Justia Real Estate & Property Law Opinion Summaries

Articles Posted in May, 2013
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This dispute arose out of a nonjudicial foreclosure proceeding that Respondent bank initiated against a home owned by Appellants. Respondent purchased the home at the trustee's sale. When Appellants did not vacate, Respondent filed an unlawful detainer action. Appellants responded by filing a complaint seeking to quiet title to the property, alleging that Respondent did not own the promissory note or deed of trust and had foreclosed without proper notice under Nev. Rev. Sat. 107.080, invalidating the trustee's sale. Respondent filed a motion to dismiss Appellants' complaint, which the federal district court granted. Appellants appealed, arguing that the district court should not have ruled on the motion dismiss because the prior-exclusive-jurisdiction doctrine required the federal court to abstain in favor of the earlier-filed unlawful detainer action. The federal court agreed that if both the quiet title action and the unlawful detainer action were characterized as in rem or quasi in rem, then the court was required to vacate the district court's dismissal of the quiet title action. The Nevada Supreme Court accepted certification to answer the characterization of the parties' actions and held that quiet title and unlawful detainer proceedings are in rem or quasi in rem in nature. View "Chapman v. Deutsche Bank Nat'l Trust Co." on Justia Law

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SEECO, Inc. owned oil-and-gas leases and possessed rights authorizing it to explore for and develop minerals from several tracts of land. SEECO filed an interpleader action to determine the ownership of the oil, gas, and minerals in the land. Appellee requested that the circuit court quiet title and confirm title in Appellees. Several defendants were named in the action. The circuit court ruled that a 1929 mineral deed, even with a blank left empty in the granting clause, conveyed one hundred percent of the mineral interest in three tracts of land to J.S. Martin. Appellees included the Stanton Group, as Martin's heirs and successors in interest, and SEECO. Appellants appealed, arguing that the 1929 mineral deed was void because the description of the interest was so vague that it was unenforceable. The Supreme Court affirmed, holding that the 1929 mineral deed was unambiguous, and the circuit court did not err by refusing to consider the parol evidence of a subsequent 1930 deed. View "Barton Land Servs., Inc. v. SEECO, Inc." on Justia Law

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Plaintiffs filed a purchase and sales agreement agreeing to buy Defendant's property and deposited ten percent of the purchase price with Defendant's real estate agent until closing. Defendant signed the agreement but also made certain handwritten alterations to the contract. Plaintiffs filed a complaint against Defendant, alleging that Defendant's handwritten alterations were material changes that constituted a counter-offer, not an acceptance of Plaintiffs' offer to purchase the property. The jury found there was never a valid contract between the parties and Plaintiffs were entitled to the return of their deposit. The trial court added prejudgment interest to the judgment. Defendant filed a motion to alter or amend the judgment, arguing that Plaintiffs were not entitled to interest on their deposit. The trial court denied the motion. The Supreme Court vacated the award of prejudgment interest in this case, holding that Plaintiffs' deposit did not fall within the category of "pecuniary damages" under R.I. Gen. Laws 9-21-10(a), and therefore, Plaintiffs were not entitled to prejudgment interest. View "Andrews v. Plouff" on Justia Law

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Appellants were landowners who elected to require a utility to condemn their property in fee after Respondents sought to acquire easements through their property by eminent domain in order to construct a high-voltage electric transmission line. After making this election, Appellants requested that Respondents provide them with minimum compensation and relocation assistance. Respondents moved the district court for an order clarifying whether such benefits are available to property owners making an election under Minn. Stat. 216E.12. The district court concluded that such benefits were available to Appellants, but the court of appeals reversed. The Supreme Court reversed, holding that Appellants satisfied the statutory criteria for receiving minimum compensation and relocation assistance and were therefore entitled to such benefits. Remanded. View "N. States Power Co. v. Aleckson" on Justia Law

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Appellees owned a 166-acre farm in Lower Makefield Township. On December 6, 1996, Lower Maker Township condemned the property in order to build a public golf course. Appellees filed preliminary objections challenging the validity of using eminent domain for such a purpose. That issue was eventually appealed to the Commonwealth Court, which found the taking was for a legitimate public use. As the parties were unable to agree on damages, the matter proceeded to a jury trial for a calculation of the property's value. The trial lasted six days, and a total of 11 witnesses were called, one of whom was appellee Chester Dalgewicz. Mr. Dalgewicz testified regarding the farm's history and the interest shown by several developers in purchasing the property, and described some of the offers received both before and after the property was condemned, including a 1995 agreement of sale with Ryland Homes for $5.1 million, and a 1998 sales agreement with Toll Brothers for $7 million, contingent upon the condemnation being overturned. During Mr. Dalgewicz's testimony, he described a December, 1998 written offer from Pulte Homes, Inc., including a $8 million offer price; the offer letter was also introduced into evidence. The Township objected arguing the offer was inadmissible as it did not result in a sales agreement and any testimony concerning the offer price would be irrelevant and prejudicial. The Township appealed the Commonwealth Court's order affirming the trial court's ruling that testimony regarding a bona fide offer and the underlying offer letter itself could be introduced into evidence in a condemnation valuation trial. Finding no error, the Supreme Court affirmed the lower courts' decisions. View "Lower Maker Township v. Lands of Chester Dalgewicz" on Justia Law

