Articles Posted in Title and Ownership

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A disagreement between property owners regarding their respective boundary lines may lead to legal action.  In a July 30, 2018 opinion, the Massachusetts Land Court decided a case concerning the ownership of a disputed area along the boundary line between the parties’ properties.  The area at issue was the driveway separating the two properties.  The plaintiffs in the case brought an action against the defendant to quiet title, claiming ownership over the entire portion of the disputed area pursuant to their deed.driveway

The driveway at issue was used by both parties to enter and exit their respective properties.  When the defendant purchased her property in 1998, there was a wood board affixed to the driveway that ran the length of the two houses, indicating a boundary line.  When the plaintiffs purchased their house in 2002, they understood that they were entitled to use the entire driveway between the properties, and they did so.  At some point, however, the defendant told the plaintiffs that the boundary line was down the middle of the driveway and that the plaintiffs could not use or drive on her side of it.

In 2013, the defendant had a survey done of her property to determine the location of the boundary line on the driveway.  The plaintiffs, in turn, obtained a survey in 2015 and sought a second survey thereafter.  The defendant sought a permit and constructed a four-foot fence on the driveway.  The plaintiffs obtained a third survey in 2016, which showed that a portion of the driveway and the defendant’s fence were located on the plaintiffs’ property.

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In certain instances, using a private road on another person’s property over many years may give rise to a property interest.  In a June 26, 2018 Massachusetts real estate case, the plaintiffs had been using the defendants’ private road to access a main throughway from their property.  They filed an action in land court arguing that they had acquired an easement over the road.camino-1372467-640x480-300x225

In the case, the plaintiffs’ house could be reached by taking one of two different routes from the main road.  Using the road in dispute, which was located on the defendants’ property, was the easiest and quickest route.  When the plaintiffs purchased their home in 1993, they had assumed that use of the disputed way was conveyed by the deed to the house, which provided “a right of way to the Public Highway.”  Accordingly, the plaintiffs had used the disputed way from the time they moved in, believing they had a right to do so.  In the midst of the instant disagreement with the defendants, the plaintiffs learned from their attorney that they had misinterpreted their deed, and that the right of way merely referred to the street on which their house was located.  Nevertheless, the plaintiffs filed an action against the defendants, claiming that they had acquired a private easement by prescription over the disputed way.

In Massachusetts, a claimant may be entitled to a prescriptive easement over the land of another if it is shown by clear proof that the use of the land has been (a) open, (b) notorious, (c) adverse to the owner, and (d) continuous or uninterrupted over a period of at least twenty years.

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Some restrictions on property are limited in their duration, often either through the express terms of the instrument or by statute.  In a May 18, 2018 Massachusetts real estate case, the issue concerned the water usage rights of a local town in a lake located on the defendant’s property.  The parties disputed whether the town still had the rights, or whether the rights had since reverted back to the owner of the lake.bridge

In 1958, the prior owner of the defendant’s land had conveyed flowage and usage rights of the lake to a business entity.  The entity, in turn, conveyed the rights to the town in 1972.  These rights were subject to a reversionary interest in favor of the grantor and his successors.  This meant that, if certain conditions were not met, the town would lose its rights in the lake, and they would return to the current owner of the property.  Specifically, if the town failed to maintain the dams or impound the waters of the lake as agreed in the 1958 conveyance, the grantor or their successors could, at their option, record a written declaration that would effectuate their reversionary interest.

In 2016, the defendant recorded an instrument that purported to effectuate its reversionary interest in the rights that were conveyed in 1958.  The town, in turn, filed an action seeking to quiet its title to the flowage and usage rights it obtained in 1972.  Although the town conceded that it had not maintained the dams and impounded the waters of the lake, as required by the conveyance, it argued that under Massachusetts law, the original grantor or successors had only 30 years to make the necessary record to effectuate their reversionary interest.  The town asserted that since they failed to record a declaration within the 30-year period, the town acquired absolute ownership of the flowage and usage rights.

