):
`
`Represented
`
`O Pro Se
`
`O Pro Hac Vice
`
`Informational
`
`Statement
`
`- Civil
`
`5 of 18
`
`

`

`FILED: SCHOHARIE COUNTY CLERK 06/06/2022 03:56 PM
`NYSCEF DOC. NO. 44
`
`INDEX NO. 2022-3
`
`RECEIVED NYSCEF: 06/06/2022
`
`1. Did the lower court commit error in its decision dated May 9, 2022, where it enjoined the
`Defendant and simultaneously denied the Plaintiff Summary Judgment on the Complaint?
`YES
`
`
`
`
`
`
`
`6 of 18
`
`

`

`FILED: SCHOHARIE COUNTY CLERK 06/06/2022 03:56 PM
`FILED: SCHOHARIE COUNTY CLERK 05/10/2022 03:44 PM
`NYSCEF DOC. NO. 44
`NYSCEF DOC. NO. 42
`
`INDEX NO. 2022-3
`INDEX NO. 2022-3
`
`RECEIVED NYSCEF: 06/06/2022
`RECEIVED NYSCEF: 05/10/2022
`
`SUPREME COURT OF THE STATE OF NEW YORK
`COUNTY OF SCHOHARIE
`FEDERAL NATIONAL MORTGAGE ASSOCIATION
`(“FANNIE MAE”) A CORPORATION ORGANIZED
`AND EXISTING UNER THE LAWS OF THE UNITED
`STATES OF AMERICA,
`
`
`
`-against-
`
`FRED DUFEK, JR.; ROBIN DUFEK; LAURIE DUFEK;
`TROY DUFEK,
`
`Plaintiff,
`
`
`
`
`
`
`
`
`Defendant(s).
`
`
`Index No. 2022-3
`
`
`NOTICE OF ENTRY
`
`
`
`
`
`
`PLEASE TAKE NOTICE that the within is a true copy of Decision and Order of the
`
`Honorable James H. Ferreira, Acting Justice of the Supreme Court, Schoharie County dated May
`
`9, 2022, which was duly entered int the Office of the Clerk of the Supreme Court of the State of
`
`New York, Schoharie County on or about May 10, 2022.
`
`Dated: Manhasset, New York
`May 10, 2022
`
`
`
`
`To: Charles Wallshein, Esq.
`Charles Wallshein Esq. PLLC
`Attorneys for Defendants
`35 Pinelawn Road, Suite 106E
`Melville, New York, 11747
`
`DAVID A. GALLO & ASSOCIATES LLP
`
`
`
`Robert M. Link, Esq.
`Attorneys for Plaintiff
`47 Hillside Avenue, Second Fl
`Manhasset, NY 11030
`(516) 718-269-7607
`blink@dagallp.com
`
`7 of 18
`1 of 11
`
`

`

`CLERK
`SCHOHARIE
`COUNTY
`(2022
`F ILED
`03
`05/10
`FILED: SCHOHARIE COUNTY CLERK 06/06/2022 03:56 PM
`: 4 4
`:
`PM|
`NYSCEF
`42
`D(C.
`NO.
`NYSCEF DOC. NO. 44
`
`INDEX
`2022-3
`NO.
`INDEX NO. 2022-3
`RECEIVED
`NYSCEF:
`05/10/2022
`RECEIVED NYSCEF: 06/06/2022
`
`STATE
`SUPREME
`
`OF NEW YORK
`COURT
`
`COUNTY
`
`OF SCHOHARIE
`
`FEDERAL
`NATIONAL
`MORTGAGE
`ASSOCIATION
`A
`("FANNIE
`MAE")
`CORPORATION
`AND EXISTING
`ORGANIZED
`UNDER
`THE LAWS OF THE UNITED
`STATES
`OF AMERICA,
`
`Plaintiff,
`
`DECISION
`Index
`No.:
`
`& ORDER
`2022-3
`
`-against-
`
`FRED
`LAUME
`
`DUFEK,
`DUFEK;
`
`JR.; ROBIN
`DUFEK;
`TROY DUFEK,
`
`(Supreme
`
`Court,
`
`Schoharie
`
`County,
`
`Motion
`
`Term)
`
`Defendants.
`
`APPEARANCES:
`
`Robert
`David
`
`M.
`Link,
`A. Gallo
`for
`
`Esq.
`& Associates
`Plaintiff
`Avenue,
`New York
`
`Second
`
`11030
`
`Attorneys
`47 Hillside
`
`Manhasset,
`
`LLP
`
`Floor
`
`Charles
`Charles
`Attorneys
`35 Pinelawn
`
`Melville,
`..
`
`Wallshein,
`Wallshein
`for
`
`Esq.
`Esq. PLLC
`Defendants
`Suite
`
`Road,
`New York
`..
`
`106E
`
`11747
`
`.
`
`.
`
`HON.
`
`JAMES
`
`H. FERREIRA,
`
`Acting
`
`Justice:
`
`Plaintiffowns
`
`real
`
`property
`
`located
`
`at208
`
`Bassler
`
`Road,
`
`Middleburgh,
`
`New York,
`
`which
`
`is
`
`comprised
`
`of
`
`two
`
`parcels
`
`identified
`
`as Lot
`
`3 and
`
`Lot
`
`4 (hereinafter
`
`the
`
`property
`
`or 208
`
`Bassler).
`
`There
`
`is a residence
`
`located
`
`on Lot
`
`3.
`
`Plaintiff
`
`obtained
`
`the
`
`property
`
`pursuant
`
`to a referee's
`
`deed
`
`dated
`
`April
`
`28,
`
`2017
`
`following
`
`the
`
`issuance
`
`of a Judgment
`
`of Foreclosure.
`
`Defendants
`
`are former
`
`owners
`
`of
`
`the property
`
`and,
`
`according
`
`to plaintiff,
`
`are currently
`
`occupying
`
`the residence
`
`located
`
`on
`
`Lot
`
`3. Defendants
`
`Fred
`
`Dufek,
`
`Jr.,
`
`and Robin
`
`Dufek
`
`(hereinafter
`
`Fred
`
`and Robin)
`
`own
`
`a parcel,
`
`of
`2
`10
`8 of 18
`
`

`

`CLERK
`COUNTY
`SCHOHARIE
`03
`05 /10/2022
`FILED: SCHOHARIE COUNTY CLERK 06/06/2022 03:56 PM
`: 4 4
`|FILED:
`PM)
`42
`NYSCEF
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`NO.
`NYSCEF DOC. NO. 44
`
`2022-3
`NO.
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`INDEX NO. 2022-3
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`RECEIVED
`RECEIVED NYSCEF: 06/06/2022
`
`identified
`
`as Lot
`
`12,
`
`that
`
`is adjacent
`
`to both
`
`Lot
`
`3 and
`
`Lot
`
`4. Plaintiff
`
`alleges
`
`in the
`
`complaint
`
`that
`
`Lot
`
`12 includes
`
`a driveway
`
`that
`
`serves
`
`as the only
`
`ingress
`
`and egress
`
`between
`
`Bassler
`
`Road
`
`and Lot
`
`3, where
`
`the
`
`residence
`
`at 208
`
`Bassler
`
`is located.
`
`Plaintiff
`
`commenced
`
`this
`
`action
`
`in January
`
`2022,
`
`seeking
`
`injunctive
`
`and
`
`declaratory
`
`relief,
`
`the
`
`granting
`
`of
`
`an
`
`easement
`
`by
`
`necessity
`
`and/or
`
`implication,
`
`or
`
`in
`
`the
`
`alternative
`
`a temporary
`
`easement,
`
`and
`
`an award
`
`of
`
`damages
`
`and
`
`attorney's
`
`fees.
`
`In the
`
`complaint,
`
`plaintiff
`
`alleges
`
`that
`
`defendants
`
`are wrongfully
`
`interfering
`
`with
`
`plaintiff's
`
`use
`
`and
`
`enjoyment
`
`of
`
`its property
`
`and
`
`access
`
`to its property
`
`by,
`
`among
`
`other
`
`things,
`
`using
`
`"fences,
`
`signage
`
`threatening
`
`violence,
`
`cameras,
`
`and
`
`locks"
`
`(Complaint
`
`¶ 10).
`
`Plaintiff
`
`specifically
`
`alleges
`
`that
`
`its agent
`
`visited
`
`the
`
`property
`
`on several
`
`occasions
`
`and
`
`observed
`
`that
`
`"the
`
`premises
`
`do
`
`not
`
`have
`
`road
`
`access
`
`to conduct
`
`the
`
`eviction
`
`and
`
`removal
`
`of
`
`the
`
`personal
`
`possessions
`
`from
`
`the
`
`premises.
`
`In particular,
`
`a locked
`
`and
`
`chained
`
`metal
`
`gate with
`
`signs
`
`.
`
`.
`
`access"
`
`alleges
`
`that
`
`. is blocking
`
`and
`
`preventing
`
`road
`
`(id
`
`¶ 11).
`
`Plaintiff
`
`it has
`
`been
`
`unable
`
`to
`
`enforce
`
`a Warrant
`
`of Eviction
`
`obtained
`
`by
`
`plaintiff
`
`in
`
`a holdover
`
`proceeding
`
`commenced
`
`in the Town
`
`of Middleburgh
`
`Justice
`
`Court
`
`and seeks
`
`an injunction
`
`enjoining
`
`defendants'
`
`wrongful
`
`interference
`
`with
`
`its property.
`
`Plaintiff
`
`further
`
`alleges
`
`in the
`
`complaint
`
`that
`
`it
`
`is the
`
`owner
`
`of an easement
`
`appurtenant
`
`on
`
`Lot
`
`12 that
`
`benefits
`
`208 Bassler
`
`Road,
`
`as described
`
`in a 1997
`
`Deed.
`
`Plaintiff
`
`alleges
`
`that
`
`it
`
`is also
`
`entitled
`
`to
`
`an
`
`easement
`
`on
`
`Lot
`
`12,
`
`created
`
`operation
`
`of
`
`law
`
`when
`
`Lot
`
`3 was
`
`by
`
`necessity
`
`by
`
`transferred
`
`to plaintiff
`
`in the
`
`foreclosure
`
`action,
`
`allowing
`
`ingress
`
`and
`
`egress
`
`from
`
`Bassler
`
`Road
`
`to
`
`the residence
`
`on Lot
`
`3. Plaintiff
`
`additionally
`
`alleges
`
`that
`
`it
`
`is entitled
`
`to an easement
`
`implication
`
`by
`
`on Lot
`
`12 because,
`
`at
`
`the time
`
`title
`
`to the parcels
`
`was
`
`unified,
`
`"an
`
`apparently
`
`permanent
`
`and obvious
`
`servitude
`
`was
`
`imposed
`
`on
`
`one
`
`part
`
`of
`
`[the]
`
`estate
`
`in favor
`
`of
`
`another"
`
`such
`
`that
`
`the
`
`burden
`
`on the
`
`property
`
`remains
`
`after
`
`severance
`
`of
`
`title
`
`(Complaint
`
`¶ 23).
`
`Plaintiff
`
`asserts
`
`that
`
`an easement
`
`on Lot
`
`2
`
`1
`of
`2
`9 of 18
`
`

