Justia Real Estate & Property Law Opinion Summaries

At issue in this case was whether the proceeds from the sale of timber, which was harvested from land that was specifically devised in a will, should be considered part of the decedent's residuary estate. Appellant, the executor of decedent's will, requested that the circuit court decide whether an ademption had occurred after Appellee Gary Morgan conveyed by timber deed several trees on decedent's property and transferred a portion of the proceeds to Nancy Morgan. The court declined to rule on the issue of ademption and found that the proceeds from the sale of timber became part of the residuary estate. The Supreme Court reversed, thereby adopting the intention theory as the law in Arkansas, holding that if the property that is the subject of a specific devise is sold by an attorney in fact at a time when the testator is incompetent, and the testator does not regain testamentary capacity before his or her death, an ademption of the specific devise does not take place as to the unexpended, identifiable proceeds of the sale. Remanded.

Kenny and Shelia Staggs brought suit in circuit court seeking quiet title to the oil and gas rights on certain real property of which they claimed ownership of the surface and subsurface rights. The Staggses asserted that while Union Pacific Railroad Company claimed ownership of the oil and gas rights in the property and leased those rights to Heartland Exploration, it did so erroneously based on a 1934 deed. In the deed, Union Pacific's predecessor in title conveyed property to two individuals but reserved for itself "all the minterals" in or under the land. The Staggses contended that the oil and gas rights did not pass to Union Pacific but instead passed through the chain of title to them. Union Pacific, Heartland, and XTO Energy (collectively, Defendants) moved for summary judgment. The circuit court granted summary judgment for Defendants, finding that the general reservation of minerals in the 1934 deed included oil and gas as a matter of law. The Supreme Court affirmed, holding that, based on case law, the 1934 reservation at issue included any rights to oil and gas.

In the early 1990s Appellant Kenneth Middleton was convicted of murdering his wife and sentenced to life in prison. In 1992, a default judgment was entered against Appellant in a wrongful death action brought by Appellees, Appellant's wife's siblings. In 1999, a chancery court entered a decree finding that a conveyance Appellant had made to Appellant Lynn Middleton after the 1992 judgment was fraudulent. In 2009, Appellees filed a petition for writ of scire facias to revive the 1999 decree. The circuit court denied Appellants' motion for summary judgment and ordered that the 1999 decree be revived for another ten-year period. The Supreme Court affirmed, holding (1) the 1999 decree, which was entered in the chancery court prior to the adoption of an amendment merging law and equity, was entitled to "the same footing" as a judgment, and the circuit court did not err in concluding it could be revived by a writ of scire facias; and (2) the circuit court did not err in finding that Appellees timely revived the 1999 decree where they filed their writ of scire facias on May 13, 2009, within ten years from May 25, 1999, the effective date of the decree.

The City filed a complaint in eminent domain against Zara Thomas, trustee of two revocable trusts, and a motion for an order of immediate possession, seeking to procure a portion of Thomas's property for the purpose of constructing a bike trail. The circuit court granted the City's motion for order of immediate possession, and the City commenced construction on Thomas's property. Thomas appealed. The Supreme Court dismissed the appeal without prejudice, holding that the order did not conclude the parties' rights as to the subject matter in controversy, and therefore, was not a final and appealable order, as the circuit court had not yet addressed the issue of Thomas's right to just compensation and the amount of damages.

Appellant Crafton, Tull, Sparks & Associates (CTSA) appealed an order of the circuit court granting summary judgment against CTSA and finding that CTSA's lien was second in priority to Appellee Metropolitan National Bank's lien on certain property. The Supreme Court dismissed the appeal without prejudice, holding that there was not a final order in this case nor was there an Ark. R. Civ. P. 54(b) certification. The Court concluded (1) it was impossible for the Court to determine if all claims and parties pertaining to the complaint had been settled; (2) the record contained no final disposition as to Metropolitan's claims against two individual defendants; and (3) The status of CTSA's breach-of-contract claims against individual defendants and its monetary-judgment claim against another party was unclear.

