Justia Real Estate & Property Law Opinion Summaries

Articles Posted in South Carolina Supreme Court
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In this case, the South Carolina Supreme Court upheld the constitutionality of a state statute that limits reimbursement of reestablishment expenses in condemnation proceedings to $50,000. The appellant, Applied Building Sciences, Inc., an engineering firm, was forced to move its operations when its leased building was condemned for public use by the South Carolina Department of Commerce, Division of Public Railways. The company sought reimbursement for reestablishment expenses exceeding $560,000 but was limited by state statute to $50,000. The company argued that the cap was unconstitutional under the Takings Clauses of the South Carolina and United States Constitutions. The court found that reestablishment expenses are separate from damages awardable as just compensation under both constitutions, thus upholding the constitutionality of the statutory cap. The court affirmed the lower court's granting of summary judgment in favor of the Department of Commerce, Division of Public Railways. View "Applied Building Sciences v. SC Dept of Commerce" on Justia Law

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This case involved promises made and broken to homeowners by a developer and its affiliated entities. A jury returned verdicts on several causes of action in favor of the homeowners, and the developer appealed. The court of appeals initially upheld the jury's verdict for $1.75 million on the homeowners' breach of fiduciary claim and a verdict for $10,000 on a breach of contract claim by an individual homeowner. Thereafter, upon petitions for rehearing, the court of appeals completely reversed course, dismissing all of the homeowners' claims as a matter of law and reversing and remanding the breach of contract claim by the individual homeowner. The South Carolina Supreme Court granted certiorari and affirmed in part and reversed in part, thus reinstating the jury's verdicts. The Court: (1) reversed the court of appeals' ruling on the statute of limitations because the issue as to when Homeowners had adequate notice to begin the limitations clock was properly presented to the jury and resolved by it; (2) found any procedural issues related to the derivative claims either (a) moot as the HOA was realigned as a plaintiff and the trial court explicitly found it adopted its own claims against the Developers, or (b) demand was saved by futility due to the Developer's continuing veto power; (3) held that Developers breached the fiduciary duties owed to Homeowners; (4) reversed the court of appeals' decision that Developers could not be amalgamated, as there was more than enough evidence of bad faith, abuse, fraud, wrongdoing, or injustice resulting from the blurring of the entities' legal distinctions; and (5) affirmed the court of appeals that the recreational easement was invalid. View "Walbeck, et al. v. The I'On Company" on Justia Law

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Jimmy and Laura Bailey mortgaged their home in October 2009 to Quicken Loans (first mortgage). A week later, the Baileys entered into an equity line of credit a month later with ArrowPointe Federal Credit Union (the LOC) to the maximum principal amount. The ArrowPointe LOC was secured by a mortgage; ArrowPointe had record notice of the first mortgage. Shortly after taking out the second mortgage, the Baileys refinanced the first mortgage with Quicken in a greater amount than the previous first mortgage. The Baileys executed a “Title Company Client Acknowledgement” at the closing of the refinanced mortgage, which stated the only outstanding lien on the subject property was the first mortgage. There was no clear explanation in the record as to whether Quicken obtained a title examination to ascertain whether there were any outstanding additional liens; Quicken did not ask ArrowPointe to sign a subordination agreement, and ArrowPointe was unaware of the refinance. The Baileys used money from the refinance to pay the first mortgage. Quicken released the first mortgage and recorded the refinance. The Baileys ultimately defaulted on the LOC, and ArrowPointe filed an action to declare its lien had priority over the refinance. US Bank, assignee to the Quicken refinance, argued it was entitled to priority under the replacement mortgage doctrine. ArrowPointe argued it was entitled to priority because Quicken had record notice of its LOC at the time of refinancing. A referee concluded South Carolina did not recognize the replacement mortgage doctrine, and because there was no subordination agreement, ArrowPointe had priority under the race-notice statute. The referee ordered foreclosure and sale of the subject property. Finding no reversible error in the referee’s order, the South Carolina Supreme Court affirmed. View "ArrowPointe Federal Credit Union v. Bailey" on Justia Law

