In Hogan v. Kelly, the Second Department decided that the 2008 changes to the Real Property and Procedure Law affecting adverse possession claims are not to be applied retroactively so that compliance with the old laws prior to 2008 will give rise to a claim for adverse possession. In this case, because the law before 2008 did not require a possessor to believe that he owned the property possessed, that the defendants knew the property not be theirs did not defeat their claim.
Compelling the Removal of Air Conditioner Unit in Co-op Deemed Violation of Fair Housing Act
Queens co-op owner installed an air conditioner in his unit, for use by his parents who resided there. The Co-op Board demanded that the air conditioner be removed as it extended through the wall of the building, in violation of the unit’s lease. In response to the Board’s threat to terminate the lease, the owner commenced an action seeking a declaration that there was no violation of the lease. The owner alleged that because his mother had an extreme allergy and needed the air conditioner for health purposes the air conditioner was necessary and proper, and by threatening to terminate the lease the Board discriminated against her due to her illness, in violation of the Federal Fair Housing Amendments Act. The court Hearing Officer agreed, finding that because the air conditioner was medically necessary for the residents’ ordinary occupancy of the unit, preventing such use violated the Act, and State law. The unit owner also sought the recovery of attorneys’ fees, which was denied by the Hearing Office. Upon the parties’ appeal to the judge, the Hearing Officer’s decision was upheld, except as to the denial of the attorneys’ fees, which the judge determined could be awarded to the unit owner under the Act.
“Hot-News” Misappropriation Liability Cools Off
With the proliferation of websites that aggregate news and promise instant information, it is to be expected that one site or service will end up stepping on the toes of another. Investment advice in today’s fast-moving markets is the setting for the most recent dustup.
Before discussing the particulars of this case, a brief and simplistic discussion of some legal dynamics in play here is necessary.
One of the ways that a plaintiff can bring a case in Federal Court is to assert a claim involving a Federal law or rule. If a plaintiff successfully does that, related State-based claims that concern the same facts can also be asserted in that Federal case. This allows a party to seek relief under both Federal and State laws in one case. However, there are certain Federal laws that provide that they are the exclusive basis upon which one can complain and seek relief, to the exclusion of any State laws that cover the same complaint. If that is the case, the State-based claim will be preempted by the Federal law and a Court will not consider the State-based claim, which will be dismissed. One example of this is a claim of copyright infringement. The Copyright Act, under which a copyright infringement claim is brought, provides that any complaint that resembles a copyright infringement can only be brought under the Copyright Act, to the exclusion of any claim that can be based on a State law. This convergence of a State-based claim and a claim brought under a Federal statute, sets up this situation where the Copyright Act will preempt any State-based claim alleging similar facts.
Turning now to the facts in our case. Flyonthewall.com (“Fly”) learned the investing recommendations of major financial services firms before they were issued to their clients and sought to capitalize on that information. Fly would notify its own subscribers of those recommendations around the same time as when the firms did. Concerned that Fly was undermining their usefulness to their clients, Barclays Capital, Merrill Lynch and Morgan Stanley for Federal copyright infringement. Because a copyright infringement claim would not provide the banks with complete relief, which was to put Fly out of business, the banks also included in their Federal case a claim under the State common law tort of “hot-news” misappropriation, otherwise stated as reaping the benefits of what one has not sown (in the words of an earlier United States Supreme Court Decision). If that claim worked, the banks would have put Fly out of business.
The Federal district court considered prior appellate precedent, National Basketball Assoc. v. Motorola, Inc. (“NBA”), in making its decision. In that case, the NBA asserted claims against Motorola for its use of a pager system that reported real-time game scores and statistical information to its users. Because the scores were merely facts and not eligible for copyright protection, the NBA recognized that it couldn’t stop Motorola with a copyright infringement claim. Therefore, the NBA resorted to arguing that Motorola was misappropriating the NBA’s hot-news scores and asked the court to stop Motorola. The court considered the hot-news claim and determined that for the NBA to make it, it had to establish five elements. The NBA would have to allege that (i) it provided its information at some cost, (ii) the information had a value because it was time-sensitive, (iii) the defendant was piggybacking or free-riding off the plaintiff’s information, (iv) the parties competed directly, and (v) allowing the republication to continue would substantially undermine the viability of the business or service in question. The hot-news claim was not made and dismissed, because the court found that Motorola did not compete with the NBA. Notwithstanding that dismissal, the NBA court considered the issue of Federal preemption of the hot-news claim under the Copyright Act. The NBA court determined that for a State hot-news claim to survive preemption, it had to contain something extra not found in a copyright claim. Applying the elements of the hot-news claim listed above, the NBA court found the second, third and fifth elements to be extra, as none of them were required to show copyright infringement. Thus, had the NBA satisfied the elements of a hot-news claim, it would not have been preempted by the Copyright Act.
