tag:blogger.com,1999:blog-10150795823650586362024-03-05T00:30:24.235-08:00San Antonio Texas Real Estate Attorney -- Real Estate Lawyer in San Antonio - Real Estate Law BlogWelcome to the San Antonio, Texas Real Estate Lawyer Blog. This site contains a collection of musings, personal entries and other real estate-related materials assembled by Trey Wilson, a real estate attorney in San Antonio, TX who also has active water law, evictions and HOA law practice. This blog is for entertainment purposes and does not contain legal advice.Trey Wilson Attorney; Trey Wilson San Antonio; San Antonio Real Estate Attorney; Water Lawyer; Real Estate Lawyer in San Antonio; San Antonio Evictions Lawyer; San Antonio HOA lawyerhttp://www.blogger.com/profile/08855669524245659346noreply@blogger.comBlogger124125tag:blogger.com,1999:blog-1015079582365058636.post-44259967290241449992016-03-22T04:31:00.004-07:002016-03-22T04:31:38.636-07:00Beware of Spring Break Rental Fraud<a href="http://www.sa-law.com/" target="_blank">Trey Wilson</a> <a href="http://www.sanantoniorealestatelaw.com/" target="_blank">San Antonio Texas Real Estate Attorney</a>, Trey Wilson <a href="http://www.sanantoniorealestatelawyer.com/" target="_blank">Real Estate Lawyer in San Antonio</a> wrote: <br />
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From <a href="http://fraud.org/">Fraud.org</a>, here's an interesting warning of Spring Break rental and other vacation scams that target students. In past years, we have heard of such scams being publicized through <a href="http://www.craigslist.org/about/factsheet" target="_blank">Craigslist</a> and other websites.<br />
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This year, I heard a radio report of a scammer who went so far as to set-up a fake website to book "reservations" and take advance payments. Of course, the condos for which the reservations were made do not exist or were not affiliated with the scammers. A <a href="http://www.today.com/video/how-to-avoid-this-popular-and-expensive-spring-break-scam-646471235597" target="_blank">similar fraud employing fake bookings was reported</a> on the <a href="http://www.today.com/" target="_blank">Today Show</a>.<br />
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<span style="font-family: 'avenir lt w01 65 medium'; font-size: large;"><a href="http://www.fraud.org/spring-break-scams" style="font-family: 'avenir lt w01 65 medium';" target="_blank">Spring break scams plaguing students</a></span><br />
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Spring is officially here! But with temperatures across the country still in winter-like digits, what better reason to look forward to spring break escapes! Still recovering from the Great Recession and feeling the pinch of the ever-increasing cost of higher education, many students will be looking for deals as they make their spring break travel plans.</div>
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Scammers are keenly aware of this and are advertising custom-tailored schemes to defraud this vulnerable group. Police in many tourist areas, meanwhile, are often so busy trying to perform their normal duties while maintaining order during the often wild spring break period that they cannot track down all fraudsters, who may keep under the radar by swindling a relatively small amount of money compared to other criminals. Knowing that this lowers the chance of being caught, scammers have become increasingly bold.</div>
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Indeed, local media organizations and business groups across the country are warning students of this widespread fraud. In general, these notices caution of any offer that seems too good to be true. The reports show that these scams come in many different forms, from offers that promise vacation packages for far less than other companies, to misleading information on what accommodations a hostel has, to travel packages that seem to include flight or hotel reservations but really only offer something unrelated, and worth quite less. The list goes on and on.</div>
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Thankfully, there are ways for students and other consumers to protect themselves. Here are some guidelines students should consider before booking.</div>
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<li style="margin-bottom: 10px;">Proceed with caution when considering deals that seem to offer a lot (five-star hotels, premium airfare, etc.) for a very low price or that require immediate payment to retain a rate. When something seems too good to be true, it generally is.</li>
<li style="margin-bottom: 10px;">Ensure that all details from the purchase are in writing, including the <em>total</em> cost, any restrictions that may apply, and the exact names of the hotels or airlines promised (if applicable).</li>
<li style="margin-bottom: 10px;">Be wary of any claims that say you “won” something, especially if the offer is unsolicited.</li>
<li style="margin-bottom: 10px;">Pay for the vacation with a credit card so you are protected if something goes wrong, and so authorities can more easily track the fraudulent vender. In fact, try to avoid companies that require payments by only cash, check, or wire transfer.</li>
<li style="margin-bottom: 10px;">Go online to see if the company has an established reputation. Look to see if other consumers have complained of hidden fees or sudden price increases.</li>
<li style="margin-bottom: 10px;">If a third party company claims to have purchased airline tickets or hotel reservations, call the companies yourself to ensure that the claim is valid. Some consumers have traveled long distances only to find that the hotel they thought they were staying at does not exist.</li>
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Trey Wilson Attorney; Trey Wilson San Antonio; San Antonio Real Estate Attorney; Water Lawyer; Real Estate Lawyer in San Antonio; San Antonio Evictions Lawyer; San Antonio HOA lawyerhttp://www.blogger.com/profile/08855669524245659346noreply@blogger.com0tag:blogger.com,1999:blog-1015079582365058636.post-89621932791421896152016-03-21T05:32:00.000-07:002016-03-22T04:53:02.050-07:00If It Isn't in Writing It Probably Didn't Happen: New Opinion Touches on the Texas Statute of Frauds and Real Estate<div style="text-align: justify;">
<span style="font-family: "georgia" , "times new roman" , serif;"><a href="http://www.sa-law.com/" target="_blank">Trey Wilson San Antonio</a> <a href="http://www.sanantoniorealestatelaw.com/" target="_blank">Texas Real Estate Attorney, Trey Wilson</a> <a href="http://www.sanantoniorealestatelawyer.com/" target="_blank">Real Estate Lawyer in San Antonio</a> wrote:</span></div>
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<span style="font-family: "georgia" , "times new roman" , serif;">In a short opinion, the <a href="http://www.txcourts.gov//4thcoa.aspx" target="_blank">Fourth Court of Appeals</a> appears to have reaffirmed the importance of the statute of frauds in agreements related to real estate. However, its "re-affirmation" turns on a legal technicality, and the Court could well have missed an opportunity to clarify and expound-upon the law relating to a legally-recognized exception to the SOF, and done so under an interesting set of facts.</span></div>
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<span style="font-family: "georgia" , "times new roman" , serif;">In its opinion issued in <a href="http://www.search.txcourts.gov/SearchMedia.aspx?MediaVersionID=73b86727-d746-4837-b21d-71431937a773&coa=coa04&DT=Opinion&MediaID=79b136b2-5f5b-449a-b53e-dfc58ca26b72" target="_blank">Bakke Development Corp. v. Albin</a> on March 16, 2016, the 4th Court upheld a summary judgment granted by the trial court on a waiver-type basis by focusing on the fact that <i>one</i> of the possible grounds upon which the summary judgment <i>could have been</i> rendered was not challenged by the Appellant (Bakke). </span><br />
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<span style="font-family: "georgia" , "times new roman" , serif;">Bakke did challenge the trial court's ruling on the "traditional" portion of the Motion for Summary Judgment granted in Albin's favor, but apparently failed to challenge the no-evidence portion on appeal. In such instances,"we must uphold the
summary judgment" said the 4th Court, citing <span style="font-style: italic;">Krueger v. Atascosa Cnty.</span>, 155 S.W.3d 614, 621 (Tex. App.—San Antonio
2004, no pet.) (“Unless an appellant has specifically challenged every possible ground for
summary judgment, the appellate court need not review the merits of the challenged ground and
may affirm on an unchallenged ground.”) and <span style="font-style: italic;">Lowe v. Townview Watersong, L.L.C.</span>, 155 S.W.3d 445,
447 (Tex. App.—Dallas 2004, no pet.) (“Because summary judgment may have been granted on
the unchallenged no-evidence grounds, we must affirm the trial court’s summary judgment.”). Ultimately, the Court concluded that "the no-evidence grounds raised in Albin’s hybrid motion for summary judgement
could, if meritorious, fully support the judgment..." and since they were not challenged, the trial court's ruling could not be disturbed.</span></div>
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<span style="font-family: "georgia" , "times new roman" , serif;">The facts and trial court's grant of summary judgment in the case are worth review: </span></div>
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<span style="font-family: "georgia" , "times new roman" , serif;"><a href="http://www.bakkedevcorp.com/" target="_blank">Bakke, a real estate development firm</a>, contacted the Albins to discuss the prospect of a joint venture to develop real property in Boerne that the Albins had inherited. Under the proposal, the Albins were to dedicate their land to the venture, and Bakke would contribute finances and development expertise. The ultimate objective was to develop the property for apartment and mixed-use.</span></div>
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<span style="font-family: "georgia" , "times new roman" , serif;">The parties never signed a written partnership agreement or otherwise signed any writing embodying the terms of the the alleged oral agreement. Rather, it appears that both parties employed lawyers for the purpose of negotiating the terms of a limited partnership agreement, but ultimately reached an impasse. After the negotiations were terminated, Bakke filed suit in <a href="http://kendallcountybarassociation.org/judges-serving-kendall-county/" target="_blank">Kendall County District Court </a>alleging that there was already an oral general partnership that achieved
the same ends as would have the limited partnership that could not be negotiated, that Albin had breached the fiduciary duty owed to Bakke, constructive trust, fraud, unjust enrichment, and promissory estoppel.</span></div>
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<span style="font-family: "georgia" , "times new roman" , serif;">The trial court granted Albin's “Motion for Partial Summary Judgment on Applicability of the Statute of Frauds” and adjudged that “the Texas ‘statute of frauds,’ <a href="http://www.statutes.legis.state.tx.us/Docs/BC/htm/BC.26.htm#26.01" target="_blank">Texas Business and Commerce Code Section26.01</a>, applies to the oral agreement alleged by the Plaintiff in this cause and prohibits judicial
enforcement of that agreement under any theory or cause of action for which the statute of frauds
is a defense recognized under law.” Bakke later amended its claims in the suit, and Albin then filed a <i>hybrid</i> motion for summary judgment, asserting that the agreement was unenforceable as a matter of law, and that there was no evidence to support Bakke Corp.’s claims for breach of the partnership agreement, breach of fiduciary duty, fraud, constructive trust, and unjust enrichment. This MSJ, too, was granted by the trial court, but the court did not specify whether the "traditional" or "no-evidence" grounds formed the basis for the Summary Judgment.</span></div>
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<span style="font-family: "georgia" , "times new roman" , serif;">On appeal, Bakke failed to challenge the no-evidence basis (if any) of the trial court's grant of Albin's hybrid MSJ. As described above, this defect in the appeal resulted in a technical victory for Albin without the Fourth Court addressing the merits of the parties' arguments.</span></div>
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<span style="font-family: "georgia" , "times new roman" , serif;">After reading the parties' briefs, this commentator believes that the trial court (and in-turn the Fourth Court) reached the right decision. However, the Court of Appeals passed on a golden opportunity to expound-upon and clarify the "Partial Performance Exception" to the Texas Statute of Frauds, as it relates to agreements for the conveyance of real estate. </span><br />
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<span style="font-family: "georgia" , "times new roman" , serif;">Under that exception, if
an agreement involves an oral (non-written) conveyance of real property, it may be
removed from the Statute of Frauds upon proof of: 1) payment of consideration;
2) possession by vendee that is exclusive and adverse to the owner of title of
the land; and 3) the making of valuable improvements upon the land without
consent of the conveying party. </span><a href="https://scholar.google.com/scholar_case?case=10974120689666883442&q=Carpenter+v.+Phelps,+391+S.W.3d+143,+149+(Tex.+App.%E2%80%94Houston+%5B1st+Dist.%5D+2011,+no+pet.)&hl=en&as_sdt=4,44" style="font-family: georgia, 'times new roman', serif;"><span style="color: #0000e9;">Carpenter v. Phelps</span></a><span style="font-family: "georgia" , "times new roman" , serif;">, 391 S.W. 3d 143, 149
(Tex. App.—Houston [1</span><sup style="font-family: georgia, 'times new roman', serif;">st</sup><span style="font-family: "georgia" , "times new roman" , serif;"> Dist.] 2011, no pet.); see also </span><a href="https://scholar.google.com/scholar_case?case=15129432245637351999&q=Pappas+v.+Gounaris&hl=en&as_sdt=4,44" style="font-family: georgia, 'times new roman', serif;"><span style="color: #420178;">Pappas v. Gounaris</span></a><span style="font-family: "georgia" , "times new roman" , serif;">, 311 S.W.2d 644, 646 (Tex.
1958). </span><br />
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<span style="font-family: "georgia" , "times new roman" , serif;">While Bakke alleged facts that might have fit into the Partial Performance Exception, the
Court never reached that issue. Thus, we'll have to wait for another day
and another case for the Texas courts of appeals to develop this important concept in Texas real estate law.</span></div>
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Trey Wilson Attorney; Trey Wilson San Antonio; San Antonio Real Estate Attorney; Water Lawyer; Real Estate Lawyer in San Antonio; San Antonio Evictions Lawyer; San Antonio HOA lawyerhttp://www.blogger.com/profile/08855669524245659346noreply@blogger.com0tag:blogger.com,1999:blog-1015079582365058636.post-47422901383841955502016-03-16T07:18:00.000-07:002016-03-21T05:36:22.141-07:00Interplay of Limitations and Imputed Notice (Based on Public Deed Records) in Real Estate Fraud / DTPA Claims<span style="font-family: "georgia" , "times new roman" , serif;"><a href="http://www.sa-law.com/" target="_blank">Trey Wilson San Antonio Texas</a> <a href="http://www.sanantoniorealestatelaw.com/" target="_blank">Real Estate Attorney, Trey Wilson</a> <a href="http://www.sanantoniorealestatelawyer.com/" target="_blank">Real Estate Lawyer in San Antonio</a> wrote:</span><br />
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<span style="font-family: "georgia" , "times new roman" , serif;"><u><span style="font-family: "times"; mso-bidi-font-family: Times;">THE RECORDING STATUTE </span></u><span style="font-family: "times"; mso-bidi-font-family: Times;"><o:p></o:p></span></span></div>
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<span style="font-family: "georgia" , "times new roman" , serif; mso-bidi-font-family: Times;">Texas law provides for a
comprehensive statutory recording system which provides in part that <b>“[a]n
instrument ... properly recorded in the proper county is notice to all persons
of the existence of the instrument.”</b> <a href="http://www.statutes.legis.state.tx.us/Docs/PR/htm/PR.13.htm#13.002"><span style="color: #420178;">TEX. PROP. CODE ANN. § 13.002</span></a>. <o:p></o:p></span></div>
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<span style="font-family: "georgia" , "times new roman" , serif; mso-bidi-font-family: Times;">The statute makes sense
because purchasers of real estate are -- or definitely should be --
on notice of the contents of the deed history/ chain of title of property that
they have purchased. Often, this notice arises from a title search performed as
part of a closing.<o:p></o:p></span></div>
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<span style="font-family: "georgia" , "times new roman" , serif;"><u><span style="font-family: "times"; mso-bidi-font-family: Times;">THE STATUTE IS NO DEFENSE TO REAL ESTATE
FRAUD</span></u><span style="font-family: "times"; mso-bidi-font-family: Times;"><o:p></o:p></span></span></div>
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<span style="font-family: "georgia" , "times new roman" , serif; mso-bidi-font-family: Times;">The recording statute has
often, but unsuccessfully, been asserted as a defense in claims against a Seller
of real property. The defensive theory is generally something akin to:</span></div>
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<i><span style="font-family: "georgia" , "times new roman" , serif; mso-bidi-font-family: Times;">"If the Plaintiff
would have searched the deed records, he would have known that I did not...
[own all of the land that I purported to transfer to him under our
contract]or [disclose the fact that I had conveyed the property to somebody
else] or [disclose the easement running through the property], etc., etc."</span></i></blockquote>
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<span style="font-family: "georgia" , "times new roman" , serif; mso-bidi-font-family: Times;">Despite the plain language
of the recording statute, Texas courts have very rarely -- if ever - held
that a purchaser’s failure to search the deed records would bar his fraud
action against the seller. <i>See Graham v. Roder</i>, 5 Tex. 141, 147
(1849) (fraud and deceit action maintainable despite fact that plaintiff “did
not go to the records, the proper source for information”); <i>Buchanan v.
Burnett</i>, 102 Tex. 492, 119 S.W. 1141 (1909); <a href="https://scholar.google.com/scholar_case?case=18045577855304651939&q=Ojeda+de+Toca+v.+Wise,+748+S.W.2d+449+(Tex.+1988)&hl=en&as_sdt=4,44"><i><span style="color: #420178;">Ojeda de Toca v. Wise</span></i><span style="color: #420178;">,
748 S.W.2d 449 (Tex. 1988)</span></a> (imputed notice under the real property
recording statutes does not operate as a defense to a buyer’s action for
damages arising out of deceptive trade practices). Instead, Courts have
stated that the purpose of this "recording statute" is "to notify
subsequent purchasers ... and not to give protection to perpetrators of
fraud” <i>See Boucher v. Wallis</i>, 236 S.W.2d 519, 526 (Tex. Civ. App.—
Eastland 1951, writ ref’d n.r.e.).<o:p></o:p></span></div>
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<span style="font-family: "georgia" , "times new roman" , serif;"><u><span style="font-family: "times"; mso-bidi-font-family: Times;">GENERAL STATEMENT OF THE LAW</span></u><span style="font-family: "times"; mso-bidi-font-family: Times;"><o:p></o:p></span></span></div>
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<span style="font-family: "georgia" , "times new roman" , serif;"><br /></span></div>
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<span style="font-family: "georgia" , "times new roman" , serif; mso-bidi-font-family: Times;">Thus, it can fairly be
stated that the law is currently as follows: <b><i>In Texas, the existence of a
recorded instrument (deed, easement, etc.) in real property records does not,
in and of itself, bar a claim arising from fraud or deceptive trade
practices related to the property made the subject of the instrument. </i></b> <b><i>That
is, imputed notice arising from the deed records does not constitute a <u>direct
defense </u>against a real estate fraud or DTPA claim.</i></b><o:p></o:p></span></div>
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<span style="font-family: "georgia" , "times new roman" , serif;"><br /></span></div>
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<span style="font-family: "georgia" , "times new roman" , serif; mso-bidi-font-family: Times;">However, the implications
of a recorded instrument on whether a real estate fraud claim is barred <i>by
limitations</i> -- and when a cause of action accrues -- are far more dicey.
