Condo Media - February 2016 - 42
The Region
RHODE ISLAND
Twenty Eleven vs. Botelho Update
The Association Super Priority Lien Remains Superior in Rhode Island
[by Mary-Joy Howes, Esq.]
On Dec. 4, 2015, the Rhode Island
Supreme Court released its opinion
on the much anticipated case of
Twenty Eleven, LLC vs. Botelho. The
question before the court was whether
or not a condominium lien foreclosure
sale on the association's super priority
lien*, conducted pursuant to the Rhode
Island Condominium Act, Section 36.1
et seq., extinguished a first mortgage,
following the mortgagee's failure to exercise the right of redemption provided
for in the statute.
The facts of the case are briefly stated
as follows. The unit owner, Mr. Botelho,
was delinquent on his condo fees, and
the association instituted foreclosure
proceedings in accordance with the
statute. The bank failed to pay the
42
CONDOMEDIA
super priority portion of the lien prior
to foreclosure. The plaintiff, Twenty
Eleven LLC, purchased the condo unit
at the association's foreclosure sale of its
super priority lien. After foreclosure, the
mortgagee also failed to exercise its right
of redemption and the condo association
gave a foreclosure deed to the plaintiff.
Two years after the purchaser took
title, the mortgagee then attempted to
foreclose on the unit. The purchaser
filed a complaint to quiet title in Superior Court, arguing the mortgage was
extinguished by virtue of the foreclosure of the association's super priority
lien and the mortgagee had failed to
redeem the unit. The Superior Court
dismissed the complaint and held that
the super priority lien was not a true
priority lien capable of extinguishing a
first mortgage and the plaintiff did not
hold title free and clear of the mortgage.
The plaintiff appealed the case to the
Rhode Island Supreme Court.
In the Supreme Court, the plaintiff
argued the association's super priority
lien is a true priority lien, capable of
extinguishing a first mortgage by foreclosure. The plaintiff cited the axiomatic
concept that a senior lien extinguishes
a junior lien and the only way for a first
mortgagee to save their interest in the
property after foreclosure is to exercise
the statutory right of redemption-noting that you cannot redeem what has not
already been lost. CAI also filed an amicus curie brief with the court in support
of the plaintiff's position. The defendant
Condo Media - February 2016
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