Justia Real Estate & Property Law Opinion Summaries

James Behrens appealed orders granting a petition for appraisal of a homestead, directing the sale of the homestead, and confirming the sale. After review, the North Dakota Supreme Court concluded the district court misapplied the law in granting the petition for an appraisal. Therefore, the Court reversed the orders and remanded for further proceedings. View "Malloy, et al. v. Behrens" on Justia Law

Stephan Byrd and Erika Mullins jointly filed an application for an encroachment permit with the Idaho Department of Lands to add boat lifts to their existing two-family dock on Priest Lake. Neighbors Cal Larson and Steven Coffey objected the application, arguing that Coffey owned a strip of land between the ordinary high water mark of Priest Lake and the waterward boundary lines of the Appellants’ properties. Following an administrative hearing, the Department of Lands denied the encroachment permit upon concluding that the record failed to show by a preponderance of the evidence that Byrd and Mullins were littoral property owners with corresponding littoral rights (a key requirement to build or enlarge encroachments on the lake under Idaho’s Lake Protection Act). Finding no reversible error in that finding, the Idaho Supreme Court affirmed the district court's judgment upholding the Department's order. View "Byrd v. Idaho State Brd. of Land Commissioners" on Justia Law

This appeal involves a motion to enforce the final judgment and final order in a class action settlement made in the district court by the defendant in the class action, EQT, and class members, the Huey Plaintiffs. The Huey Plaintiffs subsequently filed suit in the Circuit Court of Wetzel County, West Virginia (the Wetzel County litigation) against EQT three years after the entry of the final judgment and final order, alleging that EQT trespassed on their mineral estate in violation of West Virginia statutory and common law. After the district court denied the final judgment and final order and declined to enjoin the Wetzel County litigation, EQT appealed.The Fourth Circuit affirmed the district court's denial of EQT's motion to enforce the final judgment order and final order, concluding that the district court did not err in declining to enjoin the Wetzel County litigation. The court found no error in the district court's assumption that the Huey Plaintiffs were class members bound by the Settlement Agreement. The court agreed with the district court's holding that the trespass claim in the Wetzel County litigation is not a royalty claim and not released by the Agreement. Finally, the court concluded that the district court did not abuse its discretion in not issuing an injunction and by finding that two exceptions to the Anti-Injunction Act, the "in aid of jurisdiction" and the relitigation exceptions, did not apply in this case. View "Huey v. Equitable Production Co." on Justia Law

The Supreme Judicial Court vacated the order entered by the superior court affirming the decision of the Town of Old Orchard Beach to deny Appellant's application to build a greenhouse in the front yard of her residential property, holding that Appellant was not prevented from building a greenhouse in her front yard.The Town's code enforcement officer denied Appellant's application because "an accessory structure cannot be located in the front yard." The Town's Zoning Board of Appeals upheld the denial, concluding that a particular provision of the Town's Zoning Ordinance prohibited Appellant from building the structure in her front yard. The Supreme Judicial Court vacated the order below, holding that the provision at issue did not prevent Appellant from building a greenhouse in her front yard. View "Zappia v. Town of Old Orchard Beach" on Justia Law

New England Phoenix Company, Inc. appealed a trial court order denying its motion for a deficiency judgment following a foreclosure decree and an order confirming its purchase of a mortgaged property at a judicial sale. In 2010, Bank of America lent a veterinary hospital business in Grand Isle money. Paws and Laws, LLC owned the hospital’s real property, and Grand Isle Veterinary Hospital, Inc. owned the business assets. The bank lent Paws and Laws and Grand Isle Veterinary Hospital money separately: Paws and Laws' loan was secured by a mortgage on the real property, Grand Isle Veterinary was secured by the business' personal property and assets. In 2012, Paws and Laws violated the terms of the mortgage by conveying the real property by quit claim deed to Grand Isle Veterinary Hospital. In 2014, Grand Isle Veterinary Hospital gave Bank of America a second mortgage on the real property to secure its finance agreement. Soon thereafter the business defaulted on the loans and guarantor abandoned the property. Guarantor’s attempts to sell the property were unsuccessful. Bank of America did not initiate foreclosure proceedings on the loans, and instead, assigned the loans and mortgages to New England Phoenix. New England Phoenix filed this foreclosure action in April 2019. Guarantor did not participate in the proceedings. In late 2019, the trial court entered a default judgment and issued a foreclosure decree by judicial sale. Neither guarantor nor Grand Isle Veterinary redeemed the property, New England Phoenix submitted the winning bid and the judicial sale. In March 2021, the court issued an order confirming the sale and transferring title to the property to New England Phoenix. In a separate order, the court restated a request that New England Phoenix provide a 2010 appraisal before it would rule on the deficiency judgment. New England Phoenix argued, in effect, that the 2010 appraisal was immaterial to the court’s decision, and that in any case, by the time it took an assignment of the loans and mortgages, the property had long been abandoned and contained no business assets. In appealing the trial court's refusal to reconsider the deficiency issue, it argued to the Vermont Supreme Court that the trial court's reasoning for denying relief was made in error. The Supreme Court concurred with New England Phoenix that the trial court abused its discretion by failing to consider factors relevant to Vermont Rule of Civil Procedure 80.1(j)(2), and by exercising its discretion to deny a deficiency judgment “for clearly untenable reasons.” View "New England Phoenix Company, Inc. v. Grand Isle Veterinary Hospital, Inc. et al." on Justia Law