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<span style="font-family: "georgia" , "times new roman" , serif;"><u><span style="font-family: "times"; mso-bidi-font-family: Times;">RECORDING STATUTE AND LIMITATIONS</span></u><span style="font-family: "times"; mso-bidi-font-family: Times;"><o:p></o:p></span></span></div>
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<span style="font-family: "georgia" , "times new roman" , serif; mso-bidi-font-family: Times;">In <a href="http://www.search.txcourts.gov/SearchMedia.aspx?MediaVersionID=028e1a4a-4055-4561-ab2b-1537217c8a6c&MediaID=d5d6c042-27e7-414b-aaa9-cca47ef9f35e&coa=%22%20+%20this.CurrentWebState.CurrentCourt%20+%20@%22&DT=Opinion"><span style="color: #420178;">Scott vs. Furrow</span></a> (Opinion delivered March 9,
2016), the <a href="http://www.txcourts.gov/4thcoa.aspx"><span style="color: #420178;">Fourth Court of Appeals</span></a> recently addressed the
interplay of the recording statute and statutes of limitations in the
context of a Buyer's claim that a Seller of real estate and that Seller's
broker had engaged in misrepresentations related to the waterfront character of
property in <a href="http://www.seguintexas.gov/"><span style="color: #420178;">Seguin, Texas</span></a>.<o:p></o:p></span></div>
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<span style="font-family: "georgia" , "times new roman" , serif;"><br /></span></div>
<div class="MsoNormal" style="mso-layout-grid-align: none; mso-pagination: none; text-align: justify; text-autospace: none; text-justify: inter-ideograph;">
<span style="font-family: "georgia" , "times new roman" , serif; mso-bidi-font-family: Times;">After a detailed analysis
of established case law reflecting the General Statement of Law provided above
in this post, the 4th Court concluded that, while the <a href="http://www.txcourts.gov/supreme"><span style="color: #420178;">Texas
Supreme Court</span></a>'s holding in <i>Wise </i>prevents a defendant from
using imputed notice from the deed records as a <u>direct defense</u> against a
DPTA claim, that Defendant <i><u>could</u></i> rely upon the deed records to
establish <i><u>when</u></i> a plaintiff should have discovered a claim <i>for
limitations purposes</i>. <o:p></o:p></span></div>
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<span style="font-family: "georgia" , "times new roman" , serif;"><br /></span></div>
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<span style="font-family: "georgia" , "times new roman" , serif; mso-bidi-font-family: Times;">In reaching this
conclusion, the 4th Court relied on<i> <a href="https://casetext.com/case/am-homeowner-pres-fund-lp-v-pirkle"><span style="color: #420178;">Am. Homeowner Pres. Fund, LP v. Pirkle</span></a></i>,
No. 02-14-00293-CV, 2015 WL 5173066, at *9 n.11 (Tex. App.—Fort Worth Sept. 3,
2015, pet. filed) (citing <a href="https://www.courtlistener.com/opinion/1664958/ojeda-de-toca-v-wise/"><i><span style="color: #420178;">Wise</span></i></a><i> </i>to note that failure to search
deed records would not preclude fraud claim by purchaser but further noting
limitations on such a claim would begin to run immediately because the
purchaser was on notice of the deed records for purposes of limitations), <i>Sherman
v. Sipper</i>, 152 S.W.2d 319 (Tex. 1941) (fraud will prevent the running of a
statute of limitation only until such time as the fraud is discovered, or by
the exercise of reasonable diligence it might have been discovered).<o:p></o:p></span></div>
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<span style="font-family: "georgia" , "times new roman" , serif;"><br /></span></div>
<div class="MsoNormal" style="mso-layout-grid-align: none; mso-pagination: none; text-align: justify; text-autospace: none; text-justify: inter-ideograph;">
<span style="font-family: "georgia" , "times new roman" , serif; mso-bidi-font-family: Times;">The Fourth Court also
reconciled their decision with the Texas Supreme Court’s more recent
holding in <a href="http://caselaw.findlaw.com/tx-supreme-court/1128271.html"><i><span style="color: #420178;">Ford v. Exxon Mobil Chem. Co</span></i></a>, in which a
plaintiff sued for real estate fraud, but -- in addressing a statute of
limitations defense -- the Texas Supreme Court held constructive notice from
the deed records provided sufficient notice for limitations to immediately
begin to run. <o:p></o:p></span></div>
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<span style="font-family: "georgia" , "times new roman" , serif;"><br /></span></div>
<div align="center" class="MsoNormal" style="mso-layout-grid-align: none; mso-pagination: none; text-align: center; text-autospace: none;">
<span style="font-family: "georgia" , "times new roman" , serif;"><u><span style="font-family: "times"; mso-bidi-font-family: Times;">THE TAKE-AWAY</span></u><span style="font-family: "times"; mso-bidi-font-family: Times;"><o:p></o:p></span></span></div>
<div class="MsoNormal" style="mso-layout-grid-align: none; mso-pagination: none; text-align: justify; text-autospace: none; text-justify: inter-ideograph;">
<span style="font-family: "georgia" , "times new roman" , serif;"><br /></span></div>
<span style="font-family: "georgia" , "times new roman" , serif;">
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<span style="font-family: "georgia" , "times new roman" , serif; mso-bidi-font-family: Times;">The take-away form the 4th
Court's opinion in <a href="https://scholar.google.com/scholar_case?case=16162569191626033238&q=Scott+vs.+Furrow&hl=en&as_sdt=4,44"><span style="color: #420178;">Scott vs. Furrow</span></a> is this: A Plaintiff with
a right in real property is <u>not</u> excused by another's fraud from
reviewing open and available title records that reveal a title defect, and
timely discovering such defect. Even in the face of fraudulent
misrepresentation, a Plaintiff <u>must</u> exercise reasonable diligence
to discover a title defect, and where -- by the exercise of such diligence he
could have discovered such defect and would have known of his right -- he is <i>legally
presumed</i> by the recording statute to have known it, and limitation will run
against his claim from the time he <i>could have</i> made such discovery by the
exercise of ordinary diligence.</span></div>
Trey Wilson Attorney; Trey Wilson San Antonio; San Antonio Real Estate Attorney; Water Lawyer; Real Estate Lawyer in San Antonio; San Antonio Evictions Lawyer; San Antonio HOA lawyerhttp://www.blogger.com/profile/08855669524245659346noreply@blogger.com0tag:blogger.com,1999:blog-1015079582365058636.post-38426398675024060912016-03-14T06:28:00.000-07:002016-03-14T06:34:45.952-07:00Today is the deadline for comments to TxDOT SH 46 Project in Comal County<span style="font-family: "georgia" , "times new roman" , serif;"><a href="http://www.sa-law.com/" target="_blank">Trey Wilson</a> <a href="http://www.sanantoniorealestatelaw.com/" target="_blank">San Antonio Texas Real Estate Attorney</a>, <a href="http://www.sanantoniorealestatelawyer.com/" target="_blank">Trey Wilson Real Estate Lawyer in San Antonio </a>wrote:</span><br />
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<span style="font-family: "georgia" , "times new roman" , serif;"><br /></span>
<a href="http://4.bp.blogspot.com/-CcTldqLiSc0/Vua7T2hoR2I/AAAAAAAAID0/bxZSq3AcSO8AAvlbud5nczbq09fApvGMw/s1600/Screen%2BShot%2B2016-03-14%2Bat%2B8.21.36%2BAM.jpg" imageanchor="1" style="clear: left; float: left; margin-bottom: 1em; margin-right: 1em;"><img border="0" height="206" src="https://4.bp.blogspot.com/-CcTldqLiSc0/Vua7T2hoR2I/AAAAAAAAID0/bxZSq3AcSO8AAvlbud5nczbq09fApvGMw/s320/Screen%2BShot%2B2016-03-14%2Bat%2B8.21.36%2BAM.jpg" width="320" /></a><br />
<span style="font-family: Georgia, Times New Roman, serif;">Today, March 14, 2016, is the deadline for the public and stakeholders to submit written comments to the <a href="https://www.txdot.gov/" target="_blank">Texas Department of Transportation</a>'s<span style="background-color: white;"> preliminary </span><span style="background-color: white;">plans for "improving" the 7-mile stretch of SH 46 from Bulverde Road to FM 3159 (Smithson Valley Road) in southern <a href="http://www.co.comal.tx.us/" target="_blank">Comal County</a>. The preliminary plans follow an initial study performed by TxDOT and its consultants.</span></span><br />
<span style="font-family: Georgia, Times New Roman, serif;"><span style="font-family: "georgia" , "times new roman" , serif;"><span style="background-color: white;"><br /></span></span>
<span style="font-family: "georgia" , "times new roman" , serif;"><span style="background-color: white;">The greater SH 46/US Hwy. 281 vicinity is being considered for an ambitious transportation Project that may include expansion of SH 46 from two to six lanes in the area of the <a href="http://bulverdetx.gov/" target="_blank">City of Bulverde</a> and Smithson Valley High School. Also contemplated is </span></span><span style="background-color: white;">construction of sidewalks and bicycle accommodations along the Project area and </span><span style="background-color: white;">the insertion of raised concrete medians . These medians would largely prevent left hand turns on the stretch of SH 46, except at major intersections, which would be controlled by traffic lights.</span></span></div>
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<span style="background-color: white;"><span style="font-family: Georgia, Times New Roman, serif;"><br /></span></span></div>
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<span style="background-color: white;"><span style="font-family: Georgia, Times New Roman, serif;">Expansion of the highway Right-of-Way will necessarily include acquisition of private property through condemnation/eminent domain, and possibly re-alignment of roadways intersecting with SH 46 in the Project area.</span></span></div>
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<span style="background-color: white;"><span style="font-family: Georgia, Times New Roman, serif;"><br /></span></span></div>
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<span style="background-color: white;"><span style="font-family: Georgia, Times New Roman, serif;">TxDOT has done a good job of getting the word out, and has set-up a dedicated <a href="http://www.txdot.gov/inside-txdot/projects/studies/san-antonio/sh46-bulverde.html" target="_blank">website </a>and an <a href="mailto:sh46info@gmail.com" target="_blank">email list</a> for interested parties to receive Project information, news and updates. </span></span></div>
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<span style="background-color: white;"><span style="font-family: Georgia, Times New Roman, serif;"><br /></span></span></div>
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<span style="font-family: "georgia" , "times new roman" , serif;"><span style="background-color: white;"><span style="font-family: Georgia, Times New Roman, serif;">A <a href="http://ftp.dot.state.tx.us/pub/txdot-info/sat/notices/030316-notice.pdf" target="_blank">public meeting was held on March 3, 2016</a>, and TxDOT <a href="http://ftp.dot.state.tx.us/pub/txdot-info/sat/notices/030316-exhibits-boards.pdf" target="_blank">presentation materials from that meeting may be viewed here</a>. </span></span></span><br />
<span style="font-family: Georgia, Times New Roman, serif;"><span style="font-family: "georgia" , "times new roman" , serif;"><span style="background-color: white;"><span style="font-family: "georgia" , "times new roman" , serif;"><br /></span></span></span>
<span style="font-family: "georgia" , "times new roman" , serif;"><span style="background-color: white;"><span style="font-family: "georgia" , "times new roman" , serif;">Following the public meeting, TxDOT called for public comment to its plans -- all of which are still preliminary. Those comments may be submitted by email to: </span></span>sh46info@gmail.com or by mail to:</span></span><br />
<span style="font-family: Georgia, Times New Roman, serif;"><span style="font-family: "georgia" , "times new roman" , serif;"><br /></span>
<span style="font-family: "georgia" , "times new roman" , serif;">Texas Department of Transportation (TxDOT) </span></span><br />
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<span style="font-family: Georgia, Times New Roman, serif;">SH 46 Improvement Project </span></div>
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<span style="font-family: Georgia, Times New Roman, serif;">P.O. Box 5459 <o:p></o:p></span></div>
<span style="font-family: Georgia, Times New Roman, serif;"><span style="font-family: "georgia" , "times new roman" , serif;">Austin, Texas 78763 <!--EndFragment--></span><span style="font-family: "georgia" , "times new roman" , serif;"><br /></span></span></div>
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<span style="font-family: "georgia" , "times new roman" , serif;"><span style="background-color: white; font-family: Georgia, Times New Roman, serif;">I submitted a lengthy comment last week on behalf of a client who owns a relatively large property in the Project area. The following are our "General Comments" to the Project:</span></span></div>
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<!--[if !supportLists]--><span style="font-family: Georgia, Times New Roman, serif;"><span style="color: #343434; font-family: "georgia"; mso-bidi-font-family: Georgia; mso-fareast-font-family: Georgia;"><span style="mso-list: Ignore;">(i)<span style="font-style: normal; font-variant: normal; font-weight: normal; line-height: normal;"> </span></span></span><span style="color: #343434; font-family: "georgia"; mso-bidi-font-family: OpenSans;">the Project budget has been a moving target. Cost
estimates from as low as $40M (which presently appears as the combined total of
projects 0121507027 and 021401044 on the TxDOT “Project Tracker” website) to
$66M (which was discussed when we met in February 2016) to $77M (which was
identified at the March 2016 public meeting as an “Early Construction
estimate”) have all been publicized by TxDOT. The public, the legislators
responsible for balancing the State budget and TxDOT’s financial partners in
the Project all deserve transparency in representations concerning the true
cost of the Project;<o:p></o:p></span></span></div>
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<span style="font-family: Georgia, Times New Roman, serif;"><br /></span></div>
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<!--[if !supportLists]--><span style="font-family: Georgia, Times New Roman, serif;"><span style="color: #343434; font-family: "georgia"; mso-bidi-font-family: Georgia; mso-fareast-font-family: Georgia;"><span style="mso-list: Ignore;">(ii)<span style="font-style: normal; font-variant: normal; font-weight: normal; line-height: normal;"> </span></span></span><span style="color: #343434; font-family: "georgia"; mso-bidi-font-family: OpenSans;">the Project’s geographic boundaries have also been
somewhat elusive. Initial reports placed the western reach of the Project at
Spring Branch Rd. Currently-published information (including the TxDOT project
tracker website) extends that boundary to Bulverde Rd., while schematics
presented for public view show plans for even further extension west on SH 46
to a point of “tapering” that almost reaches Anhalt Rd. Transparency and
dissemination of <u>accurate</u> information about the Project’s boundaries are
critical for meaningful public input and understanding of the Project;<o:p></o:p></span></span></div>
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<!--[if !supportLists]--><span style="font-family: Georgia, Times New Roman, serif;"><span style="color: #343434; font-family: "georgia"; mso-bidi-font-family: Georgia; mso-fareast-font-family: Georgia;"><span style="mso-list: Ignore;">(iii)<span style="font-style: normal; font-variant: normal; font-weight: normal; line-height: normal;"> </span></span></span><span style="color: #343434; font-family: "georgia"; mso-bidi-font-family: OpenSans;">the 6
lane configuration is vastly more expensive than the original publicized plan
for expansion to 4 lanes, and requires acquisition of significantly more Right-of-Way
(“ROW”) through condemnation of private property. In many areas (including the
area of the Farm) existing TxDOT-owned ROW would be sufficient to expand SH 46
to 4 lanes, so the cost of acquiring additional ROW could be avoided entirely.
While traffic counts on SH 46 in the areas immediately adjacent to or east of US
281 may justify 6 lanes, a 4 lane configuration is more than ample for areas
that are several miles from that intersection (including the area of the Farm);<o:p></o:p></span></span></div>
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<div class="MsoListParagraph" style="margin-left: 1.0in; mso-add-space: auto; mso-layout-grid-align: none; mso-list: l0 level1 lfo1; mso-pagination: none; text-align: justify; text-autospace: none; text-indent: -.5in; text-justify: inter-ideograph;">
<!--[if !supportLists]--><span style="font-family: Georgia, Times New Roman, serif;"><span style="color: #343434; font-family: "georgia"; mso-bidi-font-family: Georgia; mso-fareast-font-family: Georgia;"><span style="mso-list: Ignore;">(iv)<span style="font-style: normal; font-variant: normal; font-weight: normal; line-height: normal;"> </span></span></span><span style="color: #343434; font-family: "georgia"; mso-bidi-font-family: OpenSans;">the proposed,
widespread use of medians in the Project imposes serious accessibility
challenges for many properties situated along SH 46. Requiring U-turns by large
vehicles and preventing left-hand turns into businesses and residences will
increase traffic dangers, negatively impact businesses that are currently
accessible to both east and west-bound traffic, and promote congestion at U-turn
points.<span style="mso-spacerun: yes;"> </span>The portions of US 281 in far
north Bexar County (between Evans Rd. and Marshall Rd.) are a debacle, and
TxDOT should not duplicate those traffic circulation nightmares on SH 46;<o:p></o:p></span></span></div>
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<div class="MsoListParagraph" style="margin-left: 1.0in; mso-add-space: auto; mso-layout-grid-align: none; mso-list: l0 level1 lfo1; mso-pagination: none; text-align: justify; text-autospace: none; text-indent: -.5in; text-justify: inter-ideograph;">
<!--[if !supportLists]--><span style="font-family: Georgia, Times New Roman, serif;"><span style="color: #343434; font-family: "georgia"; mso-bidi-font-family: Georgia; mso-fareast-font-family: Georgia;"><span style="mso-list: Ignore;">(v)<span style="font-style: normal; font-variant: normal; font-weight: normal; line-height: normal;"> </span></span></span><span style="color: #343434; font-family: "georgia"; mso-bidi-font-family: OpenSans;">as an alternative/complement to the Project, TxDOT and
its partners should consider <u>near-term</u> development/expansion of other
access corridors to US 281 and/or Bexar County from southern Comal County west
of US 281. A fundamental flaw in the Project’s global objective is failure to
include any accommodation for diverting traffic <i style="mso-bidi-font-style: normal;">away from</i> SH46 west of US 281 or the 46/281 intersection. <span style="mso-spacerun: yes;"> </span>Rather, the Project would promote traffic
congestion on SH46 by ignoring other practical, necessary and less-costly roadway
expansions which would promote traffic-flow <i style="mso-bidi-font-style: normal;">away
from</i> the already-congested intersection.<span style="mso-spacerun: yes;">
</span>For example, Blanco Rd. south of SH46 has seen tremendous development of
residential subdivisions. Yet, despite this rapid growth, and Blanco’s existing
length to a terminus point located just north of downtown San Antonio, no
viable plan presently exists for expanding Blanco Rd. north of Camp Bullis, or
creating an east-west route from Blanco to US 281 between Borgfeld Rd. (to the
south) and SH 46. Similarly, and as acknowledged in the City of Bulverde
Transportation Master Plan, Bulverde Rd. south of SH46 (near the City of
Bulverde) is under-burdened and ripe for expansion – especially as the City and
its Chamber of Commerce actively promote increased development and commerce. At
a minimum, <i style="mso-bidi-font-style: normal;">present</i> consideration
should be given to expanding Blanco Rd. and Bulverde Rd. as viable thoroughfares,
and investigation of connecting Bulverde Rd. with Spring Branch Rd. as a single
north-south corridor is warranted;<o:p></o:p></span></span></div>
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<span style="font-family: Georgia, Times New Roman, serif;"><br /></span></div>
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<!--[if !supportLists]--><span style="font-family: Georgia, Times New Roman, serif;"><span style="color: #343434; font-family: "georgia"; mso-bidi-font-family: Georgia; mso-fareast-font-family: Georgia;"><span style="mso-list: Ignore;">(vi)<span style="font-style: normal; font-variant: normal; font-weight: normal; line-height: normal;"> </span></span></span><span style="color: #343434; font-family: "georgia"; mso-bidi-font-family: OpenSans;">incorporation
of bicycle lanes and pedestrian paths into the Project are superfluous.
