Justia Real Estate & Property Law Opinion Summaries

The Guild purchased twenty-three ancient Chinese and Cypriot coins from a dealer in London and subsequently challenged the seizure of the coins when it attempted to import them. On appeal, the Guild asked the court to engage in a review of the government's implementation of the Convention on Cultural Property Implementation Act's (CPIA), 19 U.S.C. 2601-2613, import restrictions on Chinese and Cypriot cultural property. The court concluded that the suit sought to have the judiciary assume a role that the statute did not intend for the court to assume. The court reviewed the Guild's various claims and found them to be without merit. Accordingly, the court affirmed the district court's interpretation of the CPIA and affirmed its grant of the government's motion to dismiss. View "Ancient Coin Collectors Guild v. U.S. Customs and Border Protection, et al." on Justia Law

In 1992, Haddad purchased a condominium. He timely paid association assessments and lived at the home until 2005. Since then, the condominium has remained vacant or leased. In October 2008, Haddad received a collection letter from the firm, representing the condominium association, stating that Haddad he was in default on $898 of association dues and that if the amount was not paid within 30 days, the association would commence proceedings for a lien against the condominium. In December 2008, Haddad received a second notice. Haddad timely responded to both, requesting verification of the debt. The firm did not verify the debts and recorded a Notice of Lien in May 2009. The condominium association eventually corrected its records. The lien was discharged in 2010. Haddad sued under the Fair Debt Collection Practices Act, 15 U.S.C. 1692, and the Michigan Collection Practices Act (445.251), alleging violations of prohibitions on use of false, deceptive, or misleading representation and continuing collection of a disputed debt without verification of a debt incurred for personal rather than business purposes. The district court granted the firm summary judgment, holding that the assessments were not debts under the statutes because the property was a rental. The Sixth Circuit reversed and remanded. View "Haddad v. Alexander, Zelmanski, Danner & Fioritto, PLLC" on Justia Law

In these consolidated cases, Petitioners Mountain America, LLC, et al. (hereinafter "Mountain America") appealed from orders entered by the circuit court denying Mountain America's appeals from its ad valorem property tax assessments for tax years 2008 and 2009. In each case, the circuit court ruled that Mountain America's appeal was barred by res judicata because the Supreme Court had previously considered and decided Mountain America I, in which Mountain America unsuccessfully challenged its 2007 ad valorem property tax assessments regarding the same parcels of property as those whose assessments were contested in the 2008 and 2009 litigations. The Supreme Court reversed the circuit court's rulings in both cases, holding that the Court's decision in Mountain America I did not operate as a res judicata bar to preclude the instant litigation. Remanded for reinstatement of Mountain America's claims for relief from its 2008 and 2009 ad valorem property tax assessments and consideration of the merits thereof. View "Mountain Am., LLC v. Huffman" on Justia Law

The parties here were the surviving children of Decedent. Under Decedent's will, they were beneficiaries of a joint life estate interest in farmland. The will provided that no life tenant or remainderman could partition the property during the existence of any life tenancy. Through a codicil, Decedent later added a provision disinheriting any child who contested his will. After the probate court entered the final order in the probate proceeding, Appellees brought a partition action to divide the property. The district court dismissed the action, concluding that Appellees were not bound by the will's restriction against a partition because they had not contested the will during the probate proceeding. Appellants then filed a declaratory judgment, claiming that Appellees had forfeited their inheritance by contesting the will through the partition action. The district court dismissed Appellants' action. The Supreme Court affirmed, holding that the district court correctly determined that Appellants' partition action was not a will contest because it was filed after the estate was closed. View "Martin v. Ullsperger" on Justia Law

At issue in this case was whether Respondents, a property management company, law firm, and mortgage servicer, committed an impermissible forcible entry when they enforced, through lock-out, the foreclosure purchaser's lawful possessory interest in a dwelling by the means of the common law remedy of self-help, as opposed to receiving first the issuance of a statutory writ of possession from the circuit court. The circuit court granted Respondents' motions to dismiss, and the intermediate appellate court affirmed. The Court of Appeals affirmed in part and reversed in part, holding (1) the common law right of peaceable self-help permits a foreclosure purchaser to surreptitiously enter a residential property and change the locks while the resident is out; and (2) the court of special appeals erred in dismissing Plaintiff's conversion claim and in holding that Plaintiff had abandoned all personal property in the residence, as there was no adequate basis from which to conclude that Plaintiff abandoned his personalty or that Respondents acted reasonably in disposing of his belongings. View "Nickens v. Mt. Vernon Realty" on Justia Law

This was a quiet title action challenging a claimed interest to oil and gas rights reserved in 1924 when the landowners sold the surface and mineral estate but kept for themselves and their heirs what was described as a portion of the landowners' one-eighth interest in the oil, gas, or other minerals that might later be developed. The district court and court of appeals held that this reservation was a royalty interest and invalidated it under the rule against perpetuities. The Supreme Court reversed, holding that the royalty interest was not void under the rule against perpetuities because it was reserved in the grantors. View "Rucker v. DeLay" on Justia Law

