Symphony Space, Inc. v. Pergola Properties, Inc., 88 A.D.2d 422 (N.Y. App. Div. 1982)
A subsequent purchaser of property has rights superior to an assignee of a lease if the assignment refers to a later, substantively different lease that is deemed void as to the purchaser, especially if the assignment makes no mention of the original lease.
Summary
Symphony Space sought to enforce a lease against Pergola Properties, the purchaser of the building. Symphony Space’s claim was based on an assignment of a lease from a prior tenant, Pussycat. The assignment referred to a lease dated October 29, 1979, which omitted a crucial paragraph acknowledging an earlier lease dated April 10, 1979. Pergola’s contract to purchase the property predated the assignment. The court held that the October 29, 1979, lease was void as to Pergola and that Symphony Space, as an assignee, acquired no rights against Pergola. This was because the subsequent lease was significantly different and the assignment only referenced the later lease, not the original one.
Facts
Pussycat, a tenant, had a lease agreement with the property owner, including a rider paragraph recognizing an earlier lease. Pussycat then purportedly assigned a lease to Margin Call, and Margin Call assigned it to Symphony Space (plaintiff). However, the assigned lease was dated October 29, 1979, and crucially omitted the rider paragraph acknowledging the original lease. Pergola Properties contracted to purchase the building on September 19, 1979, before the assignment to Symphony Space. Pergola later acquired the property. Symphony Space sought to enforce the lease against Pergola. The assignments made explicit reference to the lease dated October 29, 1979, but made no reference whatsoever to the original lease dated April 10, 1979.
Procedural History
The Supreme Court initially ruled against Symphony Space. The Appellate Division affirmed the Supreme Court’s decision. The case was then appealed to the Court of Appeals.
Issue(s)
Whether Symphony Space, as an assignee of the October 29, 1979 lease, acquired rights to possession against Pergola Properties, the subsequent purchaser of the property, when the assignment made no reference to the original lease and Pergola’s purchase contract predated the assignment.
Holding
No, because the October 29, 1979 lease, which the assignment referenced, was void as to Pergola Properties, whose rights related back to the date of their contract to purchase the property (September 19, 1979), which predated the assignment.
Court’s Reasoning
The court focused on the fact that the assignment from Pussycat to Margin Call and then to Symphony Space only referred to the October 29, 1979, lease, which was substantively different from the original lease and lacked the rider paragraph recognizing the prior lease. The court emphasized that Pergola’s contract to purchase the property predated the assignment to Symphony Space. Therefore, Pergola’s rights as a purchaser were superior. Justice Jones, in his dissent, noted, “In any event, the assignments from Pussycat to Margin Call and from Margin Call to plaintiff made explicit reference only to the lease dated October 29, 1979, no reference whatsoever was made to the original lease dated April 10, 1979 or to any rights of the assignors thereunder.” Because the assigned lease was considered a replacement lease and lacked any reference to the original, it implied that the earlier lease had been surrendered. Consequently, Symphony Space acquired no rights against Pergola based on the assignment of the later, flawed lease.