Inclusion of these features contemplates (and would promote) modes of travel
that are unsafe and out of place on a state highway whose traffic volume is
predicted to increase manifold in the coming decades;<o:p></o:p></span></span></div>
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<span style="font-family: Georgia, Times New Roman, serif;"><br /></span></div>
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<!--[if !supportLists]--><span style="font-family: Georgia, Times New Roman, serif;"><span style="color: #343434; font-family: "georgia"; mso-bidi-font-family: Georgia; mso-fareast-font-family: Georgia;"><span style="mso-list: Ignore;">(vii)<span style="font-style: normal; font-variant: normal; font-weight: normal; line-height: normal;"> </span></span></span><span style="color: #343434; font-family: "georgia"; mso-bidi-font-family: OpenSans;">the
Project’s stated objective of improving sight distances by “flattening” curves
in the existing configuration of SH46 are disparately applied in publicized
schematics. While TxDOT literature promotes the benefits of acquiring
additional ROW to improve sight distance, numerous existing, sharp curves do
not appear slated for expansion/improvement. If improved sight distance is a
valid objective, it should be applied with equal impact along all areas of SH
46 whose existing terrain or curves endanger motorists; <o:p></o:p></span></span></div>
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<span style="font-family: Georgia, Times New Roman, serif;"><br /></span></div>
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<!--[if !supportLists]--><span style="font-family: Georgia, Times New Roman, serif;"><span style="color: #343434; font-family: "georgia"; mso-bidi-font-family: Georgia; mso-fareast-font-family: Georgia;"><span style="mso-list: Ignore;">(viii)<span style="font-style: normal; font-variant: normal; font-weight: normal; line-height: normal;"> </span></span></span><!--[endif]--><span style="color: #343434; font-family: "georgia"; mso-bidi-font-family: OpenSans;">the SH
46 corridor encompasses numerous sensitive environmental features, including
waterways (streams, creeks and tributaries), century oaks, limestone outcrop
and other geological features, Hill Country terrain and groundwater recharge
areas. TxDOT should proceed with <i style="mso-bidi-font-style: normal;"><u>extreme</u></i>
concern for preserving the environmental integrity of the Project area, and the
numerous wildlife species that inhabit it; <o:p></o:p></span></span></div>
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<span style="font-family: Georgia, Times New Roman, serif;"><br /></span></div>
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<!--[if !supportLists]--><span style="font-family: Georgia, Times New Roman, serif;"><span style="color: #343434; font-family: "georgia"; mso-bidi-font-family: Georgia; mso-fareast-font-family: Georgia;"><span style="mso-list: Ignore;">(ix)<span style="font-style: normal; font-variant: normal; font-weight: normal; line-height: normal;"> </span></span></span><span style="color: #343434; font-family: "georgia"; mso-bidi-font-family: OpenSans;">the area of the SH 46 corridor is of significant
historical and archeological value to the State of Texas, and numerous artifacts
from Native Americans and German settlors abound in the Project area. </span><span style="color: #343434; font-family: "georgia"; mso-bidi-font-family: OpenSans;"> Arrowheads
and other evidence of Native American life are also frequently found in the
Project area; and<o:p></o:p></span></span></div>
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<span style="font-family: Georgia, Times New Roman, serif;"><br /></span></div>
<div class="MsoListParagraph" style="margin-left: 1.0in; mso-add-space: auto; mso-layout-grid-align: none; mso-list: l0 level1 lfo1; mso-pagination: none; text-align: justify; text-autospace: none; text-indent: -.5in; text-justify: inter-ideograph;">
<!--[if !supportLists]--><span style="font-family: Georgia, Times New Roman, serif;"><span style="color: #343434; font-family: "georgia"; mso-bidi-font-family: Georgia; mso-fareast-font-family: Georgia;"><span style="mso-list: Ignore;">(x)<span style="font-style: normal; font-variant: normal; font-weight: normal; line-height: normal;"> </span></span></span><span style="color: #343434; font-family: "georgia"; mso-bidi-font-family: OpenSans;">the Project area, including SH 46, itself, is prone to serious
flooding. The area has experienced significant flood events within the past
year, and on numerous prior occasions. The addition of expanded impervious
cover will promote storm water runoff, and present increased drainage problems
in an area that already suffers from a lack of flood mitigation. While the Project
plans call for concrete drainage features near the intersection of US 281 and
SH 46, there appears to be no accommodation for the additional storm water that
will affect the eastern and western extremities of the Project area.<o:p></o:p></span></span></div>
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<span style="font-family: Georgia, Times New Roman, serif;"><br /></span></div>
<div style="text-align: justify;">
<span style="color: #343434; font-family: Georgia, Times New Roman, serif;">If you live or work near the Project area, please participate in the public comment period, and let TxDOT know your thoughts. We are fortunate to live in a nation and State where public input can be expressed and will be heard!</span></div>
Trey Wilson Attorney; Trey Wilson San Antonio; San Antonio Real Estate Attorney; Water Lawyer; Real Estate Lawyer in San Antonio; San Antonio Evictions Lawyer; San Antonio HOA lawyerhttp://www.blogger.com/profile/08855669524245659346noreply@blogger.com0tag:blogger.com,1999:blog-1015079582365058636.post-70805344556631370552016-03-03T08:22:00.001-08:002016-03-03T08:25:28.534-08:00Foreclosure Buyers and Real Estate Flippers - You Need to Watch 99 Homes!This movie is overly-dramatic, but a fair depiction of the potential for a dirty underbelly of the home-flipping industry. Good acting and definitely worth a watch!<iframe allowfullscreen="" frameborder="0" height="270" src="https://www.youtube.com/embed/Z0df7qGTeGo" width="480"></iframe><br />
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Trey Wilson San Antonio Texas Real Estate Attorney, Trey Wilson Real Estate Lawyer in San Antonio wrote:Trey Wilson Attorney; Trey Wilson San Antonio; San Antonio Real Estate Attorney; Water Lawyer; Real Estate Lawyer in San Antonio; San Antonio Evictions Lawyer; San Antonio HOA lawyerhttp://www.blogger.com/profile/08855669524245659346noreply@blogger.com0tag:blogger.com,1999:blog-1015079582365058636.post-88752967986353849862016-02-26T17:00:00.000-08:002016-02-26T17:01:03.677-08:00This Blog now on the State Bar of Texas blogs page<a href="https://4.bp.blogspot.com/-fsQBUy3tvPE/VtD0p_H8JSI/AAAAAAAAICo/PRK6i0a1dfg/s1600/clapping.jpg" imageanchor="1" style="clear: right; float: right; margin-bottom: 1em; margin-left: 1em;"><img border="0" height="132" src="https://4.bp.blogspot.com/-fsQBUy3tvPE/VtD0p_H8JSI/AAAAAAAAICo/PRK6i0a1dfg/s320/clapping.jpg" width="320" /></a><span style="font-family: "arial" , "helvetica" , sans-serif;"><a href="http://www.sanantoniorealestatelawyer.com/" target="_blank">Trey Wilson San Antonio</a> Texas <a href="http://www.sa-law.com/" target="_blank">Real Estate Attorney, Trey Wilson</a> <a href="http://www.sanantoniorealestatelaw.com/" target="_blank">Real Estate Lawyer in San Antonio</a> wrote:</span><br />
<span style="font-family: "arial" , "helvetica" , sans-serif;"><br /></span>
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<span style="font-family: "arial" , "helvetica" , sans-serif;">I'm very pleased to announce that this blog has been added to the <a href="http://www.texasbartoday.com/texas-law-blogs/" target="_blank">State Bar of Texas Law Blogs page</a> and list of syndicated blogs for posts to be featured on <a href="http://www.texasbartoday.com/" target="_blank">Texas Bar Today</a>.<o:p></o:p></span></div>
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<span style="font-family: "arial" , "helvetica" , sans-serif;"><br /></span></div>
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<span style="font-family: "arial" , "helvetica" , sans-serif;">Be sure to check out all of the Texas attorney blogs on the list! There's a great variety of blogs and writing styles that span the full spectrum of law and life as a lawyer.</span></div>
Trey Wilson Attorney; Trey Wilson San Antonio; San Antonio Real Estate Attorney; Water Lawyer; Real Estate Lawyer in San Antonio; San Antonio Evictions Lawyer; San Antonio HOA lawyerhttp://www.blogger.com/profile/08855669524245659346noreply@blogger.com0tag:blogger.com,1999:blog-1015079582365058636.post-24879992616655375902016-02-25T10:18:00.000-08:002016-02-25T10:18:53.066-08:00 5th Circuit: Last Minute Approval for Mortgage Modification Does Not Excuse Mortgage ArrearsPosted by <a href="http://www.sa-law.com/" target="_blank">Trey Wilson</a> <a href="http://www.sanantoniorealestatelaw.com/" target="_blank">San Antonio Texas Real Estate Attorney</a>, <a href="http://www.sanantoniorealestatelawyer.com/" target="_blank">Trey Wilson Real Estate Lawyer in San Antonio </a><br />
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<b style="mso-bidi-font-weight: normal;"><span style="font-family: "Times New Roman"; font-size: 12.0pt;">Last Minute Approval for Mortgage Modification Does Not Excuse
Couple from Mortgage Arrears, Says 5th Circuit: </span></b><span style="font-family: 'Times New Roman'; font-size: 12pt; text-align: center;">Evidence </span><i style="font-family: 'Times New Roman'; font-size: 12pt; text-align: center;">insufficient</i><span style="font-family: 'Times New Roman'; font-size: 12pt; text-align: center;"> to show a couple was
damaged by the lengthy application process</span></div>
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<b style="mso-bidi-font-weight: normal;"><span style="font-family: "Times New Roman"; font-size: 12.0pt;"><a href="https://files.acrobat.com/a/preview/eea80c41-bf7a-4c83-9cd6-af2b04b4d124" target="_blank">Lawrence v. Federal Home Loan Mortgage Corp., et al.</a></span></b></div>
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<b style="mso-bidi-font-weight: normal;"><span style="font-family: "Times New Roman"; font-size: 12.0pt;"><br /></span></b></div>
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<span style="font-family: "Times New Roman"; font-size: 12.0pt;">In 2008, Ronald and Jennifer Joyce purchased a
home with a mortgage, serviced by Wells Fargo (“Wells”), and secured with a
deed of trust. Two years later, the
couple contacted Wells to discuss payment options because they
were having trouble making their mortgage payments. At that time, the homeowners submitted an
application through Wells for a mortgage loan modification program under the
federal <a href="https://www.hmpadmin.com/portal/programs/hamp.jsp" target="_blank">Home Affordable Modification Program (“HAMP”)</a>. <o:p></o:p></span></div>
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<b><span style="font-family: "Times New Roman"; font-size: 12.0pt;">Federal Home Affordable
Modification Program (“HAMP”) Was Their Only Hope <o:p></o:p></span></b></div>
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<br /></div>
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<span style="font-family: "Times New Roman"; font-size: 12.0pt;">HAMP was a program created under President
Obama’s Administration to help homeowners avoid foreclosure and to stabilize
the nation's housing market. Under HAMP,
eligible homeowners could lower monthly mortgage payments and get into more
stable loans at present-day interest rates.
12 U.S.C. §§ 5219, 1715z-23. HAMP
also provided a way out of a home loan that avoids foreclosure altogether for homeowners
who were unable maintain their mortgage for the long term. Making Home Affordable. <i>See </i><a href="http://www.makinghomeaffordable.gov/">www.makinghomeaffordable.gov</a>
(accessed Feb 16, 2016). According to
the Lawrences, participation in the HAMP program was the only way to avoid
foreclosure.<o:p></o:p></span></div>
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<b><span style="font-family: "Times New Roman"; font-size: 12.0pt;">Bank Denied HAMP
Modification, Sites Texas Constitution<o:p></o:p></span></b></div>
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<br /></div>
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<span style="font-family: "Times New Roman"; font-size: 12.0pt;">Wells, however, denied the HAMP application
because the deed of trust for the home was secured with a Texas Cash Out
Loan. According to Wells, the terms of
Texas Cash Out Loans, governed by <a href="http://law.justia.com/constitution/texas/sections/cn001600-005000.html" target="_blank">Article XVI, Section 50(a)(6) of the Texas Constitution</a>, may not be modified and are not eligible for HAMP modification. Wells did, however, create a payment plan,
but the Lawrences were not able to keep up with the payments and completely
defaulted in June 2011. <o:p></o:p></span></div>
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<b><span style="font-family: "Times New Roman"; font-size: 12.0pt;">Foreclosure Looming on
the Horizon<o:p></o:p></span></b></div>
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<br /></div>
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<span style="font-family: "Times New Roman"; font-size: 12.0pt;"> Wells started foreclosure
proceedings while trying to work with the Lawrences to avoid foreclosure by
rescheduling the foreclosure sale four times.
In the meantime, the Lawrences applied several times for HAMP
modification. In a surprising turn of
events at the 11<sup>th</sup> hour, Wells agreed that the mortgage was eligible
for modification under the federal program, but that the couple would have to
hurry because the foreclosure had been rescheduled for December 6. The Lawrences applied on November 14, but
their application remained incomplete until December 2. Wells informed the couple that the bank was
not able to fully review all of the application materials and that the December
6 foreclosure would go on as planned.
The Lawrences remained in the home until 2013 without making any further
payments. <o:p></o:p></span></div>
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<br /></div>
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<b><span style="font-family: "Times New Roman"; font-size: 12.0pt;">The Lawrences Took Wells
Fargo to Court<o:p></o:p></span></b></div>
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<br /></div>
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<span style="font-family: "Times New Roman"; font-size: 12.0pt;"> The Lawrences sued Wells for fraud
and fraudulent-inducement in state court, and Wells removed the dispute to
federal court and moved for summary judgment before a district court via a
Magistrate Judge’s review. The
Magistrate concluded that the Lawrences raised a genuine issue as to whether
their eligibility for a HAMP modification had been misrepresented to them over
the months leading up to the eventual approval of their application. Accordingly, the Magistrate gave his
recommendations to the district court. However,
the district court granted summary judgment to Wells, citing insufficient
evidence to show damages for fraud and fraudulent-inducement.<o:p></o:p></span></div>
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<br /></div>
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<span style="font-family: "Times New Roman"; font-size: 12.0pt;">The Lawrences have appealed to the Fifth Circuit
Court of Appeals, asserting common-law fraud and fraudulent inducement. Specifically, they argue that the district
court ignored evidence of their out-of-pocket damages when communicating with
Wells via mail; that the district court ignored evidence that the bank’s
misrepresentations denied them the opportunity to sell their home to mitigate
their damages, and lastly, that the arrears that accumulated on the mortgage
are damages. The Lawrences have taken
the position that the bank lead them on and caused the missed payments, thus
increasing the monthly payments under the repayment agreement. Therefore, the big issue before the Fifth
Circuit was whether Wells was liable for fraud or fraudulent-inducement from
2010 to 2011 when Wells denied HAMP applications, but then allowed the HAMP
modification less than thirty days before the foreclosure sale. <o:p></o:p></span></div>
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<b><span style="font-family: "Times New Roman"; font-size: 12.0pt;">Definition of Fraud
Under Texas Law<o:p></o:p></span></b></div>
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<span style="font-family: "Times New Roman"; font-size: 12.0pt;"> Under Texas law, fraud occurs when a
(1) material misrepresentation is made that is (2) false; (3) at the time the
representation is made…[and]; (4) the speaker makes the representation with the
intent that other party should act upon it; [that the] (5) the party acted in
reliance on the representation; and (6) as a result, the party suffered an
injury. <a href="https://scholar.google.com/scholar_case?case=11381898603191801741&q=Italian+Cowboy+Partners,+Ltd.+V.+Prudential+Ins.+Co.+&hl=en&as_sdt=6,44" target="_blank">Italian Cowboy Partners, Ltd. V. Prudential Ins. Co. of Am., 341S.W.3d 323, 337 (Tex. 2011).</a><o:p></o:p></span></div>
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<b><span style="font-family: "Times New Roman"; font-size: 12.0pt;">The Fifth Circuit
Weighed In<o:p></o:p></span></b></div>
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<span style="font-family: "Times New Roman"; font-size: 12.0pt;"> Here, the Fifth Circuit affirmed the
district court’s findings. First, the
Court said the Lawrences did not offer evidence showing damages as a result of
corresponding with Wells. While postage
and time spent filling out the applications may be damages, the couple did not
offer receipts from the post office, or a log of their time away from work. “Mere assertion of injury, unsupported by
evidence, is insufficient to survive summary judgment.” <i><a href="https://scholar.google.com/scholar_case?case=6191238449627305563&q=Likens+v.+Hartford+Life+%26+Accident+Ins.+Co&hl=en&as_sdt=6,44" target="_blank">Likensv. Hartford Life & Accident Ins. Co</a>.,</i> 688 F.3d 197, 202. <o:p></o:p></span></div>
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<br /></div>
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<span style="font-family: "Times New Roman"; font-size: 12.0pt;"> Secondly, the Court said the
Lawrences offered no evidence to demonstrate that they had planned to sell
their home. They did not demonstrate
that they had hired a realtor, cleaned the home or made improvements in
anticipation of selling, nor did they list their home for sale. “Without some evidence that [the bank’s]
misrepresentations denied them the chance to actually sell, claim[s] that they
would have sold are “speculation” and that is not enough to oppose summary
judgment. <i>Id.</i> <o:p></o:p></span></div>
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<br /></div>
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<span style="font-family: "Times New Roman"; font-size: 12.0pt;"> Lastly, the Court explained that
while the new payment agreement did increase the monthly payments, it did not
alter the total obligation under the mortgage.
