Justia Real Estate & Property Law Opinion Summaries

The Court of Appeals held that Md. Code Ts. & Jud. Proc. (CJP) 11-1110 limits the recovery for compensatory damages to the amount specified by that statute and does not allow for recovery of noneconomic compensatory damages stemming from the tortious injury or death of a pet.A police officer shot and killed Respondent's dog in the front yard of Respondent's home. Respondent brought suit, alleging that the officer committed a trespass to Respondent's chattel, acted with gross negligence, and violated Respondent's rights under Articles 24 and 26 of the Maryland Declaration of Rights. The jury returned a verdict in favor of Respondent. The court of appeals reversed in part, holding (1) CJP 11-110 did not bar Respondent from recovering noneconomic damages related to the death of his dog, and (2) there was sufficient evidence to support the jury's verdict that the officer acted with gross negligence. The Court of Appeals reversed in part, holding (1) CJP 11-110 defines and caps the recovery of compensatory damages in the case of the tortious death or injury of a pet; and (2) under the single recovery rule, Respondent may not recover any damages under the gross negligence claim. View "Anne Arundel County v. Reeves" on Justia Law

The Supreme Court reversed the order of the circuit court concluding that the right of first refusal in a deed conveying land from the grantor to the grantee but containing a clause granting the grantee to give a "stranger" the right of first refusal to any future conveyance of the land was not void under the "stranger to the deed" rule.The "stranger to the deed" rule identifies someone who is neither a grantor nor a grantee to a conveyance as a "stranger" and posits that any property interest in favor of that stranger, and which is contained in a reservation or an exception, is void. The circuit court applied the "stranger to the deed" rule and ruled that the right of first refusal clause in the deed was void and unenforceable. The Supreme Court reversed, holding (1) a right of first refusal clause in a deed is neither an exception nor a reservation; and (2) therefore, the circuit court erred when it applied the "stranger to the deed" rule and dismissed the complaint. View "Klein v. McCullough" on Justia Law

The Supreme Court reversed the judgment of the district court denying Hamilton County Public Hospital's motion for summary judgment concerning Plaintiff's defamation claim and Iowa Wage Payment Collection Law (IWPCL) claim, holding that Plaintiff's defamation and statutory wage claims failed.Plaintiff, a general surgeon, was employed by the hospital. After an investigation, Plaintiff's employment through a for-cause provision in his contract was terminated. The hospital subsequently made two reports to the Iowa Board of Medicine and the National Practitioner Data Bank. Plaintiff then brought this action. The hospital moved for summary judgment on the defamation and IWPCL claims, but the district court denied the motion. The Supreme Court reversed on interlocutory appeal, holding (1) Plaintiff's defamation claim failed because the challenged portions of the reports were nonactionable opinions; and (2) Plaintiff's statutory wage claim failed because he did not perform work for which he was not paid. View "Andrew v. Hamilton County Public Hospital" on Justia Law

In the summer of 2016, a large fire, later known as the Dog Head Fire, engulfed Isleta Pueblo and United States Forest Service land in the Manzano Mountains of New Mexico. The fire resulted from forest-thinning work performed by Pueblo crewmembers under an agreement with the Forest Service. Insurance companies and several owners of destroyed property (collectively, “Appellants”) sued the government, alleging negligence under the Federal Tort Claims Act (“FTCA”). The government moved to dismiss, arguing that the court lacked jurisdiction and, alternatively, for summary judgment on that same basis. The district court granted the government summary judgment, concluding: (1) the Pueblo crewmembers had acted as independent contractors of the government, and thus, the government wasn’t subject to FTCA liability based on the Pueblo crewmembers’ negligence; and (2) Appellants’ claims premised on the Forest Service employees’ own negligence, under the FTCA’s discretionary-function exception, were barred. On appeal, Appellants contended the district court erred in ruling that the FTCA jurisdictionally barred their claims. Finding no reversible error, the Tenth Circuit affirmed. View "Ohlsen v. United States" on Justia Law

