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<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Garamond","serif";color:black">I think that you may be overlooking the aesthetic value of the judgment as a wall decoration and the personal satisfaction derived from prevailing.<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Garamond","serif";color:black">Timothy R. Moorhead, Esq.</span><span style="font-family:"Garamond","serif";color:black"><br>
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<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Garamond","serif";color:black">Altamonte Springs, FL 32701<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Garamond","serif";color:black">Board Certified in Construction Law<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""> clc-discussion-bounces@lists.flabarrpptl.org [mailto:clc-discussion-bounces@lists.flabarrpptl.org]
<b>On Behalf Of </b>Larry Leiby<br>
<b>Sent:</b> Friday, November 18, 2016 10:34 AM<br>
<b>To:</b> Michael Clark; 'Reese J. Henderson, Jr.'; Sean A. Mickley; Brian Solomon; clc-discussion@lists.flabarrpptl.org<br>
<b>Subject:</b> Re: [CLC-Discussion] Leasehold foreclosure<o:p></o:p></span></p>
</div>
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<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><span style="color:#1F497D">Michael, <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">Respectfully you are correct on the perception by the debtor tenant, and you state a reason to enforce the lien. However, I don’t see cases where they go to judgment and the leasehold gets sold at foreclosure
sale for any value, other than a long term lease, and then only if the lease terms do not preclude it. You enforce the lien to judgment. Foreclosure is questionable. The issue is what you can do with your lien enforcement judgment – seek execution, or pursue
a foreclosure sale, incur that cost, and seek a deficiency with delayed execution.<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""> Michael Clark [<a href="mailto:mclark@srhl-law.com">mailto:mclark@srhl-law.com</a>]
<br>
<b>Sent:</b> Friday, November 18, 2016 10:26 AM<br>
<b>To:</b> 'Reese J. Henderson, Jr.'; 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" style="margin-bottom:12.0pt"><span style="font-size:12.0pt;font-family:"Times New Roman","serif""><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D">It happens more often than you would expect. The tenant sees the obligation to pay rent as an immediate one, while the threat of suit and foreclosure a “can to kick down the road” until the new business becomes
wildly successful enabling the tenant to satisfy its obligations to its contractor.</span><o:p></o:p></p>
<div>
<p class="MsoNormal"><b><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:#0D0D0D">Michael Clark, Esquire</span></b><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:#0D0D0D">Florida Bar Certified Construction Law Specialist</span><o:p></o:p></p>
<p class="MsoNormal"><span lang="ES-CL" style="font-size:10.0pt;font-family:"Arial","sans-serif";color:#0D0D0D">Siegfried, Rivera, Hyman, Lerner,
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<p class="MsoNormal"><span lang="ES-CL" style="font-size:10.0pt;font-family:"Arial","sans-serif";color:#0D0D0D">De La Torre, Mars & Sobel, P.A.</span><o:p></o:p></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>Reese J. Henderson, Jr.<br>
<b>Sent:</b> Friday, November 18, 2016 10:12 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: [CLC-Discussion] Leasehold foreclosure</span><o:p></o:p></p>
</div>
</div>
<p class="MsoNormal"> <o:p></o:p></p>
<p class="MsoNormal" style="margin-bottom:12.0pt"><span style="font-size:12.0pt;font-family:"Times New Roman","serif""> </span><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?)</span><o:p></o:p></p>
<p class="MsoNormal"><span style="color:#1F497D"> </span><o:p></o:p></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>
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<br>
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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 [<a href="mailto:Leiby@mkpalaw.com">mailto:Leiby@mkpalaw.com</a>]
<br>
<b>Sent:</b> Friday, November 18, 2016 10:07 AM<br>
<b>To:</b> Reese J. Henderson, Jr.; 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</span><o:p></o:p></p>
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<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).</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:16.0pt;font-family:"Bradley Hand ITC";color:#1F497D">Larry R. Leiby, Esq.</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:12.0pt;color:#1F497D">Of Counsel</span><o:p></o:p></p>
<p class="MsoNormal"><b><span style="font-size:12.0pt;color:#1F497D">Malka & Kravitz, P.A.</span></b><o:p></o:p></p>
<p class="MsoNormal"><b><span style="font-size:12.0pt;color:#1F497D">Suite 100, 1300 Sawgrass Corporate Parkway</span></b><o:p></o:p></p>
<p class="MsoNormal"><b><span style="font-size:12.0pt;color:#1F497D">Sunrise, FL 33323</span></b><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:12.0pt;color:#1F497D">Office: 954-514-0984 Cell 954-895-9198</span><o:p></o:p></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>
</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:12.0pt;color:#1F497D">Florida Bar Board Certified Construction Law Expert</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:12.0pt;color:#1F497D">Florida Supreme Court Certified Circuit Civil Mediator IMI Certifed International Mediator</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:12.0pt;color:#1F497D">Fellow, College of Commercial Arbitrators Fellow, American Law Society</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:12.0pt;color:#1F497D"> </span><o:p></o:p></p>
<p class="MsoNormal"><span style="color:#1F497D"> </span><o:p></o:p></p>
<p class="MsoNormal"><span style="color:#1F497D"> </span><o:p></o:p></p>
<p class="MsoNormal"><span style="color:#1F497D"> </span><o:p></o:p></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</span><o:p></o:p></p>
</div>
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<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?</span><o:p></o:p></p>
<p class="MsoNormal"><span style="color:#1F497D"> </span><o:p></o:p></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>
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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</span><o:p></o:p></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).</span><o:p></o:p></p>
<p class="MsoNormal"><span style="color:#1F497D"> </span><o:p></o:p></p>
<p class="MsoNormal"><span style="color:#1F497D"> </span><o:p></o:p></p>
<p class="MsoNormal"><span style="color:#1F497D"> </span><o:p></o:p></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>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</span><o:p></o:p></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.
</span><o:p></o:p></p>
<p class="MsoNormal"><span style="color:#1F497D"> </span><o:p></o:p></p>
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<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:image005.jpg@01D2418A.9A88BAF0" alt="BSLawBSolomonBC-page-001 (2)"><o:p></o:p></p>
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