Justia Real Estate & Property Law Opinion Summaries

MUSA Properties, LLC ("MUSA"), and R.K. Allen Oil Co., Inc. ("Allen Oil"), entered into a real-estate sales contract in which MUSA agreed to purchase from Allen Oil a gasoline service station and convenience store ("the property"). The terms of the sales contract were not fulfilled, and the property was not transferred to MUSA. Allen Oil filed a lawsuit against MUSA, alleging various causes of action based on the sales contract; MUSA filed various counterclaims in response. MUSA also filed in probate court a notice of lis pendens describing the property. In an interlocutory order, the circuit court later determined that MUSA did not have a right to or interest in the property, and, upon the motion of Allen Oil, the circuit court entered an order expunging the lis pendens notice. MUSA then petitioned the Alabama Supreme Court for mandamus relief, to direct the circuit court to vacate its order expunging the lis pendens notice. Finding that Allen Oil's argument did not provide a convincing basis for the Supreme Court to suspend application of the doctrine of lis pendens and deny MUSA's mandamus petition, the Court granted the petition and issued the writ directing the circuit court to vacate its order expunging the lis pendens notice. View "Ex parte MUSA Properties, LLC" on Justia Law

Douglas Byrne appealed the grant of summary judgment in favor of Vera Fisk regarding Byrne's premises-liability negligence claim against Fisk. In December 2018, Byrne was a mail carrier working for the United States Postal Service. That evening, Byrne was responsible for a delivery route different from his usual route. Byrne attempted to deliver mail to Fisk's residence in Huntsville. Although Fisk's home was not on his usual delivery route, Byrne had likely delivered mail there before, including within the preceding year. It was dark outside, and it was raining. Fisk's porch lights were not turned on, but Byrne was wearing a headlamp, which was on at the time. Byrne was also wearing slip- resistant boots, as required by his employer. Byrne traversed the five tiled steps leading to Fisk's tiled front porch, where her mailbox was located. According to Byrne's testimony, he was holding the handrail and being careful. However, Byrne slipped and fell backward down the steps. Byrne suffered three fractures in his right femur and a fracture in his hip socket. He was hospitalized for nine days, underwent multiple weeks of rehabilitation, and returned to work in May 2019. In December 2020, Byrne commenced this action against Fisk and fictitiously named parties. Byrne alleged that there were defects in Fisk's premises about which Fisk knew or should have known and that Fisk should have remedied the defects or should have warned him about or guarded him from the defects. Byrne's complaint asserted a negligence claim and a "wantonness/recklessness" claim. The Alabama Supreme Court concluded genuine issues of material fact existed regarding whether a defect or unreasonably dangerous condition existed on Fisk's premises; whether Fisk had knowledge of the alleged defect; whether the alleged defect proximately caused Byrne's injuries; and whether the darkness of Fisk's premises or the rainfall present there constituted open and obvious hazards. Consequently, the circuit court erred by entering a summary judgment in favor of Fisk. Judgment was reversed and the matter remanded for further proceedings. View "Byrne v. Fisk" on Justia Law

Debbie Berry appealed a circuit court's grant of summary judgment in favor of PHH Mortgage Corporation ("PHH") on PHH's ejectment claim and Berry's breach-of-contract counterclaim. The Alabama Supreme Court affirmed the judgment because Berry waived most of the arguments she raised on appeal by failing to address the effects of her prior settlement with PHH's predecessor and because her other appellate arguments failed to demonstrate that the circuit court erred. View "Berry v. PHH Mortgage Corporation" on Justia Law

Consolidated appeals arose from a dispute between Richard Bentley and his brother, James Randall Bentley ("Randy"), and from a dispute between Richard and his ex-wife, Leslie Bentley. In case no. CV-19-7, an action concerning the administration of the estate of Richard and Randy's father, Dedrick William Bentley ("the estate action"), Richard, as coexecutor of Dedrick's estate, asserted cross-claims against Randy, as the other coexecutor of the estate. Richard sought, among other things, the return of certain real property previously owned by their parents to Dedrick's estate and sought to eject Randy from that property. Randy moved for summary judgment on those cross-claims, which was granted by the circuit court. Although the circuit court certified its partial summary judgment as final pursuant to Rule 54(b), Ala. R. Civ. P., that certification was improper, and therefore Richard's appeal of the partial summary judgment (appeal no. SC- 2022-0522) should have been dismissed. In case no. CV-20-900058 ("the fraudulent-transfer action"), Leslie sued Richard seeking to set aside, pursuant to the Alabama Fraudulent Transfer Act ("the AFTA") the allegedly fraudulent transfer of assets that Richard had obtained or inherited from Dedrick's estate to a trust that Richard had created. Leslie moved for summary judgment, which was granted by the circuit court, and Richard appealed (appeal no. SC-2022- 0526). Finding no error in that judgment, the Alabama Supreme Court affirmed. View "Bentley v. Bentley" on Justia Law

