Justia Legal Ethics Opinion Summaries

Jonathon Frantz appealed a district court’s award of attorney fees entered against him and his clients, jointly and severally, as a sanction for frivolous conduct. This appeal arose from an easement dispute among family members. The land at issue was split into multiple parcels: the Tracy Parcel, the Mathis/Roll Parcel, and the Osborn Parcel. Plaintiffs Brook Tracy and Travis Mathis owned the Tracy Parcel; Plaintiffs Gailord “Cowboy” Mathis, Brook Tracy, Laura Roll, and Rebecca Stafford owned the Mathis/Roll Parcel; and David and Naomi Osborn owned the Osborn Parcel. In 2018, Plaintiffs filed a complaint against the Osborns. Frantz was Plaintiffs’ attorney. Plaintiffs claimed that more than thirty years ago they “constructed/placed a home” on the Tracy Parcel, “constructed/placed a cabin” on the Mathis/Roll Parcel, and “created a driveway” through the Osborn Parcel to access their respective properties. Plaintiffs also claimed that for more than thirty years they had openly and continuously used the driveway over the Osborn Parcel for access to the nearest public right-of-way, Highland Drive, which was the only reasonable way to reach their respective properties. Based on this use, Plaintiffs claimed that they had an easement by necessity, an easement by implication, or a prescriptive easement across the Osborn Parcel along the existing driveway. Accordingly, Plaintiffs sought a judgment from the district court declaring their rights in the driveway. The trial court denied a preliminary injunction for two reasons: (1) “the allegations in the complaint and the motion contain[ed] gross exaggerations, if not falsehoods” and “the credibility of all of the plaintiffs” was questionable; and (2) Plaintiffs could not establish entitlement to the relief demanded because they came to the hearing unprepared to support the easement theories they advanced with any competent evidence. The Osborns moved for attorney fees, leaving it to the trial court's discretion to award Rule 11 sanctions "if the [c]ourt determines that this motion was pursued frivolously." On appeal, Frantz contended the district court abused its discretion in awarding attorney fees against him personally because it: (1) failed to follow the procedural requirements set out in Idaho Code section 12-123; and (2) erroneously found that he engaged in frivolous conduct. After review, the Idaho Supreme Court concluded this matter did not present a justiciable controversy because the judgment was satisfied and Frantz did not preserve his right to appeal pursuant to Idaho Code section 10-1115. Accordingly, the Court dismissed Frantz’s appeal because the issues before the Court were moot. View "Frantz v. Osborn" on Justia Law

The Supreme Court answered in this case in what situations a non-attorney who performs one or more of the various services that are associated with a real estate transaction is engaging in the unauthorized practice of law.The Unauthorized Practice of Law Committee transmitted three reports to the Supreme Court concluding that Respondents had engaged in the unauthorized practice of law by engaging in several aspects of residential real estate transactions that constitute the practice of law. The Supreme Court declined to adopt the Committee's recommendations in part and accepted them in part, holding (1) title insurance companies and their agencies do not engage in the unauthorized practice of law when they conduct a residential real estate closing, draft a residency affidavit, and draft a limited durable power of attorney when those activities are carried out in connection with the issuance of title insurance; (2) a title insurance company by conduct the examination of title for marketability only if a licensed attorney conducts the examination; and (3) drafting a deed constitutes the practice of law and that an attorney is required to either draft the deed or review it after its has been prepared. View "In re William E. Paplauskas, Jr." on Justia Law

The Supreme Court (1) affirmed the judgment of the circuit court in a conversion case granting motions to dismiss on the ground that all pleadings filed on behalf of the Estate of A. Rafael Gomez by a non-attorney executor and all arguments made by him in court proceedings constituted the unlawful practice of law, and (2) found that the appeal in a companion case, a will contest, was improvidently granted.The Estate sought reversal of a circuit court dismissing its lawsuit on the ground that Mark Gomez, as a non-attorney executor, was not authorized to file pleadings or otherwise represent the Estate in judicial proceedings. Mark, together with his brothers, also filed a will contest in which Mark filed pleadings and argued on both his own behalf and on behalf of the Estate. The Supreme Court held (1) as to the conversion case, Mark, a non-attorney executor, was engaged in the unlawful practice of law, and therefore, the circuit court properly dismissed the case; and (2) as to the will contest, the court did not make any rulings that conclusively determined any issue in the case, and therefore, the appeal was improvidently granted. View "Gomez v. Smith" on Justia Law