Equivest Financial, LLC, bought property owned by Mark Stiff and Jim Stiff at a tax sale. The Alabama Supreme Court later declared that sale void. After the case was remanded for further proceedings, including consideration of Equivest's alternative claim for relief, the trial court entered judgment in Equivest's favor. Mark appealed that judgment, arguing that the trial court erred: (1) by awarding Equivest interest on the amount it bid in excess of the delinquent taxes; and (2) by awarding Equivest interest that accrued, and by failing to award him costs that he incurred, after he tendered an offer of judgment. The Supreme Court rejected these arguments and affirmed the trial court's judgment. View "Stiff v. Equivest Financial, LLC" on Justia Law

In a dispute over ownership of two parcels of real property between Som, her husband, Joshua, and Joshua's mother, Sharon, the trial court ruled in favor of Sharon. The court of appeal concluded that the trial court abused its discretion when it amended Sharon's complaint to include a cause of action for breach of fiduciary duty and erroneously determined that conditional delivery of the deed was valid. The court reversed the judgment on the claims for slander of title, quiet title, declaratory relief, and cancellation of deeds. The court concluded that the trial court's findings and orders interfered with issues under the jurisdiction of the family law court; the trial court did not err when it admitted impeachment evidence about Som's financial circumstances in 2009 and did not deprive Som of a fair trial by cutting off her trial time unexpectedly.The court of appeal subsequently modified its opinion to read: the judgment quieting title to the properties in favor of Sharon is reversed with directions to enter a new judgment quieting title to the properties in favor of Joshua, per the July 29, 2010 deed and the July 18, 2011 deed. The judgment is also reversed as to the causes of action for slander of title, declaratory relief, and cancellation of deeds. View "McMillin v. Eare" on Justia Law

The California Coastal Act of 1976 (Pub. Resources Code 30000) requires a coastal development permit (CDP) for any “development” resulting in a change in the intensity of use of, or access to, land or water in a coastal zone. In December 2018, Los Angeles adopted the Home-Sharing Ordinance, imposing restrictions on short-term vacation rentals, with mechanisms to enforce those restrictions. Objectors sought to enjoin enforcement of the Ordinance in the Venice coastal zone until the city obtains a CDP, claiming the Ordinance constituted a “development” requiring a CDP.The trial court denied relief, finding the petition time-barred by the 90-day statute of limitations in Government Code section 65009, and that the Ordinance does not create a change in intensity of use and, therefore, is not a “development” requiring a CDP. The court of appeal affirmed, agreeing that the 90-day statute of limitations applies, rather than the three-year statute of limitations in Code of Civil Procedure section 338(a). The court did not address whether the Ordinance constitutes a “development” subject to the CDP requirements of the Coastal Act. View "Coastal Act Protectors v. City of Los Angeles" on Justia Law

Matt Surowiecki Sr. sued the Hat Island Community Association (HICA), arguing that HICA violated its governing documents by not charging assessments on an equitable basis. After review, the Washington Supreme Court concluded HICA’s governing documents granted the association broad discretion in setting assessments, and that the association’s decision on assessments was entitled to substantial deference. Here, the association’s elected board of trustees made the decision to raise funds through a combination of use-based fees and per-lot assessments as authorized in its governing documents. This decision was ratified by a vote of the members. Surowiecki’s evidence established, at most, that there might be more than one equitable way to distribute the costs of maintaining the community’s obligations. He did not show, however, shown as a matter of law that either the process used, or the result reached, was not equitable. View "Bangerter v. Hat Island Cmty. Ass'n" on Justia Law

The Supreme Court affirmed the decision of the circuit court granting summary judgment in favor of the Wisconsin Energy Corporation (WEC) in this action brought by Claudia Bauer seeking the removal of a natural-gas line installed beneath her property over forty years ago, holding that Bauer's claims against the WEC were properly dismissed.The natural-gas line was first installed with the permission of the property's then-owner, Virginia Garside. At issue before the Supreme Court was whether Garside's grant of permission ripened into a prescriptive right under Wis. Stat. 893.28(2), allowing the public utility to continue using the line over Bauer's protests. The Supreme Court held (1) the WEC met the required continuous use for ten years prior to Bauer's purchase of the property; (2) section 893.28(2) abrogated the claim-of-right requirement when it removed the adversity requirement; and (3) under section 893.28(2), the WEC's prescriptive right to continue using the gas line vested prior to Bauer's purchase of the property. View "Bauer v. Wisconsin Energy Corp." on Justia Law