`

`CLERK
`COUNTY
`SCHOHARIE
`03
`/2022
`05/10
`FILED: SCHOHARIE COUNTY CLERK 06/06/2022 03:56 PM
`: 4 4
`|F ILED
`PNQ
`:
`4 2
`)OC . NO .
`NY S CE F
`NYSCEF DOC. NO. 44
`
`2 022-
`3
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`INDEX
`INDEX NO. 2022-3
`2
`05/10/202
`NY S CE F:
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`RECEIVED NYSCEF: 06/06/2022
`
`12 will
`
`not
`
`substantially
`
`interfere
`
`with
`
`the
`
`property
`
`rights
`
`of
`
`its owners
`
`and,
`
`if an easement
`
`is not
`
`granted,
`
`the
`
`residence
`
`on Lot
`
`3 "will
`
`be entirely
`
`landlocked
`
`with
`
`no
`
`ingress
`
`or
`
`egress"
`
`(idL ¶ 27).
`
`Issue
`
`was
`
`joined
`
`by
`
`the
`
`service
`
`of
`
`an
`
`answer
`
`by
`
`defendants
`
`which
`
`generally
`
`denied
`
`the
`
`allegations
`
`in the complaint
`
`and raised
`
`several
`
`affirmative
`
`defenses.
`
`Plaintiffnow
`
`moves
`
`for,
`
`among
`
`other
`
`things,
`
`an order
`
`granting
`
`it
`
`summary
`
`judgment
`
`on
`
`its
`
`complaint,
`
`as well
`
`as a preliminary
`
`injunction.
`
`Defendants
`
`oppose
`
`the motion
`
`and
`
`plaintiff
`
`has
`
`submitted
`
`a reply.
`
`Summary
`
`judgment
`
`is a drastic
`
`remedy
`
`which
`
`should
`
`only
`
`be granted
`
`where
`
`there
`
`are
`
`no
`
`doubts
`
`as to the
`
`existence
`
`of a triable
`
`issue
`
`of
`
`fact
`
`(_see Rotuba
`
`Extruders
`
`v Ceppos,
`
`46 NY2d
`
`223,
`
`231
`
`[1978];
`
`Andre
`
`v Pomeroy,
`
`35 NY2d
`
`361,
`
`364
`
`[1974];
`
`Black
`
`v Kohl's
`
`Dept.
`
`Stores,
`
`Inc.,
`
`80
`
`AD3d
`
`958,
`
`959
`
`[3d Dept
`
`201 l]).
`
`"[T]he
`
`proponent
`
`of a summary
`
`judgment
`
`motion
`
`must make
`
`a
`
`prima
`
`facie
`
`to judgment
`
`as a matter
`
`of
`
`sufficient
`
`evidence
`
`to
`
`showing
`
`of entitlement
`
`law,
`
`tendering
`
`demonstrate
`
`the
`
`absence
`
`of any material
`
`issues
`
`of
`
`fact"
`
`(Alvarez
`
`v Prospect
`
`Hosp.,
`
`68 NY2d
`
`320,
`
`324
`
`[1986];
`
`see Smalls
`
`v AJI
`
`Indus.,
`
`Inc.,
`
`10 NY3d
`
`733,
`
`735
`
`[2008];
`
`Baird
`
`v Gormley.
`
`116 AD3d
`
`1121,
`
`1122
`
`[3d
`
`Dept
`
`2014]).
`
`If
`
`the
`
`proponent's
`
`burden
`
`is met,
`
`"the
`
`burden
`
`shifts
`
`to
`
`the
`
`party
`
`opposing
`
`the motion
`
`for
`
`summary
`
`judgment
`
`to
`
`produce
`
`evidentiary
`
`proof
`
`in
`
`admissible
`
`form
`
`sufficient
`
`of material
`
`of
`
`fact which
`
`require
`
`a trial
`
`of
`
`the
`
`action"
`
`to establish
`
`the
`
`existence
`
`issues
`
`(Alvarez
`
`v Prospect
`
`Hosp.,
`
`68 NY2d
`
`at 324;
`
`Town
`
`of Kirkwood
`
`v Ritter,
`
`80 AD3d
`
`944,
`
`945-946
`
`[3d
`
`Dept
`
`2011]).
`
`In support
`
`of
`
`its motion,
`
`plaintiff
`
`has
`
`submitted
`
`the
`
`affidavit
`
`of Sgt
`
`J. McCoy,
`
`a Deputy
`
`Sheriff
`
`employed
`
`the
`
`Schoharie
`
`by
`
`County
`
`Sheriff's
`
`Office.
`
`Therein,
`
`Sgt McCoy
`
`states
`
`that
`
`his
`
`office
`
`received
`
`a Warrant
`
`of Eviction
`
`for 208 Bassler.
`
`Defendants
`
`were
`
`listed
`
`on the Warrant,
`
`which
`
`was
`
`signed
`
`by a Town
`
`of Middleburgh
`
`Justice
`
`and
`
`dated
`
`September
`
`26,
`
`2018.
`
`He states:
`
`3
`
`4 o f
`1%
`10 of 18
`
`

