Multi-District Litigation Granted in Darvocet Litigation

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As we previously reported, the United States Judicial Panel on Multi-District Litigation (MDL) met in March 2011, in San Diego, CA, to hear arguments regarding whether the Darvocet and Darvon cases should be given MDL treatment. In April 2011, the Panel announced that it needed more time to consider the arguments for and against consolidating the federal cases. As such, the Panel scheduled an additional hearing for July 2011, in San Francisco, CA, to consider further arguments. 

 

On August 16, 2011, the Panel decided that all federal Darvocet and Darvon cases would be consolidated in the Eastern District of Kentucky (Covington Division) and assigned to the Honorable Danny C. Reeves for pretrial proceedings. The granting of multi-district litigation (MDL) treatment will streamline the lawsuits, allowing the parties to avoid duplicative discovery and inconsistent rulings from different judges. Additionally, MDL treatment will provide more convenience for the witnesses, the parties and the court.  

 

In November, 2010, the FDA announced that it was pulling off the U.S. market the prescription painkillers, Darvon and Darvocet, which combines Darvon with the aspirin substitute acetaminophen, because of scientific evidence the drugs can damage the heart, even at recommended doses, or cause fatal cardiac abnormalities.  Studies have shown that the ingredients contained in Darvocet and Darvon have been linked to various forms of severe side effects. Reportedly, these side-effects include: heart arrhythmia, heart attack, suicide, accidental overdose and death. 

 

If you feel you have experienced any side-effects from taking Darvocet, Darvon or generic propoxyphene you can contact Stark & Stark and speak to one of the Mass Tort/Pharmaceutical Litigation attorneys, free of charge, who can help assess any claims that you might have against the Darvocet or Darvon manufacturers.

Mortgage Foreclosures No Longer on Hold

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Community association’s boards, management and legal counsel actively monitor the status of mortgage foreclosures within their association. As some may be aware, in November 2011, Legal Services of New Jersey issued a report finding that many mortgage foreclosure pleadings contained false certifications, irregularities in documents, forged signatures and false notarization of papers.

 

On December 20, 2010, Judge Jacobson, a judge in Mercer County, New Jersey, issued an Order for mortgage servicers to show cause as to why foreclosures should not be halted. Since the December 20, 2010 Order was entered many Court rules relating to foreclosures were changed, which in effect, put pending uncontested foreclosure actions on hold.

 

Some of the changed included new certifications attesting to the fact that legal counsel for the mortgage companies communicated with the mortgage companies to ensure the authenticity of their documents. The rules also require that any papers filed by an attorney must attach evidentiary support.

 

Another Order was entered by Judge Jacobson on March 29, 2011, requiring the mortgage companies to address their record-keeping practices, to implement procedures for making sure that any Court-filed documents are accurate, and to implement a process for interacting with attorneys. The March 2011 Order also provides for the mortgage companies to be monitored by having random files reviewed one year after the uncontested foreclosures restart.

 

Last week, five of the six largest mortgage servicers received approval to continue with their uncontested foreclosure actions. The five mortgage servicers are Bank of America, CitiBank, JP Mortgage, Chase Bank and Wells Fargo. These mortgage servicers were found to have implemented better practices. Ally Financial, formerly GMAC Mortgage, is the only mortgage servicers whose uncontested foreclosure actions remain on hold for the time being. Associations will now begin to see the mortgage companies completing their existing foreclosure actions.

 

If you have questions regarding how these Orders may affect you, please feel free to contact me here in my firm's Lawrenceville, New Jersey office.

What is NJR Clean Energy Ventures?

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 Gary Forshner, Shareholder in Stark & Stark's Real Estate, Zoning and Land Use Group, meets with Chris Savastano, Director of Commercial Development for NJR Clean Energy Ventures understand what NJR Clean Energy Ventures is and what type of projects they are familiar with.

What is NJR Clean Energy Ventures? from Stark & Stark on Vimeo.

In a Divorce, Are Retirement Accounts Subject to Equitable Distribution?

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I have found that many of my clients who are going through a divorce have a lot of misconceptions regarding the division of their retirement accounts they established before their date of marriage. My clients’ initial impressions have been mixed. During initial consultations, some clients have informed me that their spouse would be entitled to 50% of the total retirement account, while others seem to believe that their retirement account is not subject to equitable distribution because it originated before their marriage.

 

I am hopeful that the following two scenarios offer some clarification.


Scenario 1 – Retirement Account Is Not Subject To Distribution: The account would need to be established prior to your marriage with no contributions made during the period extending from your date of marriage through the date of complaint. The most common scenario would be that you have a 401(k) or a rollover IRA from a previous employer that was established before your marriage. As you did not receive any benefit from your employer during your marriage (ie: employer matches, employee contributions, deferred compensation options…etc), it would follow that this asset was not accumulated during the marriage and not subject to equitable distribution.

 

As a practical tip, it is important to maintain an account statement displaying the value as close to the date of your marriage as possible. This will greatly aid your efforts in proving that the account was indeed premarital and not subject to any possible distribution to your spouse. Many brokerage houses will not maintain account statements longer than 10 years, so keeping a copy in your personal records may be a good idea to offer sufficient proofs.

