Justia Real Estate & Property Law Opinion Summaries

Count One of the multi-count indictment in this case charged Robert and Patrick Singletary, and others, with conspiring between 1997 and September 16, 2004, in violation of 18 U.S.C. 371, to commit three offenses: (1) to defraud a federally insured bank, in violation of 18 U.S.C. 1344; (2) to make false representations with respect to material facts to the United States Department of Housing and Urban Development (HUD), in violation of 18 U.S.C. 1001; and (3) to defraud purchasers of residential property and mortgage lenders, in violation of 18 U.S.C. 1343. The Singletarys eventually pled guilty to Count One to the extent that it alleged a conspiracy to commit the section 1343 offense in addition to the section 1001 offense. At issue was whether the district court abused its discretion in ordering restitution in the sum of $1 million. The court held that the district court failed to determine by a preponderance of the evidence which of the 56 mortgages the loan officers handled was obtained through a false "gift" letter, a false "credit explanation" letter, or a false employment verification form; and where fraud was found, to determine the extent of the actual loss HUD could have incurred due to the mortgage's foreclosure. Accordingly, the court vacated the restitution provisions and remanded for further proceedings.

In response to population growth and business development along U.S. Highway 278 in Beaufort County, the South Carolina Department of Transportation ("the Department") engaged experts for the purpose of streamlining the flow of traffic on that highway. The properties on the north side of Highway 278 agreed among themselves to share the cost of modifying and/or building private roads that would allow left turn access to all of their properties by way of the new median crossover.  The properties on the south side of the highway, however, were unable to reach such an agreement.  As a result, Appellant Hilton Head Automotive's (HHA) propertyâwhich is on the south side of the highwayâlost its immediate left turn access to and from Highway 278.  Nonetheless, HHA retained direct right turn access to and from the eastbound lanes of Highway 278. HHA argued on appeal to the Supreme Court that the Department's reconfiguration of the median crossovers on U.S. Highway 278 was a taking because it deprived Appellant and its customers of the ability to enter or exit the highway by making a left turn.  Upon review of the applicable legal authority and the trial court record, the Supreme Court affirmed the decision of the circuit court granting summary judgment in favor of the Department of Transportation.

Plaintiff appealed the dismissal for lack of subject matter jurisdiction of its action against defendant, alleging tort, contract, and state statutory claims and seeking, among other remedies, a constructive trust and declaratory judgment over an oil and gas lease located on allotted land, wherein title to the land was held by the United States in trust for various Indian allottees. At issue was whether the district court had federal jurisdiction. The court held that 28 U.S.C. 1360(b), 28 U.S.C. 1331, and 25 U.S.C. 345 did not grant federal jurisdiction and therefore, plaintiff presented no basis for concluding that the action was within the "limited jurisdiction" of federal courts. Accordingly, the district court properly dismissed the suit based on lack of subject matter jurisdiction and the court did not need to reach any other issues raised by the parties, including exhaustion of tribal remedies. The court noted, however, that its holding did not preclude plaintiff from seeking relief in Blackfeet Tribal Court.

Defendant appealed convictions for conspiracy to distribute more than 50 grams of crack cocaine, causing death by use of a firearm during a drug trafficking crime, murder in the course of drug conspiracy, and possession of ammunition by a convicted felon. Defendant contended that he was entitled to acquittal on some counts by reason of double jeopardy and the sufficiency of the evidence, to resentencing on other counts, and to a new trial. The court held that there was sufficient evidence to convict defendant where a jury could reasonably conclude that defendant had inferentially instructed another individual to kill the victim; that Judge Jones' decision to exclude certain portions of the tapes of jailhouse telephone conversations was not an abuse of discretion and, if the Judge had committed an error, it was harmless; that any residual prejudice from a witness's statement was negligible because the information regarding defendant's arrest was already before the jury; that the record was insufficient to allow adjudication of defendant's ineffective assistance of counsel claim; and that the Double Jeopardy clause did not bar the government from getting "one complete opportunity" to achieve a conviction on the greater offense by retrial of that count where the jury in the first trial convicted defendant on the lesser offense and failed to reach a verdict on the greater offense. The court rejected defendant's remaining claims and affirmed the judgment.

