In most circumstances, real estate law is a remarkably simple discipline: (a) read and understand the contract (or deed or declaration) and (b) the order of recording is the order of priority.  Now, these rules are not always followed, but they give us a general framework within which to practice.

However, two curveballs in real property rights are what we refer to as “adverse possession” or a “prescriptive easement.”

Adverse possession

An owner of land owns his property as against the claims of all others — it’s a pretty simple concept.  But in most states actual ownership can be “taken” from the owner — without a court proceeding — through “adverse possession.”  In Ohio the timeframe is 21 years and in Kentucky  it is 15 years.

In law school, we learn the acronym: O-C-E-A-N to describe the five claims the claimant must establish by a preponderance of the evidence to establish adverse possession.

  • Open
  • Continuous
  • Exclusive
  • Adverse
  • Notorious

The idea is that the claimant must in all manners have acted as the owner of the property, and have openly asserted to the world, continuously for the period of time in question, his ownership of the property.  This is a very tough standard, indeed.

A typical fact pattern we see as to adverse possession claims is that a claimant mows the law, trims the bushes, or operates an ATV across the disputed property (in fact owned by the neighbor) for a prolonged period of time.  The actual owner of the land comes to our firm to express concern about these activities.  Now, other than the public liability concerns for such activities (what if someone gets hurt!), there is a risk that the user will someday claim ownership of the land via adverse possession.  How do we prevent this?

It’s actually pretty simple to fix this.  If the user is using your land with permission, then the claim is by its nature not adverse.  So, I advise clients to send to their neighbors using their land a certified letter granting revokable permission for the use in question:

  • “Hey, I’ve noticed that for the past 10 years you have been cutting the grass on an acre of my property.  I wanted you to know how much I appreciate this and to give you permission to keep cutting my grass, until I change my mind.”  

It’s magical.  With one simple and polite letter, sent via certified mail and saved in a permanent place, you have eliminated any potential adverse possession claim, as long as it is sent before the 21 years (in Ohio) or 15 years (in Kentucky) lapses..

Now, there are many other issues with establishing an adverse possession claim:

  • What if there were multiple owners over that 21-year period of time?  That is OK as far as an adverse possession claim goes, but it presents a proof issue.
  • What if others have also used the land?  Then at best it is a prescriptive easement claim (see below).
  • Is “who pays the tax bill” dispositive as to an adverse possession claim?  It is persuasive, but not dispositive.
  • Can a tenant assert an adverse possession claim?  No, their occupancy is by its nature permissive, not adverse.

Prescriptive easement

A prescriptive easement claim is asserted and analyzed in the same manner as an adverse possession claim except:

  • The interest asserted is an easement interest, not a fee simple (ownership) interest;
  • The “E” from the acronym OCEAN is eliminated; the use does not need  to have been exclusive to establish a prescriptive easement claim.

The result of a successful prescriptive easement claim is not ownership of the disputed property, but rather establishes a non-exclusive easement to use the land in question for a specific purpose.  So, a shared driveway area or a common utility line would be classic examples of a claimed prescriptive easement.

How claim is asserted

I suppose neighbors could just acquiesce to the adverse possession of another, and lawyers and judges would not need to be involved, but that’s not typically how we see it working.  The way we see adverse possession asserted is that one neighbor sues another neighbor either (a) to stop an offending use or (b) to ask the Court to declare ownership of the subject property via adverse possession.  Because of the very long timeframes involved, the proofs can be difficult on each side.  Cases in which physical improvements have been built long ago are the easiest to establish an adverse possession or prescriptive easement claim.

Conclusion

The moral to this story is that a property owner cannot simply sit on and ignore his property rights; he must vigilantly defend them, lest their ownership just evaporate by his neighbor’s use of his property.  It does happen.

Most of the times this occurs in a commercial setting, it can be expensive and even interrupt operations of the business.  In the residential setting, most of these claims seem to settle as a result of the small value of the land at issue versus the tremendous cost of litigating.

I link below to few articles on adverse possession for further reading.

Adverse Possession Law >>

Adverse Possession: When Trespassers Become Property Owners >>

What Is the Difference Between Adverse Possession and prescriptive easements >>

If you become a party to an issue involving adverse possession or prescriptive easements, let the professionals of the Finney Law Firm “make a difference” for you.

 

A committee of the Cincinnati Area Board of Realtors has worked overtime to develop yet another version of the standard Board Contract, this one containing primarily technical changes to the form instrument used by most Realtors in the greater Cincinnati area.  This new version is effective and in circulation August 1, 2015. It is a solid product.

The prior version of the Board Contract was effective January 1 of this year.  All of the material changes in that contract (discussed in this blog entry) have survived into this version.

The new changes include:

  • Language changes to reflect the Closing Disclosure requirements in the new CFPB regulations effective October 1;
  • Clarification as to Homeowners Association Fee amounts;
  • A checkbox now accompanies the option for buyer’s funding $300 towards the cost of an Owner’s Policy of Title Insurance;
  • A checkbox has been added for waiver of seller payment of Current Agricultural Recoupment;
  • A detailed clarification of the tax proration; and
  • The contract now includes the deed grantee name.

