Justia U.S. 4th Circuit Court of Appeals Opinion Summaries

In 2012, the Montgomery County Council in Maryland approved plans to tear down the White Flint Shopping Center (the “Mall”) and redevelop the site into a mixed-use, town-center-style development. Lord & Taylor, LLC, which operated a retail store connected with the Mall, filed this action seeking a declaration that the Mall’s owner, White Flint, L.P., was precluded from going forward with the development and seeking a permanent injunction to enjoin White Flint from carrying out the redevelopment. The district court denied Lord & Taylor’s request for injunctive relief, determining that an injunction would be unworkable given the “advanced stage[ ]” of the project. The Fourth Circuit affirmed, holding (1) Maryland law clearly authorized the district court to go beyond the state-law presumption in favor of injunctive relief to consider feasibility and related equitable concerns; and (2) the district court did not err in finding that injunctive relief would be infeasible. View "Lord & Taylor, LLC v. White Flint, L.P." on Justia Law

Petitioners donated a conservation easement to a land trust and claimed a $10,524,000 charitable deduction for the asserted value. The Tax Court held that the easement did not qualify as a charitable contribution and petitioners were not entitled to the deduction. The Tax Code and Treasury Regulations together make clear that 26 U.S.C. 170(h)(2)(C) means that a charitable deduction may be claimed for the donation of a conservation easement only when that easement restricts the use of the donated property in perpetuity. In this case, because the easement fails to meet this requirement, it is ineligible to form the basis of a charitable deduction under section 170(h)(2)(C). The court rejected petitioners' contention that the court should reject this straightforward application of statutory text and affirmed the judgment. View "Belk, Jr. v. CIR" on Justia Law

The Bank commenced this adversary proceeding in Restivo's Chapter 11 bankruptcy case, seeking a judgment declaring that the security interest it acquired on January 4, 2005, had priority over the IRS's tax lien filed on January 10, 2005, regardless of the fact that it did not record its security interest until after the IRS had filed notice of its tax lien. The district court granted the Bank priority. The court rejected the district court's holding that Md. Code. Ann., Real Prop. 3-201 gives the Bank retroactive priority over the IRS, concluding that 26 U.S.C. 6323(h)(1)(A)'s use of the present perfect tense precludes giving effect to the Maryland statute's relation-back provision. However, the court affirmed the judgment based on the ground that under Maryland common law, the Bank acquired an equitable security interest in the two parcels of real property on January 4, regardless of recordation, because its interest became protected against a subsequent lien arising out of an unsecured obligation on that date and that therefore its security interest had priority over the IRS's tax lien under sections 6323(a) and 6323(h)(1). View "Susquehanna Bank v. United States/Internal Revenue" on Justia Law

Plaintiffs appealed the dismissal with prejudice of their Maryland quiet title claim. Where, as here, a property is encumbered by a deed of trust and its release is conditioned on a party's performance under a note, determining who holds title to the property necessarily involves determining whether the party has performed under the note. Therefore, the court could not decouple the questions of plaintiffs' personal liability and the security interest in the property. In this case, plaintiffs are not entitled to the benefits of a quiet title action because they are not authorized by statute to resolve clouds on a legal title which they do not own. Therefore, the court affirmed the district court's dismissal of the complaint with prejudice. The court also held that the district court acted within its discretion in denying plaintiffs leave to amend the complaint. Accordingly, the court affirmed the judgment of the district court.View "Anand v. Ocwen Loan Servicing, LLC" on Justia Law

Debtor transferred her interest in real property to AGC, a corporation wholly owned by her husband. Seven months later, debtor declared bankruptcy and the bankruptcy court concluded that the conveyance was constructively fraudulent. The bankruptcy court found AGC did not prove by clear and convincing evidence that it paid for the property or intended to pay for it on the date of the property's purchase. The bankruptcy court also found that, at the time of the purchase, the parties intended that AGC would serve as the property's tenant, not the property's owner. AGC also did not prove that it intended to own the property on the date of acquisition. Therefore, the bankruptcy court found no justification for a resulting trust. The district court found no fault in the bankruptcy court's findings of fact, but nonetheless reversed. The court reversed the district court insofar as it found a resulting trust to sever debtor's legal and equitable interests in the property. Accordingly, the court vacated the judgment of the district court and remanded for further proceedings.View "Anderson v. Architectural Glass Construction" on Justia Law

