Justia Real Estate & Property Law Opinion Summaries

The Supreme Court reversed the judgment of the probate court denying a petition to assess state inheritance tax under Neb. Rev. Stat. 77-2002(1)(b) on real property that Decedents had deeded to their daughter (Daughter) decades prior while continuing to exercise control over and paying taxes on the property until they died, holding that the property was subject to Nebraska inheritance tax under section 77-2002(1)(b).Daughter brought this petition to assess state inheritance taxes on the subject real property. The county court concluded that the property should not be included in the Decedents' estate for purposes of inheritance tax because it was not "intended to take effect in possession or enjoyment, after his or her death." The Supreme Court reversed, holding (1) the stipulated facts showed that Decedents intended to retain possession and enjoyment of the property until death; and (2) therefore, the property was subject to Nebraska inheritance tax under section 77-2002(1)(b). View "In re Estate of Lofgreen" on Justia Law

The Supreme Court granted a writ of prohibition preventing the Honorable Christopher McCarthy, Judge of the Circuit Court of Harrison County, from enforcing an order granting Plaintiffs' motion to compel, holding that the circuit court erred by failing to determine the applicability of the attorney-client privilege to the information sought by Plaintiffs.The order granting Plaintiffs' motion to compel required an attorney employed by Defendant to appear at a deposition and respond to questions that Defendant claimed were subject to the attorney-client privilege and/or the work product doctrine. The Supreme Court granted the requested writ of prohibition, holding that determining the applicability of the attorney-client privilege to the information sought by Plaintiffs during the deposition was a required first step in analyzing whether to grant Plaintiffs' motion to compel. View "State ex rel. Antero Resources Corp. v. Honorable McCarthy" on Justia Law

The Supreme Court reversed the circuit court's grant of summary judgment in favor of Allstate Vehicle and Property Insurance Company's decision to rescind an insurance policy purchased for a derelict house Homeowner intended to remodel, holding that questions of material fact existed precluding summary judgment.After a fire occurred, damaging the house and some of its contents, Allstate announced that it was rescinding the homeowners' insurance policy issued to Homeowner, asserting that Homeowner digitally signed an application in which he falsely answered a request as to whether he would occupy the house within thirty days. Plaintiffs, including Homeowner, sued Allstate for breach of contract and unfair trade practices. The circuit court granted Allstate's motion to rescind the policy, concluding that there was no factual dispute that Homeowner had made false statements on his insurance application. The Supreme Court reversed and remanded the case for further proceedings, holding that questions of material fact existed regarding whether Plaintiff's answer to Allstate's thirty-day-occupancy question was false and whether the question was material to Allstate's issuance of the policy. View "McDowell v. Allstate Vehicle & Property Insurance Co." on Justia Law

The Supreme Court affirmed in part, reversed in part, vacated in part, and remanded the grants of dismissal and summary judgment as to claims of improper actions taken by the Regional Transportation Commission of Washoe County (RTC) during the completion of a construction project on Appellants' party following condemnation proceedings, holding that the district court erred in part.Specifically, the Supreme Court held that the district court (1) did not err in dismissing Appellants' claim for waste; (2) did not err in dismissing Appellants' separate cause of action for injunctive relief; (3) did not err in granting the RTC's motion for summary judgment as to Appellants' contract-based claims; and (4) erred in granting summary judgment in favor of the RTC as to Appellants' trespass claim and their request for declaratory relief. The Court vacated the order awarding RTC attorney fees and costs because, after remand, the RTC might not be the prevailing party. View "Iliescu v. Regional Transportation Comm'n" on Justia Law

The Supreme Judicial Court vacated the judgment of foreclosure and order of sale entered by the district court in favor of Plaintiffs on their complaint for residential foreclosure, holding that Plaintiffs failed to establish each statutory requirement for summary judgment of foreclosure as outlined in Me. R. Civ. P. 56(j).When a case is in the Foreclosure Division Program, as was the instant case, one statutory requirement that must be established by the movant is completion of mediation. On appeal, Defendant argued that Plaintiffs did not prove that mediation was completed, as required by statute, and that vacatur was required. The Supreme Judicial Court vacated the judgment below, holding that summary judgment was error because it was apparent from the court record that mediation had not been completed. View "Janusz v. Bacon" on Justia Law