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Barry Clarke brought this action for specific performance of a right of first refusal. Clarke owned a strip club at 2015 Pittsburgh Avenue in Charleston, South Carolina. Group Investment Company, Inc., whose shareholders were John Robinson and Robin Robinson, owned a strip club across the street at 2028 Pittsburgh Avenue (the Subject Property). The Subject Property included buildings, a parking lot, and other land. In 1999, Clarke and Group Investment entered into a recorded lease that allowed Clarke to use half of the parking spaces located on the Subject Property. In 2007, Group Investment conveyed the Subject Property to RRJR, LLC for the stated consideration of $5.00. John Robinson and Robin Robinson were members of RRJR. Clarke testified he "probably" knew Group Investment transferred the Subject Property to RRJR, but Clarke claimed he did not seek to exercise the Right at that time because Group Investment and RRJR were "the same people." In 2013, RRJR conveyed the Subject Property to Fine Housing for $150,000.00. Fine Housing's closing attorney did not take note of the Lease or the Right prior to the closing, but Fine Housing conceded it had record notice of both the Lease and the Right. Neither Fine Housing nor RRJR notified Clarke of the sale of the Subject Property. Clarke learned of the sale in March 2014, and in May 2015, Clarke initiated this action for specific performance against Fine Housing and RRJR. RRJR did not answer and was in default. After a bench trial, the trial court ruled the Right was enforceable as to the entire Subject Property and ordered Fine Housing to convey title to the Subject Property to Clarke upon his payment of $350,000.00. The court of appeals reversed, holding the Right was an unreasonable restraint on alienation and was therefore unenforceable. The South Carolina Supreme Court found the Right did not identify the property it encumbered, contain price provisions, or contain procedures governing the exercise of the Right. Therefore, the Court concluded the Right was an unreasonable restraint on alienation, and affirmed the court of appeals' holding that the Right was unenforceable. View "Clarke v. Fine Housing, Inc." on Justia Law

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This case arose from a construction defect suit brought by a number of homeowners (Petitioners) against their homebuilder and general contractor, Lennar Carolinas, LLC (Lennar). Lennar moved to compel arbitration, citing the arbitration provisions in a series of contracts signed by Petitioners at the time they purchased their homes. Petitioners pointed to purportedly unconscionable provisions in the contracts generally and in the arbitration provision specifically. Citing a number of terms in the contracts, and without delineating between the contracts generally and the arbitration provision specifically, the circuit court denied Lennar's motion to compel, finding the contracts were grossly one-sided and unconscionable and, thus, the arbitration provisions contained within those contracts were unenforceable. The court of appeals reversed, explaining that the United States Supreme Court's holding in Prima Paint Corp. v. Flood & Conklin Manufacturing Co. forbade consideration of unconscionable terms outside of an arbitration provision (the Prima Paint doctrine). The court of appeals found the circuit court's analysis ran afoul of the Prima Paint doctrine as it relied on the oppressive nature of terms outside of the arbitration provisions. While the South Carolina Supreme Court agreed that the circuit court violated the Prima Paint doctrine, it nonetheless agreed with Petitioners and found the arbitration provisions, standing alone, contained a number of oppressive and one-sided terms, thereby rendering the provisions unconscionable and unenforceable under South Carolina law. The Court further declined to sever the unconscionable terms from the remainder of the arbitration provisions, as "it would encourage sophisticated parties to intentionally insert unconscionable terms—that often go unchallenged—throughout their contracts, believing the courts would step in and rescue the party from its gross overreach. ... Rather, we merely recognize that where a contract would remain one-sided and be fragmented after severance, the better policy is to decline the invitation for judicial severance." View "Damico v. Lennar Carolinas, LLC et al." on Justia Law

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A church entity became the legal or beneficial owner of certain real and personal property after The Protestant Episcopal Church in the Diocese of South Carolina (Disassociated Diocese) and thirty-six individual Episcopal Parishes (Parishes) disassociated from The Episcopal Church in the United States of America (National Church). The dispute presented two broad questions to the South Carolina Supreme Court: (1) who owned the real estate long-owned and occupied by the individual Parishes; and (2) who was the beneficiary of a statutorily-created trust controlled by the Trustees of The Protestant Episcopal Church in South Carolina (Trustees). The National Church and the Episcopal Church in South Carolina (Associated Diocese) contended the South Carolina Supreme Court made a final decision as to who owned all the disputed property when the Court heard the case in 2015 and each Justice sitting on the Court in 2015 issued a separate opinion in 2017. The Parishes disagreed the Court made a final decision as to the real property occupied by twenty-nine Parishes, and contended the Court left much to be decided by the circuit court as to these Parishes. The Disassociated Diocese and the Trustees agreed the Supreme Court made a final decision as to real and personal property the Trustees formerly held in trust for the Lower Diocese—the second question—but they disagree what that decision was. To the second question presented, the Supreme Court agreed with the National Church and the Associated Diocese that the 2017 Court decided the real and personal property held in trust by the Trustees was held for the benefit of the Associated Diocese. As to the first question, the Supreme Court determined the 2017 Court did not make a final decision as to the real property owned by the twenty-nine Parishes. As to some Parishes, the Court held the circuit court correctly ruled the individual Parish retained ownership of its property. As to other Parishes, those Parishes created an irrevocable trust in favor of the National Church and its diocese, now the Associated Diocese. As to the Parishes that created a trust, the Court directed that appropriate documentation be filed in the public record indicating the National Church and the Associated Diocese now owned that real estate. From its decision here, there will be no remand. "The case is over." View "The Protestant Episcopal Church v. The Episcopal Church" on Justia Law