With that, the Fly district court, in its 90 page decision, found that the banks had made out a copyright claim for Fly’s reproduction of their entire reports. But that did not help the banks when it came to Fly’s republication of just the stock recommendation or price target, as that information was fact and ineligible for copyright protection. To force Fly to stop entirely, required enforcement of the banks’ second claim for hot-news misappropriation of the recommendations and price targets.
The Fly district court examined the NBA factors and found that each of the five enumerated elements were met. It also determined that the banks had established that the hot news claim was outside the claim for copyright infringement and was therefore not preempted by the Copyright Act. The Fly court discussed the banks’ incentive to issue their reports, which were very expensive to produce and done to prompt their customers to execute trades, generating commissions to the banks. The banks maintained that these recommendations remained “hot” for a few hours after they were issued. The district court therefore issued an injunction preventing Fly from republishing any of the banks’ recommendations for 30 minutes after trading had begun for the day. Fly appealed, arguing that the Copyright Act preempted the hot-news claim. In its own long and detailed opinion, the appeals court agreed.
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Owner of Valuable Sports Car Recovers for Depreciation Caused by Accident
The owner of a parked 2000 Ford GT, described as “a rare collector’s sports car rapidly appreciating in value” sued a drunk driver that wrecked it. The trial judge refused to allow an award based on the depreciation of the car, some $50,000, only the actual damage incurred in its repair, approximately $3,500. On appeal, the owner argued that once damaged, the car lost its “original condition” premium value, and that it was entitled to recover that difference. The appeals court agreed, finding that when evaluating the plaintiff’s claims of damages, the proper measure of those damages is the amount necessary to make it whole, including the depreciation caused by the damage.
Court Allows Landlord’s Nuisance Case Against Tenants to Continue in New York County Supreme Court
An appeals court recently reversed a New York County judge who dismissed a lawsuit brought by a landlord, claiming that its tenants were maliciously harassing it to prevent the landlord from collecting rent and managing the property.
In Chelsea 18 Partners, L.P. v. Sheck Yee Mak, the landlord of a 26 unit walk-up filed a 43 page complaint seeking damages from the tenants of two rent controlled apartments. Prior to this lawsuit, the landlord had served the tenants with notices of termination. The tenants refused to vacate. Instead of seeking their eviction in landlord-tenant court, the landlord commenced an action in supreme court alleging nuisance, and seeking possession and monetary damages. The tenants moved for dismissal, arguing that the case belonged in landlord-tenant court. The lower court agreed. Upon appeal, the court disagreed with the determination that the lawsuit was based on non-payment and more appropriately brought in landlord-tenant court. The appeals court found that the landlord had amply alleged details of nuisance by claiming that:
The tenants illegally altered plumbing in both apartments, switching the position of the sink and the bathtub, and added outlets, switches and fixtures creating a hazardous electrical condition with exposed wiring. They then complained to the New York City Department of Buildings (hereinafter referred to as “DOB”) that the plumbing and electric in the apartments were defective, and the DOB and Environmental Control Board issued violations against the landlord requiring it to repair the tenants’ handiwork. The tenants thwarted the landlord’s attempts to cure the violations by refusing access to the apartment, and then applied for rent reductions based on the very same conditions that they refused to allow the landlord to repair. Over a period of three years, the tenants procured 76 Housing and Preservation Department violations against the landlord. No violations were lodged concerning other tenancies in the building.
Kings County Judge Orders Bank CEO to Appear at Foreclosure Sanctions Hearing
Judge Arthur Schack is in the news again (some older news again and on video). In HSBC v. Taher, Judge Schack took issue with HSBC’s foreclosure paperwork including finding that the affidavit submitted by HSBC’s lawyers that the papers were in order and not “robo-signed” was false.