As a result, “the Lawrences may not claim the arrears as damages or
injury, because those amounts were already owed under the original
mortgage.” <i>In re Swift</i>, 129 F.3d 792,799 (5th Cir. 1997). <o:p></o:p></span></div>
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<br /></div>
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<span style="font-family: "Times New Roman"; font-size: 12.0pt;">The Court of Appeals affirmed the district
court’s judgment, holding that there is insufficient evidence to show that the
Lawrences suffered damages because the claimed damages were either not true
damages, were too speculative or were merely unsubstantiated assertions. <o:p></o:p></span></div>
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<b><span style="font-family: "Times New Roman"; font-size: 12.0pt;">Collecting and
Preserving Evidence is Critical<o:p></o:p></span></b></div>
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<span style="font-family: "Times New Roman"; font-size: 12.0pt;">Preserving and showing evidence is critical to
winning in court. Notice that the Fifth
Circuit never actually commented as to whether it believed that Wells committed
fraud or fraudulent inducement, or acted in a gray area. Even though the Magistrate at the district
court found the Lawrences to have raised a genuine issue, the buck stopped at
the lack of solid evidence on appeal. <o:p></o:p></span></div>
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<i><span style="font-family: "Times New Roman"; font-size: 12.0pt;">This article is intended
for educational and informational purposes only and does not substitute legal
advice. If you are in need of real
estate or property legal counsel, please contact my office at (210) 223-4100.<o:p></o:p></span></i></div>
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Trey Wilson Attorney; Trey Wilson San Antonio; San Antonio Real Estate Attorney; Water Lawyer; Real Estate Lawyer in San Antonio; San Antonio Evictions Lawyer; San Antonio HOA lawyerhttp://www.blogger.com/profile/08855669524245659346noreply@blogger.com0tag:blogger.com,1999:blog-1015079582365058636.post-10060989832730205082016-02-21T09:32:00.002-08:002016-02-21T09:32:11.215-08:00Which Texas Court Level is Appropriate for your Real Estate Lawsuit?<div style="text-align: justify;">
<span style="font-family: Georgia, Times New Roman, serif;"><a href="http://www.sa-law.com/" target="_blank">Trey Wilson</a> <a href="http://www.sanantoniorealestatelaw.com/" target="_blank">San Antonio Texas Real Estate Attorney</a>, <a href="http://www.sanantoniorealestatelawyer.com/" target="_blank">Trey Wilson Real Estate Lawyer in San Antonio</a> wrote:</span></div>
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<span style="font-family: Georgia, Times New Roman, serif;"><br /></span></div>
<div style="text-align: justify;">
<span style="font-family: Georgia, Times New Roman, serif;">Filing or defending a lawsuit related to real estate (or any lawsuit for that matter) can be overwhelming. Many parties to real estate suits are first-time litigants, with scarce knowledge about the distinctions between Texas courts, or the intricacies of how the various court levels interact. </span></div>
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<span style="font-family: Georgia, Times New Roman, serif;"><br /></span></div>
<div style="text-align: justify;">
<span style="font-family: Georgia, Times New Roman, serif;">Understanding the complex web of the various court levels in Texas -- and their respective jurisdictional limits -- is essential to a litigant's ability to make informed decisions about a lawsuit, including decisions relating to where the suit should be filed. The following presents a very general summary of the types of real-estate related suits handed by Texas district courts, county courts, and justice courts: </span></div>
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<span style="text-align: justify;"><b><u><span style="font-family: Georgia, Times New Roman, serif;">DISTRICT COURTS</span></u></b></span></div>
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<span style="text-align: justify;"><span style="font-family: Georgia, Times New Roman, serif;"><br /></span></span></div>
<div style="text-align: start;">
<span style="text-align: justify;"><span style="font-family: Georgia, Times New Roman, serif;">District courts are the primary trial courts in Texas, and are courts of "general jurisdiction." Article V, Section 8 of the Texas Constitution extends a district court’s potential
jurisdiction to “all actions” but makes such jurisdiction relative by excluding any matters in which exclusive, appellate, or original
jurisdiction is conferred by law upon some other court. It can be said that Texas district courts generally have original jurisdiction in the following categories of real estate-related lawsuits: </span></span></div>
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<span style="font-family: Georgia, Times New Roman, serif;">(i) all suits for title to land;</span></div>
<div style="text-align: justify;">
<span style="font-family: Georgia, Times New Roman, serif;"><span style="font-family: Georgia, Times New Roman, serif;">(ii) </span><span style="font-family: Georgia, 'Times New Roman', serif;">all suits f</span><span style="font-family: Georgia, 'Times New Roman', serif;">or enforcement
of liens on land; </span></span></div>
<div style="text-align: justify;">
<span style="font-family: Georgia, Times New Roman, serif;">(iii) suits to determine the existence, nature and scope of easements;</span></div>
<div style="text-align: justify;">
<span style="font-family: Georgia, Times New Roman, serif;">(iv) suits (including divorce actions) to determine community property interests in real estate;</span></div>
<div style="text-align: justify;">
<span style="font-family: Georgia, Times New Roman, serif;">(v) suits to determine the validity and effect of deeds or there instruments affecting title to land; </span><br />
<span style="font-family: Georgia, Times New Roman, serif;">(vi) suits related to the enforcement of contracts to buy or sell real property; </span><br />
<span style="font-family: Georgia, Times New Roman, serif;">(vii) suits to remove encumbrances to title to real estate; and</span><br />
<span style="font-family: Georgia, Times New Roman, serif;">(viii) suits among joint owners of real estate for partition.</span><br />
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<span style="font-family: Georgia, 'Times New Roman', serif;">Appeals from judgments of the district courts in civil lawsuit are
to the courts of appeals. </span></div>
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<span style="font-family: Georgia, Times New Roman, serif;"><br /></span>
<span style="font-family: Georgia, Times New Roman, serif;"><u><b>COUNTY COURTS</b></u></span><br />
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<span style="font-family: Georgia, 'Times New Roman', serif;">County courts generally have appellate jurisdiction
(usually by trial </span><span style="font-family: Georgia, 'Times New Roman', serif; font-style: italic;">de novo</span><span style="font-family: Georgia, 'Times New Roman', serif;">) over cases tried originally in the justice courts. </span><span style="font-family: Georgia, 'Times New Roman', serif;">This</span><span style="font-family: Georgia, 'Times New Roman', serif;"> appellate jurisdiction includes cases in which a Judgement for eviction has been entered in the Justice Court (an "</span><a href="http://www.sanantonioevictionlawyer.com/" style="font-family: Georgia, 'Times New Roman', serif;" target="_blank">Eviction Appeal</a><span style="font-family: Georgia, 'Times New Roman', serif;">").</span><br />
<span style="font-family: Georgia, Times New Roman, serif;"><br /></span>
<span style="font-family: Georgia, Times New Roman, serif;">Original and appellate judgments of the
county courts may be appealed to the courts of appeals. </span><br />
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<span style="font-family: Georgia, Times New Roman, serif;"><br /></span>
<span style="font-family: Georgia, Times New Roman, serif;"><b><u>JUSTICE COURTS</u></b></span><br />
<span style="font-family: Georgia, 'Times New Roman', serif;">Texas Justice courts generally have exclusive jurisdiction of civil matters when the
amount in controversy does not exceed $200, and concurrent jurisdiction with the county courts when the amount in controversy
exceeds $200 but does not exceed $10,000. </span><br />
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<span style="font-family: Georgia, Times New Roman, serif;"><br /></span>
<span style="font-family: Georgia, Times New Roman, serif;">Justice courts also have <i><b>exclusive</b></i> jurisdiction over forcible entry and detainer (eviction) cases. This means that all eviction suits must be filed in the Justice Court governing the county and precinct where the real property made the subject of the eviction suit is located.</span><br />
<span style="font-family: Georgia, Times New Roman, serif;"><br /></span>
<span style="font-family: Georgia, Times New Roman, serif;">Trials in
justice courts are not “of record.” Appeals from these courts (including in eviction suits) are by trial <span style="font-style: italic;">de novo (i.e. "anew" and as if the first trial had not occurred) </span>in the constitutional county court or the county
court at law.</span><br />
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Trey Wilson Attorney; Trey Wilson San Antonio; San Antonio Real Estate Attorney; Water Lawyer; Real Estate Lawyer in San Antonio; San Antonio Evictions Lawyer; San Antonio HOA lawyerhttp://www.blogger.com/profile/08855669524245659346noreply@blogger.com0tag:blogger.com,1999:blog-1015079582365058636.post-15704199679754243842016-02-08T18:38:00.000-08:002016-02-08T18:38:41.926-08:00Apartment Violence Leaves Management Company Vulnerable to Premises Liability, Says the Fifth CircuitPosted by <a href="http://www.sa-law.com/" target="_blank">Trey Wilson San Antonio</a> <a href="http://www.sanantoniorealestatelaw.com/" target="_blank">Texas Real Estate Attorney</a>, <a href="http://www.sanantoniorealestatelawyer.com/" target="_blank">Trey Wilson Real Estate Lawyer in San Antonio</a>:<br />
<br />
The following is a summary of the holding of the <a href="http://www.ca5.uscourts.gov/" target="_blank">Fifth Circuit Court of Appeals</a> in an <a href="http://www.ca5.uscourts.gov/opinions/pub/14/14-20609-CV0.pdf" target="_blank">Opinion filed on January 26, 2016</a>.<br />
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<span style="font-family: "Times New Roman"; font-size: 12.0pt;"><u>JENKINS v. C.R.E.S.
Management, L.L.C</u>.<o:p></o:p></span></div>
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<b style="mso-bidi-font-weight: normal;"><span style="font-family: "Times New Roman"; font-size: 12.0pt;">A Shooting at an
Apartment Complex Leads to a Civil Lawsuit <o:p></o:p></span></b></div>
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<b style="mso-bidi-font-weight: normal;"><span style="font-family: "Times New Roman"; font-size: 12.0pt;"><span style="mso-tab-count: 1;"> </span></span></b><span style="font-family: "Times New Roman"; font-size: 12.0pt;">Security guard Shannon Jenkins worked for the Fountains of
Westchase apartment complex, managed by C.R.E.S. Management, L.L.C. (“CRES”).<span style="mso-spacerun: yes;"> </span>As part of his salary, Jenkins lived
rent-free at the complex.<span style="mso-spacerun: yes;"> </span>Early one
morning, Jenkins heard loud banging on his door.<span style="mso-spacerun: yes;"> </span>Concerned that someone needed help, he opened
the door, but was shot in the doorway at close-range by an unknown person.<span style="mso-spacerun: yes;"> </span>The shooter fled the scene and was never
apprehended.<span style="mso-spacerun: yes;"> </span>Jenkins sustained injury to
his elbow, but later recovered.<span style="mso-spacerun: yes;"> </span><span style="mso-spacerun: yes;"> </span><span style="mso-spacerun: yes;"> </span><span style="mso-spacerun: yes;"> </span><span style="mso-spacerun: yes;"> </span><o:p></o:p></span></div>
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<span style="font-family: "Times New Roman"; font-size: 12.0pt;"><span style="mso-tab-count: 1;"> </span>Jenkins sued the property management company under a premises
liability theory, asserting that the property manager had a duty to protect him
from unreasonable and foreseeable harm due to the criminal acts of third
parties.<span style="mso-spacerun: yes;"> </span>CRES moved for summary judgment
on the ground that Jenkins could not adequately show that his assault was
foreseeable, given the lack of violent crimes occurring at the Fountains of
Westchase.<span style="mso-spacerun: yes;"> </span><o:p></o:p></span></div>
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<span style="font-family: "Times New Roman"; font-size: 12.0pt;">Jenkins reported the apartment complex’s crime
history to the court, which included seven aggravated assaults, fourteen
residential burglaries, seven motor vehicle burglaries, six thefts, four auto
thefts, one sexual assault and one robbery-shooting.<span style="mso-spacerun: yes;"> </span>However, the magistrate judge assigned to
conduct a Foreseeability Review, limited the review to only crimes with violent
characteristics, removing all of the property-based crimes.<span style="mso-spacerun: yes;"> </span>The district court adopted the standard of
review, stating, “the Court agrees…the foreseeability analysis must be limited
to…[violent] crimes…[and] because Jenkins’s [shooting] was a violent crime,
property crimes…are excluded…when analyzing the foreseeability of a personal
crime, such as the shooting [here].”<span style="mso-spacerun: yes;">
</span>Removing all of the property crimes from the crime history had the
effect of lowering the total number of crimes reported during the
Foreseeability Review. <o:p></o:p></span></div>
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<span style="font-family: "Times New Roman"; font-size: 12.0pt;">Under this analysis, the district court granted
a summary judgment motion in favor of the property manager because the
apartment complex’s criminal history was insufficient to show that the assault
against Jenkins was foreseeable to the management of the apartment complex. <o:p></o:p></span></div>
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<b style="mso-bidi-font-weight: normal;"><span style="font-family: "Times New Roman"; font-size: 12.0pt;">The Big Issue Before the
Court of Appeals for the Fifth Circuit<o:p></o:p></span></b></div>
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<span style="font-family: 'Times New Roman'; font-size: 12pt; text-indent: 0.5in;">On appeal to the Court of Appeals for the Fifth
Circuit, the Court was tasked with determining whether the shooting of Jenkins
was “foreseeable” by the property manager.</span><span style="font-family: 'Times New Roman'; font-size: 12pt; text-indent: 0.5in;">
</span><span style="font-family: 'Times New Roman'; font-size: 12pt; text-indent: 0.5in;">In other words, should the district court have removed all of the
property crimes from the criminal history during the Foreseeability Review?</span><span style="font-family: 'Times New Roman'; font-size: 12pt; text-indent: 0.5in;"> </span></div>
<span style="font-family: "Times New Roman"; font-size: 12.0pt;"><b style="mso-bidi-font-weight: normal;">
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<b style="mso-bidi-font-weight: normal;"><span style="font-family: "Times New Roman"; font-size: 12.0pt;">Premises Liability and Foreseeability
Under Texas Law<o:p></o:p></span></b></div>
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<b style="mso-bidi-font-weight: normal;"><span style="font-family: "Times New Roman"; font-size: 12.0pt;"><span style="mso-tab-count: 1;"> </span></span></b><span style="font-family: "Times New Roman"; font-size: 12.0pt;">Under Texas Law, “one who controls … [a] premises does have
a duty to use ordinary care to protect invitees from criminal acts of third
parties if he knows or has reason to know of an unreasonable and foreseeable
risk of harm to the invitee.”<span style="mso-spacerun: yes;"> </span><i style="mso-bidi-font-style: normal;"><a href="https://scholar.google.com/scholar_case?case=5030380971452371987&q=Timberwalk+Apartments,+Partners+Inc.+v.+Cain&hl=en&as_sdt=4,44" target="_blank">Timberwalk Apartments, Partners Inc. v. Cain</a></i>,
