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<p class="MsoNormal"><span style="color:#1F497D">You find it right outside of Kissimmee, Fantasyland (rarely if ever). It works if the tenant is solvent. If the tenant is worthless, just sad, which is why a lien against a leasehold is not as valuable as a
lien against a feehold (at least where there is some equity in the feehold).<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D"><o:p> </o:p></span></p>
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<p class="MsoNormal"><b><span style="font-size:10.0pt;font-family:"Tahoma","sans-serif"">From:</span></b><span style="font-size:10.0pt;font-family:"Tahoma","sans-serif""> Reese J. Henderson, Jr. [mailto:Reese.Henderson@gray-robinson.com]
<br>
<b>Sent:</b> Friday, November 18, 2016 10:12 AM<br>
<b>To:</b> Larry Leiby; Sean A. Mickley; Brian Solomon; clc-discussion@lists.flabarrpptl.org<br>
<b>Subject:</b> RE: Leasehold foreclosure<o:p></o:p></span></p>
</div>
</div>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><span style="color:#1F497D">But if you can’t foreclose it . . . ? (Which your analysis seems to suggest, and which I think is true in most cases – how often do you find a tenant who stiffs the build-out contractor but is performing under
its lease?)<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal" style="margin-bottom:12.0pt"><span style="font-size:10.0pt;
font-family:"Georgia","serif";color:black"><br>
<b>Reese J. Henderson, Jr. | Shareholder</b><br>
<b>Florida Bar Board Certified in Construction Law</b><br>
<b>Florida Supreme Court Certified Circuit Civil Mediator</b><br>
</span><strong><span style="font-size:10.0pt;font-family:"Georgia","serif";
color:maroon">G R A Y</span></strong><strong><span style="font-size:10.0pt;
font-family:"Georgia","serif";color:black"> |
</span></strong><strong><span style="font-size:10.0pt;font-family:"Georgia","serif";color:#53565A">R O B I N S O N</span></strong><span style="font-size:10.0pt;font-family:"Georgia","serif";
color:black"><br>
<br>
50 North Laura Street, Suite 1100 | Jacksonville, Florida 32202<br>
</span><b><span style="font-size:10.0pt;font-family:"Georgia","serif";
color:maroon">T:
</span></b><span style="font-size:10.0pt;font-family:"Georgia","serif";
color:black">904-598-9929 |
</span><b><span style="font-size:10.0pt;font-family:
"Georgia","serif";color:maroon">F:
</span></b><span style="font-size:10.0pt;
font-family:"Georgia","serif";color:black">904-598-9109 |
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<p class="MsoNormal"><b><span style="font-size:10.0pt;font-family:"Tahoma","sans-serif"">From:</span></b><span style="font-size:10.0pt;font-family:"Tahoma","sans-serif""> Larry Leiby [mailto:Leiby@mkpalaw.com]
<br>
<b>Sent:</b> Friday, November 18, 2016 10:07 AM<br>
<b>To:</b> Reese J. Henderson, Jr.; Sean A. Mickley; Brian Solomon; clc-discussion@lists.flabarrpptl.org<br>
<b>Subject:</b> RE: Leasehold foreclosure<o:p></o:p></span></p>
</div>
</div>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><span style="color:#1F497D">See F.S. 85.021 and 85.011 (3) and (4). Primarily it gets a claim against the tenant (if not already in privity) and the ability to recover fees (exactly).<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:16.0pt;font-family:"Bradley Hand ITC";
color:#1F497D">Larry R. Leiby, Esq.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;color:#1F497D">Of Counsel<o:p></o:p></span></p>
<p class="MsoNormal"><b><span style="font-size:12.0pt;color:#1F497D">Malka & Kravitz, P.A.<o:p></o:p></span></b></p>
<p class="MsoNormal"><b><span style="font-size:12.0pt;color:#1F497D">Suite 100, 1300 Sawgrass Corporate Parkway<o:p></o:p></span></b></p>
<p class="MsoNormal"><b><span style="font-size:12.0pt;color:#1F497D">Sunrise, FL 33323<o:p></o:p></span></b></p>
<p class="MsoNormal"><span style="font-size:12.0pt;color:#1F497D">Office: 954-514-0984 Cell 954-895-9198<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;color:#1F497D">e-mail: <a href="mailto:leiby@MKPAlaw.com">