 

Scenario 2 – Retirement Account Is Partially Subject To Distribution: When a portion of your retirement account was accrued prior to your marriage, the situation gets a little more complicated.

 

As stated above, you are entitled to 100% of the retirement account accumulated before the marriage. However, the monies deposited or supplied by your employer during your marriage are subject to equitable distribution, usually under a 50% distribution allocation.

 

Good recordkeeping is essential here, as you will need to provide your attorney with a statement showing the value of the account prior to the date of marriage. This will be necessary in order to develop the exempt value of the account and will assist your attorney in reaching the proper percentage that is divisible.

 

For purposes of example, if you had $100,000 in your account and $20,000 was pre-marital, a standard distribution to your spouse would be $40,000.

  • Account Total Value = $100,000
  • Marital Value = $80,000
  • Spouse 50% Distribution = $40,000
  • Your Portion = $60,000 ($20,000 exempt and $40,000 marital

Additionally, you are entitled to classify the growth of the portion of the account that was premarital as exempt. Without the assistance of an accountant or actuary, the isolation of the growth portion gets a little tricky. However, to simply the process, attorneys will often look at the historic average earnings of the account during the time period associated with your marriage. Once this growth is isolated, it is a fairly straightforward process to impute an estimated level of earned interest for this exempted portion of the asset.

 

Please remember that New Jersey is an equitable distribution state. Parties going through a divorce are not always entitled to an automatic 50% distribution of marital assets and there are various statutory factors that must be taken into consideration before a distribution percentage is established

 

If you, or someone you know, is going through the divorce process and has questions regarding equitable distribution or other related matters, please feel free to contact me in my firm’s Lawrenceville, New Jersey office.

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New Jersey League of Municipalities Subject to Public Records Request

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The real estate industry has seen a lot of changes over the past several years, and now, for those in the state of New Jersey, there is one more. In the matter of Fair Share Housing Center Inc. v. N.J. State League of Municipalities, the New Jersey Supreme Court took what at first blush might have been thought an unusual decision yesterday, declaring that the New Jersey League of Municipalities is a “public agency” possessing “government records” and therefore is subject to disclosure under the Open Public Records Act. The League is a nonprofit, unincorporated association representing all of New Jersey’s 566 municipalities, which includes over 13,000 municipal officials and over 560 mayors. 

 

The League is the lobbying arm of New Jersey’s municipalities and is supported in large part from public funding in the form of membership dues. Additionally, its employees participate in the Public Employees’ Retirement System, after The League was declared a public agency for that purpose by a 1955 Attorney General Opinion. Given that the lobbying done by The League on behalf of municipalities throughout the state of New Jersey, which until now the documentation for was private, one would expect a treasure-trove of information to become available to those seeking to challenge the lobbying and other efforts of The League in the future. 

 

In this instance, Fair Share Housing was seeking information regarding the League’s position opposing affordable housing regulations proposed by the New Jersey Council on Affordable Housing (COAH). Therefore, all COAH regulations adopted in the past 10 years have been declared unconstitutional. The latest regulations are on appeal before the New Jersey Supreme Court challenging the latest determination of unconstitutionality. The League has largely been supportive of these unconstitutional regulations and has opposed reasonable attempts at legislation and regulations enforcing a municipality’s obligations to zone for reasonable opportunity for housing for all of the residents of New Jersey.

 

Here in my firm's Lawrenceville, New Jersey office, I expect this decision to be a source of conversation among our attorneys. If you have questions about how this decision could impact you and your business, feel free to contact me to discuss this matter in more detail.

Divorced Parents and College Expenses

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In a recently published Opinion, a New Jersey trial court issued two rulings of significance to divorced parents of college students. The issues in question have vexed family law attorneys for some time since cogent arguments existed on both sides.

 

The first issue is whether a Court Order which requires a college student to provide proof of attendance, credits and grades to his or her divorced parents as a condition for payment of college expenses violates the student's right to privacy under the Family Educational Rights and Privacy Act (FERPA).

 

The second and collateral issue dealt with the question of when a non-custodial parent is paying child support and/or college expenses, is the responsibility to provide that parent with the above information that of the student, the custodial parent or both?

 

In the case of VB v. VB (names of parties have been redacted) the Court was faced with these issues based on an assertion by the parties' daughter that she had FERPA privacy rights relative to her college records. At the same time, her custodial parent contended that it was only her daughter, not herself, who could be ordered to obtain the documentation and provide it to the non-custodial parent. This combination of legal claims, if successful, would leave the non-custodial parent "in the dark" as to such matters while still paying child support and college expenses.

 

In VB, the Court examined New Jersey's legal definition of emancipation which includes an analysis of whether or not a child has "moved beyond the sphere of influence" of his or her parents. The Court reasoned that if a child's custodial parent has no control of the child and cannot obtain simple verifying information regarding college attendance and performance, the child is "beyond the sphere of control" thus leading to the legal conclusion that the child is no longer unemancipated for purposes of child support and payment of college expenses.

 

As for the student's position that she had FERPA privacy rights, the Court disagreed, stating that she was not entitled to use FERPA as a shield to block her father's right to verify her collegiate status while simultaneously asserting that she was entitled to support and payment of her college expenses.