House owns an organic farm, adjacent to the Property, formerly owned by Moller. In 2002, House entered into a six-year lease with Moller for 35 farmable acres, containing a renewal option and a right of first refusal. House converted the Property to certified organic status. In 2007, Moller, with no notice to House, agreed to sell the Property to Foss. Foss, a licensed real estate agent, prepared the agreement, which did not contain a fixed closing date. House became aware of the agreement, notified Foss about the right of first refusal, and sued Moller. While the lease remained in effect, Foss entered the Property and sprayed nonorganic herbicides, cut down trees, and altered the fencing. House sued Foss. Moller filed for bankruptcy. The Property was foreclosed on and sold to a third party in 2015.The trial court found Foss liable for inducing a breach of contract, intentionally interfering with House’s prospective economic advantage, conversion, trespass, and negligence and awarded compensatory damages of $1,669,705 and $1,000 in punitive damages. House sought attorney fees and costs. The court denied the motion. The court of appeal remanded for a determination of reasonable attorney fees under Code of Civil Procedure 1021.9, which refers to “any action to recover damages to personal or real property resulting from trespassing on lands either under cultivation or intended or used for the raising of livestock.” The damages award is supported by substantial evidence. View "Kelly v. House" on Justia Law

Canyon Crest filed suit challenging the approval of a conditional use permit and an oak tree permit granted to real party in interest Stephen Kuhn. Canyon Crest, a nonprofit organization established by Kuhn's immediate neighbors, alleged that defendants violated the California Environmental Quality Act (CEQA) by granting the permits. Kuhn subsequently requested that the county vacate the permit approvals, because he could not afford to continue the litigation.Canyon Crest then sought attorney fees under the private attorney general doctrine pursuant to Code of Civil Procedure section 1021.5. The Court of Appeal affirmed the trial court's finding that Canyon Crest failed to establish any of the requirements for a right to fees under the statute. In this case, the trial court did not abuse its discretion in determining that the litigation did not enforce an important right affecting the public interest. Furthermore, Canyon Crest failed to establish that this action conferred a significant benefit on the general public. View "Canyon Crest Conservancy v. County of Los Angeles" on Justia Law

On April 1, 2016, Lasonya Lindsey agreed to purchase real property located in Selma from Doris Wallace. Attorney Charles Sims III was retained by one or both of the transacting parties in connection with the sale. On April 26, Sims incorrectly represented to Lindsey that the property was unencumbered by any liens. The transaction closed two days later. In November 2017, Lindsey received written notice that the property had been sold two days earlier at a foreclosure sale after Wallace defaulted on a mortgage on the property. Lindsey and her family were ordered to immediately vacate the property, on which they had already spent $20,000 improving. In early 2018, Lindsey brought a single-count complaint against Sims under the Alabama Legal Services Liability Act, alleging that Sims breached his duty of care by misrepresenting the property. Lindsey filed a first amended complaint on January 31 for the sole purpose of correcting the spelling of Sims's name. Neither the original complaint nor the first amended complaint contained a jury demand. Sims answered the first amended complaint on March 8, and on April 25 he submitted a response to Lindsey's interrogatories in which he stated that he had never represented Lindsey, that his only involvement in the transaction had been to prepare a warranty deed at Wallace's direction, and that he did not perform any title work as part of his representation of Wallace. Lindsay amended the complaint a second time, which included, for the first time, a jury demand on all counts. Relevant here, Sims moved to strike the jury demand, asserting it was made more than 30 days after service of the last pleading on the triable issue: Sims' March 8, 2018, answer. The trial court granted this motion, and Lindsay petitioned the Alabama Supreme Court for mandamus relief, directing the trial court to vacate its order. Because any error could be adequately remedied on appeal, the Supreme Court denied Lindsey's petition for a writ of mandamus to the extent it asks the Court to direct the trial court to vacate its order dismissing counts III and IV of the second amended complaint. The Court granted the petition for a writ of mandamus, however, to the extent it asks the Court to direct the trial court to vacate its order striking the jury demand in the second amended complaint with respect to new issues. The second amended complaint included two new issues –- the conflict-of- interest allegation against Sims in count I and the fraud claim against Wallace in count II –- and Lindsey made a timely demand for a trial by jury on both of those issues. View "Ex parte Lasonya Lindsey" on Justia Law

Ahmed co‐owned an LLC that owned a condominium building. Ahmed recruited individuals to pose as buyers for the building's units and to submit fraudulent loan applications to lenders, including Fifth Third. The participants split the loan proceeds; no payments were made on the loans. Kaufman was the seller's attorney for every closing. The closings were conducted by Traditional Title at Kaufman’s law office. Traditional received closing instructions from Fifth Third to notify it immediately of any misrepresentations and to suspend the transaction if “the closing agent has knowledge that the borrower does not intend to occupy the property.” Kaufman concealed the buyers’ misrepresentations and instructed closing agents to complete closings even when buyers were purchasing multiple properties. Ahmed and Kaufman extended the scheme to other buildings. Although Kaufman testified that he was not aware of the fraud, Ahmed testified that Kaufman knew the buyers were part of the scheme. Two closing agents testified that they informed Kaufman about misrepresentations in loan applications. The Seventh Circuit affirmed a fraud judgment for Fifth Third. Kaufman participated individually in each closing as counsel and personally directed Traditional’s employees to conceal the fraud from Fifth Third, for his personal gain. The judgment against Kaufman was not derived solely from Traditional’s liability, based on his membership in the LLC, so the Illinois LLC Act does not bar his liability. Kaufman is not shielded by being the attorney for the seller in the fraudulent transactions. View "Fifth Third Mortgage Company v. Kaufman" on Justia Law

