Filed: March 29, 2007--Opinion by Judge Sally Adkins
In a case arising from disputed use of a right-of-way, the Court of Special Appeals examined the nature of a nominal damages award, and whether there is a maximum limitation on the dollar amount that can be considered nominal damages.
Appellants, the Browns, were determined by the lower court to have been trespassing on property owned by the Smiths, by traveling over a farm lane to access a public road from the Browns’ property. The Browns appealed both the decision that they had no right to use the farm lane and an award of $8,350 in “nominal damages.”
The Court first determined that there was a final appealable judgment, even though no judgment had been entered on a third party complaint against a neighbor of both parties. Next the Court agreed that the common grantor of the original deeds in 1875 had not intended to create mutually reciprocal rights of way appurtenant to the Smith and Brown properties. The Court also held that the trial court did not err in admitting expert testimony or in denying injunctive relief. On the issue of damages, however, the Court concluded that an $8,350 damage award on the trespass count was too high to be a “nominal damages” award. Because the Court could not determine from the record whether there may or may not be justification for compensatory damages, it remanded for reconsideration of that issue.
The opinion is available in PDF.
Showing posts with label real property conveyance. Show all posts
Showing posts with label real property conveyance. Show all posts
Sunday, April 1, 2007
Monday, March 12, 2007
Montgomery County v. Wildwood Medical Center, L.L.C. (Ct. of Special Appeals)
Filed March 8, 2007. Opinion by Judge Theodore G. Bloom (retired, specially assigned), dissent by Judge James A. Kenney, III.
In a case decided upon a fine weighing of real property principles, the judgment below was REVERSED and the case REMANDED to the Circuit Court for Montgomery County for entry of a judgment reversing the decision of the Tax Court.
The matter arose from the determination below that a refund was due for recordation and transfer taxes imposed and paid upon the recordation of a deed in 2003. That deed had conveyed certain property, owned and titled of record in various percentage interests and to various family members and trusts for the benefit of family members (collectively, the "Aubinoe Family"), to a limited liability company (the "LLC") whose members were the same family members and trusts who held membership interests in the LLC in the same proportion as their prior direct ownership of the real property.
The deed recited that, for several years prior to the 2003 transfer, the Aubinoe Family had operated as a family general partnership, and thus the transfer should not be subject to recordation and transfer taxes under the Tax-Property Article of the Maryland Code. Nonetheless, payment of such taxes was required before the deed would be accepted for record, and they were paid under protest and the deed recorded.
The LLC then sought a refund of recordation and transfer taxes required at recording, on the grounds that the deed was exempt as a transfer to the LLC from a predecessor entity under Section 12-108(y)(2) and Section 13-405(c) of the T-P Article. Denied relief by the Montgomery County Department of Finance, the LLC appealed to the Maryland Tax Court, which ordered the requested refund. Montgomery County then appealed to the Circuit Court, which affirmed the Tax Court's decision, and this appeal followed.
Noting that in 1766, execution and recordation of a deed had replaced livery of seisin as the sole means of transferring title to real property in Maryland, the court further noted that, by contrast, transfer of ownership of real property need not be in writing, citing for that proposition the 1958 case of Vlamis v. Deweese, in which it was held that a transfer of a one-half interest in real property to a business partner was effective as a transfer to, and disposition as, partnership property, notwithstanding the record title interest. The court then traced the history and current language of the recordation and transfer tax statutes, noting that the tax was imposed upon instruments that were required to be recorded to transfer title to property, and the exemption in Section 12-108(y)(2) is limited to instruments of writing that transfer title to property, and further noting that such exemptions are to be narrowly construed.
The court then went on to note that the Aubinoe Family could have avoided recordation and transfer taxes on the deed in question if they had first transferred title to the property to the general partnership, and then to the LLC, but then noted that the first transfer of title (from the individual and trust owners of record to the family general partnership) would have been taxable at the same rate avoided on the second transfer. Since the family general partnership did not have title to the property to transfer, merely ownership, the deed was not entitled to the exemption. Therefore, the court held that the imposition of taxes was justified, and consequently reversed the decision below, and remanded the case for entry of an order reversing the Tax Court's decision.