 

The Court also defined the extent of information which a college student is obligated to provide and consisting of proof of enrollment, credits, and academic performance while indicating that there may be other information in a student's file which has limited or no relevance. For example, a college student who attends counseling on campus may elect to keep such information confidential. Based on the above, the Court concluded that as long as the college student remains unemancipated, her custodial parent is obligated to provide the non custodial parent with documented verification of courses taken, the number of credits per course, and a copies of her report cards at the conclusion of each marking period. Should the student or the custodial parent fail to comply, the Court indicated that it would entertain an application to declare the student emancipated. It strongly appears that under the Court's analysis, such an application would be granted.

 

By way of caveat, the VB Opinion was issued by a trial court, as opposed to the Appellate Division or the New Jersey Supreme Court. Thus, while not mandatory for other courts to follow; since the Opinion was approved for publication (as opposed to numerous other Opinions which remain unpublished due to their lack of instructional or probative value), VB v. VB provides worthwhile findings of fact and conclusions of law for courts and family law attorneys to apply as appropriate in the circumstances of each case. As such, it represents an overdue and clarifying step in the right direction.

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Earthquake in New Jersey? Why Building Codes are Important Even on the East Coast

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Minutes ago we here in Lawrenceville, New Jersey and Newtown, Pennsylvania felt the earth shake…literally. An earthquake measured at 5.9 on the Richter scale, centered in Mineral, Virginia (just outside of Richmond), was felt along significant parts of the East Coast. 

 

Developers, property owners, architects, engineers and frankly all of us are to be thankful for building code requirements that consider earthquakes as an element of structural design, not only here in New Jersey, but throughout the entire nation. 

 

While structural design and building codes in California for instance must pay far more attention to the possibility and severity of earthquakes, all building codes are required to consider the impact of natural events (including wind and earthquakes) no matter how uncommon such natural events might be. Without such building code requirements, there could have been far more damage than the building shaking and buzz around the office we felt here in New Jersey.

Self-Dealing Violating Shareholders Agreement

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Self-dealing is a common occurrence in minority shareholder oppression claims. When majority shareholders sell the corporate assets of one entity to another in order to eliminate a minority shareholder(s) from the enterprise, the oppressed shareholder can claim the shareholder agreement was violated. The minority shareholder may be successful in petitioning a Court of law to set aside the sale of the corporate assets if they can show that there was "self-dealing" involved and that the price or terms or both were unreasonable to the corporation.  

 

Arguably, in New Jersey, all the minority may have to show is that the corporate assets were sold to another entity controlled or owed by the majority. Even if the company receives a fair price for the business and assets, if the minority shareholder does not receive stock in the going concern (and had a reasonable expectation of future profits or employment) then they may be deprived the prospect of future earnings. The test in New Jersey is whether or not the minority shareholders "reasonable expectations" have been interfered with by the actions or in-actions of the majority. 

 

In states which require an inquiry into whether or not the purchase price was reasonable, Courts will subject that sale to "close" or "rigorous" scrutiny. In most states, whenever a corporation enters into a transaction with one of it's officers or directors or with a controlling shareholder, the insider has the burden of showing that the transaction between the corporation and one of its officers, directors or controlling shareholder is an arms length transaction. If it is found not to be, the Court may set aside that transaction. 

 

On the other hand, if the sale was made to outsiders as opposed to corporate officers, directors or to the majority shareholders (or those related to them), Courts are reluctant to reluctant to set aside the sale. That is because Court's adhere to the "business judgment rule" which provides that Judges should not substitute their judgment for the parties concerning matters of business judgment. 

 

If you believe you are a victim of self-dealing which violates your shareholder agreement, feel free to contact me in my Lawrenceville, New Jersey office. 

 

Recent Trends in the Solar Industry

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 Gary Forshner, Shareholder in Stark & Stark's Real Estate, Zoning and Land Use Group, meets with Chris Savastano, Director of Commercial Development for NJR Clean Energy Ventures to discuss the recent trends in the solar industry.

Recent Trends in the Solar Industry from Stark & Stark on Vimeo.

Stark & Stark Shareholder Comments on Possible Ashton Kutcher Federal Investigation

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Paul A. Lieberman, Shareholder in Stark & Stark's Securities Group, was quoted in the August 20, 2011 New York Post article, Ashton's Hard Sell With Feds.

Recently, Ashton Kutcher’s comments regarding several internet based social media companies has come under scrutiny after Kutcher authored an article for Details magazine in which he praises Tinychat, Fourquare, Arbnb and several other companies, while failing to disclose the fact that he is an investor in the companies. Now the Federal Trade Commission and the Securities Exchange Commission are questioning if this move warrants a federal investigation.

In the article, Mr. Lieberman states, “He's getting close to the line, if not crossing it, in terms of SEC regulations on insider trading."

Strategies to Develop a Social Media Policy for Your Business

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Adam J. Siegelheim, Shareholder in Stark & Stark’s Franchise Group, authored the article, Strategies to Develop a Social Media Policy for Your Business, for the July 2011 edition of Mercer Business Magazine.

In the article, Mr. Siegelheim the importance of businesses implementing a social media plan in order to avoid negative publicity through social media outlets. Mr. Siegelheim states that companies who do not proactively manage their brand through social media channels risk their online reputation being placed in the hands of disgruntled customers and employees.

