Justia Real Estate & Property Law Opinion Summaries

Plaintiffs filed suit against the Thyssen-Bornemisza Collection Foundation seeking to recover a masterpiece French impressionist painting by Camille Pissarro that was allegedly taken from their ancestors by the Nazi regime. On appeal, plaintiffs challenged the district court's grant of the Foundation's motion to dismiss the complaint without leave to amend. Amended California Code of Civil Procedure 338(c)(3) provides for a six-year statute of limitations period for the recovery of fine art against a museum, gallery, auctioneer, or dealer. The court found that the district court erred in concluding that section 338 intruded on foreign affairs and concluded that the district court erred in striking section 338 down as unconstitutional on the basis of field preemption. The court concluded that the district court correctly held that the Foundation's due process challenge could not be resolved on the Foundation's motion to dismiss. The court further concluded that the Foundation failed to demonstrate that section 338(c)(3) burdened its rights to free speech and, therefore, section 338(c)(3) did not violate the Foundation's First Amendment rights. Accordingly, the court affirmed in part, reversed in part, and remanded for further proceedings. View "Cassirer v. Thyssen-Bornemisza Collection" on Justia Law

The Alabama Department of Transportation ("ALDOT") and its director, John Cooper, petitioned for a writ of mandamus to direct the Circuit Court to vacate its order denying their motion to dismiss all claims filed against them by Asphalt Contractors, Inc. ("ACI"). Trichloroethylene ('TCE') and other chemicals were used by ALDOT since the early 1970s. TCE was used extensively by ALDOT as a degreaser and/or cleaning agent and/or as a solvent. TCE is now contained in shallow groundwater in North Montgomery. Since at least April 2009, ALDOT has pumped groundwater into a Dewatering Pond and from there onto a Transfer Pond and then to the South Pond. A portion of the South Pond and wetland area used in ALDOT's remedial efforts is being discharged onto ACI's property. In 2010, ACI demanded that ALDOT immediately cease all dumping of contaminated water on ACI's property. However, the dumping of TCE-laden water onto ACI's property continued to the date of ACI filing its lawsuit. The complaint asserted trespass to realty and inverse condemnation and made claims for injunctive relief. ACI requested damages for the full fair-market value of its property, consequential and incidental damages, compensatory damages, punitive and exemplary damages, expenses, costs, interest, and attorney fees. ALDOT and Cooper filed a motion to dismiss the complaint arguing qualified immunity. Upon review, the Supreme Court concluded that the trial court erred in denying the motion to dismiss ALDOT as a party to this action. Conversely, the trial court did not err in denying the motion to dismiss as to ACI's inverse-condemnation claim against Cooper in his official capacity. Further, the trial court properly refused to dismiss ACI's claim for injunctive relief against Cooper. Accordingly, the Court granted the petition for a writ of mandamus in part and denied it in part. View "Asphalt Contractors, Inc. v. Alabama Dept. of Transportation " on Justia Law

Respondent Tamara Frizzell borrowed $100,000 from petitioner Barbara Murray, secured by a deed of trust on Frizzell's home. Frizzell defaulted and a nonjudicial foreclosure sale was set. Before the sale, Frizzell sued Barbara and her husband Gregory Murray, alleging several claims, and filed a motion for an order to enjoin the sale. A judge stayed the sale, unless Frizzell made a payment of $25,000 into the court registry by the following morning. Frizzell failed to make the payment and the sale took place. The trial court then dismissed Frizzell's claims on summary judgment, stating her failure to enjoin the sale resulted in a waiver of her claims. The Court of Appeals reversed and remanded, determining it would be inequitable to conclude Frizzell waived her claims. After its review, the Supreme Court concluded that Frizzell waived her claims as to the foreclosure sale. The Court remanded her other claims to the trial court for consideration under RCW 61.24.127. View "Frizzell v. Murray" on Justia Law

Beginning in 1993 the U.S. Army Corps of Engineers implemented temporary deviations from its 1953 Water Control Manual in operating the Clearwater Dam, to protect agricultural and other uses. Efforts to update the Manual were eventually abandoned. The state sought compensation for "taking" of its flowage easement based on flooding of the 23,000-acre Black River Wildlife Management Area, which resulted in excessive timber mortality. The Court of Claims awarded more than $5.5 million in damages. The Federal Circuit reversed, reasoning that temporary flooding, which is not "inevitably recurring," does not amount to a taking, but, at most, created tort liability. In 2012, the Supreme Court reversed, holding that government-induced flooding can qualify as a Fifth Amendment taking, even if temporary in duration. On remand, the Federal Circuit affirmed the Claims Court, after addressing the issues noted by the Supreme Court: whether the injury was caused by authorized government action, whether the injury was a foreseeable result of that action, and whether the injury constituted a sufficiently severe invasion that interfered with the owner’s reasonable expectations as to the use of the land. View "AR Game & Fish Comm'n v. United States" on Justia Law

Mary Jane Nelson and other litigants appealed a trial court's order granting summary judgment to the Georgia Sheriffs Youth Homes and other entities in a quiet title action. In their sole contention of error in this appeal, Nelson argued the trial court erred in granting summary judgment without the final report of the special master being filed. As the Georgia Supreme Court has recognized, "[i]f no demand for a jury trial is filed prior to the time he hears the case, the special master is the arbiter of law and fact and decides all issues in the case." And, as in this case, there was a demand for a jury trial filed before the special master holds a hearing, the trial court had jurisdiction to proceed to trial. The fact that a demand for a jury trial was filed pursuant to OCGA 23-3-66 does not mean that the trial court cannot grant summary judgment when warranted. Accordingly, Nelsons did not show an error in the trial court's grant of summary judgment. View "Nelson v. Georgia Sheriffs Youth Homes, Inc." on Justia Law

