Lis pendens removal is a big concern of property owners who want to sell their property. A notice of lis pendens means that the property is subject of litigation. Although the property can technically still be sold, title insurance companies usually decline to insure sales of properties with lis pendens.
There are several ways to cancel a notice of lis pendens in New York. The method used to cancel will depend on the circumstances of each case.
When the property is not the subject matter of the action, lis pendens is not the proper remedy. Your attorney can file a motion to cancel the lis pendens on the ground that the suit does not affect the title to or the possession, use or enjoyment of real property. For example, if lis pendens was annotated in order to secure a money judgment and the property that was subjected to the notice of lis pendens was not in any way involved in the case except to secure a future money judgment, the lis pendens can be removed.
Stipulation is the fastest way to remove lis pendens. You and the plaintiff can agree to cancel the notice of pendency by stipulation and submit it to court. The stipulation must be signed by the attorney for the plaintiff and by the attorneys for all the defendants who have appeared or answered including those who have waived all notices and the defendants who have been served and have not appeared.
Under CPLR § 6513, the duration of a lis pendens is three years from the date of filing. When this 3-year period lapses and it is not extended by the court, the lis pendens expires by operation of law. Thus, your attorney can request the removal of the lis pendens over New York property that is beyond three years and has not been extended.
Under CPLR § 6515, a lis pendens may be removed by posting an undertaking in an amount to be fixed by the court, and if: (a) the court finds that adequate relief can be secured to plaintiff by giving of such an undertaking; or (b) in such action, the plaintiff fails to give an undertaking, in an amount to be fixed by the court, that the plaintiff will indemnify the moving part for the damages that he or she may incur if the notice of pendency is not cancelled.
What is an undertaking? CPLR § 2501 defines an undertaking as:
Usually, the undertaking takes the form of a surety bond or an undertaking secured with collateral.
When the defendant posts an undertaking in an amount fixed by the court to cancel the notice, the plaintiff is given the opportunity to request the stay of the notice of pendency by posting a similar undertaking that will indemnify the defendant if the notice of pendency is not cancelled.
Another way of removing lis pendens is for your attorney to file a motion to dismiss. Under CPLR § 3211, a motion to dismiss can be filed on the following grounds:
This is a more expensive way to remove a lis pendens because it requires more effort on the part of the attorney to draft this motion. Your situation must also fall under any of the grounds where a motion to dismiss can be raised.
CPLR § 6514 provides for other reasons to cancel a lis pendens:
Removing a lis pendens is not a DIY affair because it requires appearance with the court, the preparation of the proper court documents, such as an order to show cause, and the legal expertise of an attorney. A successful removal of lis pendens allows you to sell the property with no title insurance issues. If you need assistance in removing a lis pendens, the Law Offices of Albert Goodwin are here for you. We have offices in New York City, Brooklyn, NY and Queens, NY. You can call us at 212-233-1233 or send us an email at [email protected].