Justia Real Estate & Property Law Opinion Summaries

In the early-morning hours of New Year's Day 2012, sixteen-year-old Devin Mitchell was shot to death outside the apartment of his cousin, Queenie Walker, at Ridgewood East Apartments in West Point. Mitchell’s family sued Ridgewood East, alleging, inter alia, premises liability. The Circuit Court granted summary judgment to Ridgewood East. Agreeing that no genuine issue of material fact existed with regard to whether Mitchell’s murder was foreseeable to Ridgewood East Apartments, the Supreme Court affirmed the circuit court's judgment. View "Mitchell v. Ridgewood East Apartments, LLC" on Justia Law

Robert Stratton Sr. filed a replevin action, without bond, against Jerry McKey. Stratton sought to recover an antique truck that he had on McKey’s property for several years. The circuit court granted Stratton relief, conditioned on Stratton paying McKey storage fees. Stratton appealed, and the Court of Appeals affirmed the circuit court’s judgment. The Supreme Court held that the circuit court erred in awarding McKey damages for storing Stratton’s truck when McKey never filed a responsive pleading giving Stratton notice that he was seeking damages. Because the Court held that the circuit court erred, it followed that the Court hold the Court of Appeals erred in affirming the circuit court’s judgment. Therefore, the Supreme Court reversed the circuit court’s and Court of Appeals’ decisions, and rendered judgment in favor of Stratton for possession of the truck. View "Stratton v. McKey" on Justia Law

The State of Mississippi entered into a Public Trust Tidelands lease with the City of Bay St. Louis to build a municipal harbor on beachfront property. After the City began construction of the harbor, brothers Kenneth, Ray, and Audie Murphy filed an inverse condemnation action, claiming that the State and the City had taken and damaged their property without compensation. The case was tried and a jury ultimately found the State liable to the Murphys for $644,000 in damages. The State appealed. The State claimed true ownership of the property under the authority of the Tidelands Act, or alternatively, its sovereign power of eminent domain. There was no evidence in the record indicating that the City could have constructed the harbor without the State first exercising a claim of ownership over the property. Because the State’s claim of ownership ultimately converted private property to public use, the Supreme Court found that the jury acted reasonably in assessing the full amount of damages to the State. Therefore, finding no error, the Supreme Court affirmed the jury’s verdict. View "Mississippi v. Murphy" on Justia Law

The State and the City of Pass Christian’s entered into a forty-year lease. Under the terms of the lease, the City would use a portion of the Harrison County shoreline as a harbor and pursue related commercial development. Russell RP Services, LLC, filed its complaint against the State and the City on November 21, 2013. Russell RP asserted that it held an undivided one-half interest in a parcel of land lying between U.S. 90 and the Gulf of Mexico shoreline, and that the City and State, by executing the aforementioned lease, had effectuated a taking upon its property which required just due compensation. On August 18, 2015, the Harrison County Circuit Court granted the State and City's motions for summary judgment. Concluding that Russell Real Property lacked standing to pursue its claim of inverse condemnation, the circuit court dismissed without prejudice its claim of inverse condemnation. Russell RP appealed, but finding no reversible error, the Supreme Court affirmed. View "Russell Real Property Services, LLC v. Mississippi" on Justia Law

The City of Jackson was unable to serve notice to Willie Jordan by certified mail that his property was subject to condemnation and demolition. The City tried notice by publication, and set a hearing for twelve days after the first publication date. The applicable statute required two weeks’ notice. Jordan did not appear at the condemnation hearing. The property was declared condemned, and the house on the property was ordered demolished. After the house was demolished, Jordan filed a notice of tort claim with the city. When he filed his complaint, he alternatively asserted a constitutional claim for deprivation of property without due process. After a bench trial, the trial court awarded Jordan $12,513.53. The city appealed. Finding no reversible error, the Supreme Court affirmed. View "City of Jackson v. Jordan" on Justia Law

In the wake of an attorney’s family tragedy, the defendants missed their deadline for filing their notice of appeal. The attorney was a solo practitioner whose legal secretary was his wife. So when the family tragedy struck, the attorney was unable to delegate his work responsibilities to anyone else. Consequently, he missed filing the notice of appeal. The chancellor denied the defendants’ request to extend the time to file the notice of appeal. The Supreme Court found no abuse of discretion by the chancellor and affirmed the outcome. View "Nunnery v. Nunnery" on Justia Law

