Justia Real Estate & Property Law Opinion Summaries

In this case from the Supreme Court of North Dakota, Ryan Kratz, who had entered into a purchase agreement to buy a business and building from Donald and Carol McIlravy, failed to make the agreed-upon payments. The McIlravys initiated two eviction actions, and a separate action seeking damages, cancellation of the contract, and release of funds held in a trust account. The district court initially dismissed one of the eviction actions, but eventually ruled in favor of the McIlravys, awarding them damages and ordering release of the trust funds. Several years later, Kratz filed a motion under Rule 60(b), alleging the district court lacked subject matter jurisdiction over the eviction actions and seeking to vacate or void all findings, conclusions, and orders, except the dismissals of the eviction actions. The district court denied this motion and awarded attorney’s fees to the McIlravys.On appeal, the Supreme Court of North Dakota held that Kratz's appeal was limited to the judgment denying his Rule 60(b) motion and that the motion was timely. The court determined that the district court had jurisdiction over the eviction cases and that any violation of N.D.R.Ct. 7.1(b)(1) was harmless error. The court also held that the district court did not abuse its discretion in awarding attorney’s fees. Consequently, the court affirmed the decision of the lower court. View "Don's Garden Center v. The Garden District" on Justia Law

In this case, GayLe Schleve, the personal representative of the estates of Viola J. Heath and Caleb C. Heath, appealed orders from the District Court of Dunn County, North Dakota, that granted Wells Fargo Bank's motions to vacate previous orders establishing the authority of domiciliary foreign personal representatives and letters testamentary related to the estate of Viola J. Heath, and determining heirs and successors in the estate of Caleb C. Heath.Viola and Caleb Heath were residents of Montana who owned mineral rights in Dunn County, North Dakota. After their deaths, litigation ensued over the distribution of these mineral rights. The orders being challenged in this appeal had resulted in the mineral rights being transferred to the heirs of Viola Heath.Wells Fargo, as successor to Norwest Capital Management & Trust Co., the trustee appointed in Caleb Heath's will, claimed an ownership interest in the mineral rights and challenged the transfer of those rights to the heirs of Viola Heath. Wells Fargo argued that the district court had lacked jurisdiction to issue the orders, and that the orders should be vacated because they were manifestly unjust and based on incorrect applications of the law.The Supreme Court of North Dakota held that Wells Fargo had standing to challenge the orders. The court also held that the district court had erred in ruling that it lacked subject matter jurisdiction to issue the order in the Estate of Viola J. Heath. However, the Supreme Court remanded for further determination of whether the district court had personal jurisdiction over the parties in the Estate of Viola J. Heath, and whether relief should be granted under Rule 60(b)(4) or Rule 60(b)(6).Finally, the Supreme Court held that the district court had abused its discretion in granting Wells Fargo's Rule 60(b)(6) motion to vacate the order in the Estate of Caleb C. Heath without sufficient findings related to timeliness. The Supreme Court therefore affirmed in part, reversed in part, and remanded the case for further proceedings. View "In re Estate of Heath" on Justia Law

In a legal malpractice case in North Dakota, a couple, Kenneth and Carol Pinks, sued attorney Alexander Kelsch and his professional corporation, along with associated partners, alleging negligence in representing them in a quiet title action against the State of North Dakota. The District Court, South Central Judicial District, bifurcated the malpractice action to first determine the element of causation, specifically whether the Pinks would have achieved a more favorable outcome in the quiet title action but for the alleged negligence of the defendants. The court denied cross-motions for summary judgment, finding there were genuine issues of material fact.Following a bench trial on the causation element, the district court concluded that had the evidence of the Pinks’ ownership of the disputed land been presented in the quiet title action, they would have established their ownership claim was prior and superior to the State’s claim of title. The court concluded the Pinks proved the element of causation and ordered a jury trial be set on the remaining issues of the legal malpractice claim. The defendants appealed this decision.The Supreme Court of North Dakota, however, dismissed the appeal, ruling that the defendants were attempting to appeal from an interlocutory order, and the defendants did not seek certification under Rule 54(b) of the North Dakota Rules of Civil Procedure. The rule requires that, in cases with more than one claim or multiple parties, a final judgment on one or more, but fewer than all, claims or parties can only be directed if the court expressly determines there is no just reason for delay. The court found that the district court only ruled on the causation element of the legal malpractice claim, and other elements, such as the existence of an attorney-client relationship, a duty by the attorney to the client, a breach of that duty by the attorney, and damages were still left to be adjudicated. The defendants' failure to comply with Rule 54(b) led to the dismissal of the appeal. The court also denied the Pinks' request for costs and attorney’s fees, determining that the defendants' appeal was not frivolously made. View "Pinks v. Kelsch" on Justia Law