Plaintiffs-appellants filed suit in this water rights case claiming that defendants-appellees interfered with their rights by damming a stream that flowed down to plaintiffs' property. After a jury verdict in favor of defendants, plaintiffs appealed. The Oklahoma Court of Civil Appeals reversed, finding error in the jury instructions and remanded the case. The Oklahoma Supreme Court granted certiorari found no such errors, vacated the Court of Civil Appeals' decision and affirmed the trial court's denial of the motion for new trial. View "Farris v. Masquelier" on Justia Law

In 2010, Pacific Grove authorized “transient use of residential property for remuneration,” subject to licensing. One-year “STR” Licenses were subject to revocation for cause. In 2016, the city capped the number of short-term rental licenses citywide at 250 and established a density cap of “15 [percent] per block.” In 2017, the city prohibited more than one license per parcel and required a 55-foot buffer zone between licensed properties. The changes provided that a license could be withdrawn, suspended, or revoked for any reason and that renewal was not guaranteed. The city resolved to “sunset” certain licenses using a random lottery. In 2018, Pacific Grove voters approved Measure M, to prohibit and phase out, over an 18-month sunset period, all existing short-term rentals in residential districts, except in the “Coastal Zone,” as defined by the California Coastal Act. Measure M did not restrict short-term rentals in nonresidential districts or otherwise modify existing rules.The court of appeal affirmed the dismissal of a suit by licensees. The Plaintiffs’ economic interest in renting their homes for transient visitors was not an entitlement subject to state or federal constitutional protection. The curtailment of short-term rental licenses is related to legitimate state interests. View "Hobbs v. City of Pacific Grove" on Justia Law

The Supreme Court reversed the judgment of the circuit court reversing the orders issued by Petitioner while sitting as the Berkeley County Board of Assessment Appeals arising from appeals of ad valorem assessments owned by Taxpayers, as determined by the Berkeley County Assessor for the 2019 tax year, holding that circuit court erred in reversing the Board.Although the two consolidated appeals dealt with different pieces of property owned by two different entities the Supreme Court concluded that resolution dependent on two overarching questions common to both appeals. The Court then held (1) Petitioner waived any objection to the Assessor not being named as a party to this action; and (2) the circuit court erred in determining the assessments as affirmed by the Board were not supported by substantial evidence or were otherwise in contravention of any regulation, statute, or constitutional provision. View "Berkeley County Council v. Government Properties Income Trust LLC" on Justia Law

Ramirez, a self-employed contractor, was hired by a shopping center’s tenant to remove an exterior sign after the tenant vacated its space. While searching for the sign’s electrical box, he entered a cupola on the shopping center’s roof and fell through an opening built into the cupola’s floor, sustaining serious injuries. In a suit against Kimco, which owns and operates the shopping center, the trial court granted Kimco summary judgment based on the Privette doctrine, which creates “a strong presumption under California law that a hirer of an independent contractor delegates to the contractor all responsibility for workplace safety[,] . . . mean[ing] that a hirer is typically not liable for injuries sustained by an independent contractor or its workers while on the job.”The court of appeal reversed and remanded. Kimco did not hire its tenant or Ramirez to perform the work. Kimco did not delegate its own responsibility for the roof’s condition to Ramirez through an employment relationship, as contemplated by Privette. Nor did Kimco delegate such responsibility by virtue of its landlord-tenant relationship. The court acknowledged “the strong possibility that Kimco will prevail under general principles of premises liability. “ View "Ramirez v. PK I Plaza 580 SC LP" on Justia Law

J.T. Wilkinson and Evelyn Wilkinson acquired title to property located in Williams County, North Dakota. In 1958, the Wilkinson conveyed the property to the United States for construction and operation of the Garrison Dam and Reservoir, but they reserved the oil, gas and other minerals in and under their property. Plaintiffs are the Wilkinson’ successors in interest. Plaintiffs appealed a judgment dismissing their takings, conversion, unjust enrichment, civil conspiracy and 42 U.S.C. 1983 claims against the Board of University and School Lands (“Land Board”), Department of Water Resources, and Statoil Oil & Gas LP. In 2010 and 2011, the Land Board entered into four oil and gas leases with oil operators in Williams County. The Land Board received and retained bonus payments from the oil operators. In 2012, plaintiffs sued the Land Board and oil operators to quiet title to disputed mineral interests in the conveyed property. Among other things, plaintiffs argued the State effectuated a taking of their royalties, and the State was unjustly enriched while the royalties were held in escrow at the Bank of North Dakota because the Bank was asking as the agent for the Land Board. Finding that the trial court did not err in rendering judgment against plaintiffs, the North Dakota Supreme Court affirmed that court’s judgment. View "Wilkinson, et al. v. Bd. of University and School Lands of the State of N.D." on Justia Law