Justia Real Estate & Property Law Opinion Summaries

These consolidated cases involved tax assessments for Petitioner's property. In the first appeal, Petitioner challenged the 2010 tax assessment to his property. The Board of Review and Equalization determined that Petitioner's appeal was not timely filed, and the circuit court affirmed. In the second appeal, Petitioner sought to adjust the 2011 assessment of his property, asserting that the Assessor erred in using a cost approach analysis to determine the value of the property to be $7.5 million. The Board ordered that the assessed value be reduced to approximately $6.5 million. The circuit court affirmed the Board's reduction in value. The Supreme Court reversed the circuit court's orders pertaining to both the 2010 and 2011 assessments, holding (1) the circuit court erred in finding that Petitioner's appeal of the 2010 tax assessment was untimely; and (2) the Board abused its discretion in utilizing a hybrid income approach to adjust the 2011 assessment, and because Petitioner failed to establish that the Assessor's cost approach assessment was erroneous, the 2011 tax assessment for the property should be adjusted to reflect the Assessor's initial cost approach assessment value. View "Lee Trace LLC v. Raynes" on Justia Law

Respondents, owners of coal-bearing properties in Taylor County, challenged tax assessments on their properties during the 2010 tax year. The County Assessor challenged the State Tax Commissioner's appraisals of Respondents' property in hearings before the Board of Equalization and Review after she had previously accepted those appraisals. The Board of Equalization and Review accepted the Assessor's proposed changes and changed the valuations of Respondents' properties, thus increasing the natural resources property tax owed by Respondents. The circuit court reversed the Board's valuation changes, finding that the Assessor violated W. Va. Code 11-1C-10(g) by challenging the Commissioner's appraisals. The Supreme Court affirmed, holding (1) pursuant to section 11-1C-10(g), upon receiving the appraisal of natural resources property from the Commission, a county assessor may either accept or reject that proposal; (2) if the assessor rejects the appraisal, the assessor must show just cause for doing so; and (3) if the assessor accepts the appraisal, the assessor is foreclosed from later challenging the appraisal. View "Collett v. Eastern Royalty, LLC" on Justia Law

Respondents sought to prove adverse possession of a tract of land against Petitioner. In support of their claim, Respondents presented evidence that they were the children of Ralph Pack, who purchased the tract of land at issue, and that they grew up on the land and used it between 1926 and 1957. After a bench trial, the circuit court ruled that Respondents acquired the disputed land through adverse possession. The Supreme Court affirmed, holding that the circuit court did not clearly err in finding that Respondents established that their uses of the property were continuous, open, and notorious. View "Wallace v. Pack" on Justia Law

Plaintiff filed a legal malpractice action against two attorneys and a law firm (Respondents) alleging that their negligence resulted in failed collateral in securing a promissory note, particularly a defective deed on certain property. Plaintiff then sued a holding company and two individuals to recover the remaining balance due under the note. In the collection action, the circuit court entered a stipulated settlement that extinguished the parties' obligations under the note. In the malpractice action, the circuit court awarded summary judgment to Respondents, concluding that Plaintiff had failed to prove he sustained damages as a result of Respondents' alleged professional negligence because the stipulated settlement extinguished the defective deed upon which Plaintiff based his claim for damages. After the circuit court entered a subsequent nunc pro tunc order in the collection action omitting the language extinguishing the parties' obligations under the note, Plaintiff sought relief from the summary judgment ruling in the legal malpractice action. The circuit court denied relief. The Supreme Court affirmed, holding (1) Plaintiff failed to prove Respondents' alleged professional negligence caused him to sustain any purported damages; and (2) based on the law of judicial estoppel, the circuit court correctly ruled that Plaintiff was not entitled to relief from its earlier summary judgment ruling. View "Burnworth v. George" on Justia Law

Respondent refinanced the mortgage on his home with a loan he obtained from Petitioner. Because Respondent failed to make his monthly loan payments in accordance with the parties' agreement, Petitioner invoked its right to initiate a foreclosure sale of the house. After the foreclosure sale, the property was sold to Petitioner. Because Respondent refused to vacate the house, Petitioner filed an unlawful detainer action. In response, Respondent asserted various counterclaims against Petitioner alleging violations of the West Virginia Consumer Credit and Protection Act. The circuit court conditionally granted Petitioner's motion to dismiss Respondent's counterclaims and additionally certified two questions for the Supreme Court's consideration regarding whether Respondent timely asserted his counterclaims. The Supreme Court concluded that the counterclaims were not timely. View "Tribeca Lending Corp. v. McCormick" on Justia Law