leiby@MKPAlaw.com</a> website: <a href="http://www.MKPAlaw.com">www.MKPAlaw.com</a>
<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;color:#1F497D">Florida Bar Board Certified Construction Law Expert<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;color:#1F497D">Florida Supreme Court Certified Circuit Civil Mediator IMI Certifed International Mediator<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;color:#1F497D">Fellow, College of Commercial Arbitrators Fellow, American Law Society<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;color:#1F497D"> <o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D"><o:p> </o:p></span></p>
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<p class="MsoNormal"><b><span style="font-size:10.0pt;font-family:"Tahoma","sans-serif"">From:</span></b><span style="font-size:10.0pt;font-family:"Tahoma","sans-serif""> Reese J. Henderson, Jr. [<a href="mailto:Reese.Henderson@gray-robinson.com">mailto:Reese.Henderson@gray-robinson.com</a>]
<br>
<b>Sent:</b> Friday, November 18, 2016 9:58 AM<br>
<b>To:</b> Larry Leiby; Sean A. Mickley; Brian Solomon; <a href="mailto:clc-discussion@lists.flabarrpptl.org">
clc-discussion@lists.flabarrpptl.org</a><br>
<b>Subject:</b> RE: Leasehold foreclosure<o:p></o:p></span></p>
</div>
</div>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><span style="color:#1F497D">Larry: So what, exactly, does such a judgment (as you describe below) get you?<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal" style="margin-bottom:12.0pt"><span style="font-size:10.0pt;
font-family:"Georgia","serif";color:black"><br>
<b>Reese J. Henderson, Jr. | Shareholder</b><br>
<b>Florida Bar Board Certified in Construction Law</b><br>
<b>Florida Supreme Court Certified Circuit Civil Mediator</b><br>
</span><strong><span style="font-size:10.0pt;font-family:"Georgia","serif";
color:maroon">G R A Y</span></strong><strong><span style="font-size:10.0pt;
font-family:"Georgia","serif";color:black"> |
</span></strong><strong><span style="font-size:10.0pt;font-family:"Georgia","serif";color:#53565A">R O B I N S O N</span></strong><span style="font-size:10.0pt;font-family:"Georgia","serif";
color:black"><br>
<br>
50 North Laura Street, Suite 1100 | Jacksonville, Florida 32202<br>
</span><b><span style="font-size:10.0pt;font-family:"Georgia","serif";
color:maroon">T:
</span></b><span style="font-size:10.0pt;font-family:"Georgia","serif";
color:black">904-598-9929 |
</span><b><span style="font-size:10.0pt;font-family:
"Georgia","serif";color:maroon">F:
</span></b><span style="font-size:10.0pt;
font-family:"Georgia","serif";color:black">904-598-9109 |
</span><b><span style="font-size:10.0pt;font-family:"Georgia","serif";color:maroon">D:
</span></b><span style="font-size:10.0pt;font-family:"Georgia","serif";color:black">904-632-8459<br>
</span><span style="font-size:10.0pt;font-family:"Georgia","serif";color:maroon"><a href="mailto:Reese.Henderson@gray-robinson.com" title="Click to send email to Reese J. Henderson, Jr."><span style="color:maroon">E-mail</span></a></span><span style="font-size:10.0pt;font-family:"Georgia","serif";color:black"> | </span><span style="font-size:10.0pt;font-family:"Georgia","serif";color:maroon"><a href="http://www.gray-robinson.com" title=""><span style="color:maroon">Website</span></a></span><span style="font-size:10.0pt;font-family:"Georgia","serif";color:black"> |
</span><span style="font-size:10.0pt;font-family:"Georgia","serif";color:#9C0532"><a href="http://www.gray-robinson.com/attorneys/detail/1022/ReeseJ-HendersonJr" title=""><span style="color:#9C0532">Bio</span></a></span><span style="font-size:10.0pt;font-family:"Georgia","serif";color:black">
| </span><span style="font-size:10.0pt;font-family:"Georgia","serif";color:maroon"><a href="http://www.gray-robinson.com/docs/Reese%20Henderson.vcf" title=""><span style="color:maroon">vCard</span></a></span><span style="font-size:10.0pt;
