Justia Real Estate & Property Law Opinion Summaries

Plaintiff Niki-Alexander Shetty purchased a home that had been foreclosed upon by a homeowners association. The home, however, was still subject to a defaulted mortgage and deed of trust between the bank and the original borrower. Defendants, the bank and mortgage servicer, recorded a notice of default and scheduled a foreclosure sale. Shetty sought to cure the default and resume regular payments on the loan. Defendants, however, refused, insisting that, as a stranger to the loan, he was not entitled to reinstate it. Shetty sued for wrongful foreclosure, arguing he had the right to reinstate the loan pursuant to California Civil Code section 2924c. The trial court sustained a demurrer without leave to amend on the ground that Shetty did not have standing under the statute. The Court of Appeal disagreed with that interpretation of the statute and reversed the judgment as to all defendants except Mortgage Electronic Registration Services, Inc. (MERS), whom Shetty conceded had no liability. View "Shetty v. HSBC Bank USA, N.A." on Justia Law

The Supreme Court affirmed the orders of the district court granting summary judgment and dismissal in favor of a loan servicer and trustee in this case involving a home equity line of credit agreement (HELOC) with a defined maturity date and closed draw period, holding that there was no error.At issue before the Court was whether a loan servicer and trustee were entitled to foreclose upon Borrowers' residence due to Borrowers' failure to repay the funds provided to them under the terms of their HELOC. The Supreme Court affirmed, holding that the district court (1) did not err in determining that Borrowers' HELOC was both a negotiable instrument under Nev. Rev. Stat. 104.3104(1) and a promissory note under Nev. Rev. Stat. 104.3104(5), entitling the loan servicer and trustee to enforce the document under Nev. Rev. Code chapter 104 due to Borrowers' default; and (2) erred in finding that Borrowers' property was not owner-occupied and thus not subject to statutory requirements pertaining to foreclosures affecting owner-occupied housing, but the error was harmless. View "Wishengrad v. Carrington Mortgage Services" on Justia Law

The Village alleged that the defendants breached a 2003 recorded annexation agreement executed by the Trustee that was then the legal owner of the property, which now consists of an annexed 114-acre subdivision. The Village alleged that the defendants were subject to the annexation agreement as successors to the Trustee when they purchased undeveloped portions of the property from Plank, which had acquired the property from the Trustee. The Village alleged that the defendants refused its request for a letter of credit in the amount proportionate to the number of lots the defendants owned in the subdivision, to secure the completion of roads in the subdivision.The defendants argued that, although the annexation agreement was a covenant that ran with the land, it did not confer successor status to an entity that purchased only a portion of the property subject to annexation, as opposed to the whole of the property. The Appellate Court reversed the dismissal of the action. The Illinois Supreme Court affirmed. Reading the annexation agreement as a whole, the court found that its plain language required its provisions to be binding and enforceable on the parties’ successors. Defendants are successors in title to the landowner who agreed to those obligations. The obligations imposed upon any particular purchaser depend upon the obligations of the original developer that remain unsatisfied with respect to the specific parcel sold. View "Village of Kirkland v. Kirkland Properties Holdings Co., LLC I" on Justia Law

In this action brought by Utah Stream Access Coalition (USAC) after USAC members were cited for trespass for wading in the Provo River on property owned by VR Acquisitions the Supreme Court held that the district court correctly entered judgment against USAC.In its complaint, USAC claimed that the Public Waters Access Act (PWAA) violated Utah Const. art. XVII and XX and federal common law. The district court entered summary judgment against USAC on its article XVII and federal common law claims but, after a bench trial, determined that the PWAA violated article XX. On appeal, the Supreme Court determined that the district court made a threshold error in reaching its article XX determination and remanded with instruction that the court address the threshold question of whether the easement identified in Conaster v. Johnson, 194 P.3d 897 (Utah 2008), had a historical basis as a public easement at the time the Utah Constitution was framed. On remand, the district court granted summary judgment for VR Acquisitions and the State. The Supreme Court affirmed, holding that because USAC did not identify an affirmative, 19th-century legal basis for a Conaster easement, the district court correctly ruled that USAC did not make the threshold showing. View "Utah Stream Access Coalition v. VR Acquisitions, LLC" on Justia Law

Taunton Properties, LLC owned 63 townhomes and 3.8 acres of adjacent land in Eagle, Idaho. In 2020, Commercial Northwest, Taunton’s property manager and agent, provided Geringer Capital with documents regarding the property. The documents identified the townhomes as “Woodside Villas,” and included financial statements and tenant information. Geringer sent a written offer (“Offer Letter”) to Taunton Properties, proposing to purchase the 63 townhomes; the Offer Letter identified the Seller only as “Title Holder.” The Offer Letter also stated that, “Buyer and Seller agree to execute a more formal Agreement of Purchase and Sale within thirty (30) days containing market specific terms and the items set forth in this Agreement.” The Offer Letter contained sections for “Title Insurance,” “Proration’s [sic] and Closing Costs,” and “Seller’s Deliveries,” but stated those terms were “to be specified in the Agreement of Purchase and Sale.” Peter Taunton, the manager of Taunton Properties, electronically signed the Offer Letter through DocuSign, which presumably returned it to Geringer. One day after signing and returning the Offer Letter, Taunton Properties received a different purchase offer from LCA-CA I, LLC (“LCA”), with a proposed sale price that was $400,000 more than Geringer’s offer. That same day, Peter Taunton advised Geringer that Taunton Properties considered Geringer’s Offer Letter unenforceable and that Taunton Properties would be selling the properties to LCA. Geringer filed a complaint for specific performance, breach of contract, and breach of preliminary agreement against Taunton Properties. The district court granted Respondents’ motions to dismiss. The district court determined: (1) the Offer Letter lacked material terms and represented an agreement to agree; (2) the property description was insufficient under the statute of frauds; and (3) Geringer’s claims for breach of preliminary agreement, tortious interference with contract, and civil conspiracy failed to state claims upon which relief could be granted. The Idaho Supreme Court concurred with the district court: the Offer Letter failed to satisfy the statute of frauds and was so vague, uncertain, and indefinite that it was unenforceable. As a result, there was no enforceable contract with which to tortiously interfere. View "Geringer Capital v. Taunton Properties, LLC" on Justia Law

The Supreme Judicial Court affirmed the judgment of a single justice of the court denying Petitioner's petition pursuant to Mass. Gen. Laws ch. 211, 3, holding that the single justice did not err or abuse her discretion in denying relief.In the petition at issue, Petitioner argued that the government took her property without due process. Specifically, Petitioner alleged that, throughout the underlying foreclosure process and a summary process action, Petitioner never had an evidentiary hearing or an opportunity to confront and cross-examine adverse witnesses. The single justice denied the petition without holding a hearing. The Supreme Judicial Court affirmed, holding that extraordinary relief was not warranted. View "Brown v. Federal National Mortgage Ass'n" on Justia Law

The Supreme Court affirmed in part and reversed in part the judgment of the district court determining that the Montana Department of Natural Resources and Conservation (DNRC) erred in granting Montana Artesian Water Company's application for a beneficial use permit and denying Objectors' motion for attorney fees, holding that the district court erred in denying Objectors' motion for attorney fees.The district court vacated the DNRC's order granting Artesian's application for the permit and remanded the case on the grounds that the DNRC improperly relied on an internal agency memorandum in analyzing availability. Artesian appealed, and the Objectors in this case - Flathead Lakers Inc. and Water for Flathead's Future - cross appealed from the deemed denial of their motion for attorney fees. The Supreme Court held that the district court (1) erred by determining that DNRC erroneously granted Artesian's application for a beneficial use permit; and (2) abused its discretion by denying Objectors' fee motion by operation of law. View "Flathead Lakers Inc. v. Mont. Dep't of Natural Resources & Conservation" on Justia Law

The Supreme Court reversed the decision of the district court granting summary judgment to Water for Flathead's Future (WFF) and vacating the Montana Pollutant Discharge Elimination System (MPDES) permit issued by the Montana Department of Environmental Quality (DEQ) to Artesian Water Company, holding that the district court erred.In granting summary judgment, the district court determined that the DEQ had erred by (1) submitting inadequate responses to the comments from the Environmental Protection Agency (EPA) and the United States Fish and Wildlife Services (WSFWS), and (2) DEQ's analysis of the permit's environmental impact was inadequate. The Supreme Court reversed, holding (1) this matter has not been mooted; (2) the district court improperly substituted its own judgment for the agency's in concluding that DEQ, in issuing the permit, had failed to give a "hard look" at relevant concerns; (3) the district court erred by holding that DEQ improperly considered only the volume of water that would be discharged under MPDES permit rather than the full volume of water authorized for use under the DNRC's water use permit; and (4) the district court erred by vacating the permit. View "State v. Noli" on Justia Law

The Supreme Court reversed the decision of the district court granting summary judgment to Water for Flathead's Future (WFF) and vacating the Montana Pollutant Discharge Elimination System (MPDES) permit issued by the Montana Department of Environmental Quality (DEQ) to Artesian Water Company, holding that the district court erred.In granting summary judgment, the district court determined that the DEQ had erred by (1) submitting responses to the comments from the Environmental Protection Agency (EPA) and the United States Fish and Wildlife Services (WSFWS) that were inadequate, and (2) DEQ's analysis of the permit's environmental impact was inadequate. The Supreme Court reversed, holding (1) this matter has not been mooted; (2) the district court improperly substituted its own judgment for the agency's in concluding that DEQ, in issuing the permit, had failed to give a "hard look" at relevant concerns; (3) the district court erred by holding that DEQ improperly considered only the volume of water that would be discharged under MPDES permit rather than the full volume of water authorized for use under the DNRC's water use permit; and (4) the district court erred by vacating the permit. View "Water for Flathead's Future, Inc. v. Mont. Dep't of Environmental Quality" on Justia Law

The Tennessee Department of Transportation (TDOT) contracted with Jones to repair State Route 141. The project involved 68,615 tons of “graded solid rock” for the new road's bottom layer. To obtain graded solid rock, Jones leased land near the roadway, paying the property owner $75,282. Jones prepared the Site and began pattern blasting the limestone to produce appropriately sized rock pieces, using a “shaker” bucket to allow debris to fall away. Appropriately-sized rocks were hauled to the road site. The Site also served as a waste pit for material from the road repair. After several months, a Federal Mine Safety & Health Administration Inspector inspected the Site, determined that Jones had violated several Administration standards, and issued citations and orders.An ALJ ruled that the Site was a mine subject to the Mine Act, not a “borrow pit,” which is not subject to the Administration’s jurisdiction. On remand, the case was assigned to another ALJ, who indicated that she had read the vacated decision. Jone moved for recusal, citing the Sixth Circuit’s command that Jones receive fresh proceedings. The ALJ denied the motion and held that the Site was a mine, not a borrow pit, based on findings that Jones did not only use the Site on a one-time basis or only intermittently; engaged in milling, sizing, and crushing; and did not use the rock more for bulk fill than for its intrinsic qualities. The Sixth Circuit affirmed the decision as supported by substantial evidence. View "Jones Brothers, Inc. v. Secretary of Labor, Mine Safety & Health Administration" on Justia Law