Eastern Connecticut Savings Bank v. Venus Developments, LLC

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Eastern Connecticut Savings Bank v. Venus Developments, LLC

EASTERN CONNECTICUT SAVINGS BANK v.
VENUS DEVELOPMENTS, LLC, ET AL.
(AC 47204)
Bright, C. J., and Alvord and Prescott, Js.*

Syllabus

The defendant property owner appealed from the judgment of the trial court
denying its motion to open and vacate the judgment of foreclosure. The
defendant claimed, inter alia, that the court erred in denying its motion to
open because the plaintiff failed to comply with the notice requirements
pursuant to the rule of practice (§ 17-22). Held:

There was no merit to the defendant’s claim that the trial court abused its
discretion in denying the motion to open because the plaintiff lacked stand-
ing, as the plaintiff had been the holder of the note at the time of the
commencement of the foreclosure action.

The trial court acted within its discretion in denying the defendant’s motion
to open the foreclosure judgment with respect to the issue of whether the
amount of the debt had been properly proven, as the defendant failed to
challenge the amount of the debt in an appeal from the foreclosure judgment
and the issue of the amount of the debt attacked the merits of the underlying
foreclosure judgment.

The trial court abused its discretion in denying the motion to open because
the plaintiff failed to comply with the notice requirements of Practice Book
§ 17-22, having failed to provide proper notice of the foreclosure judgment
to two defendants.
Argued January 6—officially released April 1, 2025

Procedural History

Action, inter alia, to foreclose a mortgage on certain
real property owned by the named defendant, and for
other relief, brought to the Superior Court in the judicial
district of Tolland, where the named defendant et al.
was defaulted for failure to appear and the defendant
Hillview Estates, LLC, was defaulted for failure to plead;
thereafter, the court, Wilkerson Brillant, J., granted the
plaintiff’s motion for an order allowing the plaintiff to
* The listing of judges reflects their seniority status on this court as of
the date of oral argument.
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Eastern Connecticut Savings Bank v. Venus Developments, LLC

consolidate the amounts due under first and secondary
promissory notes and the amount paid to resolve a
mechanic’s lien; subsequently, the action was with-
drawn as to the defendant MacClain Construction, LLC;
thereafter, the court, Wilkerson Brillant, J., rendered
judgment of foreclosure by sale; subsequently, the
named defendant filed an appearance; thereafter, the
court, Gordon, J., denied the named defendant’s motion
to open and vacate the judgment of foreclosure, and
the named defendant appealed to this court. Reversed;
further proceedings.
James Chen Tsui, filed a brief for the appellant
(named defendant).
Michael S. Bonnano, for the appellee (plaintiff).
Opinion

PRESCOTT, J. In this mortgage foreclosure action,
the defendant Venus Developments, LLC,1 appeals from
the judgment of the trial court rendered in favor of the
plaintiff, Eastern Connecticut Savings Bank, denying
its motion to open the court’s judgment of foreclosure
by sale. On appeal, the defendant2 claims that the court
1
Because only Venus Developments, LLC, has appealed, we refer to it as
the defendant in this opinion. See footnote 2 of this opinion. The other
defendants named in the complaint are referred to by name when necessary.
2
The complaint also named as defendants Bingfang Tu, Gloria Shao,
Guorong Wang, MacClain Construction, LLC, also known as MacClain Con-
struction Company, LLC (MacClain), and Hillview Estates, LLC, also known
as Highview Estates, LLC (Hillview Estates). Additionally, the plaintiff also
named itself as a defendant in the complaint because it held a second
mortgage granted to it by the defendant. That mortgage secured a second
promissory note in the original amount of $2,000,000. The second promissory
note was modified to reduce the loan amount to $1,500,000. The court
granted the plaintiff’s motion for default for failure to plead as to Hillview
Estates and its motion for default for failure to appear as to Wang. The
plaintiff filed motions for default for failure to appear as to Tu and Shao,
and the court granted those motions on October 6, 2022.
MacClain filed an answer and special defenses, claiming that a mechanic’s
lien it had filed against the property had priority over the plaintiff’s mortgage.
The plaintiff subsequently satisfied the amount secured by MacClain’s
mechanic’s lien and entered into a stipulation with MacClain whereby Mac-
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Eastern Connecticut Savings Bank v. Venus Developments, LLC

