<html><body><span style="font-family:Times New Roman; color:#000; font-size:12pt;"><div>I represent many Foreclosure Sale Purchasers and we often come across this issue, but from the other side since my client would be the new owner and come to find out the prior owner had been collecting rent even after the sale. In my opinion, the Tenant absolutely has the right to pursue a refund of all rent paid after the date the Certificate of Sale was issued by the Clerk. There is a line of case law which states that a property owner loses all right in the foreclosure property upon the Clerk's issuance of the Certificate of Sale. The Certificate of Sale will generally be issued the day the buyer pays the final purchase price, which is typically the day after the Foreclosure Sale.</div>
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<div>In my opinion it's no different than any other random person collecting rent. If you don't own the house today, you have no right to collect, even if you owned it yesterday. Moreover, I believe there would be a claim for fraud as well as conversion. The fact that the Bank chose not to seek rent is their decision and the argument that the Tenant received a benefit from residing on the property is not a defense to illegally collecting rent. That's an issue between the Tenant and the Bank.<BR></div>
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<DIV id=wmQuoteWrapper>-------- Original Message --------<BR>Subject: Re: [RPPTL LandTen] Client Seeking Refund of Rent<BR>From: "Joseph S. Hughes, Esq." <<a href="mailto:jhughes@joehugheslaw.com">jhughes@joehugheslaw.com</a>><BR>Date: Wed, September 21, 2016 1:31 pm<BR>To: RPPTL Landlord Tenant Committee <<a href="mailto:landten@lists.flabarrpptl.org">landten@lists.flabarrpptl.org</a>><BR><BR>
<div>Anyone?</div>
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<DIV class=pre style="FONT-FAMILY: monospace; PADDING-BOTTOM: 0px; PADDING-TOP: 0px; PADDING-LEFT: 0px; MARGIN: 0px; PADDING-RIGHT: 0px">Joseph S. Hughes, Esq.<BR>The Law Office of Joseph Hughes P.A.<BR>515 E. Las Olas Blvd. Ste 120<BR>Fort Lauderdale, FL 33301<BR>Cell: (413) 687-2093<BR>Office: (954)256-5125<BR>Fax: (954) 256-5126<BR><A href="http://www.joehugheslaw.com/" rel=noreferrer target=_blank>http://www.joehugheslaw.com</A><BR><BR>The information contained in this email may be attorney privileged and confidential information intended only for the use of the individual or entity named above. If you are not the intended recipient of this message or if this message has been addressed to you in error, please immediately alert the sender by telephone or reply e-mail and delete this message and any attachments.</DIV></DIV>
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<div>On 2016-09-21 09:38, Sebastian Jaramillo wrote:</div>
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<DIV dir=ltr>I'd be more worried about the likelihood of collecting on any judgment you may obtain. Given that Landlord is in foreclosure, what is the likelihood that he's collectible?<INPUT type=hidden value='{"email-policy":{"state":"closed","expirationUnit":"days","disableCopyPaste":false,"disablePrint":false,"disableForwarding":false,"expires":false,"isManaged":false},"attachments":{}}' name=virtru-metadata></DIV>
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<div><STRONG><SPAN style="COLOR: #000000"> </SPAN></STRONG></div>
<div><STRONG><SPAN style="COLOR: #000000">Sebastian Jaramillo, Esq.</SPAN></STRONG></div>
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<DIV class=gmail_quote>On Tue, Sep 20, 2016 at 7:04 PM, Joseph S. Hughes, Esq. <SPAN><<A href="mailto:jhughes@joehugheslaw.com" target=_blank>jhughes@joehugheslaw.com</A>></SPAN> wrote:<BR>
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<div>My client signed an agreement for one year as a tenant for the rental of a residential property. Unbeknownst to my client, the property went into foreclosure and was sold. However, the landlord continued collecting rent for two months after title to the property had transferred. The new owner (the bank) did not advise my client of the transfer of ownership nor charge rent during this period.</div>
<div>Is is worth my client suing to get the rent money back for the final two months? My concern is that there are arguably no damages since my client continued to reside at the property without interruption. Also, although the lease was effectively terminated at the time of the transfer of title, because an express contract existed at the onset of the tenancy, an unjust enrichment claim would fail. </div>
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<DIV style="FONT-FAMILY: monospace; PADDING-BOTTOM: 0px; PADDING-TOP: 0px; PADDING-LEFT: 0px; MARGIN: 0px; PADDING-RIGHT: 0px">Joseph S. Hughes, Esq.<BR>The Law Office of Joseph Hughes P.A.<BR>515 E. Las Olas Blvd. Ste 120<BR>Fort Lauderdale, FL 33301<BR>Cell: <A href="tel:%28413%29%20687-2093" target=_blank>(413) 687-2093</A><BR>Office: <A href="tel:%28954%29256-5125" target=_blank>(954)256-5125</A><BR>Fax: <A href="tel:%28954%29%20256-5126" target=_blank>(954) 256-5126</A><BR><A href="http://www.joehugheslaw.com/" rel=noreferrer target=_blank>http://www.joehugheslaw.com</A><BR><BR>The information contained in this email may be attorney privileged and confidential information intended only for the use of the individual or entity named above. If you are not the intended recipient of this message or if this message has been addressed to you in error, please immediately alert the sender by telephone or reply e-mail and delete this message and any attachments.</DIV></DIV><BR>______________________________<WBR>_________________<BR>landten mailing list<BR><A href="mailto:landten@lists.flabarrpptl.org" target=_blank>landten@lists.flabarrpptl.org</A><BR><A href="http://mailman.fsr.com/mailman/listinfo/landten" rel=noreferrer target=_blank>http://mailman.fsr.com/<WBR>mailman/listinfo/landten</A></BLOCKQUOTE></DIV></DIV><BR>
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