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In consolidated appeals filed by Greenville County, South Carolina, the issue central to the cases involved a zoning dispute between the County and Greenville Bistro, LLC, d/b/a Bucks Racks & Ribs. Greenville Bistro filed suit against the County to enjoin the County from enforcing an ordinance to deny Greenville Bistro's desired method of operating Bucks Racks & Ribs. Citing other ordinances, the County counterclaimed and moved to enjoin Greenville Bistro from operating Bucks as a sexually oriented business. Both appeals concerned the legality of Greenville Bistro operating Bucks as a restaurant with the added feature of scantily clad exotic dancers. The circuit court granted Greenville Bistro's motion for a temporary injunction, and the County appealed. While the County's appeal was pending, another circuit court denied the County's motion for temporary injunctive relief, ruling that in light of the County's appeal it did not have jurisdiction to consider the County's motion. The South Carolina Supreme Court reversed both rulings, dissolved the injunction granted to Greenville Bistro, and held the County was entitled to injunctive relief. The case was remanded to the circuit court for further proceedings. View "Greenville Bistro, LLC. v. Greenville County" on Justia Law

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Lucille Ray sued the City of Rock Hill, South Carolina (the City) for inverse condemnation, claiming her property was taken as a result of stormwater flowing through pipes under City streets and into a terra cotta pipe that ran underneath and behind her property. The circuit court granted summary judgment to the City, and the court of appeals reversed, holding a genuine issue of material fact existed as to whether the City engaged in an affirmative, positive, aggressive act sufficient to support Ray's claim. The South Carolina Supreme Court affirmed the court of appeals (as modified), and remanded the case back to the circuit court for a determination on the merits as to whether the City's reconnection of its three stormwater pipes to the catch basin and the resumed flow of water through the Pipe constituted an affirmative, positive, aggressive act causing damage to the Property over and above any damage that had occurred before the three pipes were severed and reconnected. "Given the posture of this case and the above discussion, Ray cannot recover for any damage to the Property caused by the flow of water though the Pipe before the City reconnected its three pipes to the catch basin in November 2012." View "Ray v. City of Rock Hill" on Justia Law

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This action involves a dispute stemming from the removal of a drainage pipe running across neighboring properties. The pipe was part of an easement originally owned by the Seabrook Island Property Owners Association (SIPOA) and was intended to carry away stormwater from a road within the community, with a pipe running through the backyard portions of seven contiguous lots. Over the years, the pipe degraded and began draining standing water from the backyards of those seven lots. Nearly twenty years later, SIPOA installed a new drainage system for the road. At a property owner's request, SIPOA formally abandoned the easement, though the old, degraded pipe remained in place. Petitioners Paul and Susan McLaughlin later purchased one of the seven lots containing the old drainage pipe (Lot 22). After years of meetings and consultation with SIPOA and their neighbors, Petitioners removed the pipe and built a new house over the area in which the pipe was previously located. Respondents Richard and Eugenia Ralph owned the parcel next door to Petitioners (Lot 23). Following removal of the old pipe, Respondents claimed their backyard flooding became worse that it already was and sued Petitioners. A jury awarded Respondents $1,000 in "nominal" damages, and they appealed. The Court of Appeals reversed and remanded for a new trial on damages alone. The South Carolina Supreme Court reversed, finding the trial court did not err in any respect, thus reversing the appellate court's decision. View "Ralph v. McLaughlin" on Justia Law

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Petitioners' real property was sold at a delinquent tax sale. They filed an action in circuit court to challenge the sale, and all parties consented to have the case referred to a special referee for trial. Petitioners agreed to allow defendants (respondents here) to present their evidence first. After the testimony of one witness, the county's tax collector, defendants moved to approve the sale. The special referee granted the motion. Petitioners objected, arguing they were not permitted to give their factual presentation of the case. The special referee denied the motion, and the court of appeals affirmed. On appeal to the South Carolina Supreme Court, petitioners argued they were deprived of due process, including the right to be heard and the right to present witnesses and other evidence. The Supreme Court granted the petition, dispensed with briefing, reversed the court of appeals, and remanded to the circuit court for a new trial. "The special referee made factual findings and issued judgment in the middle of a trial after hearing from only one witness. ... The law ... does not permit a court to issue judgment against a party before giving that party an opportunity to present evidence in support of her position." View "Halsey v. Simmons" on Justia Law