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The underlying litigation arose from a real estate dispute between Plaintiff and several neighbors of Plaintiff (collectively, Codefendants). Codefendants retained attorneys (Attorney Defendants) to represent them in the property dispute. Attorney Defendants filed a notice of intent on behalf of Codefendants asserting Codefendants' right to their own property. Plaintiff filed a complaint against Defendants and later amended his complaint setting forth claims against Attorney Defendants for slander and title and intentional interference with prospective advantage. The superior court granted summary judgment in favor of Attorney Defendants. The Supreme Court affirmed, holding (1) Plaintiff failed to establish an essential element of his claim of slander of title; and (2) the notice of intent could not be said to constitute an improper act of interference, and therefore, Attorney Defendants were entitled to summary judgment with respect to the intentional interference claim. View "Beauregard v. Gouin" on Justia Law

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After Countrywide Home Loans Servicing filed a complaint in foreclosure against Appellants, the trial court granted default judgment in favor of Countrywide, and the property was sold at a sheriff's sale. Countrywide subsequently filed a notice of voluntary dismissal and then refiled its complaint in foreclosure. The trial court granted the order of foreclosure, rejecting Appellants' claim that the action was precluded by res judicata. The appellate court affirmed, concluding that until the order confirming the sheriff's sale is entered, the plaintiff may terminate the case without prejudice by filing a notice of voluntary dismissal. The Supreme Court reversed, holding that a judgment of foreclosure cannot be dissolved by the filing of a notice of voluntary dismissal after a trial court has entered judgment on the underlying note. Remanded. View "Countrywide Home Loans Servicing, L.P. v. Nichpor" on Justia Law

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A port authority sought to purchase a parcel of land owned by trustees of a family trust. After negotiations failed, the port authority filed a petition for condemnation of the parcel. The trustees argued that the sole purpose for the taking was economic development, in violation of Mo. Rev. Stat. 523.271, and that the taking was for private use, in violation of the Missouri Constitution. The circuit court ordered condemnation hearing, concluding (1) the taking did not violate section 523.271 because the taking would facilitate construction of a loop track and improve river commerce in addition to promoting economic development; and (2) the taking served the public purpose of promoting economic development. The trustees petitioned the Supreme Court for a writ of prohibition. The Supreme Court granted the writ because the circuit court failed to find any purpose for the taking that was not included in the legislature's definition of "economic development," and therefore, held that the proposed taking was in excess of the port authority's condemnation authority. View "State ex rel. Jackson v. Circuit Court" on Justia Law

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In 2009, Epling purchased a manufactured home, borrowing funds from Vanderbilt secured by a security interest in her manufactured home. Epling resided in Magoffin County, Kentucky. Vanderbilt filed an application for first title and an application for a title lien statement in Bell County, Kentucky and later filed the Certificate of Title for the manufactured home, which listed Vanderbilt’s lien, in Bell County. In 2010, Epling filed a voluntary Chapter 7 bankruptcy petition. The trustee initiated a strong-arm proceeding to avoid Vanderbilt’s lien on the manufactured home, under 11 U.S.C. 544, because the lien was not properly perfected under the Kentucky law. The bankruptcy court granted the trustee summary judgment, concluding that Vanderbilt had failed to perfect its lien because it had filed the required title lien statement in its county of residence, rather than in Epling’s county of residence. The district court and Sixth Circuit affirmed. View "Vanderbilt Mortg. & Fin., Inc. v. Westenhoefer" on Justia Law

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Plaintiffs Patrick and Terese Ayer appealed a trial court's order granting summary judgment to Frances Harris and Louis Hemmingway, III. The dispute arose over plaintiffs' attempts to collect a debt from defendant Hemmingway individually, and doing business as Hemmingway Construction. Plaintiffs obtained a default judgment against Hemingway in February 2001. Plaintiffs subsequently secured a nonpossessory writ of attachment against Hemingway's nonexempt goods and estate. In 2010, Frances Harris brought an unrelated action against Hemingway for damages. The trial court issued a stipulated judgment order that, among other things, awarded Harris judgment against Hemingway plus interest from September 8, 2005 until the release of the lien in favor of plaintiffs, required Hemingway to keep current on payments to plaintiffs pursuant to a written payment agreement signed by Hemingway and plaintiff Terese Ayer, and provided that if Hemingway defaulted on the lien, he would be liable to Harris for any costs, including attorney's fees, to obtain a release of the lien. In May 2011, plaintiffs filed a complaint seeking to foreclose on their judgment lien. Plaintiffs cited a 2006 trial court order as controlling and asked the court to renew or revive it. Hemingway filed an unverified answer to plaintiffs' complaint, acknowledging his debt to plaintiffs and offering to make immediate payments pursuant to the 2010 agreement. Plaintiffs moved for a default judgment, but the court denied their request. Harris responded to this order; Hemingway did not. Harris later moved for summary judgment, and plaintiffs filed a cross-motion for summary judgment and default.  In January 2011, the trial court granted Harris's motion, and found that plaintiffs' judgment lien was no longer effective because more than eight years had elapsed from the issuance of the original final judgment on which it was based. In reaching its conclusion, the court rejected plaintiffs' assertion that the 2001 judgment had been renewed or revived by the 2006 stipulated amended order. This appeal followed. Agreeing with the trial court's reason to dismiss plaintiffs' motion, the Supreme Court affirmed. View "Ayer v. Hemingway" on Justia Law