In this case, a purchase agreement provided provided that the parties were obligated to close a real-estate sale unless the buyer -- Lafayette Land Acquisitions II, LLC ("Lafayette Land") -- rejected the deal in writing before the end of the due-diligence period. Although the parties disputed when that period began, and how long it lasted, it was undisputed that Lafayette Land never rejected the deal. Therefore, the Alabama Supreme Court concluded the parties were obligated to close. Because the Circuit Court held otherwise, judgment was reversed and remanded. View "Lafayette Land Acquisitions II, LLC v. Walls" on Justia Law

Sheryl Lyne, individually and as the personal representative of the estate of Robert L. Kawzinski, filed suit against Debra Ann Kawzinski ("Debra Ann") to quiet title to a piece of real property to which Lyne and Debra Ann both claimed an ownership interest. Lyne further requested that the circuit court require the property to be sold and the proceeds divided among the rightful owners of the property. The circuit court entered a summary judgment in favor of Lyne. Debra Ann appealed. The Alabama Supreme Court dismissed Debra Ann's appeal as untimely filed. View "Kawzinski v. Lyne" on Justia Law

Michael Upchurch, his brother David Upchurch, and his nephew Jason Upchurch owned several pieces of real property as joint tenants with the right of survivorship. They signed a contract to sell the properties to third parties. However, before closing, Michael died. In this declaratory-judgment action, Michael's widow Carol Upchurch, individually and as the executor of Michael's estate, asserted, among other things, a claim to one-third of the proceeds from that sale. David and Jason filed a motion for a summary judgment, which the circuit court granted. The Alabama Supreme Court held that under the circumstances, Michael, David, and Jason's decision to enter into a contract to sell the properties severed their joint tenancy and that, as a result, Michael's estate was entitled to one-third of the proceeds from the sale of properties. The Supreme Court therefore reversed the trial court's judgment and remand the case for the entry of a judgment in favor of the estate. View "Upchurch v. Upchurch" on Justia Law

Desiree Million owned property in Mentone, Alabama that bordered property owned by Steve Carpenter and Colleen Duffley. A boundary-line dispute arose; Million, acting pro se, ultimately filed suit against Carpenter, Duffley, and several other defendants who were involved in the dispute. Among others, Million named Albert Shumaker as a defendant; Shumaker, an attorney, had been retained by Carpenter and Duffley in relation to the boundary-line dispute and had sent, on behalf of Carpenter and Duffley, a cease-and-desist letter to Million. Upon Shumaker's motion, the circuit court entered an interlocutory order dismissing Shumaker from the action. Million, again acting pro se, appealed the circuit court's interlocutory order. The Alabama Supreme Court dismissed Million's appeal as having been taken from a nonfinal judgment. View "Million v. Shumaker" on Justia Law

Allie Construction, Inc., obtained writs of garnishment against the estate of Willard Mosier one day shy of the 20th anniversary of obtaining a judgment against his widow Debra Mosier, a beneficiary of his estate. The Alabama Supreme Court found Allie Construction properly commenced an enforcement action, and that action should be allowed to proceed. In reaching a contrary conclusion, the Supreme Court found the circuit court erred. The circuit court judgment was reversed and the matter remanded for further proceedings. View "Allie Construction, Inc. v. Mosier" on Justia Law

Plaintiffs were owners of different lots in a subdivision. They sought an injunction to prevent Trevor Cole from subdividing his lot. The circuit court entered a summary judgment in favor of the lot owners and issued the injunction. On appeal, Cole argued: (1) the restrictive covenants should not have been enforced for various equitable reasons (because of the "relative hardship" enforcing the covenants would allegedly impose upon him; because the "character of the neighborhood" has allegedly changed "radically" since the covenants were adopted; and because a majority of the other property owners in the subdivision, including some of the lot owners, have waived enforcement of the covenants); (2) that he should have been provided certain discovery before the entry of the summary judgment; and (3) that necessary or indispensable parties to the action were absent. The Alabama Supreme Court rejected each of these arguments and affirmed. View "Cole v. Davis, et al." on Justia Law