Initially, Judge Schack found that HSBC had no standing to commence the foreclosure action because the assignment by which HSBC claimed standing was defective. Judge Schack stated:
Mr. Cassara’s affirmation, affirmed “under the penalties of perjury,” that to the best of Mr. Cassara’s “knowledge, information, and belief, the Summons and Complaint, and other papers filed or submitted to the Court in this matter contain no false statements of fact or law,” is patently false. Moreover, the Court is troubled that: the alleged representative of plaintiff HSBC, Christina Carter, who according to Mr. Cassara, “confirmed the factual accuracy and allegations set forth in the Complaint and any supporting affirmations filed with the Court, as well as the accuracy of the notarizations contained in the supporting documents filed therewith, is not an employee of HSBC, but a robosigner employed by OCWEN LOAN SERVICING, LLC [OCWEN], whose signature on legal documents has at least three variations; the MERS to plaintiff HSBC assignment of the subject mortgage and note was executed by Scott W. Anderson, a known robosigner and OCWEN employee, whose signature is reported to have appeared in at least four different variations on mortgage assignments; and, the instant affidavit of merit was executed by Margery Rotundo, another robosigner, OCWEN employee and self-alleged employee of various other banking entities.
Finding that HSBC has been a repeat offender of this issue, Judge Schack set down a hearing to determine why HSBC and its counsel should not be sanctioned.
But all of this was in just the introduction to the Judge’s decision; he was just warming up.
After navigating the background of the loan transaction and borrower’s default, Judge Schack described how the Court searched the recorded documents for the loan being foreclosed by HSBC, and other courts’ decisions, and determined that Scott W. Anderson, the individual signing for the loan processing company (that was to service the loan), Ocwen, had also signed on behalf of MERS, and had seemed to have some relationship with the lender, Delta Funding Corporation. Remarkably, Judge Schack’s decision goes through a handwriting analysis of Mr. Anderson’s signature, which appear only as his initials (“[t]he Court concludes that it must be a herculean task for Mr. Anderson to sign ‘Scott Anderson’ or ‘Scott W. Anderson’ in full”). After analyzing five samples, Judge Schack is not only unimpressed by the lack of consistency in the signatures, but is “perplexed that in response to my order for Mr. Anderson to submit an affidavit with respect to his employment, Mr. Anderson was unable to sign either ‘Scott Anderson’ or ‘Scott W. Anderson.’ Instead, there is a fifth variation of scrawled initials. There is a big loop for the cursive letter ‘S,’ which contains within it something that looks like the cursive letter ‘M’ going into lines that look like the cursive letter ‘V, with a wiggly line going to the right of the page.”
Judge Schack then reviewed the background of another signatory to documents related to this foreclosure, Margery Rotundo. Seemingly familiar with Ms. Rotundo from prior foreclosures, Judge Schack states that she has, “in prior foreclosure cases before me, a history of alleging to be the Senior Vice President of various entities, including plaintiff HSBC, Nomura Credit & Capital, Inc. and an unnamed servicing agent for HSBC. In the instant action she claims to be the Senior Vice President of Residential Loss Mitigation of OCWEN, HSBC’s servicing agent.” After dissecting these representations, Judge Schack turns to the purported positions of other officials which signed documents supporting the foreclosure, including further handwriting analysis. Needless to say, Judge Schack was not impressed with anyone involved.
Judge Schack then details his finding that HSBC’s failure to provide an assignment document means that it has no standing to foreclose, and dismisses the action. Not satisfied with just dismissing the case but allowing HSBC to refile with the proper documents, Judge Schack dismiss the action with prejudice, precluding HSBC from refiling.
We then arrive at the part of the decision which really caught the public’s attention, the setting of the sanctions hearing. If one thought Judge Schack was giving HSBC and its lawyers a hard time before, well, they were in for much more.
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New York’s Highest Court Considers a Website’s Liability for Defamatory Statements
The Court of Appeals recently determined that defamatory postings to a blog do not create liability for the blog or its host. Ardor Realty Corp., headed by Christakis Shiamili, and the Real Estate Group of New York, Inc. (“REG”), controlled by Daniel Baum and Ryan McCann, competed in selling and renting apartments in New York City. REG operated a website and blog dedicated to the New York City real estate market. An anonymous poster to that blog made defamatory comments about Shiamili. After McCann highlighted that comment, additional defamatory comments were posted anonymously. Shiamili posted in his defense and requested that REG remove the post and comments. When REG refused, Shiamili filed suit, alleging not that REG posted the statements, but that it highlighted and hosted them.
