Justia Real Estate & Property Law Opinion Summaries

The Nancy Lake State Recreation Area's ("the Park") governing regulations prohibit the use of motorized vehicles off of the Park's paved roads. However, the Park issues special use permits to owners of private property abutting the remote boundary of the Park that grant them the right to use all-terrain vehicles (ATVs) along the Butterfly Lake Trail to access their private property. The ATVs have damaged the Butterfly Lake Trail and the surrounding wetlands. SOP, Inc. sued to enjoin the Park from issuing these ATV permits. SOP moved for summary judgment, and the Park filed a cross-motion for summary judgment. The trial court denied SOP?s motion and granted the Park's motion, concluding "there [was] nothing in the statutes or regulations that justifies court intervention and invalidation of the permits." SOP appealed. Upon review, the Supreme Court held that the permits created easements because the Park could not revoke the permits at will. The Court therefore found the permits were illegal and accordingly reversed. View "SOP, Inc. v. Alaska" on Justia Law

Paul Harder brought a lawsuit seeking restoration damages against Joel and Darlene Wiersum after the Wiersums cleared trees from Harder's property without his permission. The Wiersums filed a third-party complaint against Harder's sister, Lisa Wietfeld. They sought to apportion fault to Wietfeld, claiming that she had negligently misrepresented that she owned the property where the trees were cut when she gave them permission to remove trees from her property. The superior court granted Wietfeld's summary judgment motion; the remaining parties proceeded to trial and a jury awarded Harder compensatory restoration damages and statutory treble damages. The Wiersums appealed, arguing that the superior court erred by dismissing their claim against Wietfeld and by denying their motions for directed verdicts and judgment notwithstanding the verdict. Because the Supreme Court concluded that Wietfeld owed no duty to Harder, it affirmed the superior court's grant of summary judgment as to Wietfeld. Furthermore, the Court affirmed the denial of the Wiersums' motions for a directed verdict because Harder presented sufficient evidence for the issue of restoration costs to be submitted to the jury. However, the Court concluded that the superior court erred by denying the Wiersums' motion for judgment notwithstanding the verdict because the jury's award of restoration damages was objectively unreasonable. Therefore the damages award was vacated and a new trial ordered. View "Wiersum v. Harder" on Justia Law

When passing a 1997 ordinance, the Anchorage Municipal Assembly amended the boundaries of a proposed Downtown Improvement District to exclude some properties on K and L Streets. The building at 420 L Street, the property owned by appellant L Street Investments, was in the original proposal but was subsequently carved out by the Assembly. In 2000 the Assembly extended the life of the District for ten years. Beginning in 2009, the Anchorage Downtown Partnership canvassed businesses hoping to extend the term of the District and expand it to include businesses between I and L Street. After the majority of business owners in the proposed District approved the extension and expansion, the Assembly extended the term of the District and expanded it to include businesses between I and L Streets, including the building at 420 L Street. L Street Investments filed suit, arguing: (1) Section 9.02(a) of the Municipality of Anchorage's Charter did not authorize the Municipality to finance services within the District by an assessment; and (2) the District is a "service area," and AS 29.35.450(c) prohibits the expansion of a service area unless a majority of voters in the area to be added vote in favor of expanding the service area. The Anchorage Downtown Partnership intervened, and all parties filed cross-motions for summary judgment. The superior court granted summary judgment to the Municipality and the Anchorage Downtown Partnership. Finding no error, the Supreme Court affirmed the grant of summary judgment. View "L Street Investments v. Municipality of Anchorage" on Justia Law

The issue on appeal before the Supreme Court in this case was the validity and interpretation of a roadway easement granted to meet a borough's subdivision plat-waiver requirements. The borough approved a nearby subdivision project contingent on upgrading the easement roadway. The owners of the servient estate first insisted that the developer maintain his roadway upgrade within the original easement. After the work was completed the owners sued the developer for trespass, alleging implicitly that the original easement grant was invalid because it was not properly executed and acknowledged, and asserting that there might be public prescriptive easement across their property. The superior court granted summary judgment in favor of the developer on the validity of the easement, holding that any acknowledgment deficiencies were cured. The Supreme Court agreed with the landowners that the superior court misapplied the statute, but affirmed the grant of summary judgment on other grounds. View "Windel v. Mat-Su Title Insurance Agency, Inc." on Justia Law

The Dennis P. Hutchinson, Jr. Trust held two residential properties; Appellee Wells Fargo Bank administered the trust. The beneficiary's mother and guardian, Appellant Jean Schultz, learned that insurance premiums on the properties in trust had increased significantly. She discovered that the insurance had not been purchased through local insurance markets, but purchased through the bank. The trust attorney unsuccessfully tried to contact the bank to discuss the increase in premiums, and resorted to suing the bank to force it to disclose documents and other information regarding the trust's administration. The superior court granted the trust approximately half of what it asked for, and declared neither side as the prevailing party, so no one was awarded attorney's fees. The trust appealed to the Supreme Court, arguing the superior court misinterpreted the statutory authority belying its decision regarding the fees, and therefore abused its discretion. The Supreme Court agreed and reversed. View "Schultz v. Wells Fargo Bank, N.A." on Justia Law

