Justia Real Estate & Property Law Opinion Summaries
Mountainlands Conservancy, LLC v. California Coastal Commission
The Court of Appeal affirmed the trial court's denial of three limited liability companies' writ of mandate to vacate the California Coastal Commission's decision certifying a local coastal program for the Santa Monica Mountains that prohibits any new vineyards in the Santa Monica Mountains coastal zone. The court held that the Commission proceeded properly under Public Resources Code section 30514, and therefore was not required to make the "substantial issue" determination otherwise required by section 30512; there was no error in the Commission's construction and application of the agricultural protections embodied in sections 30241 and 30242; the Commission properly considered sections 30241 and 30242, finding that section 30241 does not apply, and appropriately protecting other lands suitable for agriculture; the April 10 hearing did not deny plaintiffs due process; and substantial evidence supported the Commission's decision to ban new vineyards. View "Mountainlands Conservancy, LLC v. California Coastal Commission" on Justia Law
Medline Industries, Inc. v. County of Hennepin
The Supreme Court affirmed the judgment of the tax court concluding that the market value of a distribution-warehouse property in Rogers, Minnesota was $15,638,000 as of January 2, 2014 and $15,597,000 as of January 2, 2015, holding that the tax court did not err in any of the ways asserted by Medline Industries. Specifically, the Supreme Court held that the tax court (1) did not err by crediting some of the county appraiser's opinions despite rejecting his opinion about the highest and best use of the property as a multi-tenant facility; (2) did not clearly err in the sales-comparison approach by relying on four comparable sales other than the May 2017 of a former Walgreens distribution center; (3) did not err in its income approach analysis; and (4) did not err in relying on the cost approach. View "Medline Industries, Inc. v. County of Hennepin" on Justia Law
Strand v. Velandry
The Supreme Judicial Court affirmed the judgment of the district court partitioning real property in Kittery held by Toralf Strand and Sabrina Velandry as tenants in common, holding that the court did not err in dividing equally the value of the property after crediting Strand with the amount his spent for insurance, repairs, improvements, and real estate taxes. In 2014, Strand signed a purchase and sale agreement solely in his name to buy the house and included Velandry on the deed as a tenant in common. After the parties separated, Strand filed a complaint for equitable partition of the property pursuant to 14 Me. Rev. Stat. 6051(7). The court awarded Strand the amount his spent on insurance, improvements, repairs, and real estate taxes and then divided the property's remaining appraisal value equally between Strand and Velandry. The Supreme Judicial Court affirmed, holding (1) because the court found that Strand did not condition Velandry's interest as a tenant in common on her agreement to pay Strand half of the property's purchase price, the court did not err in applying the presumption of equal ownership and entering judgment accordingly; and (2) the court did not clearly err in disallowing certain of Strand's claimed credits and set-off. View "Strand v. Velandry" on Justia Law
Loeffler v. Bernier
Defendant Paul Bernier appealed two superior court orders granting partial summary judgment to plaintiff Thomas Loeffler, and denying his subsequent motion for reconsideration. The court ruled that defendant was estopped by deed from denying that plaintiff had an implied easement to access a right-of- way located on defendant’s property from a specific point on plaintiff’s property. The court also denied defendant leave to raise new arguments at the reconsideration stage asserting that plaintiff had abandoned any implied easement and, alternatively, that the purpose of any implied easement had been frustrated. Finding no reversible error in the superior court's judgments, the New Hampshire Supreme Court affirmed. View "Loeffler v. Bernier" on Justia Law
Diorio v. Hines Road, LLC
In this property dispute, the Supreme Court affirmed in part and vacated in part the judgment of the superior court granting Defendants' motion for summary judgment based on the ground of prosecutorial immunity, holding that the hearing justice erred in applying prosecutorial immunity to the Building and Zoning Official for the Town of Cumberland (Building Official Hall) and the Town of Cumberland (Town). Plaintiffs sued the Solicitor for the Town of Cumberland (Solicitor Hefner), Building Official Hall, and the Town, claiming negligence, private nuisance, trespass, intentional infliction of emotional distress and seeking declaratory judgment and injunctive relief after Plaintiffs' neighbor prevailed on an action against the Town regarding its agreement with the Town regarding a retaining wall abutting Plaintiffs' property. The hearing justice granted summary judgment in favor of Defendants. The Supreme Court vacated the decision in part, holding (1) Solicitor Hefner was entitled to prosecutorial immunity; (2) Building Official Hall failed to meet his burden of proof as to prosecutorial immunity; and (3) because this Court is vacating the superior court's decision with respect to Building Official Hall, the summary judgment decision with respect to the Town is also vacated. View "Diorio v. Hines Road, LLC" on Justia Law
1077 Madison Street, LLC v. March
The Second Circuit affirmed the district court's multiple orders granting summary judgment in favor of plaintiff and holding Defendant March liable for interest at a default rate of 24 percent per annum dating back to February 1, 2008. In this case, the court affirmed the district court's grant of summary judgment in favor of Madison Street; the district court's order confirming the interest calculations of the court-appointed referee; and the district court's denial of reconsideration or to adjust its award of per diem interest to Madison Street based on the delayed "entry of judgment." The court considered defendant's remaining arguments and concluded that they were either forfeited or without merit. View "1077 Madison Street, LLC v. March" on Justia Law
Abbott v. North Shores Board of Governors, Inc.