`

`CLERK
`COUNTY
`SCHOHARIE
`03
`02 2
`/2
`05 /10
`FILED: SCHOHARIE COUNTY CLERK 06/06/2022 03:56 PM
`: 4 4
`F ILED
`PM|
`:
`42
`NO.
`)OC.
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`NYSCEF DOC. NO. 44
`
`2022-
`3
`NO.
`INDEX
`INDEX NO. 2022-3
`05/10/20;
`2
`NYSCEF:
`RECEIVED
`RECEIVED NYSCEF: 06/06/2022
`
`"From
`
`research
`
`I have
`
`conducted
`
`at
`
`Tax Office
`
`the County
`is a single
`there
`allow
`vehicular
`
`the
`
`appears
`
`to
`
`Bassler
`truck).
`
`purposes
`which
`would
`a gate
`with
`surveillance'
`
`numerous
`amongst
`
`by
`video
`is a metal
`appears
`which
`which
`signage
`displays
`also
`Road
`Bassler
`in the property
`along
`trespass
`and
`a large
`portion
`of
`the
`the
`eviction
`private
`
`property
`point
`from
`of access
`(ie a moving
`travel
`signs
`'no
`it
`on
`stating
`others.
`In front
`of
`the gate
`to be an attempt
`to further
`trespassing.'
`The
`'no
`208 Bassler
`has
`[R]oad
`To
`208
`Bassler
`access
`have
`person
`would
`its owner
`to the
`
`locked.
`to 208
`
`be land
`Road
`This
`entry
`trespassing'
`
`For
`Bassler
`point
`
`practical
`Road
`blocked
`under
`
`is
`
`'Property
`10 to 15 feet
`access
`
`been
`Road
`
`approximately
`prevent
`vehicular
`Road
`frontage
`for
`posted
`to perform
`be crossed.
`The
`has been
`property
`have
`to be damaged
`in order
`
`chain
`
`posted
`
`it
`
`property
`and personal
`
`stating
`adjoining
`is fenced.
`of another
`
`to
`
`would
`
`property
`
`of
`
`to
`
`roadway
`property
`which
`the warrant
`at service
`Without
`on a single
`occasion.
`I am unable
`the
`to
`out
`carry
`Affidavit
`in Support
`
`of
`
`(McCoy
`
`the
`able
`Order
`due
`
`out
`
`carry
`was
`only
`a Court
`eviction
`of Motion,
`
`directing
`to a lack
`at 1-2).
`
`of
`
`eviction.
`Extensive
`to be affixed
`when
`otherwise
`legal
`access
`
`to access
`
`the
`
`possible
`
`only
`were made
`attempts
`a gate was
`left
`open
`at
`the
`present
`time
`property"
`to the
`
`Plaintiff
`
`has
`
`also
`
`submitted
`
`the
`
`affidavit
`
`of Daniel
`
`J. Card,
`
`an associate
`
`broker
`
`at A-1 REO
`
`Services,
`
`LLC,
`
`plaintiff's
`
`property
`
`manager.
`
`Therein,
`
`Mr. Card
`
`states
`
`that
`
`he has
`
`visited
`
`the subject
`
`premises
`
`on many
`
`occasions
`
`and has "observed
`
`that
`
`the premises
`
`do not
`
`have
`
`road
`
`access
`
`to conduct
`
`and removal
`
`premises"
`
`Affidavit
`
`in Support
`
`the eviction
`
`of
`
`the personal
`
`possessions
`
`from the
`
`(Card
`
`of Motion
`
`¶ 2). He states
`
`that
`
`the
`
`only
`
`driveway
`
`into
`
`the premises
`
`is through
`
`Lot
`
`12, and defendants
`
`have
`
`installed
`
`a locked
`
`and
`
`chained
`
`metal
`
`gate
`
`to prevent
`
`road
`
`access.
`
`He
`
`states
`
`that
`
`a photograph
`
`that
`
`he took
`
`of
`
`the
`
`Lot
`
`12 entrance
`
`from
`
`Bassler
`
`Road
`
`is attached
`
`to his
`
`affidavit.
`
`Mr.
`
`Card
`
`further
`
`states:
`
`through
`3 cannot
`Lot
`be access
`access
`even walking
`is prevented
`exists,
`on Lot
`even
`and shrubbery.
`Moreover,
`trespassers
`signage
`will
`that
`and
`
`"Lot
`
`stating
`
`to the
`
`a narrow
`hiking
`overgrown
`and
`installed
`
`chains,
`
`path
`trees
`gates
`
`4,
`
`extent
`4 because,
`terrain
`by challenging
`have
`the Defendants
`shot"
`(idL ¶ 4).
`be
`
`He states
`
`that
`
`a photograph
`
`that
`
`he took
`
`of
`
`the premises
`
`at Bassler
`
`Road
`
`and
`
`Lot
`
`4 is attached
`
`to his
`
`affidavit.
`
`Mr. Card
`
`states
`
`that,
`
`based
`
`upon
`
`the
`
`foregoing,
`
`plaintiff
`
`seeks
`
`access
`
`to Lot
`
`12 to conduct
`
`the
`
`eviction.
`
`4
`
`1
`of
`4
`11 of 18
`
`