abused its discretion in denying the motion to open
because (1) the plaintiff lacked standing to commence
the foreclosure action, (2) the foreclosure judgment
improperly included the debt from a second promissory
note, which was not part of the complaint and not
properly proven, and (3) the plaintiff failed to comply
with the notice requirements in Practice Book § 17-22.
We agree with the defendant’s third claim and, accord-
ingly, reverse the judgment of the trial court.
The record reveals the following relevant facts and
procedural history. On July 14, 2022, the plaintiff com-
menced this foreclosure action against the defendant
alleging that the defendant had defaulted on its payment
obligations due on a $500,000 revolving commercial
loan (first promissory note) that was modified on June
9, 2021, to increase the principal sum of the loan to
$1,000,000. The first promissory note was secured by
a mortgage on real property located at 67 Anthony Road
in Tolland and a guaranty. In its three count complaint,
the plaintiff sought to recover the sums due on the
first promissory note, to enforce the guaranty, and to
foreclose on the mortgage.
The defendant did not file an appearance, and, on
September 23, 2022, the plaintiff filed a motion for
default for failure to appear pursuant to Practice Book
§ 17-20. The motion was granted on October 6, 2022.
On August 4, 2023, the plaintiff filed a motion for
order seeking to recover not just the amount due under
the first promissory note, but also the amount due under
a second promissory note,3 as well as the amount it
had paid or intended to pay to another defendant named
in the complaint, MacClain Construction, LLC, also
Clain agreed to withdraw its answer and special defenses. The action was
then withdrawn as to MacClain.
3
The second promissory note was secured by a second mortgage on the
property, but the plaintiff did not seek to foreclose on the second mortgage.
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Eastern Connecticut Savings Bank v. Venus Developments, LLC

known as MacClain Construction Company, LLC, to
resolve a dispute regarding priorities ‘‘into one debt for
the purposes of judgment and bidding at a foreclosure
sale, if one is ordered.’’4 There was no objection to
this motion. On August 16, 2023, the court, Wilkerson
Brillant, J., granted the motion.
On July 3, 2023, the plaintiff filed a motion for a
judgment of strict foreclosure. On August 16, 2023, the
court rendered a judgment of foreclosure by sale, found
the fair market value of the property to be $3,367,000,
the total debt to be $2,340,576.31, and set a sale date
of October 21, 2023. The court subsequently opened
the foreclosure judgment on October 12, 2023, and set
a new sale date of December 16, 2023, in order to give
additional time for the appraisal of the property.
On December 7, 2023, the defendant appeared for
the first time5 and filed a motion to open and vacate
the judgment of foreclosure. In that motion, it claimed
that (1) the plaintiff lacked standing to bring the foreclo-
sure action because the first promissory note, which
was submitted as an exhibit to the complaint and which
was attached to an affidavit of debt filed by the plaintiff,
contained an allonge payable to ECS Mortgage Services
Corporation (ECS) that made ECS, not the plaintiff, the
holder of the first promissory note when the foreclosure
action was commenced; (2) the foreclosure judgment,
which included the debt from both the first and second
promissory notes, was improper because the complaint
sought to foreclose only on the first mortgage securing
4
See footnote 2 of this opinion.
5
Despite having been served with the complaint, the defendant elected
not to file an appearance and was defaulted for failure to appear. It was
only after the judgment of foreclosure was rendered that the defendant
chose to appear and filed a motion to open that judgment. In an affidavit
attached to the motion to open, Wang states that he is the sole member of
the defendant and that the defendant had not hired an attorney or otherwise
contested the foreclosure because, in Wang’s view, he mistakenly believed
that the foreclosure ‘‘was in order.’’
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Eastern Connecticut Savings Bank v. Venus Developments, LLC