In this case, the Supreme Court of North Dakota considered an appeal and cross-appeal related to a dispute over three contracts for deed between LAWC Holdings, LLC, and Vincent Watford, L.L.C. The court affirmed the lower court's findings that Vincent had breached the contract for deed on one of the parcels of land, and that specific performance was an appropriate remedy. The court also affirmed the lower court's decision that LAWC was the prevailing party and was thus entitled to attorney’s fees. However, the court denied LAWC's claim for damages as LAWC was not entitled to both performance of the contract through specific performance and damages for Vincent's breach of contract. The court also concluded that LAWC was entitled to an award of attorney’s fees on appeal. The case was remanded to the lower court to determine a reasonable amount of attorney’s fees on appeal. The court did not address LAWC's cross-appeal regarding title to the other two parcels as it was determined that LAWC had waived this cross-appeal. View "LAWC Holdings, LLC v. Vincent Watford, L.L.C." on Justia Law

The North Dakota Supreme Court reversed a district court's judgment, which had dismissed the claims of Jacob Ebel, John Ebel, and Ordeen Ebel (collectively, "the Ebels") for declaratory judgment, injunctive relief, breach of contract, and tortious interference. The Ebels had sought enforcement of contracts they claimed were formed when their bids for parcels of real property owned by the estate of Mark Engelhardt were accepted. The district court had dismissed the Ebels' claims, asserting that the parties did not satisfy the statute of frauds, which requires contracts for the sale of real property to be in writing. The Supreme Court found that the district court misapplied the law because the statute of frauds was not specifically pled or otherwise raised by the parties. The Supreme Court noted that under Rule 8 of the North Dakota Rules of Civil Procedure, the statute of frauds must be specifically pled as an affirmative defense. Therefore, the case was reversed on the ground that the district court incorrectly applied the statute of frauds when the defense was not properly raised. View "Ebel v. Engelhart" on Justia Law

In February 2020, Shift Services, LLC (Shift) was contracted by Ames Savage Water Solutions, LLC (Ames) to repair a liner inside a water tank operated by Ames. The agreement was for a fixed price of $39,500.00, which included all labor, material, and travel time. When Shift began the work, they found a more significant amount of ice in the tank than initially observed. Shift communicated with Ames about the issue and decided to subcontract a hot oil truck company to melt the ice. Upon completion of the project, Ames paid the contracted amount but refused to pay an additional $31,705.00 bill from Shift related to the ice removal. Shift claimed that the contract was modified to include these additional costs, which Ames had allegedly approved. The district court dismissed Shift's breach of contract claim and terminated the construction lien it had placed on the property, finding that there was a lack of mutual assent to modify the contract.The Supreme Court of North Dakota affirmed the district court's decision. The court found that Shift did not provide sufficient evidence to demonstrate mutual assent for the modification of the original contract. The court pointed out that Shift had not disclosed to Ames that they intended to add an additional charge for the increased cost associated with the ice removal, nor did they discuss the details of the subcontractor, the equipment to be used, or the estimated number of hours that the removal would take. In conclusion, the court found no error in the district court's finding of a lack of mutual assent to modify the contract, thereby confirming that Ames did not breach the contract. View "Shift Services v. Ames Savage Water Solutions" on Justia Law

In North Dakota, the Sargent County Water Resource District ("District") initiated an eminent domain action to acquire permanent and temporary easements over five properties adjacent to Drain 11 for a drainage project ("Project"). The landowners argued that the project was unlawful because it did not qualify as “maintenance” and exceeded the six-year maximum maintenance levy without the approval of the majority of landowners. The District countered that the landowners’ arguments were foreclosed because they did not appeal the District’s “Resolution of Necessity” and their arguments were barred by res judicata or collateral estoppel. The district court ruled that the landowners’ arguments were not foreclosed and granted condemnation of the property for the Project.On appeal, the Supreme Court of North Dakota affirmed in part and reversed in part. The Court held the landowners' arguments were not foreclosed and the district court did not err in reaching this conclusion. The Court ruled that the landowners were not precluded by res judicata or collateral estoppel from challenging whether the Project was authorized by law in defending against an eminent domain action.However, the Supreme Court of North Dakota reversed the district court's finding that the Project was a use authorized by law and that no landowner vote was required for the Project. The Court concluded that the Project as currently designed and approved exceeded the statutory maximum maintenance levy and could not proceed without the approval of the majority of landowners as required by state law. The judgment was therefore reversed. View "Sargent Cty. Water Resource District v. Beck" on Justia Law