David Kosmann appealed a district court judgment relating to a dispute that arose from the sale of real property. He claimed the district court erred in enforcing an oral settlement agreement reached in mediation between Kosmann, Kevin Dinius, and Dinius & Associates, PLLC (collectively “Dinius”). Kosmann also argued the trial court erred in: (1) awarding attorney fees to Dinius as a sanction against Kosmann and his attorney; (2) declining to impose sanctions against Dinius and his attorney; and (3) striking an untimely memorandum and declaration in support of his motion to reconsider. After review of the trial court record, the Idaho Supreme Court affirmed in part and reversed in part. The Supreme Court determined the district court did not err in enforcing the settlement agreement; the court also did not err in declining to impose sanctions against Dinius on ethics violations. However, the Supreme Court determined the district court abused its discretion in imposing I.R.C.P. 11 sanctions against Kossman and his counsel: the district court did not act consistently with the applicable legal standard for imposing sanctions pursuant to I.R.C.P. 11(b). The Supreme Court declined to address all other issues Kossman raised, and determined he was not entitled to attorney fees on appeal. "The record in this case is so tarnished with questionable conduct that it has presented this Court with a vexing ethical and legal dilemma. While we are gravely concerned over the potential ethical lapses which allegedly occurred during the mediation of this matter, there are no findings in the record concerning these matters. Therefore, as the trial court determined, we will leave to the Idaho State Bar, if properly called upon, the responsibility to investigate this matter further and make the necessary findings and conclusions as to the ethical issues presented." View "Kosmann v. Dinius" on Justia Law

The San Mateo County Assessor assessed Silverado’s assisted living facility’s fair market value for property tax purposes at $26.4 million for the October 2011 base year value assessment and the 2012/2013 regular assessment. Silverado appealed. The County Assessment Appeals Board found that the income approach analysis was appropriate for determining the fair market value based on the present value of the property’s expected future income stream. The trial court found that the Board appropriately used an income approach analysis but agreed with Silverado that the analysis did not adequately make “all necessary deductions” to remove the value of intangible assets that Silverado claimed had been impermissibly subsumed in the assessment value. The court remanded for the “narrow purpose” of allowing the Board to clarify its valuation using an income approach analysis, based on the evidence that had been admitted at the administrative hearings. Silverado sought attorney fees under Revenue and Taxation Code 1611.6 and 5152. The court of appeal affirmed the denial of the motion. Because the Board’s resolution of Silverado’s appeals was neither arbitrary nor capricious, nor caused by a legal position taken in bad faith, no award is warranted under section 1611.6. With respect to section 5152, there was no basis for finding that a tax law or regulation was unconstitutional or invalid. View "SSL Landlord, LLC v. County of San Mateo" on Justia Law

Waushara County wanted to improve a rural highway. A dispute erupted about who owned land on which DeCoster had erected a fence. State court litigation settled for a $7,900 payment to DeCoster, who then sought more than $110,000 in attorneys’ fees and other expenses. The court of appeals affirmed an award of about $31,000, ruling that any outlay after the $7,900 offer was unreasonable. DeCoster then sued in federal court, seeking an award under 42 U.S.C. 4651–55, the Uniform Relocation Assistance and Real Property Acquisition Act, which conditions federal grants for highway projects on states’ providing assurance that they will compensate affected landowners for reasonable attorney, appraisal, and engineering fees. The district court ruled that the Act does not provide a private right of action. The Seventh Circuit affirmed, without deciding the merits. DeCoster had to present his claim in the state suit. Wisconsin employs the doctrine of claim preclusion under which all legal theories, pertaining to a single transaction, that could have been presented in the initial suit, are barred if not so presented. It does not matter whether the “transaction” is identified as the (arguable) taking of DeCoster’s land or his litigation expenses; the federal suit rests on a transaction that was before the state court. In addition, both Wis. Stat. 32.28 and the Act call for reimbursement of “reasonable” litigation expenses. Wisconsin’s judiciary determined that an award exceeding $31,561 would be unreasonable. View "DeCoster v. Waushara County Highway Department" on Justia Law