Litigating Residential Real Estate Disputes in Massachusetts



Litigating Residential Real Estate Disputes in Massachusetts

TABLE OF CONTENTS

PART I—CLAIMS INVOLVING ABUTTERS, NEIGHBORS AND THIRD PARTIES

Chapter 1

ADVERSE POSSESSION

JOHN H. PERTEN, ESQ.

Of Counsel, Sheehan, Phinney, Bass & Green, PA, Boston

Chapter 2

ACTIONS BASED ON THE WARRANTY OF HABITABILITY

JEFFREY C. MELICK, ESQ.

Global NAPS, Inc., Norwood

Chapter 3

LANDLORD APPLICATIONS FOR INJUNCTIVE RELIEF

CATHERINE F. DOWNING, ESQ.

Downing & Flynn, Boston

Chapter 4

TORT ISSUES IN RESIDENTIAL AND COMMERCIAL TENANCIES

MARK F. ITZKOWITZ, ESQ.

Boston

PART II—CLAIMS INVOLVING REAL ESTATE TRANSACTIONS

Chapter 5

CONTRACTS FOR PURCHASE AND SALE

GEOFFREY HARGREAVES-HEALD, ESQ.

National Development, Newton Lower Falls

GARY D. ZANERCIK, ESQ.

Nutter McClennen & Fish LLP, Boston

Chapter 6

TITLE INSURANCE CLAIMS AND LITIGATION—RECENT DEVELOPMENTS AND TRENDS

KENNETH D. WACKS, ESQ.

Wacks & McHale, Wakefield

Chapter 7

MARKETABLE TITLE

SHEILA M. HURLEY, ESQ.

First American Title Insurance Company, Boston

TONI MITCHELL, ESQ.

Fidelity National Title Insurance Company, Boston

Chapter 8

CONDOMINIUM LITIGATION: PRACTICE POINTS

THOMAS O. MORIARTY, ESQ.

Marcus, Errico, Emmer & Brooks, PC, Braintree

Chapter 9

RESIDENTIAL REAL ESTATE PRACTICE UNDER THE NEW BROKER LAW

RICHARD J. SULLIVAN, JR., ESQ.

Lawson & Weitzen LLP, Boston

PART III—CONSTRUCTION AND DESIGN CLAIMS

Chapter 10

HOME IMPROVEMENT CONTRACTOR CLAIMS

HOLLY M. POLGLASE, ESQ.

SABRINA DEFABRITIIS, ESQ.

Campbell Campbell Edwards & Conroy, PC, Boston

Chapter 11

A CONTRACTOR’S PERSPECTIVE ON THE MASSACHUSETTS HOME IMPROVEMENT CONTRACTOR ACT

THOMAS P. GORