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Monday, March 22, 2021

Leave to appeal complaint denied here after statute of limitations over JOHN DELLIGATTI, Plaintiff-Appellant, v. SUMMIT OAKS HOSPITAL

Leave to appeal complaint denied here after statute of limitations over

JOHN DELLIGATTI, Plaintiff-Appellant,

v.

SUMMIT OAKS HOSPITAL, AHS HOSPITAL CORP./OVER- LOOK MEDICAL CENTER,1MEDICAL DEPOT, INC.,2BRIGGS MEDICAL SERVICES CORPORATION,and NOVA ORTHO-MED, INC.,4

Defendants, and

INVACARE CORPORATION, Defendant-Respondent.

SUPERIOR COURT OF NEW JERSEY APPELLATE DIVISION
DOCKET NO. A-4374-18

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  1. 1  Improperly pled as Overlook Medical Center.

  2. 2  Improperly pled as Drive Medical Design and Manufacturing.

  3. 3  Improperly pled as Health Smart International.

  4. 4  Improperly pled as Nova Medical Products.

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Submitted February 3, 2021 – Decided February 23, 2021 Before Judges Whipple, Rose and Firko.

On appeal from the Superior Court of New Jersey, Law Division, Union County, Docket No. L-0539-18.

NOT FOR PUBLICATION WITHOUT THE APPROVAL OF THE APPELLATE DIVISION

This opinion shall not "constitute precedent or be binding upon any court." Although it is posted on the internet, this opinion is binding only on the parties in the case and its use in other cases is limited. R. 1:36-3.

PER CURIAM
In this personal injury action, plaintiff John Delligatti appeals from an

April 26, 2019 Law Division order dismissing his second amended complaint against defendant Invacare Corporation pursuant to Rule 4:6-2(e) for failure to state a claim. When the action originally was filed, Invacare was not named in the complaint, which instead named five entities, and fictitious defendants under Rule 4:26-4. Following expiration of the two-year statute of limitations, N.J.S.A. 2A:14-2, plaintiff learned Invacare's identity and was granted leave to file and serve a second amended complaint naming Invacare as a defendant. The motion judge found plaintiff did not exercise "due diligence" in identifying the fictitious defendants prior to the expiration of the statute of limitations and after

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he learned Invacare's identity. As such, the judge granted Invacare's motion to dismiss the second amended complaint. We affirm.

Viewed in the light most favorable to plaintiff, Printing Mart-Morristown v. Sharp Electronics Corp., 116 N.J. 739, 746 (1989), we summarize the pertinent facts chronologically to give context to plaintiff's efforts in ascertaining Invacare's identity. Plaintiff was hospitalized at Summit Oaks Hospital on February 10, 2016. The next day,plaintiff fell while showering when the shower chair he was utilizing collapsed. Plaintiff sustained injuries requiring treatment at Overlook Medical Center.

On February 9, 2018 – just prior to the expiration of the two-year limitations period – plaintiff filed a ten-count complaint against defendants Drive Medical Design and Manufacturing, Health Smart International, and Nova Medical Products (collectively, manufacturer defendants); Summit Oaks Hospital and Overlook Medical Center; and fictitious defendants denominated as John Does 1-5, Jane Does 1-5, ABC Corporation[s] 1-5, DEF Corporation[s] 1-5 and XYZ Corporation[s] 1-5. Relevant here, plaintiff asserted negligence

In his merits brief and initial complaint, plaintiff avers the accident occurred on February 11, 2016. Plaintiff's amended complaints list that date and February 13, 2016 as the accident date. The discrepancy in the dates has no bearing on our decision.

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and strict liability claims against the manufacturer defendants and the ABC, DEF, and XYZ Corporations, contending they "designed, manufactured and/or distributed" the shower chair that caused his accident.

On June 20, 2018, in its responses to Nova Medical's discovery demands, Summit Oaks identified Invacare as the manufacturer of the "Care Guard shower chairs" utilized at its facility. Eight days later, plaintiff filed his first amended complaint against the same entities and fictitious parties but did not name Invacare as a defendant.

Thereafter, Summit Oaks moved to dismiss plaintiff's complaint for failing to respond to discovery demands. In conjunction with his January 22, 2019 opposition to Summit Oaks's motion, plaintiff moved for leave to add Invacare as an additional party to his lawsuit. The accompanying certification of plaintiff's attorney quoted Summit Oaks's response to Nova Medical naming Invacare, without including the date of the disclosure. Plaintiff's counsel generally mentioned that information "was brought to [his] attention recently during discussions and correspondence with [counsel for Summit Oaks]." On January 25, 2019, the trial court granted both motions. On the same day, plaintiff voluntarily dismissed his claims against Health Smart and Drive Medical.

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On February 7, 2019, plaintiff filed his second-amended complaint naming the same entities and Invacare as defendants.On March 1, 2019, the trial court granted Nova Medical's motion to dismiss plaintiff's complaint against that entity for failing to provide discovery.

Thereafter, Invacare moved to dismiss plaintiff's second amended complaint, claiming plaintiff's claims were time-barred under the statute of limitations. During oral argument on April 26, 2019, Invacare contended plaintiff failed to exercise due diligence in ascertaining Invacare's identity before filing his complaint and "waited another full seven months before seeking to join Invacare to this lawsuit." Accordingly, defendant contended plaintiff was not entitled to the protections of the fictitious party rule.

Plaintiff's counsel countered that dismissal would infringe upon the "general precept" that his client was entitled to his "fair day in court." Plaintiff's counsel told the judge he "requested [plaintiff']s medical records," but "was unable to ascertain the identity of the chair [manufacturer]." But plaintiff's counsel acknowledged he never requested that information from Summit Oaks before he filed plaintiff's initial complaint. Instead, plaintiff's counsel located

For reasons that are unclear from the record, plaintiff filed in the trial court what purports to be an identical copy of his second amended complaint on February 13, 2019.

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the names of the manufacturer defendants through an internet search and named those entities because they were "three major local healthcare product manufacturers."

As to why it took seven months after learning Invacare's identity to move to amend his complaint, plaintiff's counsel disclosed that his office "was going through some staffing changes" and he had "a high volume of cases." Conceding he had "no excuse that it took seven months," counsel argued "the client shouldn't be made to suffer for that." Plaintiff's counsel further asserted Invacare was not prejudiced here, where "no witnesses . . . have died or are otherwise unavailable."

Following argument, the motion judge rendered a cogent oral decision from the bench, granting Invacare's motion. In reaching his decision, the judge found defendant failed to exercise due diligence prior to filing his initial complaint and after he learned of Invacare's identity. Citing our decision in Baez v. Paulo, 453 N.J. Super. 422 (App. Div. 2018), the judge determined plaintiff failed to undertake any steps to ascertain the identity of the manufacturer prior to filing his initial complaint and waited seven months after Summit Oaks disclosed Invacare's identity in discovery. Recognizing he need not reach the issue as to whether Invacare was prejudiced by plaintiff's delay,

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the judge nonetheless determined there existed "great prejudice" here, where the chair no longer exists and the circumstances under which it was broken are unknown. This appeal followed.

On appeal, plaintiff reprises the arguments he asserted before the motion judge. In a multi-part point heading, he claims he satisfied the mandates of the fictitious pleading rule because he "was diligent in his efforts to discover Inva[c]are's true identity as the manufacturer of the shower chair"; "Invacare will not suffer undue prejudice by the delay in its inclusion to the lawsuit"; and "courts may relax rules of procedure when rigid application would time bar an otherwise meritorious claim." Plaintiff's contentions are unavailing.

We review de novo the trial court's decision on a motion to dismiss a complaint as barred by the statute of limitations. See Estate of Hainthaler v. Zurich Commercial Ins., 387 N.J. Super. 318, 325 (App. Div. 2006); see also Templo Fuente De Vida Corp. v. Nat'l Union Fire Ins. Co. of Pittsburg, 224 N.J. 189, 199 (2016) (expressing the well-settled principle that reviewing courts afford no special deference to the legal determinations of the trial court when no issue of fact exists). Accordingly, the trial court's "interpretation of the law and the legal consequences that flow from established facts are not entitled to any

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special deference." Manalapan Realty, L.P. v. Twp. Comm. of Manalapan, 140 N.J. 366, 378 (1995).

A party seeking to invoke fictitious party practice bears the burden of demonstrating compliance with the Rule. See Giovine v. Giovine, 284 N.J. Super. 3, 38 (App. Div. 1995) (Skillman, J.A.D., concurring and dissenting) (citing Lopez v. Swyer, 62 N.J. 267, 276 (1973)) ("A party who seeks to avoid the bar of a statute of limitations by invocation of the discovery rule or other comparable doctrine has the burden of proof.").

The fictitious party practice rule provides in relevant part:

In any action, . . . if the defendant's true name is unknown to the plaintiff, process may issue against the defendant under a fictitious name, stating it to be fictitious and adding an appropriate description sufficient for identification. Plaintiff shall on motion, prior to judgment, amend the complaint to state defendant's true name, such motion to be accompanied by an affidavit stating the manner in which that information was obtained.

[Rule 4:26-4.]
Accordingly, the Rule requires a plaintiff invoking fictitious party practice to satisfy three requirements: (1) the plaintiff must not know the identity of the defendant said to be named fictitiously; (2) the fictitiously named defendant

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must be described with sufficient detail to allow identification; and (3) the plaintiff must provide proof of how it learned the defendant's identity. Ibid.

Although not expressly stated in the Rule, the party invoking fictitious party practice also must satisfy a fourth requirement: the party must act diligently in attempting to identify the defendant. Matynska v. Fried, 175 N.J. 51, 53 (2002); Claypotch v. Heller, Inc., 360 N.J. Super. 472, 479-80 (App. Div. 2003); Mears v. Sandoz Pharms., Inc., 300 N.J. Super. 622, 629 (App. Div. 1997). Indeed, "[t]he purpose of the rule is to render timely the complaint filed by a diligent plaintiff, who is aware of a cause of action against an identified defendant but does not know the defendant's name." Greczyn v. Colgate- Palmolive, 183 N.J. 5, 11 (2005) (emphasis added); see also Pressler & Verniero, Current N.J. Court Rules, cmt. 2 on R. 4:26-4 (2021). The amended complaint substituting the real name of a fictitiously named party is said to "relate back" to the date the complaint was originally filed. Claypotch, 360 N.J. Super. at 480.

As the motion judge correctly recognized, a plaintiff may invoke Rule 4:26-4 only if the plaintiff satisfies two phases of due diligence. "First, a plaintiff must exercise due diligence in endeavoring to identify the responsible defendants before filing the original complaint naming [fictitious] parties.

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Second, a plaintiff must act with due diligence in taking prompt steps to substitute the defendant's true name, after becoming aware of that defendant's identity." Baez, 453 N.J. Super. at 439; see also Claypotch, 360 N.J. Super. at 480.

Stated another way, a showing of diligence is a threshold requirement for resort to fictitious party practice. See Matynska, 175 N.J. at 53 (referring to the "due diligence threshold"); Claypotch, 360 N.J. Super. at 479-80 (stating that defendant may use a fictitious name "only if a defendant's true name cannot be ascertained by the exercise of due diligence prior to filing the complaint"); Mears, 300 N.J. Super. at 630 (among other things, a plaintiff's failure to act with due diligence would "disregard considerations of essential fairness to [the] defendant[,] thereby violating the purpose behind the statute of limitations").

When the plaintiff has acted diligently, the absence of prejudice may permit an amendment to serve the interests of justice and fairness. Farrell v. Votator Div. of Chemetron Corp., 62 N.J. 111, 122-23 (1973). However, "[t]here cannot be any doubt that a defendant suffers some prejudice merely by the fact that it is exposed to potential liability for a lawsuit after the statute of limitations has run." Mears, 300 N.J. Super. at 631; see also Claypotch, 360 N.J. Super. at 480 (recognizing prejudice to the defendant is "a crucial factor"

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as to "whether a plaintiff has acted with due diligence"). Nonetheless, the absence of prejudice to the defendant does not necessarily imply that the plaintiff has exercised due diligence.

Applying these principles, we conclude plaintiff raises no issues on appeal that warrant extended discussion. R. 2:11-3(e)(1)(E). We affirm substantially for the sound reasons expressed by the motion judge. We add only the following brief remarks.

Plaintiff's reliance on our Supreme Court's decision in Farrell is misplaced. In Farrell, the plaintiff was injured while cleaning an industrial machine. 62 N.J. at 113. He did not know the identity of the builder of the machine and named a fictitious defendant in his initial complaint. Ibid. After the expiration of the statute of limitations, at a deposition, the plaintiff's attorney learned that the name of the builder was adhered to the machine itself. Ibid. Within a month, he moved to amend the complaint to name the builder as a defendant. Id. at 114. The Court found "the plaintiffs[7] in good faith brought their action expeditiously against the manufacturer under a fictitious name,

The plaintiff's wife also filed a derivative claim for loss of consortium. 62 N.J. at 113.

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identified it by amendment as soon as they discovered its true name, and served the amended complaint diligently thereafter." Id. at 122.

By contrast in the present matter, plaintiff inadvertently discovered Invacare's identity pursuant to discovery exchanged between Summit Oaks and Nova Medical. And plaintiff waited seven months thereafter to move for leave to add Invacare to his lawsuit. Simply put, plaintiff's lack of diligence was solely responsible for the delay in filing a timely complaint against Invacare, and, as a result, plaintiff neither is entitled to the protection afforded by Rule 4:26-4 nor relaxation of the Rule on equity grounds.

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Affirmed.

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Turnover Motion discussed here page1image3784 MARINA DISTRICT DEVELOPMENT CO. LLC T/A BORGATA Plaintiff-Respondent, v. RONALD LENOWITZ,

 Turnover Motion discussed here


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MARINA DISTRICT DEVELOPMENT CO. LLC T/A BORGATA

Plaintiff-Respondent, v.

RONALD LENOWITZ, Defendant-Appellant,

and
JPMORGAN CHASE BANK, N.A.
1,

Respondent. ______________________________

Submitted February 3, 2021 – Decided March 2, 2021

Before Judges Geiger and Mitterhoff.

On appeal from the Superior Court of New Jersey, Law Division, Atlantic County, Docket No. L-0133- 19.

Improperly pled as JP Morgan Chase Bank, N.A.

SUPERIOR COURT OF NEW JERSEY APPELLATE DIVISION
DOCKET NO. A-1116-19

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Ronald Lenowitz, appellant pro se.

Josiah Knapp, attorney for respondent Marina District Development Co. LLC.

Stagg Wabnik Law Group LLP, attorneys for respondent JPMorgan Chase Bank (Michelle E. Tarson on the brief).

PER CURIAM

NOT FOR PUBLICATION WITHOUT THE APPROVAL OF THE APPELLATE DIVISION

This opinion shall not "constitute precedent or be binding upon any court." Although it is posted on the internet, this opinion is binding only on the parties in the case and its use in other cases is limited. R. 1:36-3.

Defendant Ronald Lenowitz appeals an October 11, 2019 order requiring

JPMorgan Chase Bank, N.A. (Chase), to turnover monies in defendant's bank account that were levied upon by plaintiff Marina District Development Co., LLC, trading as the Borgata. We vacate the order and remand for further proceedings.

We discern the following facts from the record. In 2018, defendant issued checks to plaintiff, drawn on defendant's checking account, that were dishonored by the bank upon which they were drawn. On January 21, 2019, plaintiff filed a Law Division collection action against defendant. Defendant was served with process on April 5, 2019. Defendant did not file a responsive pleading. On June 13, 2019, a default judgment was entered against defendant in the amount of $18,410.41 plus costs of $290. Post-judgment interest in the amount of $159.59 accrued through September 10, 2019.

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A writ of execution issued by the court was served on Chase by the Mercer County Sheriff on July 23, 2019. Although more than $6000 was on deposit in defendant's bank account, Chase only put a levy hold on $2101.19.

The Sheriff sent a levy notice to plaintiff and defendant on September 4, 2019. One week later, plaintiff filed a motion to turnover funds, returnable on October 11, 2019. Defendant filed and served opposing papers on October 9, 2019. The judge did not see the opposing papers by the return date and considered the motion unopposed.

In his pro se opposing papers, defendant claimed that the court did not have personal jurisdiction over him due to defective service of process. However, defendant did not appeal the judgment or file a motion to vacate it under Rule 4:50-1. He also argued that the funds on deposit in the account were exempt from levy or execution because they consisted of Social Security benefits and proceeds from a Citibank, N.A., retirement account that were directly deposited into his Chase account. Defendant relied on 26 U.S.C. § 6334(d) as to the Social Security benefits and New York Civil Practice Law and Rules (CPLR) § 5205(d)(1)(C) as to the retirement account funds. Other than his own self-serving affidavit, defendant did not provide verification that the funds

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on deposit fell within any of these specific exemptions in his opposing papers or to this court; his assertions were unsupported.

On October 11, 2019, the Law Division judge granted plaintiff's turnover motion. This appeal followed.

Defendant raises the following points for our consideration:

I. THE TRIAL COURT ERRED IN GRANTINGPLAINTIFF’S MOTION FOR TURNOVER ORDEROF BANK ACCOUNT WITHOUT ANY CONSIDERA TION OF DEFENDANT’SOPPOSITION PAPERS.

II. THE TRIAL COURT ERRED IN GRANTINGPLAINTIFF’S MOTION FOR TURN-OVER ORDER OF BANK ACCOUNT IN VIOLA TION OF INTERNAL REVENUE CODE [26 U.S.C. § 6334(d)] WITH RESPECT TO EXEMP[T] SOCIAL SECURITY FUNDS.

III. THE TRIAL COURT ERRED IN GRANTINGPLAINTIFF’S MOTION FOR TURN-OVER ORDER OF BANK ACCOUNT IN VIOLA TION OF SECTION 20 C.F.R. § 404.970 SSR 79-4 AND THE SOCIAL SECURITY ACT SECTION 207.

IV. THE TRIAL COURT ERRED IN GRANTINGPLAINTIFF’S MOTION FOR TURN OVER ORDERIN VIOLATION OF NEW YORK CIVIL PRACTICE LAW AND RULES SECTION(S) 5202 and 5205(d)(1)(C). ("NEW YORK EXEMPT INCOME PROTECTION ACT").

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A judgment creditor may obtain a writ of execution and levy on a defendant's bank account. Morristown Mem. Hosp. v. Caldwell, 340 N.J. Super. 562, 566 (App. Div. 2001) (citing R. 4:59-1(a); R. 6:7-1(a)). The judgment creditor may then move for a turnover order of the funds levied upon. See id. at 565, 567; N.J.S.A. 2A:17-63. The defendant may oppose turnover on a claim that the funds on account are exempt from levy. See R. 4:59-1(h). The court must then determine whether the funds are exempt fromlevy. Ibid.

The exemptions available to a judgment debtor in New Jersey include: (a) $1000 in personal property of any kind, N.J.S.A. 2A:17-19; (b) Social Security benefits, 42 U.S.C. § 407; (c) pension benefits, 29 U.S.C. § 1056(d)(1), N.J.S.A. 25:2-1 and N.J.S.A. 43:15A-53; and (d) annuity contracts up to $500 per month, N.J.S.A. 17B:24- 7. In addition, Rule 4:59-1(b)(1) excludes "electronic deposits, made on a recurring basis," from levy if "deposit[ed] into the account during the [ninety] days immediately prior to service of the writ." Defendant argues that New York has more expansive exemptions for retirement benefits under qualified retirement plans. He claims the electronically deposited funds in the Chase account were exempt from levy under Federal, New Jersey, and New York law.

Plaintiff contends the funds levied upon were not Social Security benefits or funds from a qualifying trust. Based on bank account records, it claims the account did

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not contain any Social Security benefits that were deposited within sixty days prior to the levy. Rather, the funds on deposit were derived from defendant's professional work. It further claims that defendant deposited over $78,000 into the Chase account in the ninety days preceding the levy.

Plaintiff also argues that the levy and turnover are subject to New Jersey law because the underlying transaction took place here, the judgment was entered in New Jersey, the bank account was in New Jersey, and the levy was made in New Jersey. In addition, the credit application for the transaction leading to the debt contained a forum selection clause that provided the contract would be governed by New Jersey law. Plaintiff also argues that defendant waived any challenge to personal jurisdiction by not contesting the action before the trial court.

The record on appeal consists of the papers on file in the court below. R. 2:5- 4(a). The documents supporting defendant's contention that the funds on deposit were not exempt were not part of the record before the trial court. Defendant did not move to supplement the record. Therefore, we do not consider them. See Pressler & Verniero, Current N.J. Court Rules, cmt 1 on R. 2:5-5(a) (2021) ("if no supplementation motion is made, the court will not ordinarily consider materials outside the record").