`

`CLERK
`COUNTY
`SCHOHARIE
`03
`/ 2 02 2
`05 /10
`FILED: SCHOHARIE COUNTY CLERK 06/06/2022 03:56 PM
`|F ILED
`: 4 4
`:
`PM)
`NYSCEF
`42
`NO.
`)OC.
`NYSCEF DOC. NO. 44
`
`2022-3
`NO.
`INDEX
`INDEX NO. 2022-3
`05/10/2022
`RECEIVED
`NYSCEF:
`RECEIVED NYSCEF: 06/06/2022
`
`Plaintiff
`
`has
`
`also
`
`submitted
`
`a number
`
`of exhibits
`
`in support
`
`of
`
`its motion,
`
`along
`
`with
`
`an
`
`attorney
`
`affirmation.
`
`Plaintiff's
`
`evidence
`
`demonstrates
`
`that
`
`Fred
`
`and Robin
`
`obtained
`
`title
`
`to 208
`
`Bassler
`
`by
`
`deed
`
`dated
`
`September
`
`7,
`
`1995
`
`from
`
`Edward
`
`G.
`
`Smith
`
`and
`
`Lynda
`
`G.
`
`Smith
`
`(see
`
`Affirmation
`
`in Support
`
`of Motion,
`
`Exhibit
`
`D).
`
`Fred
`
`and Robin
`
`thereafter
`
`transferred
`
`title
`
`to 208
`
`Bassler
`
`to defendants
`
`Troy
`
`Dufek
`
`and Laurie
`
`Dufek
`
`(hereinafter
`
`Troy
`
`and Laurie)
`
`by deed
`
`dated
`
`July
`
`E).
`
`5, 2012
`
`(sse_eist, Exhibit
`
`As noted
`
`above,
`
`plaintiff
`
`obtained
`
`title
`
`to 208 Bassler
`
`by referee's
`
`deed
`
`dated
`
`April
`
`28,
`
`2017
`
`(see
`
`id.,
`
`Exhibit
`
`C).
`
`In addition,
`
`Fred
`
`and Robin
`
`obtained
`
`title
`
`to Lot
`
`12 by
`
`deed
`
`dated December
`
`20, 2006
`
`from the co-administrators
`
`of
`
`the Estate
`
`of Eugenia
`
`Grace
`
`Smith
`
`(s_gg
`
`isL, Exhibit
`
`F).
`
`As
`
`an initial
`
`matter,
`
`defendants
`
`argue
`
`that
`
`plaintiff's
`
`motion
`
`is defective
`
`and
`
`should
`
`not
`
`be
`
`considered
`
`because
`
`plaintiff
`
`failed
`
`to include
`
`with
`
`its motion
`
`a statement
`
`ofmaterial
`
`facts
`
`as required
`
`Trial
`
`Court
`
`upon
`
`by Uniform
`
`Rule
`
`202.8-g
`
`(b).
`
`The
`
`Court,
`
`due
`
`consideration,
`
`declines
`
`to deny
`
`plaintiff's
`
`motion
`
`on this
`
`ground.
`
`The
`
`undisputed
`
`material
`
`facts
`
`and those
`
`which
`
`the parties
`
`dispute
`
`are clear
`
`from
`
`the
`
`papers
`
`submitted.
`
`Moreover,
`
`the
`
`requirement
`
`that
`
`a party
`
`moving
`
`for
`
`summary
`
`judgment
`
`submit
`
`a statement
`
`of material
`
`facts
`
`is a relatively
`
`new requirement
`
`and,
`
`in an affirmation
`
`in reply,
`
`plaintiff's
`
`counsel
`
`acknowledges
`
`that
`
`he overlooked
`
`the rule
`
`and states
`
`that
`
`he "regrets
`
`[his]
`
`unintentional
`
`noncompliance"
`
`(ReplyAffirmation
`
`¶ 29).
`
`Counsel
`
`has
`
`submitted
`
`a statement
`
`of
`
`material
`
`facts
`
`with
`
`plaintiff's
`
`reply
`
`and
`
`requests
`
`that
`
`it be given
`
`nunc
`
`pro
`
`tune
`
`effect.
`
`Counsel
`
`also
`
`points
`
`to the merits
`
`of plaintiff's
`
`motion
`
`as a reason
`
`to correct
`
`this
`
`irregularity.
`
`Based
`
`upon
`
`the
`
`foregoing,
`
`the Court,
`
`upon
`
`good
`
`cause
`
`shown
`
`and
`
`in the
`
`interests
`
`of
`
`justice,
`
`exercises
`
`its discretion
`
`to waive
`
`the requirements
`
`set
`
`forth
`
`in Uniform
`
`Trial
`
`Court
`
`Rule
`
`202.8-g
`
`(see 22 NYCRR 202.1
`
`[b]).
`
`In order
`
`to avoid
`
`any
`
`prejudice
`
`to defendants,
`
`the Court
`
`will
`
`not
`
`consider
`
`the
`
`statement
`
`of material
`
`5
`
`of
`10
`5
`12 of 18
`
`