the first promissory note and did not seek to foreclose
on the subsequent mortgage securing the second prom-
issory note; and (3) the plaintiff failed to give proper
notice of the October 12, 2023 judgment, as mandated
by Practice Book § 17-22, to the defendants Bingfang
Tu and Gloria Shao.
In response, the plaintiff filed an objection arguing
that (1) it had standing to commence the action because
ECS reassigned the first promissory note back to the
plaintiff; (2) the complaint identified the debt owed by
the defendant under both of the promissory notes, and
it had successfully obtained, without any objection from
the defendant, an order combining the amounts due on
the first and second mortgage debts; and (3) it served
the notice of the August 16, 2023 foreclosure judgment
on all nonappearing defendants and that the defendant
was ‘‘clearly aware’’ of the court’s modified judgment on
October 12, 2023, which did not affect the defendant’s
rights in the property beyond the extension of the
sale date.
On December 14, 2023, following a hearing, the court,
Gordon, J., denied the motion to open. The foreclosure
sale occurred on December 16, 2023, with the plaintiff as
the successful bidder. This appeal followed. Additional
facts and procedural history will be set forth as neces-
sary.
We begin with the following general legal principles.
‘‘Generally, an appeal must be filed within twenty days
of the date notice of the judgment or decision is given.
Practice Book § 63-1 (a). In the context of an appeal
from the denial of a motion to open judgment, [i]t is
well established in our jurisprudence that [if] an appeal
has been taken from the denial of a motion to open, but
the appeal period has run with respect to the underlying
judgment, [this court] ha[s] refused to entertain issues
relating to the merits of the underlying case and ha[s]
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Eastern Connecticut Savings Bank v. Venus Developments, LLC

limited our consideration to whether the denial of the
motion to open was proper. . . . [If] a motion to open
is filed more than twenty days after the judgment, the
appeal from the denial of that motion can test only
whether the trial court abused its discretion in failing
to open the judgment and not the propriety of the merits
of the underlying judgment. . . . This is so because
otherwise the same issues that could have been
resolved if timely raised would nevertheless be
resolved, which would, in effect, extend the time for
appeal.’’ (Citation omitted; internal quotation marks
omitted.) USA Bank v. Schulz, 143 Conn. App. 412,
416–17, 70 A.3d 164 (2013). ‘‘This court must make every
reasonable presumption in favor of the trial court’s
decision when reviewing a claim of abuse of discretion.
. . . Our review of a trial court’s exercise of the legal
discretion vested in it is limited to the questions of
whether the trial court correctly applied the law and
could reasonably have reached the conclusion that it
did.’’ (Internal quotation marks omitted.) First Connect-
icut Capital, LLC v. Homes of Westport, LLC, 112 Conn.
App. 750, 761, 966 A.2d 239 (2009).
In the present case, there is no dispute that the defen-
dant failed to file an appeal or a motion to open within
twenty days of the court’s rendering of the judgment
of foreclosure by sale. Accordingly, we review the
defendant’s claims under an abuse of discretion stan-
dard and do not address the underlying merits of the
judgment of foreclosure by sale.
I
The defendant first claims that the court abused its
discretion in denying the motion to open because the
plaintiff lacked standing to commence the foreclosure
action. We disagree.
‘‘The issue of standing implicates the trial court’s
subject matter jurisdiction and therefore presents a
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Eastern Connecticut Savings Bank v. Venus Developments, LLC