972 S.W.2d 749 (Tex. 1998); <i style="mso-bidi-font-style: normal;">Lefmark Mgmt.
Co. v. Old</i>, 946 S.W. 2d 52, 53 (Tex. 1997).<span style="mso-spacerun: yes;">
</span>To evaluate foreseeability, Texas courts narrow the relevant criminal
history to be included in a foreseeability review.<span style="mso-spacerun: yes;"> </span><i style="mso-bidi-font-style: normal;"><a href="https://scholar.google.com/scholar_case?case=6143844669710293024&q=Trammell+Crow+Cent.+Tex.,+Ltd.+V.+Gutierrez&hl=en&as_sdt=4,44" target="_blank">TrammellCrow Cent. Tex., Ltd. V. Gutierrez</a></i>, 267 S.W. 3d 9, 13-15 (Tex. 2008).<span style="mso-spacerun: yes;"> </span>After the criminal history is narrowed,
courts compare the criminal history with the crime at hand.<span style="mso-spacerun: yes;"> </span>Specifically, courts examine the facts of the
case against the following five factors:<span style="mso-spacerun: yes;">
</span>(1) proximity; <span style="mso-spacerun: yes;"> </span>(2) publicity; <span style="mso-spacerun: yes;"> </span>(3) recency; (4) frequency; and (5)
similarity.<span style="mso-spacerun: yes;"> </span><i style="mso-bidi-font-style: normal;">Id. </i><span style="mso-spacerun: yes;"> </span>at 15; <i style="mso-bidi-font-style: normal;">Del Lago Partners, Inc. v. Smith</i>, 307
S.W. 3d 762, 768 (Tex. 2010).<span style="mso-spacerun: yes;"> </span><span style="mso-spacerun: yes;"> </span><o:p></o:p></span></div>
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<b style="mso-bidi-font-weight: normal;"><span style="font-family: "Times New Roman"; font-size: 12.0pt;">The Fifth Circuit Court
of Appeals Weighs In<o:p></o:p></span></b></div>
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<b style="mso-bidi-font-weight: normal;"><span style="font-family: "Times New Roman"; font-size: 12.0pt;"><span style="mso-tab-count: 1;"> </span></span></b><span style="font-family: "Times New Roman"; font-size: 12.0pt;">The Fifth Circuit determined that the lower court did not commit
error by narrowing the criminal history of the apartment complex, as “Texas appellate
courts…follow <i style="mso-bidi-font-style: normal;">Trammell </i>Crow’s
framework by limiting their review to relevant crimes.”<span style="mso-spacerun: yes;"> </span>However, the Fifth Circuit did find that the district
court erred “in excluding burglaries as irrelevant to the foreseeability
analysis.”<span style="mso-spacerun: yes;"> </span>The Court explains, “Trammell
Crow did not call for a rigid categorical analysis; [rather] it accepted the
notion that residential burglaries could suggest the likelihood of personal
crime.”<span style="mso-spacerun: yes;"> </span>The Court further declared, “residential
burglaries, by their very nature, may suggest the foreseeability of violent
crime [because] an apartment intruder initially intent upon stealing, may
decided to assault a tenant discovered inside, even if the tenant avoids
confrontation.”<span style="mso-spacerun: yes;"> </span><i style="mso-bidi-font-style: normal;">Aaron v. Havens</i>, 758 S.W.2d 446, 448 (Mo. 1988).<span style="mso-spacerun: yes;"> </span>Accordingly, the Court reversed the judgment
of the district court and remanded the case back to the lower court.<o:p></o:p></span></div>
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<b style="mso-bidi-font-weight: normal;"><span style="font-family: "Times New Roman"; font-size: 12.0pt;">Implications for Texas Landlords<o:p></o:p></span></b></div>
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<span style="font-family: "Times New Roman"; font-size: 12.0pt;"><span style="mso-tab-count: 1;"> </span>Generally speaking, this case has
implications for landlords in Texas.<span style="mso-spacerun: yes;">
</span>Under existing Texas law, landlords have a duty of ordinary care to
protect tenants against the criminal acts of third parties <i style="mso-bidi-font-style: normal;">if the landlord knows, or has reason to know that the risk to tenants
is unreasonable and foreseeable</i>.<span style="mso-spacerun: yes;">
</span>Hypothetically, a Landlord could “know or have reason to know” about
crime risks based upon police reports, media broadcasts, security assessments, and
tenant complaints, for example.<span style="mso-spacerun: yes;"> </span>The
Court in this case held that in premises liability suits, the Court will limit the
scope of the criminal history to include similar crimes.<span style="mso-spacerun: yes;"> </span>However, when it comes to apartment
communities, property crimes <u>are relevant</u> in terms of foreseeability of
future violent crimes against tenants.<span style="mso-spacerun: yes;"> </span><o:p></o:p></span></div>
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<span style="font-family: "Times New Roman"; font-size: 12.0pt;">In sum, Texas courts may examine the number of
property crimes in an apartment complex to determine whether the criminal acts
of third parties against renters were foreseeable to landlords, and if so, then
the apartment complex and/or managing company may be held liable for damages in
a premises liability suit.<span style="mso-spacerun: yes;"> </span><span style="mso-spacerun: yes;"> </span><span style="mso-spacerun: yes;"> </span><o:p></o:p></span></div>
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<i style="mso-bidi-font-style: normal;"><span style="font-family: "Times New Roman"; font-size: 12.0pt;">This article is intended
for educational and informational purposes only and does not substitute legal
advice.<span style="mso-spacerun: yes;"> </span>If you are in need of real
estate or property legal counsel, please contact my office at (210) 223-4100.<o:p></o:p></span></i></div>
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Trey Wilson Attorney; Trey Wilson San Antonio; San Antonio Real Estate Attorney; Water Lawyer; Real Estate Lawyer in San Antonio; San Antonio Evictions Lawyer; San Antonio HOA lawyerhttp://www.blogger.com/profile/08855669524245659346noreply@blogger.comtag:blogger.com,1999:blog-1015079582365058636.post-16690671601271716182016-01-30T06:07:00.001-08:002016-01-30T06:25:40.660-08:00Property Tax Burden Threatens Texans, Causes Concern<h2 class="posttitle" style="border: 0px solid rgb(18, 57, 95); margin-left: 0px; margin-right: 0px; word-break: break-word;">
<span style="font-family: Georgia, Times New Roman, serif; font-size: small;"><span style="background-color: rgba(255 , 255 , 255 , 0);"><b>Texas homeowners’ plea: Do mess with taxes. </b></span></span></h2>
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<span style="font-family: Georgia, Times New Roman, serif; font-size: small; font-weight: normal;"><span style="background-color: rgba(255, 255, 255, 0); border: 0px solid rgb(18, 57, 95);">By</span><span style="background-color: rgba(255, 255, 255, 0);"> </span><a class="url fn" href="http://m.watchdog.org/site/watchdog/default?url=http%3A%2F%2Fwatchdog.org%2Fauthor%2Fkenricward%2F" rel="author" style="background-color: rgba(255, 255, 255, 0); border: 0px solid rgb(18, 57, 95); text-decoration: none;" title="Posts by Kenric Ward">Kenric Ward</a><span style="background-color: rgba(255, 255, 255, 0);"> </span><span style="background-color: rgba(255, 255, 255, 0); border: 0px solid rgb(18, 57, 95);">/ Note: This article was published by <a href="http://watchdog.org/">watchdog.org</a></span></span></h2>
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</span><span style="background-color: rgba(255 , 255 , 255 , 0);"><span class="st_fblike" st_title="Texas homeowners’ plea: Do mess with taxes" st_url="http://watchdog.org/255245/texas-taxes-homeowners/" style="border: 0px solid rgb(18, 57, 95); word-break: break-word;"></span><span class="st_twitter" st_title="Texas homeowners’ plea: Do mess with taxes" st_url="http://watchdog.org/255245/texas-taxes-homeowners/" st_username="WatchdogOrg" st_via="WatchdogOrg" style="border: 0px solid rgb(18, 57, 95); word-break: break-word;"></span><span class="st_reddit" st_title="Texas homeowners’ plea: Do mess with taxes" st_url="http://watchdog.org/255245/texas-taxes-homeowners/" style="border: 0px solid rgb(18, 57, 95); word-break: break-word;"></span><span class="st_pinterest" st_title="Texas homeowners’ plea: Do mess with taxes" st_url="http://watchdog.org/255245/texas-taxes-homeowners/" style="border: 0px solid rgb(18, 57, 95); word-break: break-word;"></span><span class="st_plusone" st_title="Texas homeowners’ plea: Do mess with taxes" st_url="http://watchdog.org/255245/texas-taxes-homeowners/" style="border: 0px solid rgb(18, 57, 95); word-break: break-word;"></span><span class="st_linkedin" st_title="Texas homeowners’ plea: Do mess with taxes" st_url="http://watchdog.org/255245/texas-taxes-homeowners/" style="border: 0px solid rgb(18, 57, 95); word-break: break-word;"></span><span class="st_email" st_title="Texas homeowners’ plea: Do mess with taxes" st_url="http://watchdog.org/255245/texas-taxes-homeowners/" style="border: 0px solid rgb(18, 57, 95); word-break: break-word;"></span></span></span></div>
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<span style="clear: left; color: black; float: left; font-family: "georgia" , "times new roman" , serif; margin-bottom: 1em; margin-right: 1em;"><img alt="Watchdog.org photo" class="size-full wp-image-255256 p_maxWidth" src="http://watchdog.wpengine.netdna-cdn.com/wp-content/blogs.dir/1/files/2016/01/proptaxprotest_opt.jpg" style="border: 0px; box-sizing: border-box; display: block; margin-left: auto; margin-right: auto; max-width: 300px;" width="100%" /></span><br />
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<span style="background-color: rgba(255 , 255 , 255 , 0); font-family: "georgia" , "times new roman" , serif;"><i>SIGNS OF THE TIMES</i>: Protests over soaring property tax bills are breaking out across Texas.</span></div>
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<span style="background-color: rgba(255 , 255 , 255 , 0); font-family: "georgia" , "times new roman" , serif;">Texans are tiring of the bait and switch on taxes.</span></div>
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<span style="background-color: rgba(255 , 255 , 255 , 0); font-family: "georgia" , "times new roman" , serif;">Without an income tax, but with the sixth-highest property tax burden in the country, the Lone Star State is no longer a low-cost haven for homeowners.</span></div>
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<span style="-webkit-text-size-adjust: auto; background-color: rgba(255, 255, 255, 0);"><span style="border: 0px solid rgb(18 , 57 , 95); font-family: "georgia" , "times new roman" , serif;"><br /></span></span></div>
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<span style="font-family: "georgia" , "times new roman" , serif;"><span style="-webkit-text-size-adjust: auto; background-color: rgba(255, 255, 255, 0);"><span style="border: 0px solid rgb(18, 57, 95); word-break: break-word;">Property taxes have more than doubled over the past 13 years, rising 63 percent faster than population and inflation combined, according to the nonpartisan </span><a href="http://taxfoundation.org/" style="border: 0px solid rgb(18, 57, 95); text-decoration: none; word-break: break-word;">Tax Foundation</a><span style="border: 0px solid rgb(18, 57, 95); word-break: break-word;">. </span></span><span style="background-color: rgba(255, 255, 255, 0);">And the hits just keep on coming.</span></span></div>
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<span style="background-color: rgba(255 , 255 , 255 , 0); font-family: "georgia" , "times new roman" , serif;"><span style="border: 0px solid rgb(18, 57, 95); word-break: break-word;">“The Legislature has cut property taxes four times and no one felt it,” says state </span><a href="https://ballotpedia.org/Dennis_Bonnen" style="border: 0px solid rgb(18, 57, 95); text-decoration: none; word-break: break-word;">Rep. Dennis Bonne</a>n, <span style="border: 0px solid rgb(18, 57, 95); word-break: break-word;">chairman of the House Ways and Means Committee.</span></span></div>
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<span style="background-color: rgba(255 , 255 , 255 , 0); font-family: "georgia" , "times new roman" , serif;">The reason? Local schools and governments aggressively hike property assessments every year, flouting market realities and making a mockery of “flat” tax rates.</span></div>
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<span style="background-color: rgba(255 , 255 , 255 , 0); font-family: "georgia" , "times new roman" , serif;"><span style="border: 0px solid rgb(18, 57, 95); word-break: break-word;">“My neighborhood (assessed values) went up $100,000 on every house,” recalled</span> <a href="http://www.galvestoncountytx.gov/to/Pages/default.aspx" style="border: 0px solid rgb(18, 57, 95); text-decoration: none; word-break: break-word;">Cheryl Johnson</a><span style="border: 0px solid rgb(18, 57, 95); word-break: break-word;">, of Galveston. Those “disproportionate increases” prompted her to run for, and win, the job of county tax assessor.</span></span></div>
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<span style="font-family: "georgia" , "times new roman" , serif;"><span style="-webkit-text-size-adjust: auto; background-color: rgba(255, 255, 255, 0);">Across the state, more Texans are protesting their property tax bills. Nearly 90,000 Bexar County residents filed protests last year – up 70 percent over 2012. </span><span style="background-color: rgba(255, 255, 255, 0);">Documented challenges can knock values down a few thousand dollars, translating into savings of a few hundred dollars. Homeowners wage these battles annually because assessments bounce back up the following year.</span></span></div>
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<span style="background-color: rgba(255 , 255 , 255 , 0); font-family: "georgia" , "times new roman" , serif;">On Wednesday, taxpayers lined up to complain to a Senate Select Committee. More than half the 300-plus attendees were local government officials, along with well-coiffed lobbyists keeping tabs on the simmering tax rebellion.</span></div>
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<span style="background-color: rgba(255 , 255 , 255 , 0); font-family: "georgia" , "times new roman" , serif;">Bonnen, Johnson and others have pitched proposals to ease the pain on Texas property owners:</span></div>
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<span style="font-family: "georgia" , "times new roman" , serif;"><span style="-webkit-text-size-adjust: auto; background-color: rgba(255, 255, 255, 0);"><strong style="border: 0px solid rgb(18, 57, 95); word-break: break-word;">PRICE PAID: </strong><span style="border: 0px solid rgb(18, 57, 95); word-break: break-word;">Johnson favors a one-time assessment based on a property’s sales price. “End of conversation. End of protest,” she says. </span></span><span style="-webkit-text-size-adjust: auto; background-color: rgba(255, 255, 255, 0);">Johnson sees another benefit to this Proposition 13-style freeze that harks back to the landmark initiative in California: “You save $400 million in (county) appraiser costs” and remove subjectivity from the equation, </span><span style="background-color: rgba(255, 255, 255, 0);">she says </span></span></div>
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<span style="font-family: "georgia" , "times new roman" , serif;"><span style="-webkit-text-size-adjust: auto; background-color: rgba(255, 255, 255, 0);"><strong style="border: 0px solid rgb(18, 57, 95); word-break: break-word;">TABOR: </strong><span style="border: 0px solid rgb(18, 57, 95); word-break: break-word;">A</span> <a href="http://thetaborfoundation.org/" style="border: 0px solid rgb(18, 57, 95); text-decoration: none; word-break: break-word;">Taxpayer Bill of Rights</a> <span style="border: 0px solid rgb(18, 57, 95); word-break: break-word;">would restrict government revenue increases to a combination of population growth and inflation. </span></span><span style="background-color: rgba(255, 255, 255, 0);">The cap could be exceeded only if residents vote to raise it in a referendum. “That’s the ultimate in a democratic process,” says Bonnen, R-Angleton.</span></span></div>
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<span style="background-color: rgba(255 , 255 , 255 , 0); font-family: "georgia" , "times new roman" , serif;">The newly expanded homestead exemption shields just 20 percent of the tax bill, sometimes less. Cities are not required to apply the full discount, and most don’t. Austin, for example, sets its exemption at just 6 percent.</span></div>
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<span style="background-color: rgba(255 , 255 , 255 , 0); font-family: "georgia" , "times new roman" , serif;"><span style="border: 0px solid rgb(18, 57, 95); word-break: break-word;">Dale Craymer, president of the</span> <a href="http://www.ttara.org/" style="border: 0px solid rgb(18, 57, 95); text-decoration: none; word-break: break-word;">Texas Taxpayers and Research Association</a><span style="border: 0px solid rgb(18, 57, 95); word-break: break-word;">, favors limits on revenues.</span></span></div>
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<span style="background-color: rgba(255 , 255 , 255 , 0); font-family: "georgia" , "times new roman" , serif;">“When the Legislature tries to limit value by a homestead exemption or appraisal caps, jurisdictions just raise the tax rate. When districts want to avoid tax rate increases, there is great suspicion that they put pressure on the appraisal districts to raise values,” Craymer told Watchdog.org.</span></div>
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<span style="background-color: rgba(255 , 255 , 255 , 0); font-family: "georgia" , "times new roman" , serif;">“Either way, they get all the dollars they want,” he said. “The only effective way to limit property taxes is to limit the growth in revenues from one year to the next.”</span></div>
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<span style="font-family: "georgia" , "times new roman" , serif;"><span style="-webkit-text-size-adjust: auto; background-color: rgba(255, 255, 255, 0);"><span style="border: 0px solid rgb(18, 57, 95); word-break: break-word;">San Antonio Councilman</span> <a href="https://ballotpedia.org/Ron_Nirenberg" style="border: 0px solid rgb(18, 57, 95); text-decoration: none; word-break: break-word;">Ron Nirenberg</a><span style="border: 0px solid rgb(18, 57, 95); word-break: break-word;">, like local leaders across Texas, says his city needs evermore tax revenue for “investment.” "</span></span><span style="background-color: rgba(255, 255, 255, 0);">We’re falling further behind on infrastructure. Growth is outstripping revenue,” he told Watchdog. The growth is fueled in part by San Antonio’s ongoing, expansive annexation agenda.</span></span></div>
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<span style="background-color: rgba(255 , 255 , 255 , 0); font-family: "georgia" , "times new roman" , serif;">Nirenberg acknowledges that the Alamo City is receiving record state appropriations for transportation projects. And the Bexar County appraiser is raising taxable values on existing properties an average of 10.7 percent this year. The San Antonio Board of Realtors reported that the average home price rose 5.4 percent from January to November 2015 — half the rate of increase pegged by the county appraiser for 2016.</span></div>
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<span style="background-color: rgba(255 , 255 , 255 , 0); font-family: "georgia" , "times new roman" , serif;">Offering no homestead exemption protection to its residents, San Antonio expects to reap a $25 million tax windfall through higher appraised values.</span></div>
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<span style="background-color: rgba(255 , 255 , 255 , 0); font-family: "georgia" , "times new roman" , serif;">Still, it’s not enough. The city plans to take on more debt by floating another nine-figure bond issue in 2017. Financing would come from future property tax revenue.</span></div>
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<span style="background-color: rgba(255 , 255 , 255 , 0); font-family: "georgia" , "times new roman" , serif;">“Property taxes are growing far faster than Texans’ paychecks,” said Peggy Venable, policy and legislative director at the Americans for Prosperity Foundation of Texas. “The rate local governments can increase property taxes should be lowered to no more than 5 percent, and voter approval required to exceed that amount.”</span></div>
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<span style="background-color: rgba(255 , 255 , 255 , 0); font-family: "georgia" , "times new roman" , serif;"><b>Could Texas be morphing into a high-tax state like New Jersey?</b></span></div>
