Justia Real Estate & Property Law Opinion Summaries

Plaintiff David Loik appealed a superior court order dismissing his petition for the partition and sale of real estate. At issue was whether the superior court or the circuit court had subject matter jurisdiction over this matter. Because the New Hampshire Supreme Court concluded that, under the applicable statute, the circuit court and not the superior court had subject matter jurisdiction, it vacated and direct the superior court to transfer the petition to the circuit court. View "Loik v. Loik" on Justia Law

Stephanie Owens appealed a district court’s order affirming the findings of fact and conclusions of law made by the Ada County Board of Commissioners (the “Board”) in which it determined that Owens was an “applicant” under the Medical Indigency Act (the “Act”) and, therefore, required to pay reimbursement for the medical expenses incurred by her two children at public expense. In 2017, Owens’s children were involved in a serious car accident and suffered substantial injuries, which later resulted in the death of one of the children. Because the children’s father, Corey Jacobs, was unable to pay for the children’s medical bills, he filed two applications for medical indigency with the Board. Owens and Jacobs were never married and did not have a formal custody agreement for their children. At the time of the accident, the children resided with their father. The Board determined that Owens and her children met the statutory requirements for medical indigency. Although Jacobs filed the applications for medical indigency, the Board concluded that Owens was also an “applicant” under the Act and liable to repay the Board. As a result, the Board “recorded notices of statutory liens” against Owens’s real and personal property and ordered Owens to sign a promissory note with Ada County to repay the medical bills. Owens refused to sign the note and instead challenged the sufficiency of her involvement with the applications via a petition for reconsideration with the Board and a subsequent petition for judicial review. Both the Board and the district court ultimately concluded that Owens was an “applicant” and liable for repayment of a portion of the children’s medical bills. Owens timely appealed. The Idaho Supreme Court reversed: because she never signed the medical indigency applications for her children and she did not affirmatively participate in the application process, Owens was not an "applicant" as defined by the Act. As a result, the Board acted outside its authority when it ordered Owens to reimburse Ada County for its expenses and when it placed automatic liens on her property. View "Owens v. Ada County Board of Commissioners" on Justia Law

In this marriage dissolution case, the Supreme Court held that the appropriate method of establishing the marital community's interest in separate property should begin with trial judges using the "Drahos/Barnett formula" and then adjust the calculation to account for the community's overall contribution of labor and funds to the separate property along with the market appreciation of the property.At issue before the Supreme Court was whether the formula laid out in Drahos v. Rent, 149 Ariz. 248 (App. 1985) and refined in Branett v. Jedymak, 219 Ariz. 550 (App. 2009) (the Drahos/Barnett formula) was the appropriate method of establishing the marital community's equitable lien on a spouse's separate property, in order to provide for a fair division of the separate property’s increase in value proportionate to the amount the community contributed to the property. The Supreme Court held that the Drahos/Barnett formula is an appropriate starting point for courts to calculate a marital community's equitable lien on a spouse's separate property, thus affirming the trial court's judgment in this case. View "Saba v. Khoury" on Justia Law

In this divorce action, the Supreme Court affirmed in part and reversed in part orders entered by two different circuit court judges related to James Farmer's distributional interest in Lakota Lake Camp, LLC and orders related to the release of funds to James's wife, Lori Lieberman, that were previously held by the clerk of court following the execution sale of property owned by Lakota Lake, holding that the court erred in part.Specifically, the Supreme Court held (1) the collection court had subject matter jurisdiction to hear and determine Lori's application for a charging order; (2) the divorce court erred in ordering the release of excess sale proceeds to Lori; and (3) the collection court's order denying Lakota Lake's motion to release to the company the excess sale proceeds from the sale of Granite Perch, the last remaining property owned by Lakota Lake, to Lori must be vacated and the case remanded for further proceedings on the issue. View "Farmer v. Farmer" on Justia Law

Defendant and her then-husband bought a condo for $525,000 with the intention of making it their primary residence. To finance the purchase, the couple took out a mortgage with the Plaintiff bank. Defendant did not sign the note but consented to her husband doing so. The mortgage contained a "future advances" clause, which granted Plaintiff a security interest in the Mortgage covering future funds Defendant's husband might borrow.Four years later, Defendant's husband borrowed additional funds from Plaintiff to keep his business afloat. Defendant did not sign the note. A few months later, Defendant's husband filed for Chapter 7 bankruptcy and the condo was sold for $650,000, approximately $250,000 of which was deposited in escrow. The couple divorced and Defendant moved out of the state.In Defendant's husband's bankruptcy case, the court held a portion of the escrowed sale proceeds must pay down his business notes pursuant to the mortgage’s future advances clause and that he could not claim a homestead exemption. Plaintiff was granted summary judgment on its claims that Defendant's proceeds were also subject to the future advances clause and that Plaintiff could apply those proceeds to Defendant's husband's business note.Defendant appealed on several grounds, including unconscionability, contract formation, and public policy, all of which the court rejected, affirming the district court's granting of summary judgment to Plaintiff. View "Sanborn Savings Bank v. Connie Freed" on Justia Law