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An easement is the legal right to a particular, limited use of property by someone other than the owner of the property.  In some cases, the existence of an easement may become unclear after the property has passed down through different owners over many years.  In a February 23, 2018 opinion, the appeals court considered a Massachusetts real estate action involving the plaintiffs’ claim to a right of way easement over the defendants’ land to access a main road.desolate highway

The plaintiffs in the case owned a four-acre oceanfront parcel of land.  The first mention of the easement at issue was in a 1927 deed, through which the original grantor conveyed a portion of his land.  That portion was eventually owned by the plaintiffs.  The 1927 deed included an easement consisting of a right of way from the north side of the parcel to “Beach Road.”  The easement appeared with the same language in each subsequent deed conveying the parcel of land, but it was not precisely identified.  Through other deeds in 1927, the original grantor also conveyed the property currently owned by the defendants, which contained a way to access Beach Road.

In 1999, the plaintiffs divided their parcel into two lots and sold one of them to a third party.  However, the plaintiffs did not expressly reserve a right of way over the lot they sold.  Subsequently, a dispute arose over the location of the 1927 easement.  The plaintiffs alleged that the easement began at a point on the road that adjoins their property and crosses over the defendant’s land to meet Beach Road.  The defendants argued that the right of way began from the lot no longer owned by the plaintiffs.

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The property interests of condo unit owners are typically defined in the Master Deed.  If legal disputes arise regarding the residents’ usage of the common areas, facilities, or parking garages of their building, the Master Deed may determine the rights of the respective parties, as in a May 14, 2018 Massachusetts real estate case.  The case involved a dispute among condominium owners over parking rights.condominium

The plaintiffs in the case owned Unit One in a residential condominium containing three units.  The plaintiffs filed a complaint in the Massachusetts Land Court, seeking a declaration that they have rights to the exclusive use of two and one-half parking spaces within the condominium’s common area.  The defendants owned Unit Two in the condominium.  The defendants argued that, in accordance with the original Master Deed and Unit deeds, each unit has the right to the exclusive use of only one parking space.

In determining the rights of the parties, the land court reviewed real estate documents, including the Master Deed.  The Master Deed provided that each unit in the condominium shall have an appurtenant right to the exclusive use of one parking space to be either assigned to each unit by written designation in the initial Unit Deed for each unit, or if not assigned in the initial Unit Deed, to be assigned by the Condominium Trust.  However, none of the initial deeds in the condominium actually included an assignment of a parking space.

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Over many years, the discontinued use of a public road or way could lead to a dispute over ownership, as in a May 9, 2018 Massachusetts real estate case.  The plaintiffs filed the action in the Land Court, seeking a determination that a short, partially paved, and gravel way passing over the defendants’ properties was part of a public way, and furthermore, that it remained a public way today.  Conversely, the defendants argued that it was a private way.  To decide the issue, the Land Court looked at records of the creation of the way from 1816, when the town voted to accept a road laid out in the area of land currently owned by the defendants.field

In Massachusetts, a way is not public unless it has become so through one of three ways.  First, it may be laid out by public authority in the manner prescribed by statute.  Second, it may become a public way through prescription.  Lastly, prior to 1846, an owner could dedicate the way to public use, and upon acceptance by the public, it could become a public way.  Under the facts of the case, the area in dispute could only be a public way if it was laid out as such by the town.

Once a public way has been duly laid out, it will continue to be a public way until it is legally discontinued.  Generally, the courts will not assume that public officials have abandoned a highway easement without an act on the part of the property authority to discontinue its status as a public way.  Nor will mere non-use or apparent abandonment of a public way by a town result in the discontinuance of its public status.  In the case, there was no evidence that the disputed area was discontinued.  As a result, if it was properly laid out as a public way in 1816, it would retain that status presently.

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A deed restriction may significantly affect one’s enjoyment of their own property by prohibiting certain uses, activities, or construction.  The plaintiff in an April 26, 2018 Massachusetts land use case challenged a deed restriction imposed on her property in the Massachusetts Land Court.  She sought a declaration that some of the deed restrictions were invalid, alleging that they violated public policy by imposing an unreasonable restraint.  The defendant in the case was the City of Boston.photo_49244_20151116-300x255

In 1991, the City sold the lot to the prior owner as part of a program in which it conveyed small parcels of land to abutting Boston residents, subject to deed restrictions.  The open-space restriction required that the property be used and maintained for open space purposes, such as gardening, landscaping, and off-street residential parking.  The no-build restriction prohibited the construction or installation of structures on the lot, with only one exception for an addition to the existing dwelling on the abutting lot.  The purpose of the program and deed restrictions was to retain the public benefits of open space as well as preserving reasonable density in Boston neighborhoods.