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<span style="background-color: rgba(255 , 255 , 255 , 0); font-family: "georgia" , "times new roman" , serif;"><span style="border: 0px solid rgb(18, 57, 95); word-break: break-word;">Jonathan Williams, a policy expert at the </span><a href="http://www.alec.org/" style="border: 0px solid rgb(18, 57, 95); text-decoration: none; word-break: break-word;">American Legislative Exchange Council</a><span style="border: 0px solid rgb(18, 57, 95); word-break: break-word;">, noted that in 1965 the Garden State had no income tax or sales tax, and very high property taxes. </span></span><strong style="background-color: rgba(255, 255, 255, 0); border: 0px solid rgb(18, 57, 95); font-family: georgia, 'times new roman', serif;">“</strong><span style="background-color: rgba(255 , 255 , 255 , 0); border: 0px solid rgb(18 , 57 , 95); font-family: "georgia" , "times new roman" , serif;">Now New Jersey has some of the highest taxes on all three. Failure to control spending is the Achilles’ heel,” he said.</span></div>
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<span style="background-color: rgba(255 , 255 , 255 , 0); font-family: "georgia" , "times new roman" , serif;"><span style="border: 0px solid rgb(18, 57, 95); word-break: break-word;">The co-author of the report,</span> <a href="http://www.alec.org/publication/rich-states-poor-states/" style="border: 0px solid rgb(18, 57, 95); text-decoration: none; word-break: break-word;">“Rich States, Poor States,”</a> <span style="border: 0px solid rgb(18, 57, 95); word-break: break-word;">warned against any proposals that simply shift tax burdens.</span></span></div>
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<span style="background-color: rgba(255 , 255 , 255 , 0); font-family: "georgia" , "times new roman" , serif;">“There’s risk in any approach by states to lower local property taxes. Spending must equal taxation and competitiveness requires property tax restraint,” Williams said. “Subsidizing spenders is a moral hazard.”</span></div>
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<span style="-webkit-text-size-adjust: auto; background-color: rgba(255, 255, 255, 0);"><em style="border: 0px solid rgb(18, 57, 95); word-break: break-word;">Kenric Ward writes for the Texas Bureau of Watchdog.org. Contact him at </em><a href="mailto:kward@watchdog.org" style="border: 0px solid rgb(18, 57, 95); text-decoration: none; word-break: break-word;"><em style="border: 0px solid rgb(18, 57, 95); word-break: break-word;">kward@watchdog.org</em></a><em style="border: 0px solid rgb(18, 57, 95); word-break: break-word;">. </em></span></span></div>
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Trey Wilson Attorney; Trey Wilson San Antonio; San Antonio Real Estate Attorney; Water Lawyer; Real Estate Lawyer in San Antonio; San Antonio Evictions Lawyer; San Antonio HOA lawyerhttp://www.blogger.com/profile/08855669524245659346noreply@blogger.com0tag:blogger.com,1999:blog-1015079582365058636.post-43403566779120804502016-01-14T06:52:00.000-08:002016-01-14T06:52:25.566-08:00Feds to Track Secret Buyers of High End Real Estate, Starting in Manhattan and Miami<span style="font-family: Georgia, Times New Roman, serif;">Trey Wilson San Antonio Texas Real Estate Attorney, <a href="http://www.sanantoniorealestatelawyer.com/" target="_blank">Trey Wilson Real Estate Lawyer in San Antonio</a> wrote: </span><br />
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<span style="font-family: Georgia, Times New Roman, serif;">In case you missed it on<a href="http://www.cbsnews.com/videos/feds-crack-down-on-secret-high-end-real-estate-sales/" target="_blank"> CBS News this Mornin</a>g, the federal government is cracking down on secret, high-end real estate purchases. </span></div>
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<span style="font-family: Georgia, Times New Roman, serif;">From the <a href="http://www.nytimes.com/" target="_blank">New York Times</a>: By <a href="http://topics.nytimes.com/top/reference/timestopics/people/s/louise_story/index.html?action=click&contentCollection=U.S.&module=Byline&region=Header&pgtype=article" target="_blank">Louise Story.</a></span></div>
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<span style="font-family: Georgia, Times New Roman, serif;"><span style="color: #333333; font-size: 16px;">Concerned about illicit money flowing into luxury real estate, the </span><a href="https://www.fincen.gov/news_room/nr/pdf/20160113.pdf" style="color: #326891; font-size: 16px;">Treasury Department said Wednesday</a><span style="color: #333333; font-size: 16px;"> </span><span style="color: #333333; font-size: 16px;">that it would begin identifying and tracking secret buyers of high-end properties.</span></span></div>
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<span style="font-family: Georgia, Times New Roman, serif;"><span style="color: #333333; font-size: 16px;">The initiative will start in two of the nation’s major destinations for global wealth:</span><span style="color: #333333; font-size: 16px;"> </span><a href="http://topics.nytimes.com/top/classifieds/realestate/locations/newyork/newyorkcity/manhattan/?inline=nyt-geo" style="color: #326891; font-size: 16px;" title="Find Real Estate listings and community news for New York City">Manhattan</a><span style="color: #333333; font-size: 16px;"> </span><span style="color: #333333; font-size: 16px;">and Miami-Dade County. It will shine a light on the darkest corner of the real estate market: all-cash purchases made by shell companies that often shield purchasers’ identities.</span></span></div>
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<span style="color: #333333; font-size: 16px;"><span style="font-family: Georgia, Times New Roman, serif;">It is the first time the federal government has required real estate companies to disclose names behind cash transactions, and it is likely to send shudders through the real estate industry, which has benefited enormously in recent years from a building boom increasingly dependent on wealthy, secretive buyers.</span></span></div>
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<span style="color: #333333; font-size: 16px;"><span style="font-family: Georgia, Times New Roman, serif;">The initiative is part of a broader federal effort to increase the focus on money laundering in real estate. Treasury and federal law enforcement officials said they were putting greater resources into investigating luxury real estate sales that involve shell companies like limited liability companies, often known as L.L.C.s; partnerships; and other entities.</span></span></div>
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<span style="color: #333333; font-family: Georgia, Times New Roman, serif;">Read the full article <a href="http://nyti.ms/1Oia3JH" target="_blank">HERE</a>.</span>Trey Wilson Attorney; Trey Wilson San Antonio; San Antonio Real Estate Attorney; Water Lawyer; Real Estate Lawyer in San Antonio; San Antonio Evictions Lawyer; San Antonio HOA lawyerhttp://www.blogger.com/profile/08855669524245659346noreply@blogger.com0tag:blogger.com,1999:blog-1015079582365058636.post-74722316674690842222016-01-02T07:26:00.003-08:002016-01-02T07:26:55.710-08:00Public vs. Private Roadways: The Distinction is Not Always Clear<a href="http://2.bp.blogspot.com/-eC_aF4dy6wE/VofhtUW_1VI/AAAAAAAAH0Y/p-JPMzJJzK4/s1600/Texas%2Bcaliche%2Broad.jpg" imageanchor="1" style="clear: left; float: left; margin-bottom: 1em; margin-right: 1em;"><img border="0" height="204" src="http://2.bp.blogspot.com/-eC_aF4dy6wE/VofhtUW_1VI/AAAAAAAAH0Y/p-JPMzJJzK4/s320/Texas%2Bcaliche%2Broad.jpg" width="320" /></a><br />
<a href="http://www.sa-law.com/" style="text-align: justify;" target="_blank">Trey Wilson San Antonio Texas </a><a href="http://www.sanantoniorealestatelaw.com/" style="text-align: justify;" target="_blank">Real Estate Attorney, Trey Wilson</a><span style="text-align: justify;"> </span><a href="http://www.sanantoniorealestatelawyer.com/" style="text-align: justify;" target="_blank">Real Estate Lawyer in San Antonio </a><span style="text-align: justify;">wrote:</span><br />
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Roadway use disputes are common in Texas, because we Texans love our land, and because access to real estate is essential to the value and utility of land. Often, roadway access disputes turn on the private versus public character of a given road. However, making the distinction between public and private is not always an easy task under Texas law. </div>
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Under section <a href="http://www.statutes.legis.state.tx.us/Docs/TN/htm/TN.251.htm#251.002" target="_blank">251.002 of the Transportation Code</a>, a public road is defined as follows: <i>"A public road or highway that has been laid out and established according to law and that has not been discontinued is a public road."</i> Tex. Transp. Code Ann. § 251.002. But, the <a href="http://www.txcourts.gov/supreme.aspx" target="_blank">Texas Supreme Court </a>has recognized that there do exist other manners in which a road may become public: </div>
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<i>All roads which have been laid out and established by authority of the commissioners' courts are public roads. . . . A road not originally established under the statute may become public by long-continued use and adoption as such by the county commissioners with the assent of the owner or by prescription. A road may also become public, in the sense that the public have the right to use it, by dedication. </i></blockquote>
<a href="https://scholar.google.com/scholar_case?about=14718259826864655464&q=Worthington+v.+Wade&hl=en&as_sdt=4,44" target="_blank"><em>Worthington v</em>.<em> Wade</em></a>, 17 S.W. 520, 521 (1891).<br />
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<b>How Can a Roadway Become Public?</b></div>
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Though asked to resolve a different issue (i<i>.e.</i> whether a Texas county can expend public funds to maintain a private road), the <a href="https://www.texasattorneygeneral.gov/" target="_blank">Texas Attorney General</a> (<a href="http://www.cornyn.senate.gov/public/" target="_blank">John Cornyn</a> at the time) in <a href="https://texasattorneygeneral.gov/opinions/opinions/49cornyn/op/2002/htm/jc0503.htm" target="_blank">Opinion No. JC-0503 (2002)</a> provided an excellent analysis of how a private roadway can become public. I</div>
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highly recommend reading that opinion if this topic interests you. In short, the AG observed that private roads may become public in the following manners:</div>
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</div>
<ul>
<li>Establishment of a new road or changing an existing road under statue (Texas Transportation Code)</li>
<li>Ordering that a road in a subdivision be improved (and upon taking the associated mandatory procedural steps)</li>
<li>Purchasing or condemning land (through eminent domain powers) for roadway purposes</li>
<li>Dedication (by a private owner) of a roadway to public use - this dedication can be express or implied</li>
<li><span style="background-color: white; text-align: -webkit-left;">Easement by prescription to the public by operation of law (a private road becomes part of the public domain after long and continuous usage by the public. </span></li>
</ul>
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<b>Determining Public vs. Private: Fact Issues Fertile for Dispute</b></div>
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Given the factors identified above, there exists fertile ground for creative legal argument over whether the history of a given road lends itself to "conversion" from private to public. This, of course, is a fact-specific determination, and each case is different because the history of each road is unique.</div>
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In my experience, legal arguments over whether a roadway is public or private tend to focus on three very general factors (each with various sub-factors): </div>
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1. <u>origin</u> of the roadway (who built it); </div>
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2. <u>financial responsibility</u> for the road's maintenance (who has the economic burden of repairing and maintaining it); and</div>
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3. <u>access</u> (who actually and historically uses the roadway and for what purposes). </div>
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Most often, the issue of ORIGIN is easily determined. However, this factor is not dispositive. If a city, county or other governmental entity used public funds to construct the roadway, then it is almost certainly a public roadway. However, the converse is not true. That is, just because a developer or private citizen paid-for roadway construction does not necessarily mean that the roadway is private (see above).</div>
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The FINANCIAL RESPONSIBILITY factor is also fairly straight-forward, but can also be tricky. Roads with private origins frequently contain express provisions (contained in restrictive covenants or in the language of plats or deeds) requiring those who benefit from (use) a given road to pay for its maintenance. Roadway Maintenance Agreements are somewhat common in rural Texas, while more urban subdivisions generally enjoy (or are burdened by) deed restrictions requiring property owners within that subdivision (or their Homeowners Association) to maintain the interior roadways. Sometimes, however, (particularly in the absence of gates), a broader class of persons uses a roadway, while those whom it was originally intended to benefit foot the maintenance bill. Generally speaking (and with one minor exception), cities and counties cannot maintain private roads. Thus, when a road is generally accessed by the public, but has not become public, then a small group of owners (or perhaps nobody0 is saddled with the burden of maintaining a roadway that now benefits many.</div>
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Thus, ACCESS is the generally the most controversial factor (for a variety of reasons). <i>First</i>, individuals with private obligations to maintain a roadway can be unreasonably burdened when that roadway is used by a much wider class of persons (or vehicles) than was originally intended. This scenario frequently occurs when new development abuts long-time, existing development whose occupants have enjoyed very little use of a private roadway. <i>Second</i>, where the public or other commercial traffic frequently traverses a private roadway over a long period of time, that roadway can lose its private character even if it doesn't "feel" like conditions have changed all that much. That is, the public or "non-exclusive" use of a roadway does not have a "traffic count" threshold (i.e. if even just a handful of public drivers continuously use the roadway over an extended period, the shift to public may not seem all that great). In this respect, the conversion of a road from private to public can come as a surprise. <i>Third</i>, those parties or landowners for whose benefit the roadway was originally constructed may have an inability to restrict access. Thus, even if the owner of a quiet and somewhat private tract adamantly opposes use of the road by any of the public, he or she is often unable to restrict access by way of a gate or otherwise. </div>
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Roadway disputes are frequently expensive, lengthy and emotionally charged. But they are of great significance due to the tremendous impact that access has on the value of real estate. </div>
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Trey Wilson Attorney; Trey Wilson San Antonio; San Antonio Real Estate Attorney; Water Lawyer; Real Estate Lawyer in San Antonio; San Antonio Evictions Lawyer; San Antonio HOA lawyerhttp://www.blogger.com/profile/08855669524245659346noreply@blogger.com0tag:blogger.com,1999:blog-1015079582365058636.post-10224430582172464122015-12-31T09:01:00.002-08:002016-01-02T07:31:39.784-08:00Homeowners vs. Golf Courses: Real Estate Showdown in Palm Springs<a href="http://2.bp.blogspot.com/-6SoxNx2MM38/VoftRzWtGgI/AAAAAAAAH0o/6tgD8nN4IWg/s1600/Golf%2Bcourse%2Bencroachment.jpg" imageanchor="1" style="clear: right; float: right; margin-bottom: 1em; margin-left: 1em;"><img border="0" height="210" src="http://2.bp.blogspot.com/-6SoxNx2MM38/VoftRzWtGgI/AAAAAAAAH0o/6tgD8nN4IWg/s320/Golf%2Bcourse%2Bencroachment.jpg" width="320" /></a><span style="font-family: Georgia, Times New Roman, serif;"><a href="http://www.sanantoniorealestatelaw.com/" target="_blank">Trey Wilson San Antonio Texas Real Estate Attorney</a>, <a href="http://www.sanantoniorealestatelawyer.com/" target="_blank">Trey Wilson Real Estate Lawyer in San Antonio</a> wrote:</span><br />
<span style="font-family: Georgia, Times New Roman, serif;"><br /></span>
<span style="font-family: Georgia, Times New Roman, serif;">There are few things that I enjoy more than playing a mediocre round of golf (which is pretty much my best round of golf) in an idyllic setting with friends or clients. One of those things, however, is a good, old-fashioned fight over the highest and best use of land, and access to private property. Especially when both sides are well-funded and have valid legal points and principles.</span><br />
<span style="font-family: Georgia, Times New Roman, serif;"><br /></span>
<span style="font-family: Georgia, Times New Roman, serif;">A recent article in <a href="http://www.golfdigest.com/" target="_blank">Golf Digest</a> highlights the conflicts that can arise when you combine land scarcity and wealthy homeowner expectations with the economics of golf courses and real estate prices.</span><br />
<span style="font-family: Georgia, Times New Roman, serif;"><br /></span>
<span style="font-family: Georgia, Times New Roman, serif;">The fight between <span style="background-color: white; color: #282828;">Rancho Mirage Country Club's owners and neighboring homeowners (and their HOA) is indicative of the tensions that can arise in any community struggling with prioritizing competing interests in determining the most beneficial land use (i.e profits) </span></span><br />
<span style="background-color: white; color: #282828;"><span style="font-family: Georgia, Times New Roman, serif; font-size: large;"><br /></span></span>
<span style="font-family: Georgia, Times New Roman, serif; font-size: large;"><span style="background-color: white; color: #282828;">Read the story here: </span><span style="letter-spacing: -0.01em;"><a href="http://www.golfdigest.com/story/rifts-growing-between-homeowners-golf-courses-in-californias-palm-springs-area?mbid=social_facebook" style="letter-spacing: -0.01em;" target="_blank">Rifts growing between homeowners, golf courses in California’s Palm Springs area</a></span></span><br />
<span style="font-family: Georgia, Times New Roman, serif; font-size: large;"><br /></span>
<span style="font-family: Georgia, Times New Roman, serif; font-size: large;">Here's another take on the dispute (with video) by <a href="http://www.desertsun.com/" target="_blank">the Desert Sun</a>: <span style="color: #333333;"><a href="http://www.desertsun.com/story/sports/golf/2015/09/19/rancho-mirage-country-club-golf/72464046/" target="_blank">Rancho Mirage Country Club: dead course, unknown future</a></span></span>Trey Wilson Attorney; Trey Wilson San Antonio; San Antonio Real Estate Attorney; Water Lawyer; Real Estate Lawyer in San Antonio; San Antonio Evictions Lawyer; San Antonio HOA lawyerhttp://www.blogger.com/profile/08855669524245659346noreply@blogger.com0tag:blogger.com,1999:blog-1015079582365058636.post-18265594474073629402015-12-08T11:22:00.000-08:002016-01-02T07:33:28.559-08:00Are You a Landlord or Property Manager in Need of a Real Estate Lawyer in San Antonio, Texas? <a href="http://www.sa-law.com/" target="_blank">Trey Wilson</a> <a href="http://www.sanantoniorealestatelaw.com/" target="_blank">San Antonio Texas Real Estate Attorney</a>, Trey Wilson <a href="http://www.sanantoniorealestatelawyer.com/" target="_blank">Real Estate Lawyer in San Antonio</a> wrote: <br />
<br />
Check out my new video short for Landlord-Tenant law. Call me if you are a Landlord who needs legal assistance the San Antonio, Texas area.<br />
<br />
<div class="separator" style="clear: both; text-align: center;">
<iframe allowfullscreen='allowfullscreen' webkitallowfullscreen='webkitallowfullscreen' mozallowfullscreen='mozallowfullscreen' width='320' height='266' src='https://www.blogger.com/video.g?token=AD6v5dwsH0ieHhe6SjM47lrPKHHmyMht2VuXzopJ5IcvvRy5PfMZ52Gqd61P-Iq8CCA5PN8OPPxF8YJ-nXIjpFRhXg' class='b-hbp-video b-uploaded' frameborder='0'></iframe></div>
Trey Wilson Attorney; Trey Wilson San Antonio; San Antonio Real Estate Attorney; Water Lawyer; Real Estate Lawyer in San Antonio; San Antonio Evictions Lawyer; San Antonio HOA lawyerhttp://www.blogger.com/profile/08855669524245659346noreply@blogger.com0tag:blogger.com,1999:blog-1015079582365058636.post-29977334788904085952015-12-02T09:03:00.000-08:002015-12-02T09:03:00.865-08:00SELLER'S DUTY TO DISCLOSE PROPERTY CONDITION IS ONGOING UNDER TEXAS COURT RULING<div style="text-align: justify;">
<span style="font-family: Georgia, Times New Roman, serif;"><a href="http://www.sanantoniorealestatelawyer.com/" target="_blank">Trey Wilson San Antonio Texas Real Estate Attorney</a>, <a href="http://www.sa-law.com/" target="_blank">Trey Wilson</a> <a href="http://www.sanantoniorealestatelaw.com/" target="_blank">Real Estate Lawyer in San Antonio</a> wrote:</span></div>
