Justia Real Estate & Property Law Opinion Summaries

Articles Posted in December, 2013
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This litigation arose from the City's recent efforts to complete its power system expansion plan first conceived in 1972 and re-affirmed in 2007. The City owns and operates Idaho Falls Power. Alliance sought declaratory and injunctive relief, arguing that the City lacked the power to condemn property outside its boundaries for the purpose of building electric transmission lines. The district court granted summary judgment in favor of Alliance, finding that Idaho law did not grant the City (or, by extension, IFP) the power to condemn property outside its corporate limits for the purpose of constructing the transmission lines. Because the power to exercise eminent domain extraterritorially for the purpose of constructing electric transmission lines (1) has not been expressly granted to the City by the state, (2) cannot be fairly implied from the powers that the City has been given by the state, and (3) is not essential to accomplishing the City's objects and purposes, the City does not have that power. Accordingly, the court affirmed the judgment of the district court. View "Alliance v. City of Idaho Falls" on Justia Law

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Plaintiffs, property owners, filed an action against Defendant, a bank, alleging eleven counts of state law violations for Defendant’s decision to deny Plaintiffs’ application for a loan modification under the Home Affordable Modification Program and to foreclose on Plaintiffs’ home. The district court granted Defendant’s motion to dismiss. The First Circuit Court of Appeals affirmed the district court’s dismissal of Plaintiffs’ amended complaint, holding that the district court properly dismissed Plaintiffs’ claims for breach of the implied obligation of good faith and fair dealing, violation of the Massachusetts Consumer Credit Cost Disclosure Act, rescission, negligence, and promissory estoppel. View "MacKenzie v. Flagstar Bank, FSB" on Justia Law

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Defendant-sellers obtained a policy from American Family Mutual Insurance Company insuring an apartment building. When preparing for the sale of the building, Defendants signed a real estate condition report stating that they were not aware of the presence of asbestos on the premises. After Plaintiff-buyers purchased the building, their contractor discovered asbestos in the building. Plaintiffs filed an action against Defendants for breach of contract/warranty and negligence in failing to adequately disclose defective conditions. The circuit court held that American Family had no duty to defend or indemnify Defendants because an asbestos exclusion in the American Family policy precluded coverage. The court of appeals affirmed, concluding that the policy precluded coverage. The Supreme Court affirmed, holding that the asbestos exclusion in the American Family policy precluded coverage for the losses alleged by Plaintiffs. View "Phillips v. Parmelee" on Justia Law

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In 2006, the Christensens began construction of a fabric building adjacent to the property line shared with the McVicarses. After its completion, the McVicarses filed a nuisance action alleging that increased noise, traffic, and dust diminished the value of their property and interfered with the enjoyment of their property. After a bench trial, the district court ruled in favor ofMcVicarses, finding the Christensens’ course of conduct unreasonably interfered with the McVicarses’ enjoyment of their property and was therefore a private nuisance. Furthermore, the court found that there was no evidence to support the McVicarses’ claim of public nuisance or the Christensens’ unclean hands defense. The Christensens appealed. Upon careful consideration, the Supreme Court held that the district court erred to the extent that it considered the building’s size and proximity to the McVicarses’ property to constitute a nuisance. Because the building’s size and proximity do not in and of themselves constitute a nuisance, the district court erred in requiring the McVicarses to move the building from its current location. Therefore, the case was remanded for analysis of whether the cumulative effects of the activities on the property constituted a nuisance in fact. View "McVicars v. Christensen" on Justia Law

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This dispute concerned unpaid homeowners’ association (HOA) dues. The district court concluded that the HOA fees were proper and awarded the HOA the unpaid fees and attorney fees. Appellants appealed. Meanwhile, the HOA successfully sought in the lower court supplemental attorney fees for its counsel’s additional services. The notice of entry of the supplemental attorney fees award was served by mail on August 14, 2012. On January 16, 2013, the district court denied Appellant’s subsequently filed motion to alter or amend the order. On January 30, 2013, Appellants filed a notice of appeal from the supplemental attorney fees award. At issue before the Supreme Court was whether Appellants’ motion to alter or amend the post-judgment order awarding supplemental attorney fees tolled the thirty-day period for filing the notice of appeal. The Supreme Court held that the notice of appeal was timely filed because Nev. R. App. P. 4(a)(4) tolling applied to Appellants’ motion to alter or amend that was directed at the post-judgment order awarding supplemental attorney fees. View "Lytle v. Rosemere Estates Prop. Owners Ass'n" on Justia Law