Defendant appealed convictions for conspiracy to distribute more than 50 grams of crack cocaine, causing death by use of a firearm during a drug trafficking crime, murder in the course of drug conspiracy, and possession of ammunition by a convicted felon. Defendant contended that he was entitled to acquittal on some counts by reason of double jeopardy and the sufficiency of the evidence, to resentencing on other counts, and to a new trial. The court held that there was sufficient evidence to convict defendant where a jury could reasonably conclude that defendant had inferentially instructed another individual to kill the victim; that Judge Jones' decision to exclude certain portions of the tapes of jailhouse telephone conversations was not an abuse of discretion and, if the Judge had committed an error, it was harmless; that any residual prejudice from a witness's statement was negligible because the information regarding defendant's arrest was already before the jury; that the record was insufficient to allow adjudication of defendant's ineffective assistance of counsel claim; and that the Double Jeopardy clause did not bar the government from getting "one complete opportunity" to achieve a conviction on the greater offense by retrial of that count where the jury in the first trial convicted defendant on the lesser offense and failed to reach a verdict on the greater offense. The court rejected defendant's remaining claims and affirmed the judgment.

Plaintiff sued defendants, the Bureau of Land Management (BLM), the Alaska Department of Transportation (Alaska), and the Alyeska Pipeline Service Company (Alyeska), in federal court, alleging causes of action for inverse condemnation, injunctive relief, nuisance, breach of fiduciary duties, and civil rights violations. At issue was whether the district court properly dismissed the action against the BLM and Alaska on the basis of sovereign immunity. The court held that federal sovereign immunity barred plaintiff's inverse condemnation, injunctive relief, and civil rights violations claims against the United States, but that the Federal Tort Claims Act, 25 U.S.C. 345, could provide a waiver of the government sovereign immunity for plaintiff's nuisance and breach of fiduciary duties claims. Additionally, the court held that the Eleventh Amendment barred plaintiff's action against Alaska in its entirety. Accordingly, the judgment was affirmed in part and reversed in part and remanded.

The issue central to this case stemmed from a contract dispute between two landowners and the City of Casper Wyoming as to whether the landowners were obligated to reimburse the City for certain street improvements. When the landowners did not comply with the City's demand for payment, the City recorded deficiency notices in the local property records on their lots. The landowners sued the City, claiming the notices violated their rights to due process and equal protection. The district court granted summary judgment in favor of the City on the ground that the landowners had not shown the existence of a protected property interest and that the deficiency notices did not constitute a deprivation of any right. Upon review by the Tenth Circuit, the Court concluded that the landowners demonstrated a disputed issue of fact as to whether the City harmed their property interests. The Court remanded the case for consideration of whether that deprivation violated the Due Process Clause. However, the Court found that the district court did not abuse its discretion in dismissing the equal protection claim.

These three closely related appeals arose out of two district court cases, each involving a different tract of land owned by the Avoyelles Parish School Board (School Board), where neither tract was accessible by public road and both shared borders with the Lake Ophelia Wildlife Refuge (Refuge), which was owned by the United States Department of Interior (Department). The School Board filed these suits against all adjoining landowners, including the Department, to fix the School Board's legal rights of passage to the respective enclosed lands. The district court fixed rights of passage that burdened Refuge lands and concluded that the Department could not impose certain desired restrictions on the School Board's actions on Refuge lands. On appeal, the court reversed both judgments in full and remanded for further proceedings.

Tiffany Lewis and Ryan Gran, neither of whom had a real estate brokerage license, founded Kansas City Premier Apartments, a business devoted to assisting owners of rental property in locating prospective renters. After the Missouri Real Estate Commission informed Lewis that KCPA was conducting real estate activity without a Missouri real estate license in violation of Missouri law, KCPA filed a lawsuit requesting a declaratory judgment that Mo. Rev. Stat. 339 did not encompass its business activities, that it was exempted from licensure requirements, and that the Commission's interpretation of chapter 339 violated KCPA's rights under the United States and Missouri constitutions. The Commission filed a petition for a preliminary injunction, and the two cases were consolidated. The trial court issued an injunction against KCPA. On review, the Supreme Court affirmed, holding (1) KCPA failed to meet its burden that it qualified for an exemption; (2) the challenged provisions of chapter 339 did not violate KCPA's freedom of speech under either the Missouri or United States constitutions; (3) the exemptions listed in chapter 339 did not violate the equal protection clause of the Missouri Constitution; and (5) the challenged provisions of the law were not unconstitutionally vague.

Plaintiff sued the Wild Rose Casino and an agent of the Iowa Division of Criminal Investigation alleging violations of her constitutional rights under 42 U.S.C. 1983, as well as state law claims for false arrest and imprisonment where plaintiff was arrested for trespass when she entered the casino after having signed two voluntary exclusion forms at the casino's predecessor establishment. Charges against plaintiff were subsequently dropped. Plaintiff appealed the district court's grant of summary judgment to the agent and the casino. The court held that the district court did not err in finding that the agent was entitled to qualified immunity where he had an objectively reasonable belief that plaintiff was trespassing. The court also held that the release contained in the 2005 form that plaintiff signed was valid and enforceable and therefore, absolved the casino of any liability from plaintiff's constitutional and state law claims. Accordingly, the court affirmed the judgment of the district court.