The Ninth Circuit certified to the Nevada Supreme Court the following question: Whether, under Nevada law, an HOA's misrepresentation that its superpriority lien would not extinguish a first deed of trust, made both in the mortgage protection clause in its CC&Rs and in statements by its agent in contemporaneous arbitration proceedings, constitute slight evidence of fraud, unfairness, or oppression affecting the foreclosure sale that would justify setting it aside.The panel also asked the Nevada Supreme Court to consider the related issue of what evidence a first deed of trust holder must show to establish a causal relationship between a misrepresentation that constitutes unfairness under Nationstar Mortg., LLC v. Saticoy Bay LLC Series 2227 Shadow Canyon, 133 Nev. 740 (2017), and a low sales price. View "U.S. Bank, NA v. Southern Highlands Community Ass'n" on Justia Law

PLS Services appealed a district court’s amended summary judgment dismissing its complaint against Valueplus Consulting, LLC, relating to a mortgage priority dispute. In February 2014, PLS was assigned two mortgages executed June 29, 2012, and recorded on July 10, 2012, against certain Williams County real property owned by Clear Creek Retirement Plan LLC. The mortgages and assignments to PLS contained incorrect legal descriptions and were therefore recorded in an errant tract index. Clear Creek and Valueplus executed a June 2012 purchase agreement whereby Valueplus agreed to purchase the subject property from Clear Creek. In January 2014, Fidelity Capital Services LLC assigned to Valueplus a mortgage against the subject property. The mortgage contained the correct legal description and was recorded in August 2013. In 2017, Valueplus sued Clear Creek to foreclose the mortgage. PLS moved to intervene, asserting its mortgages had priority. The district court denied PLS’s motion, and Valueplus subsequently purchased the subject property in June 2019. PLS sued Clear Creek, Valueplus, and others, alleging it had a superior interest in the subject property. PLS sought reformation and foreclosure of its mortgages. Valueplus denied the allegation and moved for summary judgment, arguing it purchased the property in good faith because it was unaware of PLS’s mortgages containing an incorrect legal description. PLS opposed Valueplus’ motion, asserting Valueplus was not a good faith purchaser. The district court granted Valueplus’ motion, concluding Valueplus was a good faith purchaser of the property and did not have actual knowledge or constructive notice of PLS’s mortgages. After review, the North Dakota Supreme Court concluded the district court did not abuse its discretion in certifying the summary judgment against PLS as final under N.D.R.Civ.P. 54(b), but that the trial court erred in granting summary judgment. Instead of addressing PLS’s request for additional discovery in its order granting summary judgment, the district court concluded an affidavit was “uncontradicted” and Valueplus had no actual knowledge of PLS’s mortgages. However, PLS did not have the opportunity to cross-examine the statements made in the affidavit or depose the affiant. View "PLS Services v. Clear Creek Retirement Plan, et al." on Justia Law

AgCountry Farm Credit Services, PCA appealed a district court judgment granting Michael and Bonita McDougall’s unjust enrichment claim and ordering AgCountry to pay $170,397.76. Kent and Erica McDougall were farmers and ranchers who began raising cattle in 2007. Michael and Bonita (collectively, “the McDougalls”) were Kent’s parents. In 2013, Kent and Erica began financing their operations through AgCountry.On various dates Kent and Erica obtained eight loans from AgCountry and signed promissory notes secured by real estate mortgages and security agreements. From fall of 2015 through March 2016, Kent and Erica repeatedly requested AgCountry restructure their loans and assist them in obtaining operating funds. Although Kent and Erica were in default on their loans with AgCountry, they signed a mortgage on the home quarter to AgCountry. When Kent and Erica were informed their request for restructuring was denied, they filed for bankruptcy. As part of the bankruptcy proceedings, Kent and Erica initiated an adversary action against AgCountry and the McDougalls. The complaint in the adversary action asserted a count for avoidance of transfer, for avoidance of the mortgage on the basis of fraud, and to determine the transfer of the home quarter back to the McDougalls from Kent and Erica was appropriate and nonavoidable. Then in 2018, the McDougalls sued AgCountry seeking a declaration that the mortgage on the home quarter was void and asserting claims of deceit, conversion, estoppel and unjust enrichment. AgCountry moved for summary judgment, arguing the McDougalls’ claims failed as a matter of law based on undisputed facts. AgCountry also argued the claims were barred by the prior judgment in Kent and Erica’s bankruptcy proceedings. Summary judgment was granted in favor of AgCountry dismissing the McDougalls’ claims of conversion, promissory estoppel, unjust enrichment and deceit and granting a declaration of superiority in AgCountry’s mortgage on the home quarter. The McDougalls appealed, and a trial ordered on their claims of deceit and unjust enrichment. The jury found in favor of AgCountry on the deceit claim, but in favor of the McDougalls on unjust enrichment. After review, the North Dakota Supreme Court directed the district court to modify the cost judgment, and affirmed as modified. View "McDougall, et al. v. AgCountry Farm Credit Services, et al." on Justia Law