You can read the full article online here.
 

Lehman Pursues Former Brokers' Bonuses

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Thomas B. Lewis, Chair of Stark & Stark’s Employment Group, was quoted in the August 16, 2011 Wall Street Journal article, Lehman Pursues Former Brokers' Bonuses. The article discusses Leahman Brothers Holdings, Inc.’s decision to go after former brokers in an attempt to collect bonus money they received when they joined the firm. 

 

Mr. Lewis states that, “lawyers for the former Lehman brokers may try to argue ‘impossibility’ as a defense against the firm's note claims.  It's impossible to do your job if it's no longer there." 

 

You can read the full article online here.

 

Governor Christie Conditionally Vetoes Solar Ordinance Preemption Bill

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On June 23, 2011, Governor Christie conditionally vetoed Senate bill S2006, recommending that the bill be amended to delete the entirety of Section 1, which includes all the provisions limiting municipal authority over the installation of photovoltaic solar energy systems on residential property, and to include in Section 2, among other things, a definition of a “municipality’s processing costs” and the term “photovoltaic solar panel.”  The Governor’s conditional veto essentially guts the most substantive portions of S2006 and, as such, the fate of this bill is uncertain. Should the Legislature approve the Governor’s recommendations, the watered-down version of S2006 will do little to facilitate the installation of solar facilities on residential properties and our elected officials will have squandered a golden opportunity to encourage New Jersey homeowners to use renewable energy resources and promote the goals of the Energy Master Plan.

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Changes Made to Rules for New Jersey Civil Presumptive Mediation Program

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In a report published for its 2009 - 2010 term, the New Jersey Supreme Court Committee on Complementary Dispute Resolution came up with certain recommendations concerning changes in the New Jersey Civil Presumptive Mediation Program. The New Jersey Supreme Court adopted the Committee's recommendations and has amended Rules 1:40-6(b), 1:40-12(b)(2) and Rules Appendix XXVI. These amendments will take effect on September 1, 2011. The purpose of these Rule amendments are to streamline and improve certain areas of the mediation program and mediation process.

 

The amendments approved by the New Jersey Supreme Court deal with: 1) the ability of parties to select their own mediator; 2) continuing education requirements for mediators; 3) charging of retainers by mediators; and 4) the method for mediators to secure assistance from the Courts to collect unpaid fees.




 

Selection of Mediator
The New Jersey Court Rules have always allowed parties involved in litigation to select a mediator of their own choice. Prior to the recent Rule amendments, the Court Order for mediation named the mediator that would handle the mediation and the designation of that mediator was effective as of the date of the Order. The parties could replace the designated mediator with a mediator of their own choice. The amended Rule change is subtle in that it still allows the parties to choose their own mediator. However, under the new Rule, the designation of the Court appointed mediator does not become effective for a period of 14 days after the date of the Order. During those 14 days the parties may choose their own mediator. If the parties do not choose their own mediator within 14 days, the mediator designated by the Court will become effective.




 

Continuing Education

Continuing education has always been part of the mediation process. The amendment to R. 1:40-12(b)(2) provides that continuing mediator education shall now include instruction in ethical issues associated with the mediation process.



 

Retainers
The amendment to Appendix XXVI dealing with the compensation of mediators, now allows mediators on the Court's mediation roster to charge a retainer once the two free hours of mediation have been completed and provides that mediators can charge more than the allowed one hour for pre-mediation preparation if the parties are so advised and there is an appropriate written disclosure prior to the beginning of the initial mediation session.



 

Enforcement of Compensation of Mediators
Getting paid is obviously an important concern of mediators. The amendments to the mediation Rules also change the process as to how mediators will have access to the Court system to collect fees. Previous, mediators could apply to the Court for the issuance of an Order to Show Cause in the event that they were not paid for their services. This process will no longer be allowed. Instead of providing that the Court issue an order requiring the delinquent party to show cause why the mediator's fee has not been paid, the Rule amendment provides that mediators may bring an action in the Special Civil Part of the county where the underlying action was brought. While mediators will still have access to the Courts to help them get their fees paid, the manner of enforcement has changed.


 

Mediation in New Jersey is very successful but is a constantly evolving process. We can certainly expect new amendments to the Rules on a continuing basis.

What is Needed in Order to Make a Solar Project Work?

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Gary Forshner, Shareholder in Stark & Stark's Real Estate, Zoning and Land Use Group, meets with Chris Savastano, Director of Commercial Development for NJR Clean Energy Ventures to discuss the components needed in order to make a solar project work. 

What is needed in order to make a solar project work? from Stark & Stark on Vimeo.

Under the Consumer Fraud Act, a Spiritual Loss Is Not an Ascertainable Loss

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A recent published case with a unique set of circumstances serves as a reminder that for a plaintiff to prevail and secure treble damages under the Consumer Fraud Act (CFA), not only must the plaintiff show that the defendant committed unlawful conduct, that plaintiff must also be able to demonstrate that he suffered an ascertainable loss. 

 

The plaintiffs in Gupta v. Asha Enterprises, LLC, __ N.J. Super.__ (App.Div. 2011) had unquestionably been quite specific when they ordered vegetable samosas from the defendant Indian restaurant for take-out; they were being purchased for a group of individuals who were strict vegetarians. When the time came for the plaintiffs to pick up their order, they were handed a tray indicating the samosas were, in fact, vegetarian, and were reassured of the “vegetarian nature of the food.”