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<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman","serif""><o:p> </o:p></span></p>
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<p class="MsoNormal"><b><span style="font-size:10.0pt;font-family:"Tahoma","sans-serif"">From:</span></b><span style="font-size:10.0pt;font-family:"Tahoma","sans-serif"">
<a href="mailto:clc-discussion-bounces@lists.flabarrpptl.org">clc-discussion-bounces@lists.flabarrpptl.org</a> [<a href="mailto:clc-discussion-bounces@lists.flabarrpptl.org">mailto:clc-discussion-bounces@lists.flabarrpptl.org</a>]
<b>On Behalf Of </b>Larry Leiby<br>
<b>Sent:</b> Thursday, November 17, 2016 5:17 PM<br>
<b>To:</b> Sean A. Mickley; Brian Solomon; <a href="mailto:clc-discussion@lists.flabarrpptl.org">
clc-discussion@lists.flabarrpptl.org</a><br>
<b>Subject:</b> Re: [CLC-Discussion] Leasehold foreclosure<o:p></o:p></span></p>
</div>
</div>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><span style="color:#1F497D">Sean is right, and this question is perhaps a little tardy in the time line, but why would one seek to foreclose a lien on a leasehold unless it was a long term lease
<u>and</u> the suffering of a lien or judgment allowed for transfer <u>and</u> the premises could be used by the lienor? I typically seek a judgment recognizing the lien in the amount due plus interest and fees against the tenant (and anyone else who may be
responsible).<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D"><o:p> </o:p></span></p>
<div>
<div style="border:none;border-top:solid #B5C4DF 1.0pt;padding:3.0pt 0in 0in 0in">
<p class="MsoNormal"><b><span style="font-size:10.0pt;font-family:"Tahoma","sans-serif"">From:</span></b><span style="font-size:10.0pt;font-family:"Tahoma","sans-serif"">
<a href="mailto:clc-discussion-bounces@lists.flabarrpptl.org">clc-discussion-bounces@lists.flabarrpptl.org</a> [<a href="mailto:clc-discussion-bounces@lists.flabarrpptl.org">mailto:clc-discussion-bounces@lists.flabarrpptl.org</a>]
<b>On Behalf Of </b>Sean A. Mickley<br>
<b>Sent:</b> Thursday, November 17, 2016 2:17 PM<br>
<b>To:</b> Brian Solomon; <a href="mailto:clc-discussion@lists.flabarrpptl.org">clc-discussion@lists.flabarrpptl.org</a><br>
<b>Subject:</b> Re: [CLC-Discussion] Leasehold foreclosure<o:p></o:p></span></p>
</div>
</div>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><span style="color:#1F497D">The original lessee is probably in breach of the commercial lease which usually provides for acceleration of rents due under the lease. It will likely depend upon the terms of the lease.
<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D"><o:p> </o:p></span></p>
<div>
<div style="border:none;border-top:solid #E1E1E1 1.0pt;padding:3.0pt 0in 0in 0in">
<p class="MsoNormal"><b>From:</b> <a href="mailto:clc-discussion-bounces@lists.flabarrpptl.org">
clc-discussion-bounces@lists.flabarrpptl.org</a> [<a href="mailto:clc-discussion-bounces@lists.flabarrpptl.org">mailto:clc-discussion-bounces@lists.flabarrpptl.org</a>]
<b>On Behalf Of </b>Brian Solomon<br>
<b>Sent:</b> Thursday, November 17, 2016 2:07 PM<br>
<b>To:</b> <a href="mailto:clc-discussion@lists.flabarrpptl.org">clc-discussion@lists.flabarrpptl.org</a><br>
<b>Subject:</b> [CLC-Discussion] Leasehold foreclosure<o:p></o:p></p>
</div>
</div>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">Question:<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">A lessee on a commercial lease does a build-out, doesn’t pay the contractor who files a lien but the landlord has complied with 713.10. The leasehold interest is foreclosed and sold at foreclosure sale. The purchaser of the leasehold
interest thereafter does not pay rent. Is the original tenant still liable for any unpaid rent?
<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><img border="0" width="336" height="192" id="Picture_x0020_1" src="cid:image001.jpg@01D24184.80951C70" alt="BSLawBSolomonBC-page-001 (2)"><o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
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