The judgment of the Chancery Division is affirmed substantially for the reasons expressed by Judge Epstein in his opinion reported at 264 N.J.Super. 191, 623 A.2d 1384 (Ch.Div. 1993). We are satisfied that the findings of fact are supported by substantial *11credible 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).