Appellant purchased a home and fell behind on her mortgage payments. Despite the bank having agreed to postpone a foreclosure sale, it proceeded with the sale. After she threatened suit, the bank re-purchased the home and entered into settlement negotiations with appellant; the bank promised to re-convey the property to appellant so that she could proceed with a sale to a third party. The bank subsequently refused to perform and appellant sued both the bank and the bank's counsel for breach of the settlement agreement and fraudulent inducement. The superior court granted partial summary judgment to the woman on her breach of contract claim, finding that a binding settlement contract had been formed between appellant and the bank. Appellant then filed for bankruptcy. The bankruptcy trustee sold the property and the bankruptcy estate abandoned the present state court claim, placing the remaining balance from the sale of the property into the superior court registry. The superior court held a bench trial on the remaining fraud claim and on the parties' respective damages. At the conclusion of appellant's case, the court granted a directed verdict to the bank and the bank's counsel on the fraud claim. The superior court awarded the bank the unpaid loan balance as well as the fair rental value of the property for appellant's post-foreclosure occupancy of the property, and awarded the woman lost sale damages. The superior court also awarded the parties prejudgment interest, and later awarded the bank and its counsel attorney's fees. Appellant appealed the superior court's final judgment. Upon review, the Supreme Court concluded that the bank abandoned its claim for rental damages at trial. Accordingly, the Court reversed the superior court's award of rental damages and any accompanying award of prejudgment interest. Because any right to recover fees for work performed on behalf of the dismissed defendants was waived, because it was error to award attorney's fees to the bank's counsel in responding to the bankruptcy petition, and because the superior court did not properly calculate attorney's fees under Alaska Civil Rule 68, the case was remanded to recalculate attorney's fees. The superior court was affirmed in all other respects. View "Taylor v. Wells Fargo Home Mortgage" on Justia Law

This case involved a three-way transfer of boat tie-up spaces in a recreational subdivision. The principal issue before the Supreme Court was whether the trial court erred in requiring the joinder of one of the people involved in the transfer as an indispensable party. Upon review, the Court concluded that the trial court did not err because appropriate relief could not be afforded in the absence of the person in question. The Supreme Court also concluded that the case was properly dismissed because the plaintiff refused to comply with the court's order requiring joinder. View "Weilbacher v. Ring" on Justia Law

Two couples owned adjoining lots in Anchorage, located directly north and south of each other. Title to the southern lot originated from a federal land patent, which reserved a right-of-way across the northern boundary of the lot. A road ran through the right-of-way. The owners of this lot proposed to build a fence with a locked gate along the northern boundary of their lot. The fence would have impeded access to a cleared area on the northern neighbors' lot that the neighbors used for parking and storage. The northern neighbors obtained a permanent injunction preventing this limitation on access to the southern part of their lot. The southern neighbors appealed, arguing that the superior court denied them due process or, alternatively, erred in finding that their lot was subject to a public right-of-way. Because the superior court made no findings whether the federal land patent's right-of-way offer of a common law dedication was accepted, the Supreme Court remanded the case back to the superior court to determine whether there has been acceptance of the offer of dedication. View "McCarrey v. Kaylor" on Justia Law

The State of Alaska Department of Natural Resources, Oil and Gas Division (DNR), petitioned the Supreme Court for review of a superior court decision that under AS 38.05.035, the lack of continuing best interest findings (BIF) at each phase of an oil and gas project violated article VIII of the Alaska Constitution and that the DNR must issue a written best interest finding at each step of a phased project to satisfy the constitution. Because best interest findings after the lease sale phase are not required under the Alaska Constitution or AS 38.05.035, the Supreme Court reversed the superior court's ruling. Furthermore, the Court held that the State was constitutionally required to consider the cumulative impacts of an oil and gas project at its later phases. View "Sullivan v. Resisting Environmental Destruction on Indigenous Lands" on Justia Law

The issue before the Supreme Court in this case was whether a deed that was absolute on its face should have been reformed into a security agreement. Appellant Kelly Griffin owned property near Wasilla. Beginning in 2005, Appellee Michael Weber paid Griffin rent for use of a cabin on the property. One of Griffin's business creditors sued her for unpaid debts; Griffin also owed Weber for a series of small loans he made to her over the years. Griffin planned to refinance her property in order to pay off her debts, but when it became apparent she could not personally qualify for refinancing, she asked Weber to cosign the refinancing note. The refinancing bank conditioned its loan on the property being titled to both Griffin and Weber. Weber granted Griffin a power of attorney concerning the property thinking it might be useful expediting the refinancing. However, the bank opted not to refinance the property. The parties turned to a credit union who agreed to make the loan. Griffin subsequently signed a quitclaim deed of her property, granting it to both herself and Weber. Griffin used the proceeds of the loan to pay an existing loan on the property, her business debt and the debt she owed to Weber. In July 2010 Griffin sought to again refinance the property, this time with her fiancee, Ed Grube. The credit union approved, conditioned on Weber relinquishing his interest in the property. When Weber refused, Griffin signed a quitclaim deed conveying Weber’s interest to herself. The deed and an attachment to it indicated that Griffin was signing Weber’s name under the power of attorney granted in January 2009. The credit union refused to proceed with the new refinancing based on this deed. Weber filed a complaint against Griffin, claiming that Griffin’s act of signing the quitclaim deed under the January 2009 power of attorney was fraudulent, a breach of Griffin’s fiduciary duty and her duty of good faith and fair dealing, and a conversion. He sought compensatory and punitive damages, a declaration that the deed signed by Griffin was void, and partition of the property as a one-half owner. The superior court found that Griffin breached her fiduciary duty to Weber by using the power of attorney to sign the quitclaim deed of July 2010 for Weber and ruled that the deed was invalid. The court also found that there was not clear and convincing evidence that the parties intended the 2009 deed to be a security device rather than a conveyance under which they would equally share a one-half interest in the property. Griffin appealed, primarily arguing that the trial court erred in refusing to reform the deed. Upon review of the matter, the Supreme Court concluded that reformation should have been granted because both parties to the transaction testified at trial that the deed was executed for security purposes. View "Griffin v. Weber" on Justia Law