Justia Real Estate & Property Law Opinion Summaries

After a petition seeking to transfer territory from Dutton/Brady K-12 School District to Conrad High School and Elementary Districts was refused by the county superintendent of schools, the petition was referred to a three-member panel of county superintendents. The panel denied the petition, and the district court affirmed. Conrad Schools appealed, arguing that the district court erred in concluding the panel of superintendents abused its discretion in denying the petition. The Supreme Court affirmed, holding that the record demonstrated that the panel carefully evaluated the effects of the proposed transfer and made its decision based upon the best and collective interests of all students involved.

The Georgia Parties, Gwinnett County, Georgia, and the United States Army Corps of Engineers (the Corps) appealed from a grant of summary judgment in this consolidated suit arising from more than 20 years of litigation between the parties. All of the underlying cases related to the Corps' authority to operate the Buford Dam and Lake Lanier, the reservoir it created, for local water supply. On appeal, the parties raised several jurisdictional matters and asserted a number of substantive claims. The court held that the district court erred in finding that it had jurisdiction to hear certain parties because the Corps had not taken final agency action. The court also held that the district court and the Corps erred in concluding that water supply was not an authorized purpose of the Buford Project under the Rivers and Harbors Act (RHA), Pub. L. No. 79-525, 60 Stat. 634. The court also held that the district court erred in finding that the 1956 Act expired after 50 years. The court also provided certain instructions to the Corps on remand and the Corps shall have one year to make a final determination of its authority to operate the Buford Project under the RHA and the Water Supply Act, 43 U.S.C. 390b(a).

St. Charles Tower, Inc. (St. Charles) filed suit against defendants after they declined to issue St. Charles a conditional use permit necessary to construct a proposed cell-phone tower in Franklin County. After the district court entered a consent judgment, trustees of a homeowner's association that opposed construction of the tower (Intervenors) sought to intervene in the litigation in order to challenge the consent judgment on the grounds that it violated state law. The district court granted their motion to intervene but denied their motion to alter, amend, or vacate the consent judgment and intervenors appealed. The court held that the consent judgment impermissibly circumvented sections 32 and 81 of the Land Use Regulations. Therefore, the court held that the district court erred in holding that the consent judgment did not violate state law and that any violation was justified as a necessary remedy for a violation of the Telecommunications Act of 1996, 47 U.S.C. 332(c)(7)(B)(v). Accordingly, the court reversed the denial of intervenors' motion and remanded for further proceedings.

Three property owner companies filed with the planning board an application for a land development project on their property. The planning board denied the plaintiffs' application after members of the state advisory commission on historical cemeteries identified certain features on the plaintiffs' property as historical cemeteries and notified the town as to the existence of the cemeteries. Plaintiffs filed a complaint against the advisory commission in superior court seeking declaratory and injunctive relief. The trial court dismissed the action. One property owner (appellant) appealed, alleging that (1) the advisory commission exceeded its authority under R.I. Gen. Laws 23-18.3-1 by registering the features as historical cemeteries, (2) the advisory commission violated plaintiffs' procedural and substantive due process rights, and (3) the trial justice erred when he failed to recognize a slander of title claim against defendants. The Supreme Court affirmed, holding (1) the advisory commission's role is purely advisory and therefore it could not register the historical cemetery within the meaning of the statute or violate plaintiffs' due process rights, and (2) because plaintiffs did not suffer a pecuniary loss as a result of the advisory committee's actions, appellant failed to establish an essential element of its slander of title claim.

Plaintiffs filed suit against defendant seeking a declaratory injunction that defendant did not have an easement on their property, damages for trespass and conversion for a 2007 and 2008 incident, an injunction against further trespass, and attorney fees. Defendant asserted as a defense that the lawsuit was filed after the one-year statute of limitations under OCGA 46-3-204. At issue was whether summary judgment against plaintiffs was proper. The court affirmed the trial court's rejection of plaintiffs' constitutional challenges to the one-year statute of limitations. The court then affirmed in part and reversed in part the grant of summary judgment because issues of material fact remained regarding the existence of a valid prescriptive easement and plaintiffs' trespass and conversion claims based on defendant's 2008 actions were not barred by OCGA 46-3-204.