In 1907, Florence conveyed her 1/7 interest in "the surface only" of a 225-acre tract of land to Walter, her brother, who was vested with an undivided 6/7 interest in the tract. The subject tract was subsequently conveyed several times. In 1967, Respondent purchased the interest in the 225-acre tract that was previously owned by Walter. Respondent asserted that he was the sole owner of all oil and gas rights under the tract. Petitioners, successors to Florence, contended that they owned a portion of the 1/7 interest in the oil and gas under the tract. The circuit court ruled in favor of Respondent after declaring that the term "surface only" was ambiguous and relying on contemporary testimony to interpret the deed. The Supreme Court reversed, holding (1) the term "surface," when used as a term of conveyance, is not presumptively ambiguous and does have a definite and certain meaning; (2) the deed clearly conveyed from Florence to Walter her share of "the surface only" to the tract and reserved to Florence the remainder of the tract, including the oil and gas underlying the tract; and (3) accordingly, Petitioners were owners of a portion of Florence's 1/7 interest in the minerals underlying the tract. View "Faith United Methodist Church & Cemetery of Terra Alta v. Morgan " on Justia Law

These two consolidated cases involved a bond for which Hartford Fire Insurance Company (Hartford) was the surety. Each bond principal was sued, and both cases resulted in the entry of default judgments. Hartford was not given notice of either lawsuit against its principals or notice that default judgments were being sought. Hartford learned of the default judgments only after the plaintiffs in those cases sought payment on the bonds. In each case, Hartford ultimately was found liable on the bond. Hartford appealed, asserting that the circuit courts erred in finding the bonds to be judgment bonds and in holding Hartford liable on the bonds under the circumstances. The Supreme Court affirmed, holding that the two bonds at issue were judgment bonds, and therefore, the circuit courts correctly found that default judgments entered against the bond principals were conclusive and binding against Hartford. View "Hartford Fire Ins. Co. v. Curtis" on Justia Law

This case arose out of a verbal agreement entered into by Contractor and Landowner to construct a subdivision on a parcel of land. Disagreements arose between the parties, and the subdivision was never completed. Landowner filed this action against Contractor asserting Contractor had failed to make payments on an endloader that had been purchased for the project. Contractor counterclaimed for unjust enrichment based on excavation services he performed on the property. The jury found in favor of Landowner with regard to the endloader and in favor of Contractor with regard to his counterclaim. The trial court found Contractor was entitled to a prejudgment interest on his award of damages on his unjust enrichment claim. Contractor filed a motion to amend the judgment order, contending that the court erred in determining the date on which prejudgment interest began to accrue and had utilized an incorrect prejudgment interest date. The circuit court denied the motion. The Supreme Court reversed the denial of Contractor's motion to amend the judgment order, holding that the trial court erred by awarding Contractor prejudgment interest instead of allowing the jury to determine whether an award of prejudgment interest was warranted. Remanded. View "Ringer v. John" on Justia Law

Plaintiff (HOA) was a condominium owners' association that brought suit on its own behalf and on behalf of its members against various individuals and corporations seeking damages arising from the alleged defective development, negligent construction, and misleading marketing of a condominium complex. The complex consisted of dozens of units owned by members of the HOA. The circuit court granted Respondents' motion to join all unit owners, denied the HOA's motion for a protective order, and certified six questions to the Supreme Court. The Court answered only one of the questions, finding it unnecessary to address the remaining questions, holding (1) a unit owners' association is an adequate representative when a lawsuit is instituted by a unit owners' association on behalf of two or more unit owners pursuant to the Uniform Common Interest Ownership Act and the damages sought include unit specific damages affecting only individual units; and (2) this case should proceed in accordance with W. Va. Trial Court R. 26. View "Univ. Commons Riverside Home Owners Ass'n v. Univ. Commons Morgantown, LLC" on Justia Law

In 1996, Terri Cole and her husband financed the purchase of a home through a loan secured by a deed of trust on the home and the underlying property. In 2005, Vanderbilt Mortgage and Finance, Inc. became the servicer of the loan. Code defaulted on her loan in 2010. Vanderbilt foreclosed and purchased the home and real property at a trustee's sale. Thereafter, Cole refused to vacate the home. Vanderbilt filed an unlawful detainer action. Cole counterclaimed, alleging that Vanderbilt had violated the West Virginia Consumer Credit and Protection Act (WVCCPA). Regarding the unlawful detainer claim, the circuit court found in favor of Vanderbilt. As to the remaining issues, the jury found Vanderbilt engaged in several violations of the WVCCPA. The circuit court subsequently awarded civil penalties to Cole totaling $32,125, and, some weeks later, granted Cole's motion for attorney fees and costs. The Supreme Court affirmed the circuit court's civil penalties order and award of attorney fees, holding that the circuit court did not commit error with regard to either the civil penalties order or the attorney fees order. View "Vanderbilt Mortgage & Fin., Inc. v. Cole" on Justia Law