We do not reach the merits of the exemptions claimed by defendant. Our rules provide a mandatory procedure to be followed when a judgment debtor claims that

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funds are exempt from levy: "If the clerk or the court receives a claim of exemption, whether formal or informal, it shall hold a hearing thereon within [seven] days after the claim is made." R. 4:59-1(h).

Here, defendant submitted an exemption claim on October 9, 2019, two days before the return date of the turnover motion. A hearing should have been held within seven days. It was not. Instead, the court granted the motion as unopposed without considering the merits of the exemption claim. We are thus constrained to vacate the turnover order and remand to the trial court for a hearing on the exemption objection raised by defendant.In so ruling, we express no opinion on the merit of defendant's exemption arguments.

Vacated and remanded for further proceedings consistent with this opinion. We do not retain jurisdiction.

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We do not fault the judge since he was unaware of defendant's exemption claim when he granted the turnover motion as unopposed.

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Wednesday, June 24, 2020

Order for ejectment of occupier proper here TERESITA LEONARDO, v. CATALINO TAVERAS,

Order for ejectment of occupier proper here TERESITA LEONARDO,

v.

CATALINO TAVERAS,

     Defendant-Appellant.
_________________________

                   Submitted May 20, 2020 รข€“ Decided June 5, 2020

                   Before Judges Mayer and Enright.

                   On appeal from the Superior Court of New Jersey,
                   Chancery Division, Passaic County, Docket No. C-
                   000059-15, and Law Division, Docket No. DC-014532-
                   18.
NOT FOR PUBLICATION WITHOUT THE
                               APPROVAL OF THE APPELLATE DIVISION
        This opinion shall not "constitute precedent or be binding upon any court." Although it is posted on the
     internet, this opinion is binding only on the parties in the case and its use in other cases is limited. R. 1:36-3.