In dividing the divorcing parties’ assets, a Massachusetts court ordered a special master to sell the Vermont property. After the sale, plaintiff filed an action in a Vermont superior court to rescind the sale and quiet title to the property. Applying the doctrine of comity, the civil division dismissed his action, deferring to the ongoing proceeding in Massachusetts. Plaintiff appealed, arguing that the Vermont court should not have dismissed his suit on comity grounds because the Massachusetts court lacked jurisdiction to order the special master to sell the property. The Vermont Supreme Court concluded the Vermont court acted within its discretion and affirmed. View "Nijensohn v. Ring" on Justia Law

In a dispute over ownership of two parcels of real property between Som, her husband, Joshua, and Joshua's mother, Sharon, the trial court ruled in favor of Sharon. The court of appeal concluded that the trial court abused its discretion when it amended Sharon's complaint to include a cause of action for breach of fiduciary duty and erroneously determined that conditional delivery of the deed was valid. The court reversed the judgment on the claims for slander of title, quiet title, declaratory relief, and cancellation of deeds. The court concluded that the trial court's findings and orders interfered with issues under the jurisdiction of the family law court; the trial court did not err when it admitted impeachment evidence about Som's financial circumstances in 2009 and did not deprive Som of a fair trial by cutting off her trial time unexpectedly.The court of appeal subsequently modified its opinion to read: the judgment quieting title to the properties in favor of Sharon is reversed with directions to enter a new judgment quieting title to the properties in favor of Joshua, per the July 29, 2010 deed and the July 18, 2011 deed. The judgment is also reversed as to the causes of action for slander of title, declaratory relief, and cancellation of deeds. View "McMillin v. Eare" on Justia Law

The superior court determined that an unmarried couple lived for a time as domestic partners and, in connection with the dissolution of the domestic partnership, that a residential property one party purchased was intended to be domestic partnership property. The court ordered a 50/50 division of the partnership equity by way of an equalization payment. The property owner appealed both determinations and the resulting equalization payment. In this opinion, the Alaska Supreme Court addressed only the superior court’s property ruling, concluding that the court erred by determining the residential property was intended to be domestic partnership property. "Even assuming Kristy and John’s relationship rose to the level of a domestic partnership, the factors used to determine intent for property to be domestic partnership property do not support an intent to share ownership, and based on the evidence in the record finding an intent to share ownership of the Rose Lane property was clearly erroneous." The Supreme Court reversed the superior court’s decision, vacated the equalization payment judgment, and remanded for further proceedings. View "McConville v. Otness" on Justia Law

The Court of Appeal reversed in part and vacated in part in a dispute over ownership of two parcels of real property between wife, her husband, and the husband's mother. The court concluded that the trial court abused its discretion when it amended husband's mother's complaint to include a cause of action for breach of fiduciary duty. Therefore, the court reversed the judgment on the third cause of action. The court also concluded that the trial court erroneously determined that conditional delivery of the deed was valid. Accordingly, the court reversed the judgment on the causes of action for slander of title, quiet title, declaratory relief, and cancellation of deeds. Finally, the court concluded that the trial court's findings and orders interfered with issues under the jurisdiction of the family law court; the trial court did not err when it admitted impeachment evidence about wife's financial circumstances in 2009; and the trial court did not deprive wife of a fair trial by cutting off her trial time unexpectedly. The court remanded with instructions to the trial court to amend the language of the judgment to provide that its orders do not preclude wife from raising proper claims for community property interests, Epstein credits, Watts charges, or other similar claims in the family law court. View "McMillin v. Eare" on Justia Law

Where it is undisputed that there is a community property interest in real property, it is the obligation of both spouses to ensure that the family court has the information necessary to determine that interest, no matter which spouse brought the dissolution action. If the spouses fail to do so, the family court must direct them to furnish the missing information, reopening the case if necessary.Appellant challenges the family court's determination of the community property interest in the family home. Because the determination of the community property interest in the property at issue in this case was based upon incomplete information, the Court of Appeal reversed the judgment and remanded with directions to the family court to hold a limited retrial to determine the amount of community funds used to reduce the mortgage principal and to recalculate the community property interest. View "Ramsey v. Holmes" on Justia Law