`

`05/10/2022
`CLERK
`COUNTY
`SCHOHARIE
`03
`FILED: SCHOHARIE COUNTY CLERK 06/06/2022 03:56 PM
`: 4 4
`PM|
`:
`(E'ILEE
`42
`DOC.
`NYSCEF
`NO.
`NYSCEF DOC. NO. 44
`
`2022·-3
`INDEX
`NO.
`INDEX NO. 2022-3
`05/10/2022
`NYSCEF:
`RECEIVED
`RECEIVED NYSCEF: 06/06/2022
`
`facts
`
`submitted
`
`by plaintiff
`
`for
`
`the
`
`first
`
`time
`
`in reply,
`
`as defendants
`
`have
`
`not
`
`had
`
`the opportunity
`
`to
`
`respond
`
`to such.
`
`Turning
`
`to the merits,
`
`the Court,
`
`upon
`
`review,
`
`finds
`
`plaintiff's
`
`submissions
`
`insufficient
`
`to
`
`demonstrate
`
`its entitlement
`
`to judgment
`
`as a matter
`
`of
`
`law on its Second
`
`or Third
`
`Causes
`
`of Action,
`
`alleging
`
`that
`
`plaintiff
`
`is entitled
`
`to an easement
`
`by necessity
`
`or by
`
`implication,
`
`respectively.
`
`As
`
`to
`
`an easement
`
`by
`
`necessity,
`
`"
`
`'[t]he
`
`party
`
`asserting
`
`an easement
`
`by
`
`necessity
`
`bears
`
`the
`
`burden
`
`that
`
`was
`
`and
`
`subsequent
`
`separation
`
`of
`
`of
`
`establishing
`
`by
`
`clear
`
`and
`
`convincing
`
`evidence
`
`there
`
`a unity
`
`title,
`
`and that
`
`at
`
`the time
`
`of severance
`
`an easement
`
`over
`
`the servient
`
`estate's
`
`property
`
`was
`
`absolutely
`
`necessary'
`
`"
`
`(Kheel
`
`v Molinari,
`
`165 AD3d
`
`1576,
`
`1579
`
`[3d Dept
`
`2018],
`
`ly dismissed
`
`32 NY3d
`
`1194
`
`[2019],
`
`quoting
`
`Simone
`
`v Heidelberg,
`
`9 NY3d
`
`177,
`
`182
`
`[2007];
`
`sm Stock
`
`v Ostrander,
`
`233 AD2d
`
`816,
`
`817-818
`
`[3d Dept
`
`1996]).
`
`As to an easement
`
`by implication,
`
`"[g]enerally,
`
`an implied
`
`easement
`
`arises
`
`upon
`
`severance
`
`of
`
`ownership
`
`when,
`
`during
`
`the
`
`unity
`
`of
`
`title,
`
`an apparently
`
`permanent
`
`and
`
`at
`
`obvious
`
`servitude
`
`was
`
`imposed
`
`on one
`
`part
`
`of an estate
`
`in favor
`
`of another
`
`part,
`
`which
`
`servitude
`
`the
`
`time
`
`of
`
`severance
`
`is in use
`
`and
`
`is reasonably
`
`necessary
`
`for
`
`the
`
`fair
`
`enjoyment
`
`of
`
`the
`
`other
`
`part
`
`estate"
`
`of
`
`the
`
`(Bekkering
`
`v Christiana,
`
`180 AD3d
`
`1276,
`
`1278
`
`[3d Dept
`
`2020]
`
`[internal
`
`citation
`
`and
`
`quotation
`
`marks
`
`omitted];
`
`se_e Freeman
`
`v Walther,
`
`1 10 AD3d
`
`1312,
`
`1315
`
`[3d Dept
`
`2013]).
`
`Both
`
`types
`
`ofeasements
`
`require
`
`unity
`
`of
`
`title
`
`and
`
`subsequent
`
`severance.
`
`in
`
`both
`
`its
`
`easement
`
`and
`
`easement
`
`implication
`
`Here,
`
`support
`
`of
`
`by
`
`necessity
`
`by
`
`claims,
`
`plaintiff
`
`argues
`
`that,
`
`prior
`
`to the
`
`foreclosure,
`
`there
`
`was
`
`unity
`
`of
`
`title
`
`inasmuch
`
`as defendants
`
`owned
`
`Lots
`
`3, 4 and
`
`12
`
`and
`
`that
`
`a severance
`
`occurred
`
`when
`
`title
`
`to
`
`Lots
`
`3 and
`
`4 vested
`
`in
`
`plaintiff.
`
`However,
`
`plaintiff's
`
`documentary
`
`evidence
`
`shows
`
`that,
`
`at
`
`the
`
`time
`
`of
`
`the
`
`foreclosure,
`
`Troy
`
`and
`
`Laurie
`
`held
`
`the
`
`title
`
`to Lots
`
`3 and
`
`4, and Fred
`
`and Robin
`
`held
`
`the
`
`title
`
`to Lot
`
`12 by
`
`separate
`
`deed.
`
`6
`
`10
`of
`13 of 18
`
`