The Boys & Girls Clubs of South Alabama, Inc. ("the Club"), a nonprofit corporation, appealed a judgment entered in favor of the Fairhope-Point Clear Rotary Youth Programs, Inc. ("Rotary Inc."), and the Ruff Wilson Youth Organization, Inc. ("Wilson Inc."), in their action against the Club seeking declaratory and injunctive relief. In 1996, B.R. Wilson, Jr., one of the incorporators of the Club and a principal benefactor, executed a "gift deed," transferring to the Club approximately 17 acres of real estate ("the property"). In March 2000, the Club sold the property and deposited the proceeds into three separate accounts, two of which were separately earmarked for the Daphne Club and for the Fairhope Club. However, in 2009, the Club discontinued its operations in Daphne and Fairhope, citing "operating deficits" as a contributing factor. It transferred the remainder of the proceeds from the sale of the property to an account in the Community Foundation of South Alabama ("the bank"). Later that year, the facilities in Daphne and Fairhope were reopened by volunteers and former Club personnel, who began operating the youth centers under their own independent management structures. Subsequently, some of these individuals incorporated Rotary Inc. and Wilson Inc., under which they continued to operate the facilities in Fairhope and Daphne, respectively. Rotary Inc. and Wilson Inc. sued the Club, seeking declaratory and injunctive relief, alleging that the Club "ha[d] used," or, perhaps, was "anticipat[ing] using," the proceeds for its own operations, rather than for the use of the facilities then being operated by Rotary Inc. and Wilson Inc. They sought a judgment: (1) declaring that the "desire and understanding" of B.R. Wilson expressed in the letter controlled the disposition of the funds, and (2) enjoining the use of the proceeds for anything but the benefit of the youth facilities as operated by Rotary Inc. in Fairhope and by Wilson Inc. in Daphne. The court ordered the termination of the "trust" and the disbursal of the remainder of the proceeds to Rotary Inc. and Wilson Inc., respectively. The Club appealed, challenging, among other things, the standing of Rotary Inc. and Wilson Inc. to sue over distribution of the proceeds of the sale of the property. Upon review, the Supreme Court concluded that Rotary Inc. and Wilson Inc. failed to show that they had standing to challenge the Club's disposition of the proceeds of the sale of the property donated to the Club by B.R. Wilson, Jr. Therefore, the trial court's judgment was void for lack of subject-matter jurisdiction. Accordingly, the Court vacated the judgment and dismissed the case and the appeal. View "Boys & Girls Clubs of South Alabama, Inc. v. Fairhope-Point Clear Rotary Youth Programs, Inc." on Justia Law

Howard M. Schramm, Jr., appealed a March 6, 2012, judgment of the Baldwin Circuit Court approving pier construction permits issued to Schramm's neighbors, George G. Spottswood and Amy H. Spottswood, by the Alabama Department of Conservation and Natural Resources ("DCNR") and Baldwin County even though the proposed pier would violate the 10-foot setback rule in the applicable DCNR and Baldwin County rules and regulations. The Spottswoods crossappealed the order of the Baldwin Circuit Court denying their January 9, 2012, motion to alter, amend, or vacate its February 27, 2007, judgment setting the boundaries of their riparian-use area. Upon careful consideration of the trial court record, the Supreme Court found no error and affirmed. View "Schramm, Jr. v. Spottswood " on Justia Law

Diana Albrecht brought a class-action lawsuit against Alaska Trustee, LLC, on behalf of a group of Alaska homeowners who had faced foreclosure on their homes. Alaska Trustee, acting as foreclosure trustee, had provided Albrecht and the other homeowners reinstatement quotes that included the costs of foreclosure. Albrecht maintained that the inclusion of foreclosure costs in her reinstatement quote violated her right to cure under a former version of AS 34.20.070(b), the non-judicial foreclosure statute, which provided that a homeowner’s "default may be cured by payment of the sum in default other than the principal that would not then be due if no default had occurred, plus attorney fees or court costs actually incurred by the trustee due to the default." According to Albrecht, Alaska Trustee's inclusion of foreclosure costs in addition to "attorney's fees or court costs" constituted a violation of not only the non-judicial foreclosure statute but also Alaska’s Unfair Trade Practices Act (UTPA). The superior court concluded that Albrecht lacked standing to sue and denied her motion for class certification. The superior court further ruled that Alaska Trustee's practice of including various fees and charges as foreclosure costs was permitted under the statute. The superior court awarded attorney's fees to Alaska Trustee as the prevailing party, enhancing those fees under AS 45.50.537(b) on the ground that Albrecht's claims were frivolous. Because the inclusion of foreclosure costs in a reinstatement quote did not violate AS 34.20.070, the Supreme Court affirmed the superior court in most respects. But because the Court concluded that Albrecht’s claims were not frivolous and attorney's fees could not be awarded under Rule 82 for time spent litigating the structure of a class action, the Court remanded for recalculation of fees awarded. View "Albrecht v. Alaska Trustee, LLC" on Justia Law

In consolidated appeals, the Lowell Mountains Group, Inc. (LMG), and the Towns of Albany and Craftsbury, challenged several Public Service Board orders related to the construction of a wind-electric-generation facility and associated facilities on Lowell Mountain in Lowell, Vermont. In May 2010, petitioners Green Mountain Power Corporation (GMP), Vermont Electric Cooperative, Inc. (VEC), and Vermont Electric Power Company, Inc. and Vermont Transco LLC (VELCO) requested a certificate of public good (CPG) to construct a wind-electric-generation facility on Lowell Mountain. On May 31, 2011, following testimony, site visits, a public hearing, and hearings, the Board issued a final order granting a CPG subject to forty-five conditions. Appellants and several other parties moved for reconsideration. On July 12, 2011, the Board modified its final order in certain respects. The Towns and LMG appealed that final order with modifications. The parties also raised compliance issues with the final order that the Board ultimately overruled. Upon review of the Board's orders, the Supreme Court found no abuse of discretion, and deferred to the Board's decisions with regard to the final order. Accordingly, the Court affirmed the Board. View "In re Green Mountain Power Corp." on Justia Law