The Faigins owned a lot in the Diamante subdivision. Diamante asserted a lien on the Faigins' lot for failure to pay monthly membership dues and thereafter filed a complaint in foreclosure on the lot. The Faigins filed a motion for class certification so that they could be sued as representative parties on behalf of all lot owners in the Diamante subdivisions. The circuit court denied the motion. The Supreme Court affirmed, holding (1) although the circuit court abused its discretion by basing part of its decision on the question of commonality upon the ability of the proposed class to withstand a Ark. R. Civ. P. 12(b)(6) motion, (2) the element of commonality was lacking in this case where there were only seven lot owners who were in foreclosure and the Faigins' defenses to the complaint were not common to the overwhelming majority of the proposed class, and (3) because Ark. R. Civ. P. 23 requires that all elements be present before class certification is appropriate, and at least one element was lacking here, class certification was appropriately denied.

After Kenneth Middleton was convicted of first-degree murder but before a judgment was entered against him in a wrongful-death suit, Kenneth conveyed property he owned in Arkansas to his brother. The sale was found to be fraudulent and was set aside by decree. Appellees, several individuals, filed a petition for writ of scire facias more than ten years later to allow more time to sell the property in an effort to satisfy the Missouri judgment. Appellants, the Middleton brothers, filed a motion for summary judgment, which the circuit court dismissed. Appellants subsequently filed a motion for clarification as well as a notice of appeal. Appellants' motion was subsequently deemed denied. Appellees then filed a motion to dismiss the appeal, arguing that a second notice of appeal was required after the denial of the consolidated motion for clarification. The Supreme Court denied Appellees' motion, holding that the notice of appeal in this case was effective.

Appellant, a former certified residential appraiser, was investigated by Appellee, the Arkansas Appraiser Licensing and Certification Board, after receiving a complaint by Loretta Lever-House concerning a number of appraisals allegedly performed by Appellant after her certification had been suspended. The Board (1) concluded that Appellant violated four of the Uniform Standards of Professional Appraiser Practice by performing appraisals while her license was suspended; and (2) revoked Appellant's license and assessed a civil penalty of $4000. The circuit court affirmed the Board's decision. The Supreme Court affirmed, holding (1) Appellant's failure to raise her first three arguments before the administrative agency precluded the Court's consideration on appeal; and (2) Appellant's last argument was not ruled on by the agency or the circuit court, and thus, the Court was precluded from considering it on appeal.

Appellant bank sued Appellees, a corporation and its members, after loans granted to Appellees went into default and Appellees transferred certain property into a trust. After a jury rendered its verdicts, the circuit court (1) granted foreclosure against the property securing the debts, (2) dismissed Appellant's claim to avoid the transfer of one of the properties in the trust and ruled that the deed of another property in the trust was void, and (3) denied Appellant's various post-trial motions. The Supreme Court reversed and remanded on direct appeal and affirmed on cross-appeal, holding (1) the circuit court erred in submitting Appellant's foreclosure and fraudulent-transfer claims to the jury because they were equitable in nature; and (2) the circuit court properly granted Appellant's motion for a directed verdict on Appellee's abuse-of-process claim. Remanded.

Ernie and Karen Cline sued M. Jay Carter for breach of contract after Carter signed a real estate contract with the intent to purchase residential property from the Clines but was unable to do so because he failed to obtain financing approval. Carter filed a third-party complaint against the real estate agent and company that represented him in the transaction (Jones Defendants). The circuit court consolidated the two lawsuits for trial. The jury returned a verdict (1) against Carter and in favor of the Clines on their breach of contract claim, and (2) against the Jones Defendants and in favor of Carter on Carter's negligence claims. The Supreme Court reversed, holding that the circuit court erred by denying Carter's motion for a directed verdict and his subsequent motion for judgment notwithstanding the verdict because there was a condition precedent included in the real estate contract that required Carter to obtain financing for the purchase, which he was unable to do, and as a result, there was no contract. Remanded.