Justia Real Estate & Property Law Opinion Summaries

Frank Forelle and William Fix were neighbors in a subdivision. After Forelle built a fence on his property along the border of the parties’ adjoining properties, Fix complained that the fence violated the subdivision’s covenants. Fix, an attorney who represented himself in the matter, prevailed on his claim in the district court. Relying on a covenant provision regarding reimbursement for costs incurred in enforcing the covenants, Fix subsequently sought attorney fees. The district court awarded Fix attorney fees, but later, in an amended judgment, concluded that Fix could not recover fees for the legal work he performed because he did not actually incur any fees. The Supreme Court affirmed, holding that because Fix was never liable for or subject to his own attorney fees, he did not incur any fees, and therefore, Fix was not entitled to recover attorney fees for the work he performed in the litigation. View "Fix v. Forelle" on Justia Law

After Peggy Gheen died, her sons discovered quitclaim deeds Mrs. Gheen had executed to them for her interests in a residential property and a farm. The Gheen sons subsequently recorded the deeds. The State ex rel. Dep’t of Health, Div. of Healthcare Financing/Equitycare (Department) filed a lien against both properties to recover the cost of Medicaid benefits paid on behalf of Mrs. Gheen before her death. The Gheen sons filed a petition to remove a false lien and quiet title, claiming they were the rightful owners of the property. The Department moved for summary judgment, asserting that it had a valid lien because Mrs. Gheen owned the properties at the time of her death and the quitclaim deeds were not valid. The district court granted summary judgment for the Department. The Supreme Court affirmed, holding that the Department’s Medicaid lien was valid as to the properties. View "Gheen v. State ex rel. Dep't of Health" on Justia Law

The Jackson Hole Hereford Ranch was divided by a series of conveyances between entities controlled by a brother (“Brother”) and sister (“Sister”), who disagreed on the validity of language purporting to reserve or convey an easement from Sister’s property across Brother’s property. Brother filed a complaint to quiet title and for injunctive relief, asserting that the requirements for finding an express or implied easement had not been met. Sister counterclaimed, asserting that a valid easement existed. The district court granted summary judgment in favor of Brother, concluding (1) the parties failed sufficiently to describe the easement, and therefore, the express easement was void; and (2) because the parties specifically contemplated an easement but failed to effectuate their intent, implying an easement would be inappropriate. The Supreme Court reversed, holding that that an express easement existed across Brother’s property. View "Leeks Canyon Ranch, LLC v. Callahan River Ranch, LLC" on Justia Law

After conducting a compliance examination of CalCon Mutual Mortgage Corporation (“CalCon”) the Wyoming Department of Audit, Division of Banking (“Division”) determined that CalCon had violated the Wyoming Residential Mortgage Practices Act in six separate brokering transactions by receiving application fees and “yield spread premiums” exceeding those previously disclosed to its customers. The Division requested that CalCon refund the application fees and yield spread premiums to the borrowers. CalCon objected and requested a contesting case hearing before the Office of Administrative Hearings (“OAH”). The OAH determined that CalCon had violated the Act. The State Banking Commissioner subsequently issued a final order directing CalCon to reimburse the fees. The district court affirmed. The Supreme Court affirmed, holding that the Commissioner properly interpreted Wyo. Stat. Ann. 40-23-114 in determining that CalCon was required to provide a written explanation of increased application fees and yield spread premiums in the transactions at issue. View "Calcon Mut. Mortgage Corp. v. State ex rel. Wyo. Dep't of Audit, Div. of Banking" on Justia Law

Since 1991, Plaintiffs accessed their parcel of land by traveling over Defendants’ property pursuant to an easement for a road right of way. When Defendants obstructed Plaintiffs’ use of their easement, Plaintiffs filed an action for a declaratory judgment determining the parties’ rights and duties under the easement and a permanent injunction restraining Defendants from interfering with their use of the easement. After a trial, the district court ordered Defendants to remove obstructions from the easement. Plaintiffs subsequently filed a motion for order to show cause, asserting that Defendants should be held in contempt of court for violating the prior judgment by failing to remove the obstructions. The district court found Defendants in contempt of court after a hearing. The Supreme Court affirmed in part and reversed in part, holding that the district court (1) acted within its discretion in holding Defendants in civil contempt; but (2) erred when it ordered Defendants to pay a penalty of $100 per day to the court until the obstructions were removed. View "Meckem v. Carter" on Justia Law

In 1997, the Courtenay C. Davis Foundation and Amy Davis (together, “Davis Interests”) entered into an agreement with the University of Wyoming Foundation and the Colorado State University Research Foundation (together, “University Foundations”) in which the Davis Interests donated land and other interests to the University Foundations subject to the terms of the agreement. In 2011, the University Foundations decided to sell the gifted property and listed it for sale. In 2012, the Davis Interests filed an action against the University Foundations seeking to enjoin the sale of the property. The district court dismissed the complaint for lack of standing. The Supreme Court affirmed, holding that the district court did not err in concluding that the donation from the Davis Interests to the University Foundations was a gift, that the agreement did not create an implied trust, and that only the attorney general had standing to enforce the terms of a charitable gift. View "Courtenay C. & Lucy Patten Davis Found. v. Colo. State Univ. Research Found." on Justia Law

