Justia Real Estate & Property Law Opinion Summaries

Steven Fustolo purchased a rental investment unit in Boston, Massachusetts, in 2009, taking out a mortgage with Mortgage Electronic Registration Systems, Inc. (MERS) as nominee for Union Capital Mortgage Business Trust. The mortgage was reassigned six times, and Fustolo defaulted on the loan. He sought a declaratory judgment that the current holders, Federal Home Loan Mortgage Corporation as Trustee of SCRT 2019-2 (the Trust) and Select Portfolio Servicing, Inc. (SPS), had no right to foreclose because they did not validly hold the mortgage or the accompanying promissory note. Fustolo also claimed defamation, slander of title, unfair business practices, violation of Massachusetts's Debt Collection Act, and a violation of Regulation X of the Real Estate Settlement Procedures Act (RESPA) by SPS.The United States District Court for the District of Massachusetts dismissed Fustolo's claims, except for one count challenging the adequacy of a notice letter, which was later settled. The court found that the Trust validly held both the mortgage and the note, and that Fustolo's state law claims hinged on the incorrect assertion that the Trust did not have the right to foreclose. The court also dismissed the RESPA claim, stating that Fustolo failed to specify which provision of RESPA was violated and that SPS had responded to his notice of error.The United States Court of Appeals for the First Circuit affirmed the district court's dismissal. The appellate court held that the Trust validly held the mortgage and the note, as the note was indorsed in blank and in the Trust's possession. The court also found that MERS had the authority to assign the mortgage despite Union Capital's dissolution. Additionally, the court ruled that Fustolo's RESPA claim failed because challenges to the merits of a servicer's evaluation of a loss mitigation application do not relate to the servicing of the loan and are not covered errors under RESPA. View "Fustolo v. Select Portfolio Servicing, Inc." on Justia Law

A general contractor, Tocci Building Corporation, and its affiliates were involved in a dispute with their insurers, including Admiral Insurance Company, over coverage under a commercial general liability (CGL) insurance policy. The issue was whether the CGL policy covered damage to non-defective parts of a construction project caused by a subcontractor's defective work on another part of the project. Tocci sought defense and indemnity coverage under the Admiral policy for a lawsuit filed by Toll JM EB Residential Urban Renewal LLC, which alleged various issues with Tocci's work on a residential construction project.The United States District Court for the District of Massachusetts concluded that Admiral had no duty to defend Tocci. The court found that the lawsuit did not allege "property damage" caused by an "occurrence" as required for coverage under the policy. The court reasoned that the damage alleged was within the scope of the project Tocci was hired to complete and thus did not qualify as "property damage." Additionally, the court held that faulty workmanship did not constitute an "accident" and therefore was not an "occurrence" under the policy.The United States Court of Appeals for the First Circuit reviewed the case and affirmed the district court's decision, but for different reasons. The appellate court focused on the policy's exclusions, particularly the "Damage to Property" exclusion (j)(6), which excludes coverage for property that must be restored, repaired, or replaced because the insured's work was incorrectly performed on it. The court concluded that this exclusion applied to the entire project since Tocci was the general contractor responsible for the entire construction. The court also noted that Tocci did not meet its burden of showing that any exceptions to the exclusion applied, such as the "products-completed operations hazard," because Tocci's work was not completed or abandoned. Thus, the appellate court held that Admiral had no duty to defend Tocci in the underlying lawsuit. View "Admiral Insurance Company v. Tocci Building Corporation" on Justia Law

In 2006, Lisa Wilson's late husband, Mason, purchased a home in Coventry, Rhode Island, financing it with a $150,000 mortgage. Both Mason and Lisa signed the mortgage agreement, but only Mason signed the promissory note. The mortgage agreement included covenants requiring the "Borrowers" to defend the title, pay property taxes, and discharge any superior liens. In 2007, Deutsche Bank acquired the mortgage and note. Mason defaulted on the mortgage payments, and the Wilsons failed to pay property taxes, leading to a tax sale in 2014. Birdsong Associates bought the property and later obtained a court decree extinguishing Deutsche Bank's mortgage lien. Birdsong then sold the property to Coventry IV-14, RIGP, which eventually sold it to Dunkin Engineering Solutions, LLC, a company formed by Mason's parents. After Mason's parents' deaths, Lisa became the sole owner of Dunkin.Deutsche Bank sued Lisa, Mason, and Dunkin in the United States District Court for the District of Rhode Island, alleging breach of the mortgage covenants and seeking equitable relief. The district court granted summary judgment to Lisa and Dunkin, finding that the mortgage agreement had been extinguished by the 2016 court decree and that Deutsche Bank had no remaining contractual rights. The court also rejected Deutsche Bank's equitable claims, concluding that there was no evidence of a scheme to benefit Lisa and Mason and that no benefit had accrued to Dunkin or Lisa from Deutsche Bank's payments.The United States Court of Appeals for the First Circuit affirmed the district court's decision. The court held that the mortgage agreement did not unambiguously bind Lisa to the covenants, and thus, Deutsche Bank could not enforce those covenants against her. The court also found that Deutsche Bank failed to establish a fiduciary or confidential relationship necessary for its equitable claims and that Deutsche Bank's payments did not unjustly enrich Dunkin or Lisa. View "Deutsche Bank National Trust Company v. Wilson" on Justia Law