`

`CLERK
`COUNTY
`SCHOHARIE
`03
`/2022
`05 /10
`FILED: SCHOHARIE COUNTY CLERK 06/06/2022 03:56 PM
`: 4 4
`F ILED
`PM|
`:
`42
`)OC.
`NYSCEF
`NO.
`NYSCEF DOC. NO. 44
`
`2022-
`3
`INDEX
`NO.
`INDEX NO. 2022-3
`05/10/2022
`NYSCEF:
`RECEIVED
`RECEIVED NYSCEF: 06/06/2022
`
`Therefore,
`
`there
`
`was
`
`not
`
`unity
`
`of
`
`title
`
`at
`
`the
`
`time
`
`of
`
`the
`
`transfer
`
`of
`
`title
`
`to plaintiff
`
`of Lots
`
`3 and
`
`4
`
`and
`
`no severance
`
`of
`
`title
`
`occurred
`
`at
`
`that
`
`time.
`
`The
`
`Court
`
`notes
`
`that,
`
`although
`
`plaintiff
`
`does
`
`not
`
`argue
`
`the
`
`point,
`
`plaintiff's
`
`evidence
`
`demonstrates
`
`that
`
`Fred
`
`and Robin
`
`held
`
`title
`
`to all
`
`three
`
`Lots
`
`between
`
`December
`
`20,
`
`2006
`
`and
`
`July
`
`5, 2012,
`
`although
`
`Lots
`
`3 and
`
`4 and
`
`Lot
`
`12 were
`
`owned
`
`under
`
`separate
`
`deeds.
`
`Even
`
`assuming,
`
`without
`
`deciding,
`
`that
`
`Fred
`
`and Robin's
`
`common
`
`ownership
`
`during
`
`that
`
`time
`
`created
`
`a "unity
`
`of
`
`title"
`
`such
`
`that
`
`the
`
`subsequent
`
`severance
`
`of
`
`title
`
`-
`
`in
`
`July
`
`2012
`
`when
`
`title
`
`to Lots
`
`3 and
`
`4 was
`
`transferred
`
`to Troy
`
`and Laurie
`
`- would
`
`support
`
`a finding
`
`of an implied
`
`easement
`
`(see Carlo
`
`v Lushia,
`
`144 AD2d
`
`211,
`
`212
`
`[3d Dept
`
`1988];
`
`Hossain
`
`v A to Z Props.,
`
`13 Misc
`
`3d
`
`1225
`
`[A]
`
`[Sup
`
`Ct, Kings
`
`County
`
`2006h
`
`compare
`
`Times
`
`Square
`
`Props.,
`
`Inc.
`
`v Alhabb
`
`Realty
`
`Corp.,
`
`117 NYS2d
`
`901,
`
`903
`
`[Sup
`
`affd
`
`Ct, New York
`
`County
`
`1952],
`
`282 AD 1024
`
`[1st Dept
`
`1953];
`
`but
`
`see Lew Beach
`
`Co.
`
`v Carlson,
`
`77 AD3d
`
`1127,
`
`1129
`
`[3d Dept
`
`2010]),
`
`plaintiff
`
`has not
`
`offered
`
`any
`
`evidence
`
`that,
`
`in July
`
`2012,
`
`an
`
`easement
`
`over
`
`Lot
`
`12 was
`
`absolutely
`
`necessary,
`
`as required
`
`to establish
`
`an easement
`
`by necessity,
`
`or
`
`that
`
`the driveway
`
`was
`
`in use on Lot
`
`12 and was
`
`reasonably
`
`necessary
`
`for
`
`the fair
`
`enjoyment
`
`of Lot
`
`3, as required
`
`to establish
`
`an easement
`
`implication.
`
`by
`
`Based
`
`on the
`
`foregoing,
`
`the Court
`
`finds
`
`that
`
`plaintiff
`
`has
`
`failed
`
`to meet
`
`its burden
`
`and
`
`Third
`
`Causes
`
`of Action.
`
`For
`
`the
`
`same
`
`as to its Second
`
`reasons,
`
`plaintiff
`
`has
`
`failed
`
`to meet
`
`its
`
`burden
`
`as to
`
`its Fourth
`
`Cause
`
`of Action,
`
`which
`
`seeks
`
`a
`
`declaratory
`
`judgment
`
`finally
`
`determining
`
`the rights
`
`and obligations
`
`of
`
`the parties
`
`with
`
`respect
`
`to the
`
`property
`
`and
`
`Lot
`
`12,
`
`as well
`
`as
`
`its
`
`First
`
`Cause
`
`of Action,
`
`which
`
`seeks
`
`a permanent
`
`injunction
`
`enjoining
`
`defendants
`
`from
`
`interfering
`
`with
`
`its use and
`
`enjoyment
`
`of
`
`its property
`
`by erecting
`
`fences,
`
`signs,
`
`cameras
`
`and
`
`locks
`
`which
`
`prevent
`
`plaintiff
`
`from
`
`accessing
`
`property.1
`
`its
`
`accompanied
`
`The Court notes that
`by no trespassing
`
`the undisputed
`signs, which
`
`evidence
`is interfering
`
`gate on Lot 4,
`there is a locked
`that
`establishes
`in the record
`of Lot 4 (see Card
`use and enjoyment
`with plaintiff's
`
`7
`
`of
`18
`8
`14 of 18
`
`

`

`CLERK
`COUNTY
`SCHOHARIE
`03
`/2022
`05 /10
`FILED: SCHOHARIE COUNTY CLERK 06/06/2022 03:56 PM
`: 4 4
`F ILED
`PN|
`:
`42
`NYSCEF
`NO.
`)OC.
`NYSCEF DOC. NO. 44
`
`2022-
`3
`NO.
`INDEX
`INDEX NO. 2022-3
`05/10/20't2
`NYSCEF:
`RECEIVED
`RECEIVED NYSCEF: 06/06/2022
`
`In
`
`its
`
`present
`
`motion,
`
`plaintiff
`
`also
`
`seeks
`
`a preliminary
`
`injunction
`
`enjoining
`
`defendants,
`
`during
`
`the
`
`pendency
`
`of
`
`this
`
`action,
`
`from
`
`interfering
`
`with
`
`its use
`
`and
`
`enjoyment
`
`of
`
`its property
`
`by
`
`erecting
`
`fences,
`
`signs,
`
`cameras
`
`and
`
`locks
`
`which
`
`prevent
`
`plaintiff
`
`from
`
`accessing
`
`Lot
`
`3 via
`
`the
`
`driveway
`
`on Lot
`
`12.
`
`"The
`
`party
`
`seeking
`
`a preliminary
`
`injunction
`
`must
`
`demonstrate
`
`a probability
`
`success
`
`danger
`
`of
`
`of an injunction
`
`and
`
`a balance
`
`of
`
`of
`
`on the merits,
`
`irreparable
`
`injury
`
`in the
`
`absence
`
`the
`
`equities
`
`in its
`
`favor"
`
`(Sardino
`
`v Scholet
`
`Family
`
`Trust,
`
`192 AD3d
`
`1433,
`
`1434
`
`[3d Dept
`
`2021]
`
`[internal
`
`citations
`
`and
`
`quotation
`
`marks
`
`omitted]).
`
`Here,
`
`the Court
`
`finds
`
`that,
`
`although
`
`it has not met
`
`its high
`
`burden
`
`of establishing
`
`its entitlement
`
`to summary
`
`judgment
`
`on its easement
`
`claims,
`
`plaintiff
`
`has demonstrated
`
`a probability
`
`of success
`
`on the merits
`
`of
`
`its claim
`
`to an easement
`
`on the driveway,
`
`especially
`
`given
`
`the
`
`undisputed
`
`evidence
`
`that
`
`the driveway
`
`on Lot
`
`12 is the
`
`only
`
`way
`
`to access
`
`the
`
`residence
`
`on Lot
`
`3 by motor
`
`vehicle.
`
`In addition,
`
`plaintiff
`
`has demonstrated
`
`a danger
`
`of
`
`irreparable
`
`injury
`
`in the
`
`absence
`
`of an injunction,
`
`as it
`
`is presently
`
`unable
`
`to access
`
`the
`
`residence
`
`on Lot
`
`3 via
`
`motor
`
`vehicle
`
`and is unable
`
`to execute
`
`a Warrant
`
`of Eviction
`
`removing
`
`defendants
`
`from the property
`
`as holdover
`
`tenants.
`
`Finally,
`
`the
`
`balance
`
`of
`
`the
`
`equities
`
`favors
`
`plaintiff.
`
`Importantly,
`
`defendants
`
`have
`
`not
`
`disputed
`
`plaintiff's
`
`assertions
`
`that
`
`defendants
`
`are currently
`
`occupying
`
`the residence
`
`on Lot
`
`plaintiff's
`
`foreclosure
`
`of
`
`their
`
`mortgage
`
`and
`
`are
`
`3 as
`
`holdover
`
`tenants
`
`following
`
`effectively
`
`preventing
`
`plaintiff
`
`from
`
`executing
`
`the Warrant
`
`of Eviction.
`
`Defendant's
`
`wrongful
`
`conduct
`
`to the
`
`prejudice
`
`of
`
`plaintiff
`
`favors
`
`granting
`
`the
`
`injunction.
`
`On the
`
`other
`
`hand,
`
`there
`
`is
`
`no
`
`apparent
`
`prejudice
`
`to
`
`defendants'
`
`rights
`
`arising
`
`from
`
`the
`
`injunction,
`
`and
`
`defendants
`
`have
`
`not
`
`identified
`
`any.
`
`As
`
`such,
`
`plaintiff's
`
`motion
`
`is
`
`granted
`
`inasmuch
`
`as
`
`it
`
`seeks
`
`a preliminary
`
`injunction
`
`barring
`
`received
`the Court
`B). However,
`Exhibit
`of Motion,
`in Support
`of Motion
`¶ 4; Affirmation
`in Support
`Affidavit
`is not clear
`from
`it
`the gate, signs and lock. Moreover,
`that defendants
`for
`are responsible
`proof
`insufficient
`As such,
`interference.
`to that
`relief with respect
`they are seeking
`or motion
`papers
`that
`complaint
`plaintiff's
`on Lot 4.
`gate located
`to the locked
`as to any claim with respect
`Court makes no findings
`
`the
`
`8
`
`15 of 18
`
`