 

Notwithstanding their abundance of care, plaintiffs were served and began to consume meat-filled samosas. The Indian restaurant was insistent that the samosas were vegetarian, however the plaintiffs returned to verify the samosas’ content. Once there, an employee of the Indian restaurant confirmed that is was he who was mistaken; the samosas contained meat. The Indian restaurant then prepared an order of vegetable samosas for the plaintiffs and delivered it to them without additional payment.

 

The plaintiffs brought their complaint alleging that consumption of the meat contained in the samosas caused them spiritual injuries resulting in damages. The motion judge subsequently granted the defendants’ motion to dismiss.

 

On appeal, plaintiffs argued that the motion judge erred in her dismissal of their CFA claim. The appellate panel agreed, noting that the CFA specifically forbids “act[s] constituting misrepresentation of food.” However, the panel declined to recognize the plaintiffs’ spiritual loss and need to travel to India to undergo a purification ritual as an ascertainable loss cognizable under the CFA, which requires evidence of loss of “moneys or property.” Because the Indian restaurant provided the plaintiffs with an order of vegetable samosas, the plaintiffs were demonstrably made whole, and the panel explicitly declined to recognize a spiritual loss in the absence of any supporting precedent.

What Are The Property Owner's Rights When Multiple Approvals Exist?

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In the first published decision of its kind, the Appellate division in the matter of Price v. Martinetti asks the question whether a property owner having land use approval to develop land loses the right develop under the first approval in the event a second approval for a different development scheme is subsequently granted.

In this instance the court concludes that a landowner generally retains the right to develop the property under either development approval. Under certain instances that did not apply in the Price decision, the court alluded to the possibility that it might reach a different conclusion, but generally, a property owner holding an approval will be able to develop under the original development plan should the landowner choose, notwithstanding an approval for a different development scheme granted subsequently.
 

Different Types of Solar Energy Projects

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Gary Forshner, Shareholder in Stark & Stark's Real Estate, Zoning and Land Use Group, meets with Chris Savastano, Director of Commercial Development for NJR Clean Energy Ventures to discuss the different types of solar projects and how each one works. 

What are the different types of solar projects? from Stark & Stark on Vimeo.

Future Rights Under a Will May Be Given Away by Contract

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In the Matter of the Estate of BELVA PLAIN, Superior Court of New Jersey, Chancery Division, Probate Part, Essex County, Docket No. ESX-CP-0048-2011, decided on July 22, 2011, the question was raised as to whether a child of a decedent was precluded from challenging the Last Will and Testament of his mother by his execution of a settlement agreement eighteen years before her death.  In that settlement agreement, the son covenanted not to challenge his mother's documents after her death.
 

The son filed a complaint seeking to invalidate his mother's will on the basis that she lacked the testamentary capacity to make the will or that the will was the result of undue influence.  The family history of the parties was one of considerable animosity and extensive litigation. Prior to the mother's death, she found it necessary to seek multiple restraining orders against her son.  At one point, the restraints barred her son from entering the municipality where his mother lived.   In 1993, approximately eighteen years before the mother died, the son and mother executed a settlement agreement which globally resolved more than a dozen pending litigations and resulted in the vacation of all outstanding restraining orders. In the Agreement, the son agreed not to attempt to set aside or contest the mother's will, or make any claim against the mother's estate. The mother agreed to make annual payments to the son for his support which would continue for the rest of the son's life. The mother also agreed to fund the son's psychiatric care up to a set maximum amount per year. The mother agreed to create an inter vivos trust that would be funded upon her death in order to continue to fulfill the obligation to support the son under the Agreement. The son, as of the time of trial, had received in excess of five hundred thousand dollars under the terms of the Agreement. Further, since 1990 the mother had executed ten different wills, all purporting to disinherit the son; the last eight wills executed after the parties’ 1993 Agreement, including the March 21, 2007 Will, all referred to the mother's obligations to support her son as set forth in the Agreement.
 

The agreement also required the mother to make a total of four future visits with her son under the supervision of the son's psychiatrist; two pre-scheduled telephone calls to the son per year at times and intervals to be determined by the mother; to write the son two letters annually, whose timeliness, content and duration shall be totally within the discretion of the mother.  Other than the contact detailed above, the Agreement forbade the son from contacting, attempting to contact or communicate with the mother or any other member of the family without the prior written consent of the specific family member. 
 

To avoid enforcement of the very clear language in the 1993 Settlement Agreement prohibiting Will challenges of precisely the sort initiated by the son in this case, the son first argued that the Settlement Agreement was both procedurally and substantively unconscionable. The Court noted that our legislature has addressed the issue of unconscionability as it pertains to contracts. N.J.S.A. § 12A:2-302 states, "(1) If the court as a matter of law finds the contract or any clause of the contract to have been unconscionable at the time it was made the court may refuse to enforce the contract, or it may enforce the remainder of the contract without the unconscionable clause, or it may so limit the application of any unconscionable clause as to avoid any unconscionable result."  The common law doctrine of unconscionability has proven difficult to define and has been rarely invoked undoubtedly because, other than in exceptional cases, it has been largely viewed as grossly interfering with the freedom to contract.  There are very few cases from New Jersey courts examining and defining unconscionability.
 

The son' next claim was that he was at an economic disadvantage when dealing with his mother and that he was required to "take whatever was thrown his way."  It was an undisputed fact that the son was represented by counsel at the time of the 1993 Settlement Agreement and that the parties engaged in multiple negotiations over a period of time exceeding one year. It was also undisputed that there was a lengthy history of litigation between the parties.  In light of the rancorous history of litigation and personal conflict, and also in light of the substantial consideration provided to the son over the years, the Court found nothing troubling about the agreement, either procedurally or substantively, as a matter of law.
 

Lastly, the son argued that he was excused from performance of the contract, because the his mother materially breached the agreement by failing to write him two letters per year as was required by the Settlement Agreement.  The Court noted that in contract law, a ‘material’ breach of contract is a failure to perform the contract that strikes so deeply at the heart of the contract that it renders the agreement irreparably broken and defeats the purpose of making the contract in the first place.  If there is a material breach the other party can simply end the agreement and go to court to try to collect damages caused by the breach.  The Court determined that due to the fact that the mother had total discretion to determine the timing, content, and duration of these letters, and, although there were questions as to just how therapeutic these letters could reasonably be expected to be, or how material they were to the overall agreement, the son's continuing to accept the other benefits of the Agreement in light of this alleged breach led to the conclusion that the son waived his right to use the breach as a defense to nonperformance.
 

The Court also found that the son's claims were also barred by the equitable doctrine of laches in view of his failure to timely act.   While the son claimed that his mother violated the Agreement shortly after it was executed by failing to send him two letters per year, he did not act on this knowledge, choosing instead to sit on his rights until he brought a will contest prohibited by the express terms of the Agreement. The Court found that a period of close to eighteen years without any assertion of his rights under the Agreement constitutes inexcusable delay and that the son was barred by laches.
 

Similarly, the doctrine of equitable estoppel barred the son's challenge to the contract. Equitable estoppel prevents one from rectifying his own grossly negligent mistake at the expense of another who has, without negligence, been misled.  The Court found that the son conducted himself in such a way as to lead all parties to believe the contract was still in force and to allow the son to assert the existence of a material breach negating his own obligations under the contract after all of these years would amount to fraud by conduct and would violate the Court’s equitable responsibilities.
 

The contract signed between the son and mother was deemed to be enforceable and the son was barred from making any claims concerning his mother's will.

The 2011 Draft Energy Master Plan

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Recently, the Christie Administration produced its draft 2011 Energy Master Plan (“2011 Draft EMP”) in accordance with state law, N.J.S.A. 52:27F-14, the final version of which shall serve as the three-year update to the 2008 EMP. The current draft focuses on myriad ways to foster energy efficiency, promote in-State energy generation and facilitate the creation of a balanced energy portfolio that includes conventional, renewable and new, technologically advanced sources of energy production and storage tempered by a deep and abiding concern for the impact of current and proposed initiatives upon ratepayers and economic development. 

 

A complete description of the entire 2011 Draft EMP and its potential implications is well beyond the scope of this blog. However, one topic treated by the 2011 Draft EMP that warrants brief discussion is biomass and waste-to-energy (“WTE”) production. This is a significant alternative source of fuel, which deserves to be reevaluated by the Legislature in meeting the goals and objectives of the Energy Master Plan. “New Jersey . . . has abundant ‘home grown’ biomass potential[, which] includes both agriculturally-derived fuel, as defined by statute, as well as residential and industrial waste material that is used to produce energy, either directly or indirectly.” Indeed, the Garden State is one of the largest producers of garbage per capita within the United States. However, “[o]nly 17% of that waste is converted into energy by the State’s five municipal solid waste incinerators, leaving the rest as an untapped energy resource.”

 

The Christie Administration stops short of proposing or advocating any substantial new incentives for biomass or WTE. However, it recommends possibly revisiting how sustainable biomass and waste-to-energy are classified under the State’s Renewable Portfolio Standard (“RPS”) in light of price discrepancies between solar renewable energy certificates (“SRECs”) and renewable energy certificates (“RECs”) for other Class 1 and Class 2 renewable energy resources in order to make their development more marketable. 

 

Certainly, our State government has already taken sizable steps to create a market for bio-energy. For example, just prior to leaving office as Governor, Jon Corzine signed legislation (P.L. 2009, c. 213), which is referred to as the “solar farm” bill, that (1) authorizes the installation and operation of biomass (as well as solar and wind) energy generation facilities on preserved farmland for the purpose of generating power or heat, (2) adds to the list of activities protected under the Right to Farm Act, N.J.S.A. 4:1C-1, et seq., the generation of power or heat from biomass (as well as solar and wind) and (3) qualifies biomass (along with solar and wind) energy generation as an “agricultural or horticultural use” under the Farmland Assessment Act of 1964, N.J.S.A. 54:4-23.1, et seq. Although the term “biomass” is not defined consistently throughout the solar farm bill, it essentially refers to “an agricultural crop, crop residue, or agricultural byproduct that is cultivated, harvested, or produced . . . and which can be used to generate energy in a sustainable manner.” 

 

More recently, Governor Christie approved Assembly bill A1052 as P.L. 2010, c.101, which supplements Title 52 of the Revised Statutes, requiring State entities generally to “consider the use of biofuels to replace the use of petroleum-based fossil fuels” and specifically to make such purchases “for heating equipment, or other similar combustion systems, motor vehicles, or other motorized equipment[]” provided that the State entity determines that (1) the cost of using biofuels is either the same or less than the cost of using fossil fuels and (2) the use of biofuels for the purpose in question is reasonable, prudent and cost effective. The term “biofuel” is defined under this new law as “liquid or gaseous fuels produced from organic sources such as sustainably grown and harvested crops including native noninvasive energy crops, agricultural residues and non-recycled organic waste including waste cooking oil, grease and food wastes, sewage and algae.” 

 

The first of these two enactments is noted in the 2011 Draft EMP as a statutory achievement promoting the use of renewable energy. 

 

A complete copy of the 2011 Draft EMP is accessible online. The Board of Public Utilities (“BPU”) has already held two hearings on the 2011 Draft EMP, which took place on July 26 and August 3, 2011, and is scheduled to hold one more on August 11, 2011, at the Richard Stockton College of New Jersey. The BPU will also accept comments on the 2011 Draft EMP through August 25, 2011.

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Quick Tips: Sale Of The Marital Residence In A Divorce

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With the seemingly endless cycle of bad news surrounding the real estate market these days, the issues arising from the sale of a marital residence in a divorce proceeding are becoming more complicated with every month that passes.

I cannot promise that the exercise of selling your former residence within the confines of divorce litigation will be a painless process.  Hopefully you can limit the stress level by adhering to the following quick points:

  • Make sure both parties are clear as to the definition of “net profits” to be divided upon the closing of the property.  Does your agreement call for the parties to be equally responsible for the closing costs, realtor commissions, outstanding utilities and taxes...etc?  In my experience, the smoothest transactions are the ones that spell out the responsibilities of each party regarding these settlement liabilities before the house is listed.
  • Select a mutually agreed upon real estate professional to market your property.  I recommend that each party submit two names for potential realtors If each party suggest two professionals, the appearance of one party “getting their person” does not become an issue.  Make sure to inform the potential realtors that you are in the midst of a divorce to ensure that they understand that communication protocol that will be necessary to navigate this arrangement.
  • Have a certified inspector conduct a walk-through before you execute a listing agreement with the realtor.  Knowing what work will be needed for your house to pass inspection before any potential offers are forwarded could go a long way in understanding the true market value of your property.  In the context of a divorce litigation, establishing a budget before the listing will help each party understand their financial responsibilities associated with getting the house up to code. 
  • Speak to your spouse and the realtor regarding potentially setting a pre-determined timetable for reducing the listing price of the property.  I have seen many issues arise when one spouse wishes to “fire sale” the property and accept a low offer just to get the property off their hands.  This approach may conflict with a spouse that may be in a financial advantageous position, who wishes to wait out a better offer.  Agreeing to a fixed timetable to lower a listing price by a certain percentage will alleviate the disagreement each time that either spouse may wish to modify the current listing and allow all parties to remain on the same page.  An agreement like this could also be utilized regarding automatic acceptance of certain offers within a percentage range of the current listing price.


I am hopeful that these tips will assist the process of selling your marital residence in the context of a divorce litigation.

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Tax Incentives for Renewable Energy Projects

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Renewable energy projects, including wind, solar, biomass, etc., continue to rely upon critical tax and other incentives to be cost effective. In the future such incentives may prove unnecessary but now, during the relative infancy of the renewable energy industry, projects would not proceed absent such incentives.

Federal legislation has been introduced to extend the 30 % tax credits for offshore wind projects past the current expiration at the end of 2011. As the industry matures, costs and efficiency of renewable energy projects improve, but for now if we are to reduce carbon footprint (greenhouse gases), emissions and the geo-political impacts of fossil fuels, these tax incentives continue to be a necessary component of this industry that is creating important job opportunities and reducing energy costs.

Will A Court Award Counsel Fees to a Plaintiff That Was Unable to Prove Lack of Testamentary Capacity or Undue Influence?

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In a recent case decided by the Appellate Division of the Superior Court of New Jersey on June 17, 2011 (In The Matter of the Estate of Blanche T. Riordan, Deceased, Docket  No. A-4123-09T4; Docket No. A-4464-09T4; Superior Court of New Jersey, Appellate Division), the Trial Court concluded that the decedent had testamentary capacity when she executed her will and that the will was not the product of undue influence. 
 

The Plaintiffs argued that the Trial Court's finding that the decedent possessed the requisite testamentary capacity to execute a will was not supported by sufficient, credible evidence and rather, "was so far wide of the mark and contrary to competent evidence in the record as to amount to a manifest denial of justice.” The Appellate Division found the findings of the Trial Court on the issues of testamentary capacity and undue influence, though not controlling, were entitled to great weight since the Trial Court had the opportunity of seeing and hearing the witnesses and forming an opinion as to the credibility of their testimony reasonably credible evidence as to offend the interests of justice.
 