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<span style="font-family: Georgia, Times New Roman, serif;"><br /></span></div>
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<span style="font-family: Georgia, Times New Roman, serif;">I have written many times about the obligation of a Seller of residential real estate in Texas to disclose, in writing, material facts about the condition of property being sold. This obligation has been codified at <a href="http://www.statutes.legis.state.tx.us/Docs/PR/htm/PR.5.htm#5.008" target="_blank">Section 5.008 of the Texas Property Code</a>, which requires the disclosures to be written, signed by the Seller, and delivered to the Buyer at or prior to closing of a purchase/sale of real estate. </span></div>
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<span style="font-family: Georgia, Times New Roman, serif;"><br /></span></div>
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<span style="font-family: Georgia, Times New Roman, serif;">Section 5.008(d) expressly requires the disclosure notice to be "<i><b>completed to the best of the Seller's belief and knowledge as of the date the notice is completed by the Seller."</b></i></span></div>
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<i><b><span style="font-family: Georgia, Times New Roman, serif;"><br /></span></b></i></div>
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<span style="font-family: Georgia, Times New Roman, serif;">Under the plain language of Section 5.008, it may appear that, so long as the disclosures are true when completed by the Seller and delivered to the Buyer, the Seller has fully complied with his legal obligations. A <a href="https://scholar.google.com/scholar_case?case=14888151894400090432&q=birdwell+disclosure&hl=en&as_sdt=4,44" target="_blank">recent (2014) court decision</a> from the <a href="http://www.txcourts.gov/11thcoa.aspx" target="_blank">11th Court of Appeals of Texas</a> warns that this is not the case, and that a Seller has an ongoing duty to disclose conditions that occur following the date that the disclosures are completed by the Seller, and which render the disclosures to be incomplete or untrue.</span></div>
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<span style="font-family: Georgia, Times New Roman, serif;"><br /></span></div>
<div style="text-align: justify;">
<span style="font-family: Georgia, Times New Roman, serif;">In that case, <a href="http://law.justia.com/cases/texas/eleventh-court-of-appeals/2014/11-12-00200-cv.html" target="_blank">Domel v. Birdwell</a>, the Eastland Court of Appeals considered damages caused by</span><span style="color: #222222; font-family: Georgia, 'Times New Roman', serif; line-height: 22px;"> a hail storm and flooding that had occurred <i><b>after</b></i> the Seller's completion of the required disclosures, but <i><b>before</b></i> the time that the Seller delivered such disclosures to the Buyer. </span></div>
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<span style="color: #222222; font-family: Georgia, 'Times New Roman', serif; line-height: 22px;"><br /></span></div>
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<span style="color: #222222; font-family: Georgia, 'Times New Roman', serif; line-height: 22px;">The Seller failed to update the disclosures, which denied flooding, roof damage and insurance claims -- none of which had occurred when the disclosures were completed the year before the sale. However, by the time that the ultimate Buyer came along, these events had all occurred, and the Seller simply delivered the "old" disclosures without updating them to include the flood and roof damages.</span></div>
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<span style="color: #222222; font-family: Georgia, 'Times New Roman', serif; line-height: 22px;"><br /></span></div>
<div style="text-align: justify;">
<span style="font-family: Georgia, 'Times New Roman', serif;"><span style="color: #222222;"><span style="line-height: 22px;">Among many unsuccessful arguments made by the Seller </span></span> was a claim that the statutory duty of disclosure -- and Section 5.008 in particular -- contains no obligation to update information. While technically true if one were to read Section 5.008(d) in a vacuum, this argument failed.</span></div>
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<span style="font-family: Georgia, Times New Roman, serif;"><br /></span></div>
<div style="text-align: justify;">
<span style="font-family: Georgia, Times New Roman, serif;">Instead, the Court found that a common-law obligation to update information arises from the fact that the earlier representation -- even if true when made -- becomes untrue and only "partial" based upon the new development. That is, <span style="background-color: white;"><span style="color: #222222;"><span style="line-height: 22px;">when one makes a representation, he has a duty to disclose new information when he is aware the new information makes the earlier representation misleading or untrue. Untrue and partial representations are actionable under Texas law.</span></span></span></span></div>
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<span style="font-family: Georgia, Times New Roman, serif;"><span style="background-color: white;"><span style="color: #222222;"><span style="line-height: 22px;">Here's another informative excerpt from the case:</span></span></span></span></div>
<blockquote class="tr_bq" style="text-align: justify;">
<span style="font-family: Georgia, Times New Roman, serif;"><b>In addition, as the <i>Prudential</i> court and several other Texas courts have noted, a general duty to disclose information in an arm's-length business transaction may arise when a party makes a partial <span style="background-color: #ffffcc; color: black;">disclosure</span> that, although true, conveys a false impression. <a href="https://scholar.google.com/scholar_case?case=7315748202776831433&q=birdwell+disclosure&hl=en&as_sdt=4,44" style="color: #660099;"><i>Prudential Ins.,</i> 896 S.W.2d at 162</a>; <i>see, e.g., </i><a href="https://scholar.google.com/scholar_case?case=12914932080772847859&q=birdwell+disclosure&hl=en&as_sdt=4,44" style="color: #660099;"><i>Bradford,</i>48 S.W.3d at 755-56</a>; <a href="https://scholar.google.com/scholar_case?case=1263955204808204845&q=birdwell+disclosure&hl=en&as_sdt=4,44" style="color: #660099;"><i>Hoggett v. Brown,</i> 971 S.W.2d 472, 487 (Tex. App.-Houston [14th Dist.] 1997, pet. denied)</a>; <a href="https://scholar.google.com/scholar_case?case=10439204058488228343&q=birdwell+disclosure&hl=en&as_sdt=4,44" style="color: #660099;"><i>Ralston Purina,</i> 850 S.W.2d at 636</a>.</b> </span></blockquote>
<blockquote class="tr_bq" style="text-align: justify;">
<b><span style="font-family: Georgia, Times New Roman, serif;">A corollary principle is that, when there is a duty to speak, silence may be as misleading as a positive misrepresentation of existing facts. <a href="https://scholar.google.com/scholar_case?case=6170442111298934101&q=birdwell+disclosure&hl=en&as_sdt=4,44" style="color: #660099;"><i>Smith,</i> 585 S.W.2d at 658</a> (citing <a href="https://scholar.google.com/scholar_case?case=1177109847099786141&q=birdwell+disclosure&hl=en&as_sdt=4,44" style="color: #660099;"><i>Rowntree v. Rice,</i> 426 S.W.2d 890 (Tex. Civ. App.-San Antonio 1968, writ ref'd n.r.e</a>.)). Silence, therefore, can be equivalent to a false representation when there is a duty to speak and the party deliberately remains silent. <a href="https://scholar.google.com/scholar_case?case=12914932080772847859&q=birdwell+disclosure&hl=en&as_sdt=4,44" style="color: #660099;"><i>Bradford,</i> 48 S.W.3d at 755</a>; <a href="https://scholar.google.com/scholar_case?case=12724198017470793687&q=birdwell+disclosure&hl=en&as_sdt=4,44" style="color: #660099;"><i>SmithKline Beecham Corp. v. Doe,</i> 903 S.W.2d 347, 353 (Tex. 1995)</a>; <a href="https://scholar.google.com/scholar_case?case=6170442111298934101&q=birdwell+disclosure&hl=en&as_sdt=4,44" style="color: #660099;"><i>Smith,</i> 585 S.W.2d at 658</a>.</span></b></blockquote>
<div style="text-align: justify;">
Since the <a href="http://data.scotxblog.com/scotx/no/14-1083" target="_blank">Texas Supreme Court has declined to review the Birdwell case</a>, the Eastland Court's holding will not be disturbed, and Sellers and their agents should be aware of the duty to update disclosures based on changed conditions.</div>
Trey Wilson Attorney; Trey Wilson San Antonio; San Antonio Real Estate Attorney; Water Lawyer; Real Estate Lawyer in San Antonio; San Antonio Evictions Lawyer; San Antonio HOA lawyerhttp://www.blogger.com/profile/08855669524245659346noreply@blogger.com0tag:blogger.com,1999:blog-1015079582365058636.post-45075526631146587962015-11-10T05:13:00.000-08:002016-01-02T07:29:41.119-08:00TREC Adopts New Form for "Information About Broker Services" - to Take Effect on 2/1/16<div style="text-align: justify;">
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<span style="font-family: "arial";"><a href="http://www.sa-law.com/"><span style="color: #420178;">Trey Wilson</span></a> <a href="http://www.sanantoniorealestatelaw.com/"><span style="color: #420178;">San
Antonio Texas Real Estate Attorney</span></a>, T<a href="http://www.sanantoniorealestatelawyer.com/"><span style="color: #420178;">rey
Wilson Real Estate Lawyer in San Antonio</span></a> wrote:<o:p></o:p></span></div>
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<span style="font-family: "arial";">The <a href="http://www.trec.texas.gov/"><span style="color: #0000e9;">Texas Real Estate Commission</span></a> met on November
2, 2015, and <span style="color: #10131a;">approved all of the proposed
changes to the promulgated TREC contract forms. Use of these new contract
forms will become mandatory for all TREC licensees on January 1, 2016.</span><o:p></o:p></span></div>
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<span style="color: #10131a; font-family: "arial";">In addition, <a href="https://www.trec.state.tx.us/agencyinfo/commissioners.asp"><span style="color: #420178;">the Commissioners</span></a> adopted a new form for the
"Information About Broker Services" disclosure. The new form
will go into effect on February 1, 2016, and can be found <a href="http://www2.trec.state.tx.us/TrecInternet/Uploads/Draft/IABS%201-0.pdf"><span style="color: #420178;">HERE</span></a>. The "old" IABS form was
adopted in October 2011.</span><span style="color: #10131a; font-family: "arial";"> </span></div>
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<span style="font-family: "arial" , "helvetica" , sans-serif;"><span style="color: #141823; font-family: "arial" , "helvetica" , sans-serif;">The new form contains clear consumer notices related to the duties of brokers-- and to the respective parties -- as follows:</span></span></div>
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<b><span style="color: #fb0007;"><span style="font-family: "arial" , "helvetica" , sans-serif;">A BROKER’S MINIMUM DUTIES REQUIRED BY
LAW (A client is the person or party that the broker represents):</span></span></b> </blockquote>
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<ul>
<li><span style="font-family: "arial" , "helvetica" , sans-serif;"><b><span style="color: #fb0007;">Put
the interests of the client above all others, including the broker’s own
interests;</span></b></span> </li>
</ul>
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</div>
</blockquote>
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<ul>
<li><span style="font-family: "arial" , "helvetica" , sans-serif;"><b><span style="color: #fb0007;">Inform
the client of any material information about the property or transaction
received by the broker;</span></b></span> </li>
</ul>
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<blockquote class="tr_bq">
<ul>
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<span style="color: #141823; font-family: "arial" , "helvetica" , sans-serif; text-align: justify;">The new form also contains a written recommendation that agreements with brokers should be in writing:</span></div>
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<b><span style="color: #fb0007;"><span style="font-family: "arial" , "helvetica" , sans-serif;">TO AVOID
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<!--[if !supportLists]--><span style="font-family: "arial" , "helvetica" , sans-serif;"><span style="mso-list: Ignore;">•<span style="font-style: normal; font-variant: normal; font-weight: normal; line-height: normal;"> </span></span><b><span style="color: #fb0007;">Who will pay the broker for services provided
to you, when payment will be made and how the payment will be calculated.</span></b></span></div>
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<span style="font-family: "arial" , "helvetica" , sans-serif;">Another significant feature is a space for real estate licensees to provide all parties with contact information (as opposed to just a signature)</span></span></div>
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<b><span style="color: #fb0007;"><span style="font-family: "arial" , "helvetica" , sans-serif;">LICENSE HOLDER CONTACT INFORMATION:
This notice is being provided for information purposes. It does not create an
obligation for you to use the broker’s services. Please acknowledge receipt of
this notice below and retain a copy for your records. </span></span></b></blockquote>
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Trey Wilson Attorney; Trey Wilson San Antonio; San Antonio Real Estate Attorney; Water Lawyer; Real Estate Lawyer in San Antonio; San Antonio Evictions Lawyer; San Antonio HOA lawyerhttp://www.blogger.com/profile/08855669524245659346noreply@blogger.com0tag:blogger.com,1999:blog-1015079582365058636.post-39827015272109317452015-11-01T20:49:00.001-08:002015-12-08T11:25:26.559-08:00Have You Been the Victim of Real Estate Fraud? <div class="separator" style="clear: both; text-align: center;">
<a href="http://www.sanantoniorealestatelawyer.com/" target="_blank">San Antonio Real Estate Lawyer Trey Wilson</a> wrote: Check out my new video short on real estate fraud. I prosecute and defend lawsuits alleging fraud in a real estate transaction, fraudulent concealment and fraud by non-disclosure.</div>
<div class="separator" style="clear: both; text-align: center;">
<br /></div>
<div class="separator" style="clear: both; text-align: center;">
<iframe allowfullscreen='allowfullscreen' webkitallowfullscreen='webkitallowfullscreen' mozallowfullscreen='mozallowfullscreen' width='320' height='266' src='https://www.blogger.com/video.g?token=AD6v5dxSpwPjUTOu__egjkG1ET8a-TqPGbGtZlzB-YIDHS42XuPx0wEFmig1t9eK7Jox9kdj6CiZnOB3FMJjbedhQA' class='b-hbp-video b-uploaded' frameborder='0'></iframe></div>
<br />Trey Wilson Attorney; Trey Wilson San Antonio; San Antonio Real Estate Attorney; Water Lawyer; Real Estate Lawyer in San Antonio; San Antonio Evictions Lawyer; San Antonio HOA lawyerhttp://www.blogger.com/profile/08855669524245659346noreply@blogger.com0tag:blogger.com,1999:blog-1015079582365058636.post-31323091134159364772015-10-31T09:02:00.004-07:002015-10-31T09:02:57.502-07:00New Form for Seller's Disclosures Required as of 1/1/2016<div class="separator" style="clear: both; text-align: center;">
<a href="http://3.bp.blogspot.com/-SGQAQqKdgeI/VjTl_7x6t2I/AAAAAAAAEW4/7AedIR-nBh0/s1600/change%2Bahead.jpg" imageanchor="1" style="clear: right; float: right; margin-bottom: 1em; margin-left: 1em;"><img border="0" height="240" src="http://3.bp.blogspot.com/-SGQAQqKdgeI/VjTl_7x6t2I/AAAAAAAAEW4/7AedIR-nBh0/s320/change%2Bahead.jpg" width="320" /></a></div>
<span style="font-family: Georgia, Times New Roman, serif;"><a href="http://www.sa-law.com/" target="_blank">Trey Wilson</a> <a href="http://www.sanantoniorealestatelawyer.com/" target="_blank">San Antonio Texas Real Estate Attorney</a>, <a href="http://www.sanantoniorealestatelaw.com/" target="_blank">Trey Wilson Real Estate Lawyer in San Antonio</a> wrote: </span><br />
<span style="font-family: Georgia, Times New Roman, serif;"><br /></span>
<div style="text-align: justify;">
<span style="font-family: Georgia, Times New Roman, serif;">I frequently write and speak about the importance of the proper and accurate completion of Seller's Disclosure Notices. Such notices are required by <a href="http://www.statutes.legis.state.tx.us/Docs/PR/htm/PR.5.htm#5.008" target="_blank">Section 5.008 of the Texas Property Code</a>, which requires that the Disclosures be:</span></div>
<br />
<ul>
<li style="text-align: justify;"><span style="font-family: Georgia, Times New Roman, serif;">signed by the Seller;</span></li>
<li style="text-align: justify;"><span style="font-family: Georgia, Times New Roman, serif;">delivered to a Buyer at or prior to the time that a purchase contract is entered; and </span></li>
<li style="text-align: justify;"><span style="font-family: Georgia, Times New Roman, serif;">accurate as of the date that they are signed. </span></li>
</ul>
<br />
<div style="text-align: justify;">
<span style="font-family: Georgia, Times New Roman, serif;">Texas courts have held that a Seller has an ongoing obligation to supplement or update the representations contained in the Seller's Disclosure Notice if facts change materially. </span></div>
<div style="text-align: justify;">
<span style="font-family: Georgia, Times New Roman, serif;"><br /></span></div>
<div style="text-align: justify;">
<span style="font-family: Georgia, Times New Roman, serif;">If s Seller affirmatively misrepresents, or fraudulently conceals (fails to disclose a known property condition when a duty to disclose exists), that Seller can be liable for <a href="http://www.statutes.legis.state.tx.us/Docs/BC/htm/BC.27.htm#27.01" target="_blank">real estate fraud</a> and possibly a violation of the <a href="http://www.statutes.legis.state.tx.us/Docs/BC/htm/BC.17.htm#17.46" target="_blank">Texas Deceptive Trade Practices Act</a>. <a href="http://www.statutes.legis.state.tx.us/Docs/OC/htm/OC.1101.htm#1101.001" target="_blank">The Texas Real Estate License Act</a> even provides that <a href="http://www.statutes.legis.state.tx.us/Docs/OC/htm/OC.1101.htm#1101.805" target="_blank">a real estate salesperson and her broker can even be held liable if they are aware of a Seller's misrepresentation of a property's condition</a>.</span></div>
<div style="text-align: justify;">
<span style="font-family: Georgia, Times New Roman, serif;"><br /></span></div>
<div style="text-align: justify;">
<span style="font-family: Georgia, Times New Roman, serif;">To assist Sellers in complying with the legal obligation to disclose a property's condition as required by Section 5.008, the <a href="http://www.trec.state.tx.us/" target="_blank">Texas Real Estate Commission</a> has promulgated a standardized form that is used in most real estate transactions. This form -- TREC form No. OP-H -- was revised in August 2015. <a href="http://www.trec.state.tx.us/" target="_blank">Here is a link to the newly revised form</a>.</span></div>
<div style="text-align: justify;">
<span style="font-family: Georgia, Times New Roman, serif;"><br /></span></div>
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<span style="font-family: Georgia, Times New Roman, serif;">Texas real estate license
holders are generally required to use forms promulgated by TREC when
negotiating contacts for the sale of real property. These forms are
drafted and recommended for adoption by the Texas Real Estate Broker-Lawyer
Committee, an advisory body consisting of six attorneys appointed by the
President of the State Bar of Texas, six brokers appointed by TREC, and one
public member appointed by the governor.</span><span style="font-family: Georgia;"><o:p></o:p></span></div>
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<span style="font-family: Georgia, Times New Roman, serif;"><br /></span></div>
<div class="MsoNormal" style="text-align: justify; text-justify: inter-ideograph;">
<span style="font-family: Georgia, Times New Roman, serif;"><b>Beginning January 1, 2016</b>, all real estate transactions involving TREC licensed brokers will <u>require</u> use of the newly revised Seller's Disclosure Form.</span></div>
<span style="background-color: #f7f6f3; font-family: arial, helvetica, sans-serif; font-size: 13px; text-align: justify;"><br /></span>
<div style="text-align: start;">
<br /></div>
Trey Wilson Attorney; Trey Wilson San Antonio; San Antonio Real Estate Attorney; Water Lawyer; Real Estate Lawyer in San Antonio; San Antonio Evictions Lawyer; San Antonio HOA lawyerhttp://www.blogger.com/profile/08855669524245659346noreply@blogger.com0tag:blogger.com,1999:blog-1015079582365058636.post-42448716944810257822015-10-27T06:59:00.000-07:002015-10-31T09:06:11.747-07:00Foreclosure Converts Former Owners Into Tenants At Sufferance Who Can Be Evicted<div class="separator" style="clear: both; text-align: center;">
<a href="http://1.bp.blogspot.com/-rZZMe6IxS00/VjTmor6qFNI/AAAAAAAAEXA/jGo2_xThQPE/s1600/foreclosure_eviction.jpg" imageanchor="1" style="clear: left; float: left; margin-bottom: 1em; margin-right: 1em;"><img border="0" height="240" src="http://1.bp.blogspot.com/-rZZMe6IxS00/VjTmor6qFNI/AAAAAAAAEXA/jGo2_xThQPE/s320/foreclosure_eviction.jpg" width="320" /></a></div>
