Justia Real Estate & Property Law Opinion Summaries

The Morningstars contracted to purchase a residential property from the Robisons, who intended to buy a nearby vacant lot and build a new house. When the lot they wished to buy was purchased by someone else, the Robisons failed to comply with the terms of the contract with the Morningstars. The Morningstars sought specific performance and monetary damages. The district court found the Robisons breached the contract, but denied the request for specific performance and awarded monetary damages.The Wyoming Supreme Court reversed. The district court erred in placing the burden on the Morningstars to prove monetary damages were an inadequate or impractical remedy and abused its discretion when it found specific performance was not an appropriate remedy. After finding only one of the special equities factors weighed in favor of the Robisons, the court essentially rewrote the contract to allow the Robisons to cancel because their preferred lot was unavailable. The Robisons admit they “had no legal recourse to cancel.” On remand, when determining if any monetary damages should be awarded in addition to specific performance, the court’s “guiding principle” should be to relate the contract back to August 2021, and place the Morningstars in as nearly the same position as they would have been in if the Robisons had not breached the contract. View "Morningstar v. Robison" on Justia Law

The Supreme Court quashed the decision of the Second District Court of Appeal affirming the judgment of the circuit court in favor of Landlord in this action he brought seeking a refund of the amount he paid after a property appraiser determined that he had improperly received a homestead tax exemption, holding that Landlord's arguments in support of the district court's decision were unpersuasive.At issue in this case was how to determine the scope of Landlord's residence for purpose of the homestead tax exemption. Landlord lived on the bottom floor, and during the entire time period in question Landlord rented a portion of the structure to at least one tenant. When the county property appraiser concluded that at least fifteen percent of the property was not being used as Landlord's residence and thus revoked the homestead exemption as to fifteen percent of the total property. After he paid $7,000 in back taxes, penalties, and interest Landlord brought this action. The circuit court granted judgment for Landlord, and the court of appeal affirmed. The Supreme Court quashed the decision below, holding that the district court erred by concluding that, for purposes of applying the homestead tax exemption, the entire structure was Landlord's residence. View "Furst v. Rebholz" on Justia Law

In this case presenting four questions of law concerning the constitutionality of Act 1108 of 2021, which amended section 18-50-116 of the Arkansas Statutory Foreclosure Act, the Supreme Court held that Act 1108 cannot apply retroactively to a mortgagor whose claim has vested and declined to answer the remaining certified questions.At issue before the Supreme Court was whether Act 1108 was unconstitutional (1) because it applies retroactively; (2) because the term “substantially comply” in section 2(d)(2)(D) is void for vagueness; (3) because it deletes Section 2(d)(2)(C)(ii); or (4) for any other reason the Court may find. The Supreme Court held that Act 1108 cannot apply retroactively to mortgagors with pending claims and declined answer the remainder of the certified question because the answer would not be dispositive of any issue between the parties. View "Alpe v. Federal Nat'l Mortgage Ass'n" on Justia Law

The Supreme Court reversed the order of the circuit court dismissing Appellant's illegal exaction complaint with prejudice under Ark. R. Civ. P. 12(b)(6) for failure to allege facts upon which relief can be granted, holding that the circuit court erred.Appellant, a taxpayer, filed a complaint against Preferred Family Healthcare, Inc. (PFH), a provider of healthcare services, alleging that a significant portion of the funds PFH received from the State between 2010 and 2017 were acquired using unlawful means. The circuit court dismissed the complaint under Rule 12(b)(6) on the grounds that Appellant did not allege any wrongdoing on the State's part. The Supreme Court reversed, holding that a plaintiff is not required to allege wrongful state action in every case in order to state a claim for a "public funds" illegal exaction. View "Parsons v. Preferred Family Healthcare, Inc." on Justia Law

The Supreme Court affirmed the judgment of the intermediate court of appeals (ICA) ruling that the circuit court did not err in ordering an appointed commissioner to take possession and collect rents and during the period between summary judgment and confirmation of sale in this foreclosure case.The Association of Apartment Owners of Elima Lani Condominiums (AOAO) foreclosed on the previous owners of a condominium based on delinquent assessments and then PHH Mortgage Corporation, the mortgage lender, foreclosed on AOAO. AOAO appealed, arguing that the circuit court erred when it ordered that AOAO's possessory interest and right to collect rent from the property was extinguished upon entry of the foreclosure decree and erred when it vested the commissioner with legal and equitable title to the foreclosed property prior to the confirmation of sale. The ICA affirmed. The Supreme Court affirmed, holding that because the commissioner did not collect any rents, the ICA correctly held that the circuit court did not err in ordering the Commissioner to take possession and collect rents, and there were no rents to allocate under Haw. Rev. Stat. 514B-146(n). View "PHH Mortgage Corp. v. Patterson" on Justia Law