A land dispute in Ecuador between Jose Vicente Penafiel-Peralta and his sister Sandra led to Penafiel-Peralta, his wife Monica Lourdes Castro-Pineda, and their minor son G.E.P.C. being forced from their home. After being threatened by Sandra and a former military member, Borroso, who claimed ownership of the land, the family fled to the United States. Penafiel-Peralta applied for asylum, withholding of removal, and protection under the Convention Against Torture (CAT), with Castro-Pineda and G.E.P.C. listed as derivatives on the asylum application.An Immigration Judge (IJ) denied all applications, finding that the threats did not amount to persecution, there was no nexus between the threats and a protected ground, and there was insufficient evidence that the Ecuadorian government was unable or unwilling to protect them. The Board of Immigration Appeals (BIA) affirmed the IJ's decision, agreeing that the threats were due to a personal land dispute and not because of any protected ground, and that the family did not report the threats to the police, undermining their claim of government inaction.The United States Court of Appeals for the First Circuit reviewed the case. The court held that the BIA and IJ correctly applied the mixed-motive analysis and found substantial evidence supporting the conclusion that the threats were due to a personal land dispute rather than family membership. The court also noted that the record did not compel a conclusion that family membership was a central reason for the persecution. Consequently, the court denied the petition for review, affirming the denial of asylum and withholding of removal. View "Penafiel-Peralta v. Garland" on Justia Law

B.R.S. Real Estate, Inc. owned a commercial property in West Warwick, Rhode Island, which suffered extensive water damage in 2018 due to frozen and burst pipes. B.R.S. filed an insurance claim under a policy issued by Certain Underwriters at Lloyd's, London. Disagreements arose over the amount of the loss, leading to an appraisal process involving party-appointed appraisers and a neutral umpire. The appraisal panel issued an award, which B.R.S. contested, arguing that the appraiser appointed by the insurers was biased and that the district court erred in granting summary judgment on its claim for withheld depreciation.The United States District Court for the District of Rhode Island initially denied the defendants' motion to confirm the appraisal award, citing the need for discovery. After discovery, the court granted summary judgment for the defendants, concluding that no reasonable jury could find the appraiser biased or the umpire incompetent. The court also found that B.R.S. had not met the policy conditions for receiving the withheld depreciation, as the property had not been repaired or replaced for the same use.The United States Court of Appeals for the First Circuit reviewed the case and affirmed the district court's judgment. The appellate court held that the district court correctly applied the summary judgment standard and that B.R.S. could not challenge the appraiser's impartiality post-decision based on information known before the appraisal. The court also found that the umpire was competent and that B.R.S. failed to provide evidence that the property was repaired or replaced for the same use, as required by the policy. Consequently, the court upheld the denial of the withheld depreciation and confirmed the appraisal award. View "B.R.S. Real Estate, Inc. v. Certain Underwriters at Lloyd's, London" on Justia Law

Southbridge RE, LLC (Southbridge) executed promissory notes and secured mortgages for two properties in Massachusetts with LendingHome, which later assigned the mortgages to Christiana Trust. However, LendingHome had previously issued blank assignments of the same mortgages to Toorak Capital Partners as security for a private funding agreement. Toorak filled in its name and recorded the assignments after Southbridge defaulted on the mortgages. Christiana Trust conducted foreclosure sales on both properties, which Southbridge contested, arguing that the blank assignments to Toorak broke the chain of title, rendering the foreclosures invalid.The United States District Court for the District of Massachusetts found that the blank assignments to Toorak were void under Massachusetts law and granted summary judgment in favor of Christiana Trust, declaring it had the authority to conduct the foreclosure sales. The court denied Southbridge's motion for summary judgment and defendants' cross-claims for slander of title, unjust enrichment, and promissory estoppel. Southbridge appealed the decision.The United States Court of Appeals for the First Circuit affirmed the district court's judgment. The appellate court held that under Massachusetts law, assignments in blank are void and convey no interest. The court found that Toorak's filling in its name on the blank assignments did not validate them, as Toorak lacked authorization from LendingHome. The court also determined that post-foreclosure affidavits confirming the invalidity of the Toorak assignments were proper and did not contravene state law. Additionally, the court ruled that the foreclosure sale notices did not need to reference the void Toorak assignments, as they were not part of the chain of title. Thus, the foreclosure sales conducted by Christiana Trust were valid. View "Southbridge RE, LLC v. Kiavi Funding, Inc." on Justia Law