threshold issue for our determination. . . . Standing is
the legal right to set judicial machinery in motion. One
cannot rightfully invoke the jurisdiction of the court
unless he [or she] has, in an individual or representative
capacity, some real interest in the cause of action, or
a legal or equitable right, title or interest in the subject
matter of the controversy. . . . [If] a party is found to
lack standing, the court is consequently without subject
matter jurisdiction to determine the cause. . . . We
have long held that because [a] determination regarding
a trial court’s subject matter jurisdiction is a question
of law, our review is plenary. . . . In addition, because
standing implicates the court’s subject matter jurisdic-
tion, the issue of standing is not subject to waiver and
may be raised at any time. . . . [T]he plaintiff ulti-
mately bears the burden of establishing standing.
‘‘Generally, in order to have standing to bring a fore-
closure action the plaintiff must, at the time the action
is commenced, be entitled to enforce the promissory
note that is secured by the property.’’ (Citation omitted;
emphasis omitted; internal quotation marks omitted.)
Deutsche Bank National Trust Co. v. Bliss, 159 Conn.
App. 483, 488, 124 A.3d 890, cert. denied, 320 Conn. 903,
127 A.3d 186 (2015), cert. denied, 579 U.S. 903, 136 S.
Ct. 2466, 195 L. Ed. 2d 801 (2016).
The defendant argues on appeal that the plaintiff
lacked standing to commence the foreclosure action.
It contends that, ‘‘[b]ecause the [first promissory] note
was specifically endorsed to [ECS], it appeared to be
the holder of the note when this action was commenced
and the only party with standing.’’
The following additional facts and procedural history
are relevant to this claim. The plaintiff filed exhibits to
the complaint on August 16, 2022, which included the
first promissory note, which was a revolving commer-
cial loan issued by the plaintiff to the defendant, and an
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Eastern Connecticut Savings Bank v. Venus Developments, LLC

allonge attached to the first promissory note assigning
it to ECS. After the August 16, 2023 judgment of foreclo-
sure and in response to the defendant’s December 7,
2023 motion to open the judgment of foreclosure which,
inter alia, questioned the plaintiff’s standing, the plain-
tiff, without objection, filed a supplemental complaint
exhibit on December 15, 2023. That exhibit reflected a
reassignment of the first promissory note from ECS
back to the plaintiff on June 10, 2022, a date prior to
the commencement of the action. The plaintiff, there-
fore, had standing to commence the foreclosure action
because it was the holder of the first promissory note
when the action was commenced on July 14, 2022.
The defendant, however, takes issue with the timing
of the plaintiff’s submission of the evidence of the reas-
signment and argues that the plaintiff had not proven
standing prior to the rendering of the judgment of fore-
closure by sale because the reassignment was not sub-
mitted as an exhibit until the defendant sought to open
that judgment. This argument lacks merit.
Prior to the foreclosure judgment, the plaintiff pro-
duced the first promissory note that it had issued to the
defendant. That the attached allonge may have raised
a question of standing6 does not compel a conclusion
that the court abused its discretion in denying the
motion to open. Once the defendant raised the question
of standing in its motion to open, the plaintiff submitted,
as a supplemental complaint exhibit, the reassignment
of the first promissory note from ECS back to the plain-
tiff on a date that preceded the commencement of the
foreclosure action. If the defendant wanted to challenge
the plaintiff’s standing based on the assignment of the
first promissory note as evidenced by the allonge, it
could have done so previously by raising the issue in
6
The plaintiff also argues in its appellate brief that it has always been
the holder of the note because it wholly owns the servicing company, ECS.
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Eastern Connecticut Savings Bank v. Venus Developments, LLC

a motion to dismiss. Because the plaintiff was the holder
of the note at the time of the commencement of the
foreclosure action, the court did not abuse its discretion
in denying the motion to open for lack of standing.
II
The defendant next claims that the court abused its
discretion in denying its motion to open because, in its
view, the foreclosure judgment improperly included the
debt arising from the second promissory note, which
it argues was not a subject of the complaint. We are
not persuaded.
As previously stated in this opinion, it is well estab-
lished ‘‘that [w]here an appeal has been taken from the
denial of a motion to open, but the appeal period has
run with respect to the underlying judgment, [this court]
ha[s] refused to entertain issues relating to the merits
of the underlying case and ha[s] limited our consider-
ation to whether the denial of the motion to open was
proper.’’ (Internal quotation marks omitted.) USA Bank
v. Schulz, supra, 143 Conn. App. 417. The issue of
whether the debt was properly proven attacks the mer-
its of the underlying foreclosure judgment.7
Notice of the foreclosure judgment issued on August
22, 2023, and the defendant filed its motion to open and
7
We note briefly that the complaint sought to foreclose only on the first
promissory note and that the plaintiff’s motion for order to include the debt
under the second promissory note was granted without objection. Even if
we were to reach the merits of this claim, we conclude that, given the
equitable nature of foreclosure actions, it was within the purview of the
trial court to decide to include the amount of debt due under the second
promissory note. See, e.g., TD Bank, N.A. v. M.J. Holdings, LLC, 143 Conn.
App. 322, 326, 71 A.3d 541 (2013) (‘‘[B]ecause a mortgage foreclosure action
is an equitable proceeding, the trial court may consider all relevant circum-
stances to ensure that complete justice is done. . . . The determination of
what equity requires in a particular case, the balancing of the equities, is
a matter for the discretion of the trial court.’’ (Internal quotation marks
omitted.)).
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Eastern Connecticut Savings Bank v. Venus Developments, LLC