`

`05/10/2022
`CLERK
`COUNTY
`SCHOHARIE
`03
`FILED: SCHOHARIE COUNTY CLERK 06/06/2022 03:56 PM
`: 4 4
`PMJ
`:
`(E'ILED
`42
`NO.
`)OC.
`NYSCEF
`NYSCEF DOC. NO. 44
`
`2022-
`3
`NO.
`INDEX
`INDEX NO. 2022-3
`05/10/20:2
`NYSCEF:
`RECEIVED
`RECEIVED NYSCEF: 06/06/2022
`
`defendants,
`
`during
`
`the pendency
`
`of
`
`this
`
`lawsuit,
`
`from
`
`preventing
`
`plaintiff
`
`from
`
`accessing
`
`Lot
`
`3 via
`
`the
`
`driveway
`
`on Lot
`
`12.
`
`As
`
`defendants
`
`have
`
`not
`
`established
`
`that
`
`they
`
`would
`
`sustain
`
`any
`
`damages
`
`if
`
`the injunction
`
`were
`
`improperly
`
`granted,
`
`the Court
`
`directs
`
`that
`
`plaintiff
`
`post
`
`an undertaking
`
`in the
`
`amount
`
`of $1.00
`
`(ge
`
`Sardino
`
`v Scholet
`
`Family
`
`Trust,
`
`192 AD3d
`
`at 1435).
`
`Any
`
`matters
`
`raised
`
`in
`
`plaintiff's
`
`motion
`
`not
`
`specifically
`
`addressed
`
`herein
`
`have
`
`been
`
`considered
`
`and
`
`found
`
`to be without
`
`merit.
`
`Based
`
`upon
`
`the
`
`foregoing,
`
`it
`
`is
`
`ORDERED
`
`that
`
`plaintiff's
`
`motion
`
`is granted
`
`only
`
`to
`
`the
`
`extent
`
`provided
`
`herein
`
`and
`
`is
`
`otherwise
`
`and
`
`it
`
`is further
`
`denied;
`
`ORDERED
`
`that,
`
`during
`
`the
`
`pendency
`
`of
`
`this
`
`action
`
`or
`
`until
`
`further
`
`order
`
`of
`
`the Court,
`
`defendants
`
`and
`
`all
`
`persons
`
`acting
`
`in concert
`
`with
`
`them are enjoined
`
`from
`
`preventing
`
`plaintiff
`
`from
`
`using
`
`the
`
`driveway
`
`on Lot
`
`12 to access
`
`its property
`
`on Lot
`
`3; and
`
`it
`
`is further
`
`ORDERED
`
`that,
`
`within
`
`20 days
`
`of
`
`the
`
`date
`
`of
`
`this Decision
`
`and Order,
`
`plaintiff
`
`shall
`
`post
`
`an undertaking
`
`in the
`
`amount
`
`of $1.00;
`
`and
`
`it
`
`is further
`
`ORDERED
`
`that
`
`all
`
`law
`
`enforcement
`
`officers
`
`shall
`
`have
`
`the
`
`power,
`
`in their
`
`discretion,
`
`to
`
`enforce
`
`this Order.
`
`The
`
`foregoing
`
`constitutes
`
`the Decision
`
`and Order
`
`of
`
`the Court.
`
`SO ORDERED
`
`AND ADJUDGED
`
`ENTER.
`
`Dated:
`
`Albany,
`May ,
`
`New York
`2022
`
`s H. Ferreira
`of
`ng Justice
`
`the Supreme
`
`Cour