In dissent, Judge Kenney cited the Tax Court decision, several Court of Appeals decisions and other authority for the proposition that property does not have to be titled in the name of a partnership to in fact be partnership property, and that the majority's reliance on a crucial distinction between "title" and "ownership" to resurrect an "empty technicality" that had long been put to rest by case and statutory law. Judge Kenney found both the statutory intent and the specific statutory language for the exemption to have been satisfied here, and would have affirmed the decision of the Tax Court.
The majority and dissenting opinions are available in PDF format.
In a case decided upon a fine weighing of real property principles, the judgment below was REVERSED and the case REMANDED to the Circuit Court for Montgomery County for entry of a judgment reversing the decision of the Tax Court.
The matter arose from the determination below that a refund was due for recordation and transfer taxes imposed and paid upon the recordation of a deed in 2003. That deed had conveyed certain property, owned and titled of record in various percentage interests and to various family members and trusts for the benefit of family members (collectively, the "Aubinoe Family"), to a limited liability company (the "LLC") whose members were the same family members and trusts who held membership interests in the LLC in the same proportion as their prior direct ownership of the real property.
The deed recited that, for several years prior to the 2003 transfer, the Aubinoe Family had operated as a family general partnership, and thus the transfer should not be subject to recordation and transfer taxes under the Tax-Property Article of the Maryland Code. Nonetheless, payment of such taxes was required before the deed would be accepted for record, and they were paid under protest and the deed recorded.
The LLC then sought a refund of recordation and transfer taxes required at recording, on the grounds that the deed was exempt as a transfer to the LLC from a predecessor entity under Section 12-108(y)(2) and Section 13-405(c) of the T-P Article. Denied relief by the Montgomery County Department of Finance, the LLC appealed to the Maryland Tax Court, which ordered the requested refund. Montgomery County then appealed to the Circuit Court, which affirmed the Tax Court's decision, and this appeal followed.
Noting that in 1766, execution and recordation of a deed had replaced livery of seisin as the sole means of transferring title to real property in Maryland, the court further noted that, by contrast, transfer of ownership of real property need not be in writing, citing for that proposition the 1958 case of Vlamis v. Deweese, in which it was held that a transfer of a one-half interest in real property to a business partner was effective as a transfer to, and disposition as, partnership property, notwithstanding the record title interest. The court then traced the history and current language of the recordation and transfer tax statutes, noting that the tax was imposed upon instruments that were required to be recorded to transfer title to property, and the exemption in Section 12-108(y)(2) is limited to instruments of writing that transfer title to property, and further noting that such exemptions are to be narrowly construed.
The court then went on to note that the Aubinoe Family could have avoided recordation and transfer taxes on the deed in question if they had first transferred title to the property to the general partnership, and then to the LLC, but then noted that the first transfer of title (from the individual and trust owners of record to the family general partnership) would have been taxable at the same rate avoided on the second transfer. Since the family general partnership did not have title to the property to transfer, merely ownership, the deed was not entitled to the exemption. Therefore, the court held that the imposition of taxes was justified, and consequently reversed the decision below, and remanded the case for entry of an order reversing the Tax Court's decision.
In dissent, Judge Kenney cited the Tax Court decision, several Court of Appeals decisions and other authority for the proposition that property does not have to be titled in the name of a partnership to in fact be partnership property, and that the majority's reliance on a crucial distinction between "title" and "ownership" to resurrect an "empty technicality" that had long been put to rest by case and statutory law. Judge Kenney found both the statutory intent and the specific statutory language for the exemption to have been satisfied here, and would have affirmed the decision of the Tax Court.
The majority and dissenting opinions are available in PDF format.
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