The First Circuit dismissed Plaintiffs' appeal for want of jurisdiction, holding that the Federal Rules of Bankruptcy Procedure (the bankruptcy rules), and not the Federal Rules of Civil Procedure (the civil rules), govern cases that have come within the federal district court's jurisdiction as cases "related to" a pending bankruptcy proceeding. 28 U.S.C. 1334(b).In this case arising from the derailment and explosion in Lac-Megantic, Canada, Plaintiffs brought thirty-nine separate suits against several defendants. The derailment occurred on the watch of Montreal, Maine and Atlantic Railway (MMA). MMA sought the protection of the bankruptcy court. Plaintiffs' suits were removed to federal district court. Plaintiffs subsequently joined Canadian Pacific Railway Company as an additional defendant. The suits were centralized in the District of Maine. The district court later granted Plaintiffs' request to dismiss their claims against all defendants except Canadian Pacific pursuant to a settlement agreement that was part of MMA's plan of liquidation. The district court entered judgment for Canadian Pacific. Plaintiffs moved for reconsideration of their motion to file an amended complaint. The district court denied the motion as untimely. The First Circuit dismissed Plaintiffs' appeal, holding that the Bankruptcy Rules governed the procedural aspects of this case, Plaintiffs' motion to reconsider was untimely, and the attempted appeal was untimely. View "Roy v. Canadian Pacific Railway Co." on Justia Law

Appellee Highpointe Energy filed a quiet title action in Oklahoma against appellants the Viersens, and others. The disputed property concerned mineral interests from two different chains of title: one chain stemmed from a bankruptcy proceeding, while the other chain arose from a mortgage foreclosure proceeding and subsequent sheriff's sale. The trial court determined that the chain resulting from the foreclosure/sheriff's sale was superior to the bankruptcy chain. The Viersens appealed. The Oklahoma Supreme Court held that because the bankruptcy purchasers could secure no greater rights in the disputed property than the bankruptcy trustee held, the purchasers from the mortgage foreclosure proceeding held the superior title. View "Highpointe Energy v. Viersen" on Justia Law

The Supreme Court affirmed the decision of the court of appeals affirming the determination of the City of Milwaukee Board of Review that Petitioner's property was properly assessed at a value of $31,800, holding that the assessor properly considered the impairment of the property's value due to contamination in arriving at a valuation pursuant to Wis. Stat. 70.32(1m).On appeal, Petitioner argued that because the property was contaminated he could not sell it, and therefore, the assessed value should be zero dollars. Further, Petitioner argued that the City of Milwaukee Environmental Contamination Standards (CMECS) conflict with Wis. Stat. 70.32. The Supreme Court affirmed, holding (1) by utilizing the income approach to value the property according to its highest and best use as a parking lot, the assessor properly considered the contained nature of the property in arriving at a valuation; and (2) this Court declines to address Petitioner's challenge to the CMECS because the assessor did not rely on the CMECS in the assessment of Petitioner's property. View "Collison v. City of Milwaukee Board of Review" on Justia Law