The Board has spent a tremendous amount of time on revising the form contract for use throughout the Cincinnati-Dayton marketplace, and most Realtors are now using this current form.

As this article reports, one of the nation’s largest residential mortgage lenders, Wells Fargo, has terminated all MSAs or Marketing Services Agreements with Realtors, home builders and others.  Other lenders are quickly following suit.

This is in addition to Wells Fargo recently terminating its joint ventures with similar entities in which the lender and Realtor team up in a new loan company, and split the profits from that enterprise.

This new policy was spurred by increasing regulation, enforcement and other pressure from the Consumer Protection Finance Bureau requiring accountability and transparency in dealings with consumers.

It marks a significant departure from industry practices in place until very recently, and thus a change to the competitive landscape for lenders and title companies.  We anticipate more changes are to come.

Litigation like vegetables?  Yes, it can be that way.

Think about the salad.  Onions can be peeled away one layer at a time, tomatoes you just slice through the middle.  Litigation can be proceed in both ways, for each plaintiff and defendant.

Plaintiff’s tomato

As a plaintiff’s counsel, finding a case that you can slice down the middle like a tomato — putting an end to it quickly and in an advantageous way for your client — can be gratifying.  Our firm, for example, Tomatodoes a significant amount of fee-shifting litigation in which when the plaintiff wins — even a small victory — the cost of attorneys fees and expenses (all of them) falls to the defendant.  In such cases, frequently the defendant wants a quick settlement to avoid open-ended liability for their wrong-doing.  Other times, the plaintiff has such a strong case, the mere demand or filing of suit will bring the defendant to the table to settle.  Finally, sometimes the power of the story in the media can convince a defendant to quick bring an end to a big battle before his misdeeds are displayed before the world.

Plaintiff’s onion

Other times, a plaintiff has to slowly and methodically convince the defendant of the strength of his position — like peeling an onion back one layer at a time.  Layer by layer, and sometimes cut by cut, the defendant realizes that the case is just going to get worse for him each day, each motion and each deposition that passes.  Eventually the defendant relents, but it can be hard work; some defendants take a lot of convincing.  “Onion” litigation is the most gratifying when the Judge is moving with the client, and motion by motion, ruling by ruling, lays open the defendant to the plaintiff’s claims.  The penultimate “onion” strategy for a plaintiff is a (occasionally surprising) motion for summary judgment, or maybe partial summary judgment on liability only that makes liability — and potentially open-ended liability — a foregone conclusion to the defendant.  That frequently is enough to wrangle a strong settlement.  Some onion cases, however, require that you take them all the way through trial and even layers of appeals.

Defendant’s tomato

From a defendant’s perspective, a quick end to litigation — slicing open the tomato — is a motion to dismiss or a motion for judgment on the pleading at the commencement of litigation.  All the plaintiff has done is file the complaint (the initial lawsuit paperwork).  In response, the defendant says “this is not worth the paper it is written on,” and successfully moves to have the entire case thrown out before the first punch is thrown.  That’s a tomato, cut right down the middle.

Defendant’s onionOnion

Finally, we look at defendant’s onion, the slow use of motion work and discovery to peel back the layers of the plaintiff’s case down to its rotten core.  This is most typical in cases involving insurance defense.  By slow, methodical work, the defense counsel makes the plaintiff prove their case, or establishes that he does not have one. Sometimes this strategy can backfire on defense counsel, running up costs for the client — or indemnitor — only to show the strength of the plaintiff’s case and counsel.  In any event, hard, slow, committed defense work can undo what at first seem to be strong plaintiff’s cases.  Because of the cost and risk of litigation, the onion strategy typically works best for defendants, especially those with insurance carriers funding the defense or those defendants with deep pockets. Onion defenses can last through multiple interlocutory appeals and appeals all the way through the U.S. Supreme Court.

Conclusion

The moral to this story is that litigation — strategically planned and  properly pursued to its end — can be successful as either an onion or a tomato.  But onions typically are a lot more expensive.

 

Our firm is counsel in proposed class action litigation on behalf of Tea Party groups against the Internal Revenue Service in front of Federal District Court Judge Susan J. Dlott.  This week, we filed our Motion for Class Certification, which is a major milestone in that court battle.  That motion is here.

As background, four groups have filed suit challenging the actions of the IRS in targeting Tea Party and liberty groups nationwide from February of 2010 to June of 2013 were targeted for harassment, delay and increased scrutiny in the processing of their tax exemption applications.  This is the only one of those cases presently proceeding through discovery and motion work, towards trial.

The motion is slightly redacted for technical reasons.

Although it sounds like a dry topic, we recommend for a read the Class Certification Motion as it summarizes the status of discovery to date on material issues in the case.

The Finney Law Firm is counsel to five multi-handicapped children and their parents in a law suit against the Kings Local School District for abuse at the hands of the special needs classroom teacher.  The abuse was exposed by one of the aides.

Yesterday, our firm won two key motions in that case from Judge Michael Barrett.

The decisions are  here and here.  The Cincinnati Enquirer writes about the victory here.

