Justia Real Estate & Property Law Opinion Summaries

The Supreme Court vacated the judgment of the intermediate court of appeals (ICA) affirming the circuit court's order granting summary judgment in favor of Wells Fargo Bank, N.A. on its complaint seeking judicial foreclosure of the residence of Marianne Fong, holding that genuine issues of material fact precluded summary judgment.In order to prove that Fong had defaulted, Wells Fargo submitted a ledger without providing an explanation as to how to read the ledger. The Supreme Court reversed, holding (1) in the absence of any explanation, the ledger was subject to interpretation and therefore presented a genuine issue of material fact; and (2) there was a genuine issue of material fact regarding whether Fong actually owed the amounts that forced her into her alleged default. View "Wells Fargo Bank v. Fong" on Justia Law

The State of Alaska prevailed in a quiet title action brought against it by two landowners and was awarded approximately $205,000 in attorney’s fees pursuant to the Alaska Civil Rule 82(b)(2) schedule. In an earlier appeal the Alaska Supreme Court affirmed the superior court’s decision on the merits but determined that the court’s findings on attorney’s fees were inadequate for review. The case was remanded for the trial court’s express consideration of two factors relevant to whether a scheduled award should be reduced: Rule 82(b)(3)(I) and Rule 82(b)(3)(J). The superior court expressly considered these factors on remand, made additional findings to explain its reasoning, and affirmed its earlier award. The landowners again appealed. The Supreme Court concluded: the superior court did not err in its interpretation of factors (I) and (J); that it did not abuse its discretion by declining to rely on them to reduce the award; and that the award did not violate the landowners’ constitutional rights of due process and access to the courts. Furthermore, the Supreme Court concluded the superior court did not abuse its discretion when it declined to hold proceedings on remand in abeyance while the landowners evaluated the significance of an anonymous letter accusing the State and its attorneys of litigation misconduct. View "Dickson v. Alaska Dept. of Natural Resources" on Justia Law

Shamblin Hamilton appealed a circuit court judgment concluding he had no interest in a Birmingham property, and ejected him from the property. In 1992, the property was conveyed to Shamblin and Carol Hamilton by general warranty deed. The Hamiltons owned the property in fee simple subject to a mortgage to Compass Bank recorded in 2003. In 2004, Shambin and Carol divorced, and pursuant to that divorce judgment, Shamblin was awarded sole ownership of the property. In 2009, the divorce judgment was modified by an agreement of the parties, and a court order adopting that agreement declared that Shamblin had assumed sole responsibility of a home-equity line of credit that Shamblin and Carol had jointly executed with Compass Bank. In his filings in the circuit court in this case, Shamblin asserted that he was still making payments on the home-equity line of credit as the litigation ensued. The Hamiltons failed to pay the ad valorem real-property taxes on the property, and in 2014, the State sold the property at auction to Mercury Funding, LLC ("Mercury"). Mercury conveyed its interested to Guardian Tax AL, LLC (“Guardian”) by quitclaim deed. In 2018, Guardian filed a complaint for ejectment and to quiet title to the property against the Hamiltons and Compass Bank. Shamblin denied not paying the ad valorem property taxes on the property, and he asserted that he had no notice of delinquency even though he had retained physical ownership of the property since 1992. Shamblin asserted a counterclaim for judicial redemption of the property, arguing he, not Carol as part title-holder, had a right to redeem. The Alabama Supreme Court determined the trial court erred in holding Carol had a right to redeem, and reversed. View "Hamilton v. Guardian Tax AL, LLC, et al." on Justia Law

Scott and Janet Lopas filed suit against, among others, Performance Builders, LLC, Chris White, Shana Tyler Clark, and DSKAT Holdings, LLC, d/b/a A-Pro Home Inspection Services Birmingham (collectively, "the movants") asserting various causes of actions based on the inspection, appraisal, and sale of a piece of real property purchased by the Lopases. The movants moved to compel arbitration of the Lopases' claims, which the circuit court denied. The movants appealed the circuit court's order. After review, the Alabama Supreme Court concluded the movants met their burden of establishing the existence of an agreement containing an arbitration provision between the parties, and that that agreement involved a transaction affecting interstate commerce. Furthermore, the arbitration provision dictated that the issue of enforceability raised by the Lopases had to be submitted to the arbitrator for determination. Therefore, the circuit court's order denying the movants' motion to compel arbitration was reversed. View "Performance Builders, LLC, et al. v. Lopas" on Justia Law