                                                        SUPERIOR COURT OF NEW JERSEY
                                                        APPELLATE DIVISION
                                                        DOCKET NOS. A-3649-18T3
A-4001-18T3. PER CURIAM In these consolidated matters, defendant Catalino Taveras appeals from a March 15, 2019 order of possession and an April 29, 2019 order denying his motion to vacate a judgment. We affirm both orders on appeal. The facts are straightforward. Defendant and plaintiff Teresita Leonardo are an unmarried couple who cohabitated for nearly twenty years and collectively purchased properties. Together, the parties purchased two properties in Paterson that are the subject of these appeals. One property is located at 266- 68 East 17th Street (the 17th Street property). 1 The other property is located at 340-342 6th Avenue (the 6th Avenue property). In October 2014, plaintiff transferred her interest in two other jointly owned properties to defendant. According to plaintiff, defendant promised to pay her $150,000, which represented the down payment on the 17th Street property, in exchange for the properties she transferred to defendant in October 2014. Plaintiff asserted she paid the mortgage, closing costs, and electric bills for the 6th Avenue and 17th Street properties. In return, plaintiff claimed that defendant promised her a fifty percent share in each property. In 2014, the parties separated. 1 At a point in time not indicated in the record, defendant lived in part of the multifamily home at the17th Street property. A-3649-18T3 2 In August 2015, plaintiff commenced a partition action in the Chancery court to apportion the 17th Street property and the 6th Avenue property and to compel defendant's payment of the promised $150,000 (partition action). The matter proceeded to trial with the judge taking testimony from the parties. In a February 8, 2017 oral decision, the judge compelled defendant to transfer his interest in the 6th Avenue property to plaintiff. He also ordered plaintiff to transfer her interest in the 17th Street property to defendant. In addition, the judge found defendant promised to pay plaintiff the sum of $150,000 in exchange for relinquishing her interest in the 17th Street property and entered judgment against defendant in that amount. He ordered the parties to exchange quitclaim deeds to effectuate the property transfers within thirty days. Defendant never sought reconsideration of the judge's February 8, 2017 order for judgment (February 2017 judgment). Nor did defendant file an appeal from that judgment. Defendant failed to execute a quitclaim deed for the 6th Avenue property. He also failed to pay the $150,000 awarded to plaintiff in the February 2017 judgment. As a result, plaintiff filed an enforcement motion, which was heard by the judge who tried the partition action. Defendant did not oppose the motion. Due to defendant's non-compliance with the court's February 2017 A-3649-18T3 3 judgment, in a July 23, 2018 amended order for judgment (July 2018 amended judgment), the judge compelled defendant to transfer his interest in both the 6th Avenue and 17th Street properties to plaintiff and eliminated the money judgment awarded to plaintiff. Despite awareness of his legal obligations under the February 2017 judgment and July 2018 amended judgment, defendant claimed to have made settlement offers to plaintiff in August 2018 proposing various scenarios that would allow him to retain the 17th Street property. He also contended the quitclaim deed to the 6th Avenue property was signed on October 15, 2018. Because defendant had not executed the quitclaim deed for the 17th Street property, in an October 15, 2018 order, a different Chancery judge appointed an attorney to act on behalf of defendant and to execute a quitclaim deed for both properties. On October 19, 2018, the court-appointed attorney signed and recorded the deed transferring defendant's interest in the 17th Street property to plaintiff. Upon learning his interest in the 17th Street property had been transferred to plaintiff, defendant filed an order to show cause (OTSC) in the partition action. In his OTSC, defendant sought the following relief: restraining plaintiff from collecting rent at the 17th Street property; permitting him to reside at the A-3649-18T3 4 17th Street property; and allowing him to pay the original monetary judgment awarded to plaintiff under the February 2017 judgment in lieu of transferring his interest in the 17th Street property. During the OTSC argument, defendant's then counsel acknowledged his client never filed an appeal from the prior judgments and failed to comply with those judgments. At the OTSC hearing, defense counsel conceded his client "was completely incorrect" by "ignoring [the judgments]." The judge denied defendant's OTSC on November 5, 2018. Because defendant continued to reside at the 17th Street property, on December 20, 2018, plaintiff filed an ejectment action in the Special Civil Part in Passaic County (ejectment action). Defendant sought an adjournment of the trial in the ejectment action based on his filing of a motion to vacate the July 2018 amended judgment in the partition action. The Special Civil Part judge denied the adjournment request and conducted a trial in the ejectment action on March 15, 2019. After listening to the testimony, the Special Civil Part judge entered a March 15, 2019 order for possession in favor of plaintiff. She ordered defendant to vacate the 17th Street property by March 20, 2019 and denied his request for a stay. In her statement of reasons, the Special Civil Part judge found defendant A-3649-18T3 5 was no longer the owner of the 17th Street property based on his failure to comply with the judgments in the partition action. She further found that defendant had "no colorable claim of title or possession" based on the October 19, 2018 quitclaim deed transferring title of the 17th Street property to plaintiff. Although defendant filed his motion to vacate the July 2018 amended judgment a month prior to the trial in the ejectment action, his motion was not heard by the Chancery judge until April 29, 2019. After hearing the arguments of counsel, in an April 29, 2019 order, the judge denied the motion to vacate the July 2018 amended judgment, finding defendant "effectively wants to go back to the . . . original final judgment . . . ." The