In Dencember 2022, Olson Family Limited Partnership (“Olson”) served a summons and complaint on Velva Parks, LLC through Velva Parks’ registered agent, Legalinc Corporate Services Inc. (“Legalinc”). Olson alleged it entered into a contract for deed with Velva Parks for the sale of its mobile home park to Velva Parks. Olson alleged Velva Parks breached their contract for deed by failing to pay the final balloon payment of $406,414 when it became due December 1, 2022. Olson sought to have the contract judicially terminated and canceled. Velva Parks appealed an order denying its motion to vacate the default judgment entered after Velva Parks failed to answer or otherwise appear withn 21 days after being served with the summons and complaint. The North Dakota Supreme Court affirmed, concluding the district court did not abuse its discretion in denying Velva Parks’ motion to vacate. View "Olson Family Limited Partnership v. Velva Parks, LLC" on Justia Law

Darren and Tamara Berger (“Bergers”) appealed a judgment dismissing their claims of violation of a planned unit development (PUD), breach of contract, breach of fiduciary duty, private nuisance, and negligence against their neighbors Jason and Krysta Sellers (“Sellers”), Sellers’ homebuilder Jordan Anderson and Big River Builders, Inc. (together, “Builder”), and the Misty Waters Owners’ Association (“Association”). Sellers and Builder cross-appealed the judgment dismissing their claims of defamation, interference with contract and business, and negligence against Bergers and neighbor Jeff Carlson. The central issue in this case was whether the PUD minimum setback from the bay could be changed by obtaining a new Letter of Map Revision (LOMR) from the Federal Emergency Management Agency (FEMA) without an amendment to the PUD. To this, the North Dakota Supreme Court concluded the PUD unambiguously set the minimum setback from the bay as the contour line in the 2005 LOMR-F and therefore Sellers’ home violated the PUD. The Supreme Court reversed the district court’s grant of summary judgment on Bergers’ claims against Sellers for violation of the PUD, breach of restrictive covenants, negligence (drainage), and private nuisance (setbacks). The Court remanded with instructions to grant Bergers partial summary judgment on their claims against Sellers for violation of the PUD and breach of restrictive covenants and for declaratory relief (against Sellers) as requested in their motion for partial summary judgment. The Court reversed the trial court’s grant of summary judgment on Bergers’ claims against the Association for breach of fiduciary duty and negligence. The Court affirmed the court’s grant of summary judgment on all of Bergers’ claims against Builder, namely the PUD violation, breach of restrictive covenants, and negligence. The Court affirmed the grant of summary judgment on Bergers’ claims against the Association for breach of restrictive covenants and private nuisance. The Court affirmed the grant of summary judgment on all of Sellers’ and Builder’s claims. View "Berger, et al. v. Sellers, et al." on Justia Law

Defendants GADECO, LLC, and Continental Resources, Inc. appealed a judgment quieting title in oil and gas leasehold interests in Zavanna, LLC. Zavanna and the Defendants made competing claims to oil and gas leasehold interests covering 1,280 gross acres in Williams County, North Dakota. These interests were located in the Golden Unit; the Golden Well was the only well producing oil and gas from the subject leasehold within the Golden Unit. GADECO operated the Golden Well. Zavanna was the lessee by assignment of the “Top Leases” and GADECO and Continental were the lessees of the “Bottom Leases.” The Top Leases and Bottom Leases covered the same lands and leasehold interests. The Bottom Leases automatically terminated upon cessation of production unless certain express conditions were met. The Bottom Leases stated that a cessation of production after the lease’s primary term would not terminate the lease if the lessee restores production or commences additional drilling or reworking operations within 90 days (or 120 days in the case of the Parke Energy Leases) from the date of cessation of production. After a bench trial, the district court quieted title in Zavanna, concluding the Bottom Leases terminated by their own terms when production ceased and GADECO failed to timely commence drilling or reworking operations. The court found three periods of production cessation. The court concluded Defendants bore the burden to prove that production did not cease or reworking operations were timely commenced. The North Dakota Supreme Court affirmed, concluding the district court did not err in concluding Defendants’ leases terminated under their terms when production ceased and Defendants failed to timely commence reworking operations, and in concluding Defendants failed to show a force majeure condition saved the leases from termination. View "Zavanna v. Gadeco, et al." on Justia Law