After Appellants purchased vacant property in Laramie they discovered that an apartment building on an adjacent property encroached five feet onto their property. Appellants brought an action against the owners of the apartment building (Appellees) seeking a declaration that they owned the encroaching portion of the apartment building, an order requiring that the building be partitioned and that Appellees be ejected from the building, and an apportionment of rental income earned from the apartment building. Appellees counterclaimed, seeking a declaration that they had an implied easement over portions of Appellants’ parcel occupied by the apartment building and requesting an injunction to enjoin Appellants from interfering with the implied easement. The district court (1) concluded Appellants had no ownership interest in the apartment building and denied the remainder of Appellants’ requests; and (2) ruled that Appellees were entitled to an implied easement on Appellants’ property to accommodate the apartment building and enjoined Appellants from interfering with Appellees’ use of that easement. The Supreme Court affirmed, holding that the district court did not err in ruling that (1) Appellants had no ownership interest in the apartment building; and (2) Appellees held an implied easement on Appellants’ property. View "Miner v. Jesse & Grace, LLC" on Justia Law

Gary Hopkins and Randal Burnett formed a LLC and financed the project with a small business administration (SBA) loan. Bank 1 loaned the remainder of the total project costs. Hopkins secured the SBA portion of the loan with third mortgages on his rental properties. Bank 2 subsequently acquired Bank 1. After Burnett bought Hopkins' membership in the LLC, Bank 2 released Hopkins from his loan. However, an agreement entered into by the parties did not mention the third mortgages on the property held by SBA. Burnett subsequently defaulted on his loan obligations, and Bank foreclosed on the mortgage covering the business property. Because Hopkins' third mortgages on his rental properties were not released by SBA, Hopkins was forced to continue to make the payments on the SBA loan. Hopkins and his wife (Plaintiffs) sued Bank 2, Burnett, and the LLC, arguing that, pursuant to the agreement, Bank 2 was supposed to remove Hopkins' liability and the mortgages held on his property. The district court granted summary judgment for Bank 2. The Supreme Court affirmed, holding that the terms of the contract between the parties were unambiguous, extrinsic evidence was not required to discern the parties' intent, and Bank 2 had abided by the terms of the contract. View "Hopkins v. Bank of the West" on Justia Law

Plaintiffs owned property that was conveyed by warranty deed to J.A. Reed. In 1968, Reed conveyed the property to Julianne Biggane, and in 2006, the Biggane Trust transferred the property to Plaintiffs. Prior to Reed's transfer of the property to Biggane, a pole line easement across the property was granted to PacifiCorp's predecessor in interest. Reed, however, signed the easement grant as president of Continental Live Stock Company, rather than in his personal capacity, at a time that the company had no interest in the underlying land. Therefore, the easement was a "wild deed." At issue before the Supreme Court was whether a "wild deed" can be the "root of title" under the Wyoming Marketable Title Act. This case arose when Plaintiffs filed an action seeking to have the easement declared invalid because it emanated from a wild deed. The district court held that the Act validated PacifiCorp's easement across Plaintiffs' property. The Supreme Court affirmed, holding that a wild deed may constitute the root of title under the Act, and a wild deed serving as a root of title that does not bear a defect "on its face" is not an "inherent defect" in the chain of record title under the Act. View "Esterholdt v. PacifiCorp" on Justia Law

Debtor borrowed money to finance a real estate purchase. Debtor signed a promissory note and secured the loan with a mortgage. Bank of America (BANA) became the owner of the note. After the mortgage was recorded, an assignment of the mortgage to Mortgage Electronic Registration Systems (MERS) was recorded. MERS subsequently assigned the mortgage to BAC Home Loans Servicing (BAC), which was servicing the loan on behalf of BANA. After Debtor defaulted on her home loan, she and her husband filed a Chapter 7 bankruptcy petition. The bankruptcy trustee subsequently initiated an adversary proceeding against BAC, seeking to avoid the mortgage for its failure to comply with the requirements of Wyo. Stat. Ann. 34-2-122 and -123 (the statutes), notice statutes intended to protect third parties from conflicting claims of a principal and agent. The U.S. bankruptcy court filed a certification order to the Wyoming Supreme Court requesting the Court to answer with the mortgage must comply with the requirements of the statutes. The Supreme Court held that the statutes did not apply in this case because there were no conflicting claims by a principal and an agent from which a third party needed protection. View "Barney v. BAC Home Loans Servicing, L.P." on Justia Law