judge explained that if defendant was dissatisfied with the July 2018 amended judgment, he had the opportunity to file a motion for reconsideration or file an appeal and he did neither. The judge also rejected defendant's claim that the amended judgment was void under Rule 4:50-1(d) due to a lack of findings of fact and conclusions of law consistent with Rule 1:7-4. The judge further found defendant's argument under Rule 4:50- 1(f) inapplicable because defendant failed to establish that enforcement of the judgment would be unjust, oppressive, or inequitable. The judge explained the value of the property, minus the outstanding mortgage, and minus the $150,000 owed to plaintiff under the original final order of judgment, left a differential of A-3649-18T3 6 approximately $27,000. Based on plaintiff's expenses incurred in enforcing her rights in the partition action and her payment of the carrying costs on the properties, the judge found the differential amount was insufficient to set aside the amended judgment as unjust, oppressive, or inequitable. Defendant separately appealed the March 15, 2019 order for possession in the ejectment action and the April 29, 2019 order denying his motion to vacate July 2018 amended judgment. At his request, the appeals were consolidated. On appeal, defendant contends the judge erred in denying his motion to vacate the July 2018 amended judgment. He claims the July 2018 amended judgment should have been vacated because the judge who entered that judgment failed to comply with Rule 1:7-4. In addition, defendant asserts he satisfied the requirements of Rule 4:50-1 in support of vacating the July 2018 amended judgment. The decision to grant or deny a motion to vacate a judgment under Rule 4:50-1 is within the sound discretion of the trial court as guided by principles of equity. Hous. Auth. of Morristown v. Little, 135 N.J. 274, 283 (1994). Unless the trial court's decision was a clear abuse of discretion, it will not be disturbed on appeal. Ibid. (citing Mancini v. EDS ex rel. N.J. Auto. Full Ins. Underwriting Ass'n, 132 N.J. 330, 334 (1993)). The rule "is designed to reconcile the strong A-3649-18T3 7 interests in finality of judgments and judicial efficiency with the equitable notion that courts should have authority to avoid an unjust result in any given case." Mancini, 132 N.J. at 334 (quoting Baumann v. Marinaro, 95 N.J. 380, 392 (1984)). We first consider defendant's argument that the July 2018 amended judgment should have been vacated because the judge who entered that judgment failed to set forth findings of fact and conclusions of law in accordance with Rule 1:7-4. We disagree. The orders on appeal pursuant to defendant's notice of appeal are the April 29, 2019 order and the March 15, 2019 order. The judges who entered those orders provided detailed and well-reasoned findings of fact and conclusions of law in support of their determinations. Defendant's arguments are addressed to the July 2018 amended judgment but he admits he never pursued an appeal from that judgment. We next consider defendant's argument that he presented exceptional circumstances for vacating the July 2018 amended judgment under Rule 4:50- 1(f). Defendant claimed the 17th Street property was his personal residence, A-3649-18T3 8 and plaintiff experienced a windfall when that property was transferred to her. He also asserted lack of notice of plaintiff's enforcement application. 2 Rule 4:50-1(f) gives a court discretion to vacate a final judgment for "any other reason justifying relief from the operation of the judgment or ord er." A motion to vacate under Rule 4:50-1(f) requires proof of truly exceptional circumstances such that "a grave injustice would occur" if the order is enforced. Little, 135 N.J. at 289. A motion under this rule is fact-specific and addressed to the sound discretion of the trial court. Baumann, 95 N.J. at 395. Defendant's argument under Rule 4:50-1(f) is the same as his argument that the July 2018 amended judgment is void because the judge who entered that judgment failed to state his findings of fact and conclusions of law pursuant to Rule 1:7-4. Defendant's failure to comply with the judgments in the partition action, coupled with his failure to file an appeal, do not constitute a "grave injustice" warranting the July 2018 amended judgment to be vacated. Having reviewed the record, we are satisfied that any "imbalance" in the judge's 2 Defendant never argued lack of notice of the July 2018 amended judgment in his motion to vacate. Defendant may not raise a vague challenge to the July 2018 amended judgment based on an argument not presented to the motion judge. See U.S. Bank Nat'l Ass'n v. Curcio, 444 N.J. Super 94, 105 (App. Div. 2016). A-3649-18T3 9 reallocation of property rights between the parties in the partition action was not a grave injustice warranting the vacating of the July 2018 amended judgment. This appeal is nothing more than an improper attempt to appeal from the July 2018 amended judgment. "It is well established that [a Rule] 4:50 motion may not be used as a substitute for a timely appeal." Wausau Ins. Co. v. Prudential Prop. & Cas. Ins. Co. of N.J., 312 N.J. Super. 516, 519 (App. Div. 1998). We turn to defendant's claims there is "no authority on which a court may convert a money judgment (particularly in or following a divorce) into an order to sign a deed to property over to the creditor[,]" rendering the July 2018 amended judgment void and unenforceable. Defendant failed to raise this argument to the motion judge and therefore the matter is not properly before this court. See U.S. Bank Nat'l Ass'n v Guillaume, 209 N.J. 449, 484 n.6 (2012). Moreover, defendant's merits brief is devoid of any legal authority in support of this argument. Thus, we deem this argument waived based on defendant's insufficient briefing. See Weiss v. Cedar Park Cemetery, 240 N.J. Super. 86, 102-03 (App. Div. 1990). Defendant also appeals from the March 15, 2019 order of possession in the ejectment action. However, defendant did not substantively address that A-3649-18T3 10 order in his merits brief. Because we affirm the July 2018 amended judgment, transferring title of the 17th Street property to plaintiff, and based upon the filed October 19, 2018 quitclaim deed, plaintiff has sole title to the 17th Street property. Therefore, the March 15, 2019 order for possession in the ejection action was proper. Affirmed.