The City of Springfield enacted two local ordinances that imposed new legal duties on (1) property owners to maintain property during the foreclosure process and provide a $10,000 cash bond per foreclosure to the City, and (2) mortgagees to attempt a settlement through negotiations before foreclosing. In dispute was the definition of "owner" in the first ordinance, which included mortgagees who were not in possession and had begun the foreclosure process. The ordinance imposed the duties on the mortgagees whether the mortgagors were still in possession. Six banks sued in state court, seeking to have the ordinances invalidated as inconsistent with and preempted by comprehensive state laws governing foreclosure and property maintenance and as inconsistent with state and federal constitutional guarantees. The case was removed to federal district court, which concluded that the ordinances were valid. The banks appealed. The First Circuit Court of Appeals certified dispositive state law questions to the Massachusetts Supreme Judicial Court because the outcome of the case depended on unresolved questions of Massachusetts law and raised significant policy concerns better suited for resolution by that state court. View "Easthampton Savings Bank v. City of Springfield" on Justia Law

After prevailing against the United States on the issue of just compensation in a condemnation proceeding, Granby and Marathon appeal the district court's denial of attorney's fees under the Equal Access to Justice Act (EAJA), 28 U.S.C. 2412. The district court concluded that, although the prelitigation position of the United States was admittedly unreasonable, the United States' overall position was substantially justified under the totality of the circumstances. The court vacated and remanded with instructions regarding how to properly weigh the government's prelitigation position in determining whether its position as a whole was substantially justified, and to consider, if necessary, whether special circumstances existed in the first instance. View "United States v. 515 Granby, LLC" on Justia Law

The City of Plano adopted the 2003 International Property Maintenance Code (IMPC) as part of its local Property Maintenance Code. Appellee was charged by complaint with two violations of section 6-46 and the specific subsections of the IPMC for: (1) not maintaining the exterior of a structure in good repair and in a structurally sound manner; and (2) not supplying hot and cold running water to plumbing fixtures in a house. He was convicted of both counts after separate bench trials. Appellee appealed both cases to the county court at law for trial de novo and filed motions to dismiss the complaints because the State failed to allege that he was given notice that he was in violation of the code and then continued to violate the code as required under subsection 106.3. Appellee's motions were granted, and the State appealed to the Fifth Court of Appeals, which consolidated the two cases. The appellate court affirmed the trial court's orders, holding that individual provisions of the code could not be taken in isolation and that, when taken as a whole, the code clearly required notice. The City filed a petition for discretionary review, arguing that the municipal code created two offenses: the one contained within the original IMPC and the one created by Plano that did not require notice. The Supreme Court granted review on the issue of whether appellee was entitled to notice of violations of a municipal code before his subsequent violations of the code could result in convictions. Holding that he was, the Supreme Court affirmed the judgments of the courts below. View "Texas v. Cooper" on Justia Law

This case stemmed from an effort by Mortgage Alliance Corporation (“MAC”) a residential subdivision called "Silverstone." In August 2008, MAC sued the county and various county officials alleging, among other things, that an August 2006 letter to MAC from the county's sole commissioner, which said that the county's position was that any proposal to develop MAC's property as a subdivision would need to comply with a recent amendment to the county's land use ordinances, resulted in a taking of MAC's property without just compensation. The trial court granted summary judgment to the defendants on the ground that MAC's complaint was untimely. The Court of Appeals affirmed, and the Supreme Court granted MAC's petition for certiorari. Upon review, the Supreme Court concluded that this case was resolved on the ground that the August 2006 Letter was not a “decision” within the meaning of the applicable statute, and the county never made a final decision on MAC's Silverstone proposal. Consequently, MAC's inverse condemnation claim never ripened for judicial review, and the trial court should have granted summary judgment to the defendants on this ground. Although the trial court and the Court of Appeals erred in concluding there was an appealable decision, they reached the right result, and therefore the Court affirmed the appellate court's judgment. View "Mortgage Alliance Corp. v. Pickens County" on Justia Law

Plaintiff challenged the constitutionality of the Indiana Unclaimed Property Act, Ind. Code 32‐34‐1‐1, as authorizing confiscation of private property without compensation. The Act states that property is presumed abandoned if the apparent owner has not communicated in writing with the holder or otherwise indicated interest in the property within a specified period. When the presumption applied, the holder (here, a bank) is required to try to notify the owner and to submit, within 60-120 days after that, a report including the owner’s last known address to the state attorney general, and to simultaneously transfer the property to the attorney general. The following year, the attorney general must attempt notice by publication. Notice is also posted on an official website. The owner can reclaim the property from the state for 25 years after its delivery before it escheats to the state. An owner who files a valid claim is entitled only to principal, and not to any interest earned on it. Plaintiff’s ward had an interest‐bearing account. The presumption of abandonment applied in 2006, three years after the last communication. Because the statute does not require individualized notice if the value of the account is less than $50, plaintiff (guardian) did not learn about the account until 2011. The district court dismissed her challenge to the “taking” of interest on the account. The Seventh Circuit reversed. View "Cerajeski v. Zoeller" on Justia Law