In connection with the deed, the prior owner executed a mortgage on the property, which required the written consent of the City in order to assign it to a successive owner and secured the owner’s compliance with the restrictions.  In 2010, the City gave its consent to the conveyance of the property to the plaintiff.  The deed set forth the same restrictions but expressly provided that they were for the benefit of the City of Boston.  The plaintiff also granted a mortgage at that time, in which she agreed to the restrictions.

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After a land survey revealed new information regarding the boundary line between two lots, two Massachusetts neighbors disagreed over how to handle ownership of that area.  In an April 3, 2018 Massachusetts real estate case, the plaintiff filed an action in the Massachusetts Land Court asserting that she had acquired adverse possession of the area in dispute.  A two-day trial was conducted, in which the parties presented evidence to support their positions.road

The plaintiff in the case purchased her lot in 1985.  A dirt driveway was located on her lot at the time she moved in, and in 1987 she had it paved.  However, a section of the driveway, a sloped area at the bottom of the driveway, and a wooded area, all of which the plaintiff believed were on her property, in fact were encroaching on two other lots owed by another individual.  Eventually, that individual sold one of the lots to the defendants in 2007.  As soon as they moved in, the defendants began clearing and maintaining the wooded and sloped areas, apparently without knowledge of the exact boundary of their own lot and without knowledge of the existence of the second lot retained by the individual from whom they purchased their lot.

The relationship between the plaintiff and the defendants began to deteriorate after the plaintiff began the teardown and construction of her house in 2011.  Concerned about disruption from the construction, the defendants conducted some research and discovered the existence of the seller’s second lot.  The defendants reached out to the seller and acquired the second lot in 2011.  The defendants then hired a surveyor and marked the boundary of their property.  After a heated argument, the plaintiff continued construction on the property and additionally filed a claim for adverse possession of the area in dispute.

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Local municipalities are primarily responsible for the upkeep of public county roads, a duty that would be burdensome for many average residents.  For this reason, the plaintiffs in a March 12, 2018 Massachusetts real estate case sought to establish that the road bordering their property was a public way.  The plaintiffs filed an action against the town and highway superintendent, arguing that the road was a public way, thereby requiring the town to repair, maintain, and remove snow for its entire length.road

In Massachusetts, land acquires the status of a public way if it is:  (1) laid out by the public authority pursuant to statute; (2) claimed by prescription; or (3) prior to 1846, dedicated by the owner to permanent and unequivocal public use.

In the case, the plaintiffs first contended that the road at issue was laid out by public authority.  Specifically, the plaintiffs alleged that the road was part of another road that had been explicitly laid out by the county commissioners in 1768.  The court rejected the argument, noting that the description of the public road in the record laid out by the county commissioners did not include the direction of the road at issue.

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To succeed in a Massachusetts adverse possession claim, the claimant must prove all of the elements required to establish his or her claim to a particular portion of land.  In a January 19, 2018 case, the land court considered a claim of adverse possession by an abutting landowner and claims to confirm title initially filed by a mobile home park company and followed by a substitute petitioner.  The history of the legal proceedings made it difficult to determine whether the landowner had established continuous possession of the area for the requisite period.snow

The mobile home company had commenced the original action in 1995, seeking to confirm title.  That action remained pending until, due to a dispute concerning whether the landowner had been properly served with the petition, special notice was sent to the landowner in 2006.  The landowner filed an answer, claiming title to a portion of the land based on adverse possession.  His claim was based on acts of adverse possession beginning in 1985, after he purchased his property.  The action continued to remain pending until 2018, when it came before the land court.

In Massachusetts, adverse possession can be acquired by proof of non-permissive use that is actual, open, notorious, exclusive, and adverse for a 20-year period.  The burden is on the party claiming adverse possession to provide clear proof of each element.  In the case, the landowner alleged that he staked a perimeter around his property, which included the land at issue, when he purchased the property in 1985.  He also planted trees in that area to be sold as Christmas trees, cleared land, allowed hunters to use the property, informed others the land was his, and posted no trespassing signs.  His activities continued to the time of the land court’s decision.

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