The case revolves around Agustin Vinas, who was convicted under 18 U.S.C. § 1958 for attempting to hire a hitman to murder a contractor and his business partner. Vinas, a subcontractor, claimed that the contractor owed him $8,500 for construction work and had threatened to harm him and his family when he tried to collect the debt. Vinas was arrested after a series of meetings with an undercover law enforcement officer posing as a hitman. He pleaded guilty to using facilities of interstate commerce in the commission of murder-for-hire, and the government agreed to dismiss the second count related to interstate travel in the commission of murder-for-hire.The District Court for the District of Rhode Island sentenced Vinas to time served, which amounted to nearly two years in pretrial detention. The government had recommended a sentence of ten years' imprisonment, arguing that a substantial sentence was necessary for specific and general deterrence. However, the defense argued for a sentence of time served, citing Vinas's attempts to peacefully collect the debt, the threats he received from the contractor, his mental health issues, and his efforts towards rehabilitation while in pretrial custody.The government appealed the sentence to the United States Court of Appeals for the First Circuit, arguing that the sentence was substantively unreasonable given the seriousness of the crime. The government also contended that the District Court had categorically refused to consider general deterrence and had created a disparity with defendants in other cases who were given longer sentences for the same statutory violation. The Court of Appeals affirmed the District Court's decision, finding that the sentence was within the expansive universe of reasonable sentences and that the District Court had adequately considered the sentencing factors set forth in 18 U.S.C. § 3553(a). The Court of Appeals also found that the government had not preserved its arguments regarding general deterrence and sentencing disparity, and that these arguments did not meet the plain error standard. View "United States v. Vinas" on Justia Law

The United States Court of Appeals for the First Circuit ruled on a case involving a commercial real estate transaction in Puerto Rico that failed to close. The sellers of the property, located in Valle Arriba Heights, had entered into agreements to sell their respective parcels to KRB Universal Investments, LLC, which later assigned its rights under the agreements to CPC Carolina PR, LLC ("CPC"). The conditions of the sale included the cancellation of restrictive covenants that limited the use of the property to residential purposes. CPC intended to lease the properties to Puerto Rico CVS Pharmacy, LLC ("CVS") for commercial use. However, CVS refused to proceed with the lease due to restrictive covenants and issues with the title insurance policy. The sellers sued CPC and CVS for negligence, alleging that they had been induced into an impossible contract and that CVS's actions had contributed to vandalism on the properties. The district court granted summary judgment in favor of CPC and CVS. On appeal, the appellate court affirmed the district court's decision, holding that the sellers' claims were time-barred and that they failed to establish the necessary elements of their negligence claims. View "Hamdallah v. CPC Carolina PR, LLC" on Justia Law

In this case, the United States Court of Appeals for the First Circuit had to decide whether rainwater that accumulated on a parapet roof one or more stories above the ground is considered "surface waters" under Massachusetts law for the purposes of the insurance policies in question. This determination was crucial for deciding whether the insureds, Medical Properties Trust, Inc. (MPT) and Steward Health Care System LLC (Steward), were subject to coverage limitations on "Flood" damage in the policies issued by Zurich American Insurance Company (Zurich) and American Guarantee and Liability Insurance Company (AGLIC).The interpretation of "surface waters" posed a novel issue of Massachusetts law that had not been previously addressed by the Massachusetts Supreme Judicial Court (SJC). The court decided to certify the issue to the SJC as the existing case law did not provide a clear answer and the resolution may require policy judgments on applying Massachusetts law to this key insurance coverage issue.The case arose from a situation where Norwood Hospital Facility, a building owned by MPT and leased to Steward, suffered significant damage after severe thunderstorms. Rainwater accumulated on the hospital's roof and a second-floor courtyard, eventually seeping into the hospital's upper floors. Both Zurich and AGLIC, in their initial evaluations, determined that water damage in the hospital's basement was caused by "Flood," and would be subject to the policies' respective coverage limits. However, the insurers later characterized all the water damage, including that from the roof, as "surface water" and subject to the "Flood" coverage limits.The court concluded that whether rainwater pooled on a parapet roof constitutes "surface waters" in the policies' "Flood" definition is determinative of this interlocutory appeal. Therefore, the court certified the issue to the SJC for its consideration. View "Zurich American Insurance Co. v. Medical Properties Trust, Inc." on Justia Law

The First Circuit affirmed the decision of the district court granting summary judgment in favor of Appellees - School Administrative Unit 8 and the Concord School District - under Title IX of the Education Amendments of 1972, 20 U.S.C. 1681(a) in this action alleging that Appellees exhibited deliberate indifference in their response to Appellant's allegations of sexual harassment, holding that there was no error.In granting summary judgment for Appellees, the district court found that Appellant could not show that Appellees were deliberately indifferent in their handling of Appellant's complaint. At issue was whether the District's response to Appellant's allegations of sexual harassment constituted deliberate indifference. The First Circuit affirmed the summary judgment for Appellees, holding that genuine issues of material fact did not exist as to deliberate indifference so as to preclude summary judgment. View "M.L. v. Concord School District" on Justia Law