<span style="font-family: Times, Times New Roman, serif; font-size: large;"><a href="http://www.sanantonioevictionlawyer.com/" target="_blank">Trey Wilson</a> <a href="http://www.sanantoniorealestatelawyer.com/" target="_blank">San Antonio Texas Real Estate Attorney</a>, <a href="http://www.sa-law.com/" target="_blank">Trey Wilson</a> <a href="http://www.sanantoniorealestatelaw.com/" target="_blank">Real Estate Lawyer in San Antonio </a>wrote:</span><br />
<span style="font-family: Times, Times New Roman, serif; font-size: large;"><br /></span>
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<div style="text-align: justify;">
<span style="font-family: Times, Times New Roman, serif; font-size: large;">Most home buyers
attend closing and are surprised to see the large stack of documents requiring
their signatures -- affidavits, verifications, disclosures, contracts, etc. Sometimes after affixing multiple signatures, buyers go into
"auto mode" and sign each document slid across the table to them
without even reading or understanding the implications. This is a
mistake, and can have far-reaching implications if things do not go as planned.<o:p></o:p></span></div>
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<div style="text-align: justify;">
<span style="font-family: Times, Times New Roman, serif; font-size: large;">Perhaps the most
important documents signed by the Buyer at any closing are the Note and Deed of
Trust. The Note is a promise to repay a borrowed sum on specified terms
(interest rate, payment dates, maturity, etc.), while the Deed of Trust is the
"Security Instrument" that contains the loan conditions and lender's
remedies in the event of buyer/borrower default. <o:p></o:p></span></div>
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<div style="text-align: justify;">
<span style="font-family: Times, Times New Roman, serif; font-size: large;">Most Deeds of Trust
provide that one of lender's remedies is the "power of sale," meaning
that the mortgaged property can be sold to a high-bidder to satisfy an
outstanding mortgage loan which has been declared to be in default. Such a sale is called a "Trustee's Sale," "Substitute Trustee's Sale" or "foreclosure sale," and is <a href="http://www.statutes.legis.state.tx.us/Docs/PR/htm/PR.51.htm#51.007" target="_blank">subject to Texas law, but does not require the lender to first file a lawsuit or obtain a judgment</a>. This is why <a href="https://www.foreclosure.com/statelaw_tx.html" target="_blank">Texas is referred to as a "non-judicial foreclosure" or "title" state</a>.</span></div>
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<div style="text-align: justify;">
<span style="font-family: Times, Times New Roman, serif; font-size: large;">But what physically happens when the property is sold pursuant to a Deed of Trust, and the buyer/former owner refuses to vacate or surrender possession? The answer to this question is usually buried deep in the Deed of Trust -- usually on one of those pages that the buyer never bothered to read at the closing table.<o:p></o:p></span></div>
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<div style="text-align: justify;">
<span style="font-family: Times, Times New Roman, serif; font-size: large;">Most Deeds of Trust contain a "tenant at sufferance" clause These tenant-at-sufferenace clauses operate to create a landlord-tenant relationship once a property is foreclosed, with the foreclosure purchaser (purchaser at the Trustee's Sale") acting as "Landlord" and the former owner acting as "Tenant." <a href="http://www.leagle.com/decision/In%20TXCO%2020141106754/PINNACLE%20PREMIER%20PROPERTIES,%20INC.%20v.%20BRETON" target="_blank">See Pinnacle Premier Props., Inc. v. Breton, 447 S.W.3d 558, 564-65(Tex.App.-Houston [14th Dist.] 2014, no pet. h.) (op. on reh'g)</a>. Obviously, no lease exists, and therefore, there is no demonstrable legal instrument supporting the former owner's right to occupy the property.</span></div>
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<div style="text-align: justify;">
<span style="font-family: Times, Times New Roman, serif; font-size: large;">The existence
of this constructive landlord-tenant relationship can provide grounds for the foreclosure sale purchaser to file and eviction/forcible
detainer action against the former owner who has remained in possession of the property. <i>See</i> <i>Chinyere v. Wells Fargo Bank, N.A.,</i> 440
S.W.3d 80, 82 (Tex. App.-Houston [1st Dist.] 2012, no pet.). <span style="color: #141414;">Further, this alleged landlord-tenant relationship
suffices as a basis for the eviction action even though the deed of
trust may later be set aside for wrongful foreclosure or other reasons. <i>See</i>
</span><i>Villalon v. Bank One,</i> 176 S.W.3d 66, 71 (Tex. App.-Houston [1st
Dist.] 2004, pet. denied) (citing <i>Dormady v. Dinero Land & Cattle Co.,</i>
61 S.W .3d 555, 559 (Tex. App.-San Antonio 2001, pet. dism'd w.o.j.)).</span></div>
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<div style="text-align: justify;">
<span style="font-family: Times, Times New Roman, serif; font-size: large;">Under these circumstances, a justice court
will have jurisdiction to hear the forcible detainer / eviction action, even if the former owner has alleged that the lender botched the foreclosure, or that there were deficiencies in the foreclosure process ("wrongful foreclosure") that cast doubt on the sufficiency of the "new owner's" title. Stated simply, if a deed of trust provides that in the event of foreclosure,
the previous owner will become a tenant at sufferance if he does not surrender
possession, the justice court (or county court on appeal) can resolve possession. <i>Salaymeh,</i>
264 S.W.3d at 436.<i>Rice,</i> 51 S.W.3d at 712. </span></div>
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<div style="text-align: justify;">
<span style="font-family: Times, Times New Roman, serif; font-size: large;">Under these circumstances, a purchaser at a Trustee's Sale can generally prevail in evicting the former owner by providing documentary evidence regarding (1) the existence of a deed of trust containing a tenancy-at-sufferance clause, and (2) the occurrence of a foreclosure sale, which triggered the tenancy-at-sufferance clause.</span></div>
</div>
Trey Wilson Attorney; Trey Wilson San Antonio; San Antonio Real Estate Attorney; Water Lawyer; Real Estate Lawyer in San Antonio; San Antonio Evictions Lawyer; San Antonio HOA lawyerhttp://www.blogger.com/profile/08855669524245659346noreply@blogger.com0tag:blogger.com,1999:blog-1015079582365058636.post-58676092465038332482015-08-27T06:52:00.000-07:002015-10-31T09:10:40.544-07:00Contracts for Deed & Executory Contracts -- New Texas Law Gives Real Teeth to Recording Requirement - HB 311<div style="text-align: justify;">
<span style="font-family: Georgia, Times New Roman, serif; font-size: large;"><a href="http://www.sa-law.com/">Trey Wilson</a> <a href="http://www.sanantoniorealestatelawyer.com/">San Antonio Texas Real Estate Attorney</a>, <a href="http://www.sanantoniorealestatelaw.com/">Trey Wilson Real Estate Lawyer in San Antonio</a> wrote:</span></div>
<div style="text-align: justify;">
<span style="font-family: Georgia, Times New Roman, serif; font-size: large;"><br /></span></div>
<span style="font-family: Georgia, Times New Roman, serif; font-size: large;"><span style="text-align: justify;">Over the course of several years and </span><span style="text-align: justify;">multiple</span><span style="text-align: justify;"> <a href="https://en.wikipedia.org/wiki/Texas_Legislature">legislative sessions</a>, <a href="http://www.lrl.state.tx.us/legeLeaders/members/lrlhome.cfm">Texas lawmakers</a> have tinkered with <a href="http://www.statutes.legis.state.tx.us/Docs/PR/htm/PR.5.htm#5.062">Chapter 5, Subchapter D of the Texas Property Code related to "executory contracts" a/k/a "contracts for deed."</a> In prior posts on this blog, I have outlined some of the issues, problems and requirements related to this category of transactions for selling real estate to buyers who cannot obtain conventional financing (mortgage loans). I have also pontificated on my experiences with these instruments, as a lawyer who routinely handles <a href="https://sanantoniorealestatelawyer.wordpress.com/real-estate-transactions-contract-deed-drafting/">real estate transactions</a> and <a href="http://www.sanantoniorealestatelaw.com/Real-Estate-Law-Litigation.html">real estate litigation</a>. It's no secret that I have very mixed emotions about the need for and potential for abuse of Contracts for Deed.</span></span><br />
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<span style="font-family: Georgia, Times New Roman, serif; font-size: large;"><br /></span></div>
<div style="text-align: justify;">
<span style="font-family: Georgia, Times New Roman, serif; font-size: large;">Obviously, the <a href="http://www.capitol.state.tx.us/">Texas Legislature</a> feels the same way, as they, again, "beefed-up" the requirements, and told us how serious they are about the requirement that contracts-for-deed be required. Enter <a href="http://www.capitol.state.tx.us/BillLookup/Text.aspx?LegSess=84R&Bill=HB311">HB 311</a>...</span></div>
<div style="text-align: justify;">
<span style="font-family: Georgia, Times New Roman, serif; font-size: large;"><br /></span></div>
<div style="text-align: justify;">
<span style="font-family: Georgia, Times New Roman, serif; font-size: large;">This new law, which becomes effective on September 1, 2015, amends numerous statutes contained in <a href="http://www.statutes.legis.state.tx.us/Docs/PR/htm/PR.5.htm">Chapter 5 of the Property Code</a>. According to the legislation's author/sponsor, the intent of the new law is pretty clear. He introduced the law as follows:</span></div>
<blockquote class="tr_bq" style="text-align: justify;">
<blockquote class="tr_bq">
<span style="font-family: Georgia, Times New Roman, serif; font-size: large;">Executory contracts for the sale of residential property (sometimes referred to as “contracts for
deed”) have long been disfavored because they encumber title without transferring title, cannot
be sold in the real estate market, cannot be used to borrow money to make improvements, and
are potentially abusive transactions under which legal title to homestead property may be
withheld until many years after the buyer has built a home and made other expensive
improvements. While the Texas Legislature has made changes to discourage the use of these
instruments, serious problems persist from their use. Parties also contend that there remain
significant misunderstandings among sellers, buyers, and even judges and attorneys about the
nature of executory contracts and about the rights and obligations of the various parties to such
instruments. <a href="http://www.capitol.state.tx.us/tlodocs/84R/billtext/pdf/HB00311F.pdf#navpanes=0">H.B. 311 </a>continues the progression to modernize residential real estate transactions,
improve transparency, and improve the process of conversion of these relics of real estate. </span></blockquote>
</blockquote>
<div style="text-align: justify;">
<span style="font-family: Georgia, Times New Roman, serif; font-size: large;">As eventually passed, HB 311 also enacts a new civil penalty for violations of state law related to executory contracts. </span></div>
<div style="text-align: justify;">
<span style="font-family: Georgia, Times New Roman, serif; font-size: large;"><br /></span></div>
<div style="text-align: justify;">
<span style="font-family: Georgia, Times New Roman, serif; font-size: large;">Stay tuned, in a future post on this blog, I will cover the numerous changes to Chapter 5, on a section-by-section basis, and give a personal commentary on HB 311. </span></div>
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Trey Wilson Attorney; Trey Wilson San Antonio; San Antonio Real Estate Attorney; Water Lawyer; Real Estate Lawyer in San Antonio; San Antonio Evictions Lawyer; San Antonio HOA lawyerhttp://www.blogger.com/profile/08855669524245659346noreply@blogger.com0tag:blogger.com,1999:blog-1015079582365058636.post-16768149685900144122015-08-09T18:22:00.000-07:002015-12-08T11:26:19.560-08:00Check out My New Website: www.SanAntonioRealEstateLawyer.comTrey Wilson <a href="http://www.sanantoniorealestatelaw.com/">San Antonio Texas Real Estate Attorney, Trey Wilson Real Estate Lawyer</a> in San Antonio wrote:<br />
<br />
Please check out my new website: <a href="http://www.sanantoniorealestatelawyer.com/">www.sanantoniorealestatelawyer.com</a><br />
<br />
<br />Trey Wilson Attorney; Trey Wilson San Antonio; San Antonio Real Estate Attorney; Water Lawyer; Real Estate Lawyer in San Antonio; San Antonio Evictions Lawyer; San Antonio HOA lawyerhttp://www.blogger.com/profile/08855669524245659346noreply@blogger.com0tag:blogger.com,1999:blog-1015079582365058636.post-55917573383450619962015-05-18T07:16:00.001-07:002015-05-18T07:16:51.624-07:00Texas "Transfer on Death Deed" Inches Closer to Becoming a Reality<a href="http://www.sanantoniorealestatelaw.com/">San Antonio Texas Real Estate Attorney</a> <a href="http://www.sanantoniorealestatelawyer.com/">Trey Wilson</a> wrote:<br />
<br />
<div style="text-align: justify;">
<span style="font-family: Times, Times New Roman, serif;">The proposed "T<a href="http://www.capitol.state.tx.us/tlodocs/84R/billtext/pdf/SB00462E.pdf#navpanes=0">exas Real Property Transfer on Death Act</a>" was passed by the <a href="http://www.senate.state.tx.us/">Texas Senate</a> on April 9, 2015, and appears poised to be passed by the <a href="http://www.house.state.tx.us/">Texas House</a> (if time doesn't run out before the end of the <a href="http://www.tlc.state.tx.us/dates/dates%20of%20interest.pdf">84th Legislative Session</a>). </span></div>
<div style="text-align: justify;">
<span style="font-family: Times, Times New Roman, serif;"><br /></span></div>
<div style="text-align: justify;">
<span style="font-family: Times, Times New Roman, serif;">This legislation, sponsored primarily by <a href="http://www.house.state.tx.us/members/member-page/?district=148">Rep. Jessica Farrar (Houston's 148th District)</a> seeks to establish a Transfer of Death deed instrument in Texas. According to the bill analysis, the proposal is a response to the common scenario where a Texas real estate owner passes away intestate (without a will), and their property passes by intestate succession to certain <a href="http://www.statutes.legis.state.tx.us/Docs/ES/htm/ES.201.htm">categories of heirs defined by statute</a>. </span></div>
<div style="text-align: justify;">
<span style="font-family: Times, Times New Roman, serif;"><br /></span></div>
<div style="text-align: justify;">
<span style="font-family: Times, Times New Roman, serif;">This can lead to a cloud on the title due to multiple family members co-owning the property. Sometimes these heirs are not on good terms, are not in contact, or are otherwise incapable of having common ownership of the inherited property. This seems to be a particularly frequent problem for low-income homeowners in Texas who cannot afford a lawyer to
prepare a will, or whose heirs cannot afford to probate a will after the death. In such instances, consolidating
ownership can be so costly and complicated that families abandon or otherwise lose their
property. </span></div>
<div style="text-align: justify;">
<span style="font-family: Times, Times New Roman, serif;"><br /></span></div>
<div style="text-align: justify;">
<span style="font-family: Times, Times New Roman, serif;">The legislation suggests that the newly-conceived transfer on death (TOD) deed instrument would allow heirs to efficiently obtain clear title to property, and serve as an alternative
to probate for real property insofar as a TOD deed would be considered as a "will substitute" for real property (thereby </span></div>
<div style="text-align: justify;">
<span style="font-family: Times, Times New Roman, serif;">allowing a property owner to transfer real property to a named
beneficiary upon the owner's death without the need for the beneficiary to go through probate).</span></div>
<div style="text-align: justify;">
<span style="font-family: Times, Times New Roman, serif;"><br /></span></div>
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<span style="font-family: Times, Times New Roman, serif;">If successful, the "</span><span style="font-family: Times, 'Times New Roman', serif;">T</span><a href="http://www.capitol.state.tx.us/tlodocs/84R/billtext/pdf/SB00462E.pdf#navpanes=0" style="font-family: Times, 'Times New Roman', serif;">exas Real Property Transfer on Death Act</a><span style="font-family: Times, 'Times New Roman', serif;">" would be added as a new Chapter 114 of the <a href="http://www.statutes.legis.state.tx.us/Docs/ES/htm/ES.21.htm">Texas Estates Code</a>, effective September 1, 2015.</span></div>
Trey Wilson Attorney; Trey Wilson San Antonio; San Antonio Real Estate Attorney; Water Lawyer; Real Estate Lawyer in San Antonio; San Antonio Evictions Lawyer; San Antonio HOA lawyerhttp://www.blogger.com/profile/08855669524245659346noreply@blogger.com0tag:blogger.com,1999:blog-1015079582365058636.post-66871220999619981002015-05-15T06:55:00.001-07:002015-05-15T06:55:46.946-07:00Check Out my New Magazine Articles<a href="http://www.sanantoniorealestatelaw.com/">San Antonio Texas Real Estate Attorney</a> <a href="http://www.sanantoniorealestatelawyer.com/">Trey Wilson</a> wrote:<br />
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My article on the rise of water rate litigation and my news brief on a proposed ban of taxation on real estate transactions both appear in this month's issue of <a href="http://www.eliteattorneytx.com/">Elite Attorney SA</a>. Be sure to check them out in this high-quality magazine that highlight's San Antonio's legal community.Trey Wilson Attorney; Trey Wilson San Antonio; San Antonio Real Estate Attorney; Water Lawyer; Real Estate Lawyer in San Antonio; San Antonio Evictions Lawyer; San Antonio HOA lawyerhttp://www.blogger.com/profile/08855669524245659346noreply@blogger.com0tag:blogger.com,1999:blog-1015079582365058636.post-23255796085328723692015-04-19T21:28:00.000-07:002015-04-19T21:28:22.380-07:00<a href="http://www.sanantoniorealestatelaw.com/">San Antonio Texas Real Estate Attorney </a><a href="http://www.sa-law.com/">Trey Wilson</a> wrote:<br />
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<a href="http://3.bp.blogspot.com/-b-ozwQyGAo8/VTSAAMY42RI/AAAAAAAAEOI/n35UwIiwDOs/s1600/Screen%2BShot%2B2015-04-19%2Bat%2B11.23.40%2BPM.jpg" imageanchor="1" style="margin-left: 1em; margin-right: 1em;"><img border="0" src="http://3.bp.blogspot.com/-b-ozwQyGAo8/VTSAAMY42RI/AAAAAAAAEOI/n35UwIiwDOs/s1600/Screen%2BShot%2B2015-04-19%2Bat%2B11.23.40%2BPM.jpg" height="400" width="331" /></a></div>
Trey Wilson Attorney; Trey Wilson San Antonio; San Antonio Real Estate Attorney; Water Lawyer; Real Estate Lawyer in San Antonio; San Antonio Evictions Lawyer; San Antonio HOA lawyerhttp://www.blogger.com/profile/08855669524245659346noreply@blogger.com0tag:blogger.com,1999:blog-1015079582365058636.post-59677586090480371422015-03-10T21:06:00.000-07:002015-03-10T21:06:02.578-07:00All Texas Deeds Contain Implied Covenants/Warranties Unless Expressly Disclaimed<a href="http://www.sanantoniorealestatelaw.com/">San Antonio Texas Real Estate Attorney Trey Wilson</a> wrote:<br />
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In previous posts on this blog, I have explained the difference among the most common types of deeds used in Texas. </div>
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While some instruments (typically General Warranty Deeds) <u>expressly</u> provide certain warranties about the marketability of the Grantor's title, ALL deeds and other conveyance instruments that contain the words "grant" or "convey" are also deemed by <a href="http://www.statutes.legis.state.tx.us/Docs/PR/htm/PR.5.htm#5.023">Section 5.023, Texas Property Code</a>, to contain <u>implied</u> covenants by the grantor to the grantee.</div>
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By law, it is implied by he Grantor that: (i) the grantor has not conveyed any interest in the property to any other person (other than the grantee); and (ii) that, <i style="font-weight: bold;">at the time of execution of the conveyance instrument</i>, the property is free from encumbrances (i.e. taxes, liens, assessments, etc.). </div>
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Most importantly, these implied covenants, by law, may "be the basis for a lawsuit as if [such covenant] had been expressed in the conveyance." That's right! These implied covenants -- even if never expressly made or stated by the grantor -- give rise to liability on the Grantor's part if they turn out to be untrue. <i><b>See</b></i> Tex.Prop. Code Section 5.023(b).</div>
Trey Wilson Attorney; Trey Wilson San Antonio; San Antonio Real Estate Attorney; Water Lawyer; Real Estate Lawyer in San Antonio; San Antonio Evictions Lawyer; San Antonio HOA lawyerhttp://www.blogger.com/profile/08855669524245659346noreply@blogger.com0