The Supreme Court affirmed the judgments of the appellate court determining that the four exclusive commercial real estate listing agreements at issue in this case were unenforceable, holding that the appellate court decided that issue correctly.When this case was first brought to the Supreme Court, the Court held that the listing agreements did not violate state antitrust law. On remand for consideration of the remaining grounds on which Defendants had prevailed at trial, the appellate court concluded that the listening agreements incorrectly failed to specify the duration of the brokerage authorization, as required by Conn. Gen. Stat. 20-325a(b) and/or (c), thus rendering them unenforceable. The Supreme Court affirmed, holding (1) the listing agreements complied with the statutory durational requirement; (2) the agreements were personal service contracts requiring the personal performance of the named broker, who died in January 2013; and (3) therefore, Defendants were not liable to Plaintiffs. View "Reserve Realty, LLC v. Windemere Reserve, LLC" on Justia Law

After recording a notice of default and intention to foreclose for unpaid assessments and costs, AOAO, a homeowners’ association, acquired the property by quitclaim deed in July 2015 after a non-judicial foreclosure sale. In September 2017, MTGLQ filed a complaint for foreclosure of the property and moved for summary judgment and an interlocutory decree of foreclosure, asking that a commissioner be appointed to take possession of the property, rent it out, and sell it. AOAO objected to MTGLQ’s request for possession and rents, arguing that Hawai͑i Revised Statutes 514B-146(n) referenced “any excess rental income received by the association” after a bank foreclosure, which meant the statute “clearly contemplated” that the association would continue in possession and collect rents. The court granted MTGLQ’s requests. In a January 2020 report, the Commissioner stated that he had conducted a public auction of the property and had collected $3,275.00 in rent for three months in 2019. The court confirmed the sale and awarded the rent to MTGLQ.The Supreme Court of Hawaii vacated the allocation of rent. Although AOAO’s right to rent and possession was terminated by the foreclosure judgment, section 514B-146(n) entitles it to the subsequent income to the extent that it has not already recouped its losses through rent previously collected. View "MTGLQ Investors, L.P. v. Association of Apartment Owners of Elima Lani Condominiums " on Justia Law

Pagoudis owns and is the sole member of both Sead LLC and Kearns LLC. During negotiations to purchase property from the Keidls, Pagoudis received a real estate condition report (RECR) signed by Amy Keidl. Pagoudis then signed the offer to purchase, which states that the contract is between the Keidls and Pagoudis "or assigns." Sead LLC then executed the negotiated contract and took title. Months later, Sead LLC assigned the property to Kearns LLC. After the purchase, defects were discovered that Keidl failed to disclose in the RECR, ranging from water and mildew in the basement, to insect infestations, to an unwanted piano.Pagoudis, Sead, and Kearns sued the Keidls for breach of contract, common law misrepresentation, and statutory misrepresentation. The circuit court dismissed the case, deciding that each of the parties lacked standing to pursue their stated claims; Pagoudis and Kearns were not parties to the original transaction and Sead transferred the property before filing the action and no longer has an interest in the property.The Wisconsin Supreme Court concluded that Pagoudis's and Kearns's claims against Keidl were properly dismissed. Sead's claims, however, were remanded, it was a party to the contract, received representations from the Keidls, and purchased the property. View "Pagoudis v. Keidl" on Justia Law

An Ohio tax lien on real property is enforced through a foreclosure action, which may result in a sale of the property at auction. If such a sale occurs and the price exceeds the amount of the lien, the excess funds may go to junior lienholders or the owner. If the tax-delinquent property is abandoned, an auction may not be required; the property may be transferred directly to a land bank, free of liens. When that happens, the county gives up its right to collect the tax debt, and any junior lienholders and the owner get nothing. The properties at issue were transferred directly to county land banks. US Bank owned one foreclosed property and claims to have held mortgages on the other two. US Bank alleges that at the time of the transfers, the fair market value of each property was greater than the associated tax lien and that the transfers to the land banks constituted takings without just compensation.The Supreme Court of Ohio affirmed the dismissals of the suits. US Bank lacks standing in one case; it did not hold the mortgage at the time of the alleged taking. As to the other properties, US Bank had adequate remedies in the ordinary course of the law. It could have redeemed the properties by paying the taxes; it could have sought transfers of the foreclosure actions from the boards of revision to the common pleas courts; it could have appealed the foreclosure adjudications to those courts. View "US Bank Trust, National Association v. Cuyahoga County" on Justia Law

Allie Construction, Inc., obtained writs of garnishment against the estate of Willard Mosier one day shy of the 20th anniversary of obtaining a judgment against his widow Debra Mosier, a beneficiary of his estate. The Alabama Supreme Court found Allie Construction properly commenced an enforcement action, and that action should be allowed to proceed. In reaching a contrary conclusion, the Supreme Court found the circuit court erred. The circuit court judgment was reversed and the matter remanded for further proceedings. View "Allie Construction, Inc. v. Mosier" on Justia Law