Latest 8 Cases This Week: CIT Bank N.A. v. Schiffman (2d Cir.), Abellan v. Lavelo Property Management, LLC (7th Cir.), Goshen Run Homeowners Ass'n ...

Should Animals Be Allowed to Sue?

SHERRY F. COLB

Cornell law professor Sherry F. Colb comments on case in which Animal Legal Defense Fund (ALDF) brought a civil damages suit on behalf of an abused horse, now named Justice, against the horse’s former owner. Colb dismantles three arguments critics raise in opposition to recognizing abused animals as plaintiffs in lawsuits such as this one.

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CIT Bank N.A. v. Schiffman

Court: US Court of Appeals for the Second Circuit

Docket: 18-3287

Opinion Date: January 28, 2020

Judge: Robert A. Katzmann

Areas of Law: Banking, Real Estate & Property Law

In a foreclosure action, the Second Circuit certified the following two questions to the New York Court of Appeals: (1) Where a foreclosure plaintiff seeks to establish compliance with RPAPL 1304 through proof of a standard office mailing procedure, and the defendant both denies receipt and seeks to rebut the presumption of receipt by showing that the mailing procedure was not followed, what showing must the defendant make to render inadequate the plaintiff's proof of compliance with section 1304? (2) Where there are multiple borrowers on a single loan, does RPAPL 1306 require that a lender's filing include information about all borrowers, or does section 1306 require only that a lender's filing include information about one borrower?

Abellan v. Lavelo Property Management, LLC

Court: US Court of Appeals for the Seventh Circuit

Docket: 18-3695

Opinion Date: January 24, 2020

Judge: HAMILTON

Areas of Law: Business Law, Contracts, Real Estate & Property Law

A New York owner of a fast-food property in Illinois, which was rented by an Arizona tenant, sold the property to buyers in California (Abellan). The tenant declared bankruptcy and never paid rent to its new landlord. Abellan sued. A jury found the purchase agreement rescindable for mutual mistake and the sellers liable for fraud and breach of contract and awarded damages of more than $2 million. The Seventh Circuit affirmed. The sellers warranted to Abellan that there was “no default by Seller, or to Seller’s knowledge ... under the Lease.” A critical provision of the lease required the tenant to operate its restaurant business continuously. the jury had sufficient evidence to find a breach of the no-default warranty “to Seller’s knowledge” and Abellan reasonably relied on the no-default warranty. The court rejected claims of waiver and that the jury’s findings on damages and reliance were contrary to the weight of the evidence.

Goshen Run Homeowners Ass'n v. Cisneros

Court: Maryland Court of Appeals

Docket: 3/19

Opinion Date: January 27, 2020

Judge: Booth

Areas of Law: Consumer Law, Real Estate & Property Law

The Court of Appeals affirmed in part and reversed in part the judgment of the circuit court, holding that a confessed judgment is not an enforcement tool that an homeowners association (HOA) has at its disposal when seeking to collect delinquent HOA assessments, costs, and attorney's fees. Defendant became delinquent in her HOA assessment payments and signed a promissory note for the repayment. The document included a mortgage secured by Defendant's property and contained a confession of judgment provision. The HOA later filed a confessed judgment complaint attempting to recover the debt memorialized in Defendant's promissory note. The circuit court found that the payments and collection of homeowners association dues constituted a consumer transaction under the Consumer Protection Act (CPA) and that the use of a confessed judgment promissory note to collect the payments was prohibited. The Court of Appeals held (1) the collection of HOA assessments falls within the purview of the CPA; (2) the promissory note containing the confessed judgment clause constituted an extension of credit to Defendant to pay delinquent HOA assessments;" and (3) because the HOA lacked the legal authority to file a confessed judgment complaint the appropriate remedy under Maryland Rule 3-611(b) was dismissal of the case without prejudice to file a separate breach of contract action.

Lowe's Home Centers, LLC (Plymouth) v. County of Hennepin

Court: Minnesota Supreme Court

Docket: A19-0428

Opinion Date: January 29, 2020

Judge: Hudson

Areas of Law: Civil Rights, Real Estate & Property Law, Tax Law

The Supreme Court affirmed the decision of the tax court reducing Hennepin County's valuation of a Lowe's store in Plymouth, Minnesota for the 2015 tax year, holding that the tax court did not inflate the property's fair market value and did not violate Lowe's due process rights. Lowe's petitioned the tax court asserting that Hennepin County's assessment for the 2015 tax year overstated the fair market value of the property. The tax court agreed and reduced the County's valuation. The Supreme Court affirmed, holding (1) the tax court did not violate Lowe's due process rights by failing to rely on evidence in the record in reaching its conclusions; and (2) because the record supported the tax court's decision to place greater weight on the cost approach rather than on the sales approach and its adjustments under both approaches, the tax court did not violate Lowe's due process rights.