The court’s threshold issue in Shiamili v. The Real Estate Group of New York, Inc., concerned the applicability of §230 of the Federal Communications Decency Act (the “Act”) to these facts. Although defamatory statements are actionable, a website or blog that simply allows others to post entries or comments, is immune from liability for those comments. The Act does this by determining that the host or blog is not “the publisher or speaker” of the defamatory statements. The Act also preempts any State from finding a host or blog liable. The court held that Congress determined that the Act balances the interests of free speech and defamatory speech by immunizing those that simply act as passive conduits for that speech, even if the speech is screened or modestly edited, and even if the blog or host highlights a post or comment, so long as it does not contribute materially to the post.
Applying this to the facts here, the court refused to hold REG liable, rejecting liability based on REG’s allowing open, anonymous posts or for highlighting the defamatory post.
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Naked Licensing, Trademarks and a Consumer’s Right to “High Quality”
In the recent case of Eva’s Bridal Ltd. v. Halanick Enterprises, Inc., Judge Easterbrook of the Seventh Circuit highlights the importance of managing a license of a registered trademark.
One of the reasons that one applies for and obtains a trademark registration is to show ownership—instant identity—of a good or service. When one sees or hears the mark coca-cola, the company Coca-Cola comes instantly to mind. That’s the point. To ensure the continuity of that association, Coca-Cola must monitor the use of its trademark to ensure that no one is using it without right. Why? Well, Coke wants to make sure it gets paid for the use of its valuable trademark. But it also wants to make sure that Coke products are of good quality. If it licensed its trademark to a producer of poor quality soda, the consumer might associate bad soda with Coke and avoid Coke products in the future. Also, on some level, the consumer has an expectation that buying a Coke product will yield a Coke-quality product. Therefore, Coke will make sure that any company producing Coke products will do so under its strict rules to ensure consistent quality.
Sometimes, though, trademark holders are happy enough to pocket their licensing or royalty fees, but ignore their obligation (yes, obligation) to maintain a role in the production of the goods being sold under the trademark. That’s called naked licensing. And its a good way for a trademark holder to lose its trademark registration.
Can You Defame Yourself?
Apparently you can, but a Kings County judge won’t allow you to sue someone for it.
In a recent case, the plaintiff sued after being fired from her position as a hospital psychiatrist, with the termination reported to the New York State Office of Professional Medical Conduct, New York State’s regulatory authority. The plaintiff claimed that the termination was without basis. As part of her complaint, plaintiff sought damages for “compelled self-defamation.” Plaintiff alleged that because she was fired, she is required to reveal to prospective employers that a report of why she was fired was filed with the State. By doing so, plaintiff is compelled to republish the defamatory statements made by the hospital, thus self-defaming herself.
Citing to appellate authority that refused to recognize defamation where the plaintiff herself republishes the defamatory statement, the court reluctantly dismissed that claim. In doing so, the court noted that other courts, including Federal courts, have recognized a claim for self-defamation. In fact, the court cited some of those Federal court decisions and predicted that New York State will one day recognize this claim.
Selling Your Life Insurance Policy
For someone to buy a life insurance policy on the life of another person, that purchaser must have an “insurable interest” in the insured. That insurable interest is a reason that the purchaser wants the insured to live. This requirement makes sure that the buyer is not betting (or hoping?) that the insured dies anytime soon. In today’s marketplace, there is a strong business in buying the policies of those that may not have long to live. It even has a name with a catchy acronym: Stranger Owned Life Insurance or STOLI. This is permitted so long as the buyer can show an insurable interest. In these cases, the buyer of the policy pays the premiums and keeps the proceeds upon the insured’s death. But can one buy a policy on his or her own life, satisfying the insurable interest requirement, but sell it to a stranger the day after its issued? Is that buyer just betting that the insured does not live long?
In a Court of Appeals case, an insured bought more than $50 million in insurance policies on his own life, placed the policies into trusts and promptly sold them or, more accurately, assigned the right to collect on them when he passed away to a third-party. After his passing, litigation ensued, and the question of assigning one’s policy to one with no insurable interest was raised. Initially, the courts had no answers. After a process through Federal Court, the New York State Court of Appeals found the assignment valid. Although this transaction allows for an end-run of the insurable interest requirement, the court’s strict reading of the applicable law left it no room for a different outcome. Interestingly, there was a strong dissent, who saw this arrangement for what it was, a wager on the life of the insured. This has been rendered largely moot, as laws have been enacted to prohibit this type of arrangement, but illustrates the creativity of some to beat the system.