In order to foster settlements, Courts have a strong bias in favor of settlement discussions and settlement agreements.  Here are two ways in which this preference is manifested:

Settlement discussions are not admissible in court proceedings.

Those not familiar with mechanisms of dispute resolution frequently conclude that because a party offers to settle a claim, he must have done something wrong — something that is the basis for legal liability.  Further, knowing the dollars a Plaintiff or Defendant put on the table to resolve a claim in failed settlement discussions places before a decision-maker (Judge, Jury or Arbitrator) important information of how the parties  value the claim.  Therefore, it would be tremendously prejudicial before a jury — or even a judge — to allow settlement discussions to come in to evidence.  As a result, there is a pretty firm rule in Court proceedings that evidence of settlement discussions — regardless of how true they are — are simply inadmissible.  Otherwise, parties would be crazy to engage in such discussions for fear of prejudicing the litigation.

Courts directly enforce settlement agreements

Second, once a settlement agreement is reached — or arguably reached — Courts will use their powers to enforce that agreement, whether oral or in writing.  [Read here about enforcement of oral settlement agreements.]  Thus, parties should carefully consider what they are willing to agree to when it comes to a settlement agreement.  Casual and not-well-thought-through agreements can bind you.

It is important that parties carefully protect themselves in situations of potential conflict, especially when undertaking settlement discussions.

 

 

Oral settlement agreements are enforceable as a general legal proposition.

We addressed in this blog entry the relatively absolute principle that the statute of frauds requires agreements relating to the purchase and sale of real estate be in writing and signed by the party who one intends to sue.  But when it comes to resolving disputes, especially litigation, that rule is thrown out the window.

This sounds like some legal double-speak, but even though the sale of real estate requires signature, the settlement of a dispute regarding the purchase and sale of real estate does not.  The statute of frauds does not apply to settlement agreements.

So, when parties are involved in litigation, and settlement discussions ensue, all things said and agreed to in oral conversations are enforceable as a matter of contract.  Further, this rule applies when matters are pre-litigation.

Many times when my client is involved in a dispute, the other party asks whether they can have settlement discussions alone, without the attorneys involved.  I like the idea, as it can permit the parties to overcome obstacles to settlement that the attorneys cannot.  But the problems with this approach, as I explain to my clients, are twofold: (i) first what the client may say that hurts his case or agree to that could resolve the case on terms he does not agree and (ii) even if my client does not say anything precipitous, the other party could claim he did.  And then we have an argument about proof of what was or was not said in that private meeting.

As a result, I frequently require a written agreement signed by both parties before such a meeting promising that (i) no agreement will be binding unless and until it is memorialized in writing and signed by both parties, and (ii) anything said in such a meeting with not be used or referenced in any way in the litigation proper.

This blog entry  is a first in a series on the Settlement Agreement, the document by which the terms of settlement between Plaintiff and Defendant (or prospective parties to litigation) are memorialized.

All litigation ends in either a trial, a settlement, or the Plaintiff simply walking away from his claim.

Our advice to clients on settlement agreements is to obtain from the other party a full, complete and final release of all claims, known or unknown, from the beginning of time through the execution of the settlement document.

Why?  Well, for several reasons.

  1. We have had litigation that had two parts.  The Plaintiff pleaded with us to settle part #1, and allow him to proceed with part #2.  We advised the client against doing this, as it would simply have allowed the plaintiff to finance the second part of the litigation with the proceeds from the first.
  2. Litigation is a bit of a game of chicken.  Neither party knows which party will flinch first.  If a Defendant writes a settlement check to resolve some of the Plaintiff’s claims, the Plaintiff then knows the Defendant’s threshold for conflict resolution, and they know that if they push just a little harder, they could get a second settlement.
  3. Finally, whether by design or surprise, a party can later learn of claims that already existed as of the execution of the first settlement agreement.  By entering into a partial settlement agreement on earlier claims, it only encourages raising later-learned claims.

Now, it is always possible that claims from the Plaintiff could arise from occurrences arising entirely after the first settlement.  These later-arising claims are generally not waive able at the time of the first settlement.

In order to obtain finality in a settlement agreement, here are some  considerations:

  • Be sure to get all parties who might have claims and all parties against whom claims might be made included in one settlement agreement.  This may include all heirs and assigns, and in the case of claims against corporate entities, a release of all officers, employees, directors, and agents of the corporate entity.  It is always a good idea to get a release of the attorney as well.  If the claimant is a corporate entity, are there individuals who should be included in the release as well?
  • Corporate releases and releases from fiduciaries should have the proper evidence of authority to enter into the agreement.
  • Be sure to include all claims, whether presently known or unknown, and whether knowable or unknowable, at that the time the settlement agreement is struck.  This also should include claims that may later arise from the conduct settled, such as a death arising from what is at the time of the settlement just a  personal injury claim.
  • If the claims of a minor are being settled, it may require a proceeding in Court to approve the settlement.

A settlement agreement is frequently quickly drafted from a form at the conclusion of litigation, but some careful thought is appropriate in formulating this important document.  We generally do not recommend settling a claim, unless the entire claim is resolved with that document.