Boyle v. City of Portsmouth

Court: New Hampshire Supreme Court

Docket: 2018-0327

Opinion Date: January 24, 2020

Judge: Donovan

Areas of Law: Government & Administrative Law, Real Estate & Property Law

Plaintiff James Boyle, individually and as Trustee of the 150 Greenleaf Avenue Realty Trust, appealed, and defendant City of Portsmouth (City), cross-appealed, after a jury awarded Boyle damages for trespass and nuisance arising from the City’s sewer line on his property. On appeal, Boyle contended the trial court erred in: (1) determining as a matter of law that the City’s trespass began in 2013; and (2) excluding all evidence of future lost profits after 2016. The City argued the trial court erred in: (1) permitting Boyle’s lost profits claims to go to the jury and refusing to set aside the jury’s award; and (2) determining that the City did not have permanent rights in the sewer line. After review, the New Hampshire Supreme Court affirmed the trial court’s ruling that the City had only a revocable license in the sewer line, reversed, in part, the court’s rulings concerning the timing of Boyle’s damages, reversed the court’s ruling on Boyle’s lost profits claim and vacated the jury award, and remanded.

City of Portsmouth v. 150 Greenleaf Avenue Realty Trust

Court: New Hampshire Supreme Court

Docket: 2018-0649

Opinion Date: January 24, 2020

Judge: Donovan

Areas of Law: Government & Administrative Law, Real Estate & Property Law

Plaintiff City of Portsmouth (City) appealed a superior court ruling that the City’s taking by eminent domain of 4.6 acres of land owned by defendants 150 Greenleaf Avenue Realty Trust and Minato Auto, LLC, was unlawful. On appeal the City argued the trial court erred in: (1) setting aside the taking based on a finding that the City did not set forth statutory authority for taking the wetlands; (2) determining that the City failed to demonstrate a reasonable present public need for taking the wetlands; (3) finding that the City’s taking of the sewer line in fee simple was improper and that the burden on the condemnee outweighed the public necessity; and (4) finding that the City’s purported improper motivation to end litigation with the defendants was a basis to set aside the taking. Finding no reversible error, the New Hampshire Supreme Court affirmed.

Aftem Lake Developments Inc. v. Riverview Homeowners Assoc.

Court: North Dakota Supreme Court

Citation: 2020 ND 26

Opinion Date: January 29, 2020

Judge: Gerald W. VandeWalle

Areas of Law: Government & Administrative Law, Real Estate & Property Law, Zoning, Planning & Land Use

Gerald Aftem and Aftem Lake Developments Inc. (Aftem) appealed a district court judgment dismissing its lawsuit against the Riverview Homeowners Association. In 1998, Aftem purchased 10.69 acres of real property in Mountrail County. Aftem subdivided part of the property into three platted subdivisions; Arrowhead Point, Bridgeview, and Riverview Estates, collectively referred to as the Riverview Subdivisions. Each subdivision plat stated the roads and public rights of way were dedicated to the public. In 2015, the Riverview HOA developed and built a water utility system for the subdivisions. Portions of the water system were located underneath the platted subdivision roads. Aftem sued the Riverview HOA for trespass and negligence, alleging it did not have permission to run its water lines underneath the subdivision roads to which Aftem claimed ownership. Aftem claimed it owned the roads within the subdivision because, although the County Commission approved the plats, the County did not maintain the roads. Riverview HOA denied the allegations, claiming the County Commission’s approval of the subdivision plats divested Aftem of ownership in the subdivision roads. The district court granted Riverview HOA’s motion and concluded Aftem had no ownership interest in the subdivision roads. The North Dakota Supreme Court affirmed, finding Aftem’s subdivision plats satisfied N.D.C.C. section§ 40-50.1-01, 40-50.1-03, and 40-50.1-04. "The plats dedicated the use of the subdivision roads and public rights of way to the public forever. Thus, under N.D.C.C. 40-50.1-05, Aftem’s dedication of the subdivision roads and public rights of way divested Aftem of ownership in the roads."

ConocoPhillips Co. v. Ramirez

Court: Supreme Court of Texas

Docket: 17-0822

Opinion Date: January 24, 2020

Judge: Nathan L. Hecht

Areas of Law: Energy, Oil & Gas Law, Real Estate & Property Law

The Supreme Court reversed the judgment of the court of appeals, holding that a devise of "all...right, title and interest in and to Ranch 'Las Piedras'" referred only to a surface estate by that name, as understood by the testatrix and beneficiaries at the time the will was made, and did not include the mineral estate. Respondents asserted that their father's life estate under their grandmother's will included her interest in not only the surface of Las Piedras Ranch but also the minerals beneath it. The trial court awarded judgment in favor of Respondents. The court of appeals affirmed. The Supreme Court reversed, holding that Respondents' claims were premised on an erroneous interpretation of their grandmother's will. Therefore, Petitioners were entitled to judgment as a matter of law.