The Court of Chancery granted Defendants' motion to dismiss Plaintiff's complaint alleging that North Shores Board of Governors, Inc. (NSBG), a Delaware not-for-profit corporation that represented the homeowners at North Shores, a residential community, had no authority under the governing covenants to charge assessments or expend funds for maintenance of any of the community's recreational facilities and improvements to the community's beach dunes, holding (1) all claims contesting the annual assessments were barred by laches; and (2) all claims contesting the dune project were barred by the clear language of the covenants and the residential community's charter. View "Abbott v. North Shores Board of Governors, Inc." on Justia Law
Merrill v. Valley View Swine, LLC
The Supreme Court affirmed the judgment of the district court finding that Plaintiffs had a "losing cause of action," concluding that Plaintiffs' claims against Defendants were frivolous, and granting Defendants' motion for costs and expenses, holding that the district court did not err or abuse its discretion. A group of property owners alleged that confined animal feeding operations (CAFOs) operated and supported by Defendants amounted to a nuisance. The plaintiffs later dismissed their lawsuit because they failed to exhaust farm mediation and then later refiled. Two of the plaintiffs (together, Plaintiffs), however, voluntarily dismissed their claims a second time, resulting in an adjudication against them on the merits. Defendants sued Plaintiffs seeking costs and expenses pursuant to Iowa Code 657.11(5). The district court granted the motions. The Supreme Court affirmed, holding (1) two voluntary dismissals meant Plaintiffs had "a losing cause of action"; (2) Plaintiffs' claims were frivolous; and (3) the district court's apportionment of costs and expenses was appropriate. View "Merrill v. Valley View Swine, LLC" on Justia Law
Blue Grass Savings Bank v. Community Bank & Trust Co.
The Supreme Court reversed the foreclosure decree entered by the district court giving priority under a future-advances clause to the full amount of credit extended by the first lienholder rather than the maximum amount set forth in the notice provision of the first lienholder's mortgage, holding that the first lienholder's priority was capped at $148,000. A bank made a series of loans to a farmer and obtained a mortgage with a future-advances clause on a farm property. The bank's mortgage contained language stating that the mortgage secured credit in the amount of $148,000. The farmer later took out a loan from a second bank, also secured in part by the same farm property. When the first bank filed a foreclosure proceeding, the parties disputed whether the first bank's lien had priority for all amounts due to the first bank or only up to $148,000. The district court found that the first bank's priority was not limited to $148,000 but extended to all debt secured by the mortgage. The Supreme Court reversed, holding (1) the first bank's priority was capped at $148,000, plus interest; and (2) the first bank was not allowed to collect default interest at eighteen percent as part of its first-priority lien where there was no written agreement to pay that rate. View "Blue Grass Savings Bank v. Community Bank & Trust Co." on Justia Law
Berberich v. Bank of America, N.A.
The Supreme Court reversed the judgment of the district court dismissing Appellant's quiet title action under Nev. R. Civ. P. 12(b)(5), holding that the limitations period in Nev. Rev. Stat. 11.080 does not run against an owner who is in undisputed possession of the land, and because the facts alleged did not establish whether or when possession was disturbed here, the complaint was improperly dismissed. Six and one-half years after purchasing property at a homeowners' association foreclosure sale Appellant filed this action seeking a judicial declaration that the foreclosure extinguished the deed of trust that secured the prior homeowner's mortgage. At issue was whether the action was barred by section 11.080 because Appellant had been in possession of the property for more than five years before commencing the quiet title action. The district court concluded that the limitations period in section 11.080 began to run against Appellant when he acquired the property at the foreclosure sale. The Supreme Court reversed, holding that because the district court did not consider the fact that the statute of limitations ran from the time Appellant's ownership or possession of the property was disputed the court erred in granting Respondent's motion to dismiss. View "Berberich v. Bank of America, N.A." on Justia Law