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David and Kelli Nilsson, who were divorced, held a half interest in certain property in Reno as tenants in common. After the divorce, Kelli and the parties’ children lived on the property, and David lived elsewhere. Several years later, David filed for bankruptcy. On his schedule of real property assets, David claimed an interest in the Reno property as half-owner with Kelli. David then claimed the property as exempt from inclusion in his bankruptcy estate based in part on the homestead exemption. The bankruptcy trustee (Trustee) objected to the claimed exemption because David did not reside on the Reno property, David did not record a declaration of homestead, and David could not now record a valid declaration of homestead on the property. David responded that he could claim the exemption because his children still lived on the property. The bankruptcy court certified a question to the Nevada Supreme Court without ruling on the Trustee’s objection. The Court answered that a debtor must actually reside on real property in order to claim properly a homestead exemption for that property. View "In re Nilsson" on Justia Law

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Several landowners whose land abuts navigable waters appealed the grant of summary judgments in favor of the State. The judgment held that the State owned the mineral interests under the land in the shore zone. Upon review of the dispute, the Supreme Court concluded that indeed the State owned the mineral interests under the shore zone of navigable waters since becoming a State in 1889 under the equal footing doctrine, and that N.D. Const. art. X, sec. 18, precludes construing the language now codified in N.D.C.C. 47-01-15 as a gift of the State's mineral interests under the shore zone to the upland owners. "If the chain of title reflects the State granted its equal footing interests to upland owners, those upland owners take to the low watermark, subject to the public trust doctrine and except where the deed provides otherwise. If the State is not in the chain of title for the upland owner's property, the anti-gift clause precludes construing N.D.C.C. 47-01-15 as a gift of the State's equal footing interests to upland owners." View "Reep v. North Dakota" on Justia Law

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Plaintiffs owned property near but not on Sebago Lake. Defendants owned shorefront property on the lake. Through their deeds, Plaintiffs acquired an easement consisting of a right-of-way over lot 40A, a strip of land situated between Defendants' lots. In 2007, the lot was conveyed to Defendants. Before the conveyance, Plaintiffs obtained a permit for the construction of a dock extending from the lot to the lake. In 2010, the Town's code enforcement officer rescinded the permit and ordered the dock to be removed. The Town's zoning board upheld the enforcement officer's decision. Plaintiffs filed suit, challenging the zoning board's decision and Defendants' fee simple title to the lot and seeking a declaratory judgment that they were entitled to maintain a dock on the lot. Ultimately, the superior court found Defendants held fee simple title to the lot and that the easement held by Plaintiffs did not grant them a right to maintain the dock. The Supreme Court vacated the judgment, holding that the deed in Defendants' chains of title unambiguously excepted the lot from a prior conveyance and that deeds in Plaintiffs' chains of title were ambiguous as to whether the dock was allowed. Remanded. View "Sleeper v. Loring" on Justia Law

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Petitioner applied to the Town of Scituate building official for a building permit to build a single-family home on an unimproved lot. The building official denied the permit, citing numerous deficiencies with Petitioner's plans, including a lack of street frontage. Petitioner appealed the denial and, alternatively, applied for a dimensional variance. The town zoning board denied the appeal and the request for a dimensional variance. The superior court affirmed. The Supreme Court vacated the judgment of the superior court, concluding that the zoning board abused its discretion in determining that a frontage requirement was required for Petitioner's property. Remanded. View "Iadevaia v. Town of Scituate Zoning Bd. of Review" on Justia Law

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In two cases, Montgomery County took a portion of properties owned by Respondents. Because the parties disputed the value paid for either taking the County filed a complaint for condemnation. During the proceedings, the circuit court imposed discovery violation sanctions precluding Respondents from introducing evidence as to the fair market value of the taken properties. Respondents were therefore unable to generate a genuine issue of material fact concerning the County's appraisal valuations. As a result, the circuit court granted summary judgment for the County on the issue of just compensation. The court of special appeals reversed, concluding that summary judgment on the question of just compensation is not available in condemnation proceedings because a property owner cannot be deprived of the constitutional right to have a jury determine just compensation. The Court of Appeals reversed, holding (1) permitting summary judgment does not violate the constitutional right to have the opportunity for a jury trial to ascertain just compensation in compensation actions provided the landowner litigates the case according to the Maryland Rules; and (2) summary judgment was properly granted in each case because there was no genuine dispute of material fact and the County was entitled to judgment as a matter of law. View "Montgomery County v. Soleimanzadeh" on Justia Law