The Supreme Court affirmed the judgment of the district court deciding that Plaintiffs failed to establish the elements required to establish an implied easement, holding that the district court did not err.Plaintiffs sued Defendant, their neighbor, for quiet title and a declaratory judgment that they had an implied easement across Defendant's property for commercial recreational activities. The district court concluded that Plaintiffs did not have an implied easement across Defendant's property because they failed to carry their burden to prove the claimed easement was necessary and beneficial to the enjoyment of their property. The Supreme Court affirmed, holding that the district court (1) applied the correct "necessity" standard to establish an implied easement; and (2) did not find that Defendant was a bona fide purchaser entitled to statutory and common law protections. View "Wheeldon v. Elk Feed Grounds House, LLC" on Justia Law

Donald Zucker appealed a summary-judgment decision awarding attorney’s fees to Gregory Wark, because Zucker refused to mediate a dispute arising out of a real estate purchase and sale agreement. On appeal, Zucker argued he was not required to mediate because the purchase and sale agreement was not an enforceable contract. To this, the Vermont Supreme Court agreed, reversed the trial court’s grant of partial summary judgment, and vacated the trial court’s award of attorney’s fees. View "Zucker v. Wark" on Justia Law

The Second Circuit affirmed the district court's order adopting the Report and Recommendation of the magistrate judge and granting summary judgment in favor of CIT Bank N.A. in a foreclosure action against defendants. On appeal, plaintiffs argue that CIT failed to prove compliance with the pre-foreclosure notice requirements of New York Real Property Actions and Proceedings Law (RPAPL) 1304 and the pre-foreclosure filing requirements of RPAPL section 1306.After receiving guidance from the New York Court of Appeals on the issues of state law that govern defendants' arguments, the court found that CIT has adequately proven compliance with RPAPL 1304 and 1306. The court held that defendants have not rebutted the presumption that CIT mailed, and that they received, the required section 1304 notices. The court also held that, because there is no dispute that CIT timely submitted a section 1306 filing with all the required information about one defendant, the wife, it has complied with the statute. The court explained that the fact that CIT did not submit a filing with respect to the husband is irrelevant, as CIT was not required to do so. View "CIT Bank N.A. v. Schiffman" on Justia Law

The Supreme Court reversed the orders of the district court finding that the City of Bellevue lacked authority to adopt an ordinance to annex Landowners' land, holding that the district court erred by finding that the annexation was invalid for the reasons it identified.Landowners filed separate complaints asserting that the City had exceeded its authority and powers granted to a city of the first class by Neb. Rev. Stat. 16-130 because the subject land was not adjacent to or contiguous with the existing City limits and was agricultural and rural in character. The two actions were consolidated, and the district court found in favor of Landowners. The Supreme Court reversed, holding that the district court erred by finding that Landowners' properties were rural in character and were neither contiguous nor adjacent to the City. View "Darling Ingredients Inc. v. City of Bellevue" on Justia Law

The Supreme Court reversed the order of the district court granting summary judgment for the County of Sarpy and declaring two annexation ordinances and a zoning extension ordinance adopted by the City of Gretna invalid, holding that the ordinances were valid.In seeking to have the ordinances adopted by Gretna declared invalid, Sarpy County argued that Gretna exceeded its annexation authority under Neb. Rev. Stat. 17-407(2) because the annexed area included twenty-two parcels with agricultural land that was rural in character. The district court granted summary judgment for Sarpy County. The Supreme Court reversed, holding that the annexed area was urban, rather than rural, in character, and the ordinances were a lawful exercise of Gretna's annexation powers. View "County of Sarpy v. City of Gretna" on Justia Law

The First Circuit vacated the judgment of the district court granting summary judgment in favor of Bautista Cayman Asset Company in its action for collection of monies and foreclosure of collateral against Fountainebleu Plaza, S.E., Edwin Loubriel Ortiz, and Sedcorp, Inc., holding that remand was required for the sole purpose of better determining the amount due.Fountainebleu and Loubriel (collectively, Appellants) appealed the district court's judgment, arguing that the district court lacked subject matter jurisdiction over the case and that, alternatively, genuine issues of material fact precluded summary judgment. The First Circuit vacated the judgment, holding that because the record failed to account for payments made to Bautista's predecessor, the case must be remanded for the sole purpose of better determining the amount due. View "Bautista Cayman Asset Co. v. Fountainebleu Plaza, S.E." on Justia Law