Appellants filed a petition to quiet title against all the world as to two parcels of land (Tracts 1 and 1A) in Lavonia, asserting a claim of slander of title against Hartwell Railroad Company (Hartwell). Hartwell only disputed appellants' title to the .67 acres of land comprising Tract 1A, claiming that the property was within the 100-foot right-of-way it held on either side of its railroad running through Lavonia. An appointed special master issued an order subsequently adopted by the trial court granting Hartwell's motion and denying appellants' motion. Appellants appealed, arguing that the trial court erroneously concluded that Hartwell held undisputed record and prescriptive title to Tract 1A by relying on certain inadmissible evidence. The court held that, even if the court determined that the trial court erred by concluding that Hartwell had title to Tract 1A as a matter of law, appellants would not be entitled to a reversal of the summary judgment entered in Hartwell's favor in view of the trial court's unchallenged rulings that appellants, as a matter of law, could not prove their own title to the property. As such, appellants could not benefit from resolution of the issues on appeal and the appeal was dismissed as moot.

In 2001, the planning board of the town of East Greenwich granted final plan approval to plaintiff Carmine D'Ellena's proposed subdivision. In 2004, plaintiff's attorney requested a time extension, which the planning board granted. A condition to the extension was that plaintiff connect the development to a public water supply. In 2008, plaintiff filed a petition in the superior court, seeking declaratory and injunctive relief and asking the court to declare the board's decision regarding the extension null and void. In support of his petition, plaintiff alleged that the planning board (1) violated state law by amending a final decision without application for and notice to plaintiff, (2) violated the notice rules by failing to provide notice to the plaintiff of its action, and (3) violated the open meetings law by failing to provide notice. The superior court denied the petition. The Supreme Court affirmed, holding that plaintiff voluntarily relinquished and thereby waived whatever procedural and statutory rights were his regarding the 2004 board meeting when he took the action of telling his attorney that he agreed to add the condition of public water.

Pursuant to a 2005 divorce judgment, the court awarded Christiane McAllister possession of the couple's marital home and monthly spousal support that would cover the house expenses until October 2009. Christiane was required to refinance the house in her name no later than November 1, 2009, or, alternatively, sell the house. The first $63,000 of any remaining proceeds was to go to Christiane in lieu of alimony. Christiane filed a motion to modify the divorce judgment on October 29, 2009, asserting that she could not pay her normal living expenses after spousal support terminated because of a drop on the value of the house. The court modified the divorce judgment, ordering Russell McAllister to pay support for an additional 36 months. Russell appealed, arguing that the court (1) made an error of law by modifying a division of marital property, (2) abused its discretion in modifying spousal support based on a substantial change in circumstances, and (3) abused its discretion by granting relief pursuant to Me. R. Civ. P. 60(b)(6). The Supreme Court affirmed, finding that Christiane was entitled to relief on the basis of a substantial change in circumstances, and that the grant of relief pursuant to 60(b)(6) was harmless error.

May Construction Company appealed from a circuit court order declaring a lien on real property, owned by Town Creek Construction & Development, subordinate to a mortgage filed by Chambers Bank and unenforceable against a lien bond issued by Ohio Casualty Insurance Company. For reversal, May argued that the circuit court erred in (1) interpreting the materialmen's lien statute, (2) ruling that construction commenced after the execution of Chambers's mortgage, and (3) finding that May could not recover against the lien bond. Town Creek cross-appealed, arguing that the circuit court erred in ruling that May was entitled to a lien in the amount of $353,000. The Supreme Court reversed and remanded the direct appeal, holding that the circuit court erred in ruling that construction had not commenced prior to the recording of Chambers's lien because the ruling was based on the intent of the parties contrary to that plain language of the materialmen's lien statute. The Court then affirmed the cross-appeal, finding that the circuit court did not err in calculating the amount Town Creek owed May.

The Chapter 7 trustee sought to avoid a mortgage with respect to wife's interest in the property because the mortgage did not name or identify her in the body of the mortgage. The wife had signed the mortgage, and a rider that contained a provision for joint and several liability, but not the note. The bankruptcy court ruled in favor of the trustee. The Sixth Circuit reversed. Relying on 11 U.S.C. 544(a) and Kentucky property law, the court concluded that the identities of both borrowers was readily ascertainable from examination of the entire mortgage, which includes the rider.