PER CURIAM.
The judgment of the Law Division is affirmed substantially for the reasons expressed by Judge Holston in his opinion reported at 345 N.J.Super. 41, 783 A.2d 271, (Law Div.2001). We are satisfied that the findings of fact are supported by substantial credible evidence in the record and find no sound reason or justification to interfere with them. See Rova Farms Resort v. Investors Ins. Co., 65 N.J. 474, 484, 323 A.2d 495 (1974).