Plaintiffs, homebuyers, filed suit against SSA, a security company, after homes were damaged or destroyed due to arson. On appeal, plaintiffs challenged the district court's grant of summary judgment in SSA's favor. The court affirmed the district court's decision to grant SSA's renewed motion for summary judgment as to plaintiffs' negligence-based claims where, under Maryland law, plaintiffs did not own their homes at the time of the arsons and suffered only emotional injuries. The court certified the following question to the Court of Appeals of Maryland: Does the Maryland Security Guards Act, Md. Code Ann., Bus. Occ. & Prof. § 19-501, impose liability beyond common law principles of respondeat superior such that an employer may be responsible for off-duty criminal acts of an employee if the employee planned any part of the off-duty criminal acts while he or she was on duty? View "Antonio v. SSA Security, Inc." on Justia Law

Plaintiff filed suit against Nutter, alleging that Nutter was liable for conspiring with Savings First to violate the Maryland Finder's Fee Act, Md. Code Ann., Com. Law 12-801 to 12-809. Plaintiff borrowed from Savings First in a reverse mortgage transaction and then Nutter purchased the mortgage from Savings First. The court agreed with the district court that Nutter could not be a violator of section 12-804(e) because that statute regulates only mortgage brokers and Nutter was not a "mortgage broker" in the transaction. Accordingly, the court affirmed the district court's grant of summary judgment in favor of Nutter. View "Marshall v. James B. Nutter & Co." on Justia Law

Plaintiffs filed suit against Prosperity Mortgage, alleging that the fees Prosperity Mortgage charged at closing violated the Maryland Finder's Fee Act, Md. Code Ann., Com. Law 12-801 to 12-809. The court concluded that because Prosperity Mortgage was identified as the lender in the documents executed at closing, it was not a "mortgage broker" as the Act defines that term and therefore was not subject to the Act's provision. Accordingly, the court affirmed the district court's entry of judgment as a matter of law in favor of defendants. View "Petry v. Prosperity Mortgage Co." on Justia Law

Plaintiff filed suit alleging that he was the owner of certain fractional work interests in four Ritchie County mining partnerships. The court certified the following question to the Supreme Court of Appeals of West Virginia: Whether the proponent of his own working interest in a mineral lease may prove his entitlement thereto and enforce his rights thereunder by demonstrating his inclusion within a mining partnership or partnership in mining, without resort to proof that the lease interest has been conveyed to him by deed or will or otherwise in strict conformance with the Statute of Frauds. View "Valentine v. Sugar Rock, Inc." on Justia Law

In a quiet title action, the parties disputed claims of ownership to the gas rights underlying a plot of land known as Blackshere. On appeal, EPC appealed the district court's grant of summary judgment in favor of plaintiffs. The court granted plaintiffs' motion to supplement the record and found no jurisdictional defect with respect to Republic Partners; the court dismissed REV from the suit where, having reviewed the parties' arguments and the record, the court was satisfied that there was no reason to believe that any party would be harmed by REV's absence, or that plaintiffs received an improper tactical advantage by including REV as a party; the court affirmed the district court's decision that the Memorandum unambiguously conveyed to Cobham the gas rights in the Blackshere Lease; the court rejected EPC's argument that because plaintiffs failed to offer the 2004 Confirmatory Assignment into the record the district court lacked a factual basis on which to find that Prima ever received title to the Blackshere Lease; the court affirmed the district court's decision that Prima was a bona fide purchaser for value in 2004 and therefore held superior title to the Blackshere Lease by virtue of its unbroken, recorded chain of title; and the court rejected EPC's challenges to the district court's procedural rulings. Accordingly, the court affirmed the judgment of the district court. View "Trans Energy, Inc. v. EQT Production Co." on Justia Law