vacate the judgment on December 7, 2023, well after
the twenty day appeal period set forth in Practice Book
§ 63-1 (a). The defendant could have challenged the
amount of the debt on an appeal from the foreclosure
judgment but did not do so. For this reason alone, the
trial court acted within its discretion in denying the
motion to open the foreclosure judgment. See id., 419.
‘‘Because opening a judgment is a matter of discretion,
the trial court [is] not required to open the judgment
to consider a claim not previously raised. The exercise
of equitable authority is vested in the discretion of the
trial court and is subject only to limited review on
appeal.’’ (Internal quotation marks omitted.) Coun-
trywide Home Loans Servicing, L.P. v. Peterson, 171
Conn. App. 842, 849, 158 A.3d 405 (2017). The defendant
has not demonstrated that the court abused its discre-
tion in denying the motion to open in this regard.
III
The defendant finally claims that the court abused
its discretion in denying the motion to open because the
plaintiff failed to comply with the notice requirements
in Practice Book § 17-22. We agree.
Practice Book § 17-22 provides in relevant part: ‘‘A
notice of . . . [a] judgment after default for failure to
enter an appearance, which notice includes the terms
of the judgment, shall be sent by mail or electronic
delivery within ten days of the entry of judgment by
counsel of the prevailing party to the party against
whom it is directed and a copy of such notice shall be
filed with the clerk’s office. Proof of service shall be
in accordance with Section 10-14.’’
The defendant argues that the plaintiff did not give
notice of the court’s October 12, 2023 judgment to Tu
and Shao, nonappearing defendants who were holders
of junior mortgages. Although the plaintiff concedes
that it failed to send notice of the October 12, 2023
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Eastern Connecticut Savings Bank v. Venus Developments, LLC

judgment, it counters that it sent Tu and Shao notice
of the original August 16, 2023 judgment of foreclosure.
That, however, is not sufficient to satisfy Practice Book
§ 17-22. The plain language of § 17-22 requires that
notice of the terms of the judgment ‘‘shall be sent . . .
by counsel of the prevailing party to the party against
whom it is directed . . . .’’ The record reflects that the
plaintiff’s counsel did not give proper notice of the
October 12, 2023 judgment to Tu and Shao pursuant to
§ 17-22. It is possible that, if proper notice had been
given pursuant to § 17-22, Tu or Shao could have been
the successful bidder at the December 16, 2023 foreclo-
sure sale at a price higher than the successful bid sub-
mitted by the plaintiff, which could have benefitted
the defendant. Accordingly, we conclude that the court
abused its discretion in denying the motion to open as
to the defendant’s § 17-22 claim.
Because notice was not sent in accordance with Prac-
tice Book § 17-22, we must remand the case. We note,
however, that our remand does not affect the judgment
of foreclosure by sale or any other aspects of the judg-
ment. Rather, in the absence of proper notice, we
remand the case for the sole purpose of setting a new
sale date.
The judgment denying the defendant’s motion to open
is reversed and the case is remanded with direction
to open the judgment, vacate the sale, and set a new
sale date.
In this opinion the other judges concurred.