This was an interlocutory appeal involving a premises-liability case. Cynthia Adams, one of the defendants in the case, filed a motion for summary judgment, which the trial court denied. Plaintiff Anthony Hughes brought a negligence claim against multiple parties: BKB, LLC d/b/a the Electric Cowboy; Jonathan Self, manager of the Electric Cowboy; and Adams, the owner of the property on which Electric Cowboy operates. Hughes alleged that he was “attacked and assaulted by a third party assailant” at the Electric Cowboy in 2011. Hughes claimed that all the defendants “had either actual or constructive knowledge of the third party’s violent nature or actual or constructive knowledge that an atmosphere of violence existed on the premises of the Electric Cowboy.” Adams was an absentee landlord, who did not physically occupy, possess, or exercise control over the Electric Cowboy and/or the leased premises prior to or at the time of the incident in question; Adams did not frequent or visit the Electric Cowboy; Adams had no control or involvement in the operations or management of the Electric Cowboy; she was never employed by the Electric Cowboy; she did not supervise the Electric Cowboy, and she did not have the right to supervise the Electric Cowboy. Adams petitioned the Supreme Court for interlocutory appeal when her motion for summary judgment was denied. A panel of the Supreme Court issued an order granting the petition and staying the trial court proceedings. Finding that Adams was entitled to summary judgment as a matter of law, the Court reversed the trial court’s denial of summary judgment and rendered judgment in favor of Adams. View "Adams v. Hughes" on Justia Law

The Northeast Mental Health-Mental Retardation Commission challenged the validity of a ninety-nine-year fixed-lease agreement with a private contractor, V.M. Cleveland. The Commission contracted to pay Cleveland $18,000 per month over a ninety-nine-year period to build and to lease a facility on land owned by the Commission. Payments continued uninterrupted for ten years, until the Commission became concerned about the agreement’s legality. The Commission stopped making payments and sought to rescind the agreement. The chancellor found that the agreement was enforceable and ordered the Commission to pay Cleveland $612,000 in back rent. The Commission appealed, arguing that the agreement’s ninety-nine-year duration rendered the agreement voidable at the Commission’s discretion as a matter of law due to the rule against binding successors. The Commission also argued that the specific terms of the agreement were unreasonable, illegal, or both, and thus void ab initio as a matter of law. The Supreme Court found that the agreement at issue here violated the common-law rule against binding successors, and as such reversed the chancellor’s judgment and rendered judgment in the Commission’s favor. View "Northeast Mental Health - Mental Retardation Commission v. Cleveland" on Justia Law

The Northeast Mental Health-Mental Retardation Commission challenged the validity of a ninety-nine-year fixed-lease agreement with a private contractor, V.M. Cleveland. The Commission contracted to pay Cleveland $18,000 per month over a ninety-nine-year period to build and to lease a facility on land owned by the Commission. Payments continued uninterrupted for ten years, until the Commission became concerned about the agreement’s legality. The Commission stopped making payments and sought to rescind the agreement. The chancellor found that the agreement was enforceable and ordered the Commission to pay Cleveland $612,000 in back rent. The Commission appealed, arguing that the agreement’s ninety-nine-year duration rendered the agreement voidable at the Commission’s discretion as a matter of law due to the rule against binding successors. The Commission also argued that the specific terms of the agreement were unreasonable, illegal, or both, and thus void ab initio as a matter of law. The Supreme Court found that the agreement at issue here violated the common-law rule against binding successors, and as such reversed the chancellor’s judgment and rendered judgment in the Commission’s favor. View "Northeast Mental Health - Mental Retardation Commission v. Cleveland" on Justia Law

The special court of eminent domain granted Todd and Angela Kuhn’s petition for a private road across Cheryl High’s property in Gulfport. As grounds for their claim, the Kuhns utilized Mississippi Code Section 65-7-201 (Rev. 2012), which created a statutory right for private citizens to petition the special court of eminent domain when a private road over the land of another is necessary for ingress and egress. Section 110 of the Mississippi Constitution empowered the Legislature to create the statutory right to “private roads, where necessary for ingress and egress” upon “due compensation” to the property owners, this section was equally clear “such rights of way shall not be provided for in incorporated cities and towns.” Because the private property the Kuhns sought to condemn for a private road was in the incorporated City of Gulfport, the special court of eminent domain could not condemn High’s property for the Kuhns’ private benefit. So the Supreme Court reversed the special court of eminent domain’s order granting the Kuhns a private road under Section 65-7-201. View "High v. Kuhn" on Justia Law