Reed Smith Client Alerts

Key takeaways

  • RPAPL 1503 may be a powerful option for lenders where it is discovered – after a judgment is issued and after the statute of limitations has otherwise run – that a necessary party was omitted from an action.
  • This provision will provide lenders with options to avoid suffering any losses to its collateral as a result of a defect discovered in, for example, a deed years after the foreclosure that prevented joinder of a necessary party to the original foreclosure.

Lenders are often faced with a scenario of litigating a foreclosure action for years – only to learn that a necessary party to the foreclosure action was inadvertently omitted as a defendant.

The omission of a defendant with an interest in the mortgaged property is problematic because “[t]he absence of a necessary party in a foreclosure action leaves that party's rights unaffected by the judgment and sale, and the foreclosure sale may be considered void as to the omitted party.” 6820 Ridge Realty LLC v. Goldman, 263 A.D.2d 22, 26 (2d Dep’t 1999).

There are wo potential remedies that may permit a lender to avoid having to replicate the entire process and instead simply add nunc pro tunc the omitted necessary party, post-sale: strict foreclosure and reforeclosure.

“The terms ‘strict foreclosure’ and ‘reforeclosure’ are often used interchangeably, and like a strict foreclosure action, a reforeclosure action results in a judgment (for the lender) which gives a junior lienor or encumbrancer a specific time period in which to exercise the right to redeem or foreclose. However, there are some significant differences between the statutory provisions governing these remedies.” 6820 Ridge Realty LLC, 263 A.D.2d at 26–27.

Section 1503 of the Real Property Actions and Proceedings Law (RPAPL) permits a reforeclosure action to be maintained even where an action against the defendant to foreclose the mortgage under which the foreclosure sale was held or to extinguish a right of redemption would be barred by the statute of limitations. That is, RPAPL 1503 is applicable to allow a foreclosure under specific circumstances even years after the original statute of limitations has run. Targee St. Internal Med. Group, P.C. v. Deutsche Bank Nat’l Tr. Co., 92 A.D.3d 768, 769 (2d Dep’t 2012) (“Contrary to Deutsche Bank’s [the omitted foreclosure defendant] contention, the reforeclosure action under RPAPL 1503 would properly be maintainable against Deutsche Bank even if the applicable statute of limitations barred an action against it to foreclose on the Targee mortgage.”).