As a general principle, New Jersey law requires only a very low degree of mental capacity to execute a will. The gauge of testamentary capacity has been stated to be whether the testator can comprehend the property he/she is about to dispose of; the natural objects of his/her bounty; the meaning of the business in which he/she is engaged; the relation of each of these factors to the others, and the distribution that is made by the will. Testamentary capacity is tested at the time of execution of the will.
 

In any attack upon the validity of a will, there is a legal presumption that the testator was of sound mind and competent when he executed the will. This presumption can only be overcome by clear and convincing evidence. The burden of establishing lack of
testamentary capacity falls upon the party who contests the will being offered for probate.
 

Evaluating the evidence in the aggregate, the Trial Court in this case concluded that Plaintiffs did not satisfy their heavy burden of proving, by clear and convincing evidence, that the decedent lacked testamentary capacity when she executed her will.  The Appellate Division was satisfied that there was sufficient competent and reasonably credible evidence in the record to support the Trial Court's findings.
 

Plaintiffs also contended that the Trial Court's factual findings and legal conclusions with respect to the issue of undue influence were unsupported by the credible evidence adduced at trial and warranted reversal.
 

What constitutes undue influence sufficient to invalidate a will is a question of law.  But whether a will was procured by undue influence is a question of fact for the court, as is the truth or credibility of evidence introduced on such issue and the weight to be given to the evidence.   A will which on its face appears to be validly executed, can be overturned if it is tainted by "undue influence."
 

Undue influence has been defined as a mental, moral, or physical exertion of a kind and quality that destroys the free will of the testator by preventing that person from following the dictates of his or her own mind as it relates to the disposition of assets. 
 

Two elements are required to raise a presumption of undue influence. First, there must be a "confidential relationship" between the testator and the beneficiary. Second, the presence of "additional 'suspicious' circumstances" in combination with such a confidential relationship must exist.  Such circumstances need only be slight.
 

Under normal circumstances, once a presumption of undue influence has been established and the burden of proof is shifted to the proponent of the will, the presumption may be overcome by a preponderance of the evidence.  If, however, the presumption arises from a professional conflict of interest on the part of an attorney, coupled with confidential relationships between a testator and the beneficiary as well as the attorney, the presumption must instead be rebutted by clear and convincing evidence.
 

Notwithstanding the confidential relationship that existed, the Trial Court found no evidence that anyone overpowered the will of the decedent.  The court concluded the defendants had met their burden to overcome the presumption of undue influence by a preponderance of the credible evidence.  The Appellate Court upheld these conclusions as to the claims of undue influence as well as the claims of lack of testamentary intent.
 

Even though the Plaintiff was not successful in proving lack of mental capacity or undue influence, the Trial Court still awarded the payment of counsel fees from the estate.   The Plaintiffs appealed the Trial Court's failure to award the full amount of their counsel fees and the Defendants appealed the award of any counsel fees to Plaintiffs. The Appellate Court rejected both challenges.
 

The decision to award attorneys' fees falls within the discretion of the Trial Judge and, accordingly, is reviewed under an abuse of discretion standard as long as the Trial Judge did not act under a misconception of the applicable law.
 

New Jersey has a strong public policy against the shifting of attorneys fees and costs.  Generally, everyone pays their own counsel fees.  This based upon what is known as the American Rule.  However, there is an exception to this American Rule in certain cases.  One of those exceptions is for payment of counsel fees from an estate in a will contest where probate is granted and it appears that there was reasonable cause for contesting the validity of the will.  Except in a weak or meretricious case, courts will normally allow counsel fees to both proponent and contestant in a will dispute.
 

The Appellate Court upheld the finding of the Trial Court that there was a reasonable basis for the Plaintiffs position even though that basis was not sufficient to set aside the will. Simply put, the Trial Court determined the challenge to the will was reasonable and that the award of some, although not all of the counsel fees, was appropriate.

Key Points on FINRA Exams Concerning Variable Annuities

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For those who participate in the offering/sale of variable annuities and who may be subject to FINRA examinations, I have summarized some of the key points from Mr. Ketchum’s recent speech before the Insured Retirement Institute Government, Legal and Regulatory Conference.

Exam Priorities

  1. Verify customer assets exist and held at secure locations
  2. Risk analysis > examiners ask right questions when enter
  3. Profiles of firm’s business model and underlying risks
  4. Test for compliance with customer protection rules
  5. Examiners understand risks/management; looking for control breakdowns
  6. Point of Sale exams – focus on branches, rather than headquarters
  7. Pilot program – collect data from underwriters and manufacturers via standard request; templates being used: a) 1st round of requests sent April, 2011; and b) 2nd round of requests to VA manufacturers sent July – August 2011

FINRA Goals

FINRA is requesting broader data collection with increased analysis to spot trends and create risk-base exams.


Recent Exam findings

  1. Failure to document basic customer information
  2. Inadequate policy and procedures
  3. Inadequate supervisory reviews > suitability
  4. Training programs inadequate
  5. Abusive switches and costly surrender charges
  6. Over concentration of annuity products

How Does Solar Energy Production Work?

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Gary Forshner, Shareholder in Stark & Stark's Real Estate, Zoning and Land Use Group, meets with Chris Savastano, Director of Commercial Development for NJR Clean Energy Ventures to discuss how solar energy production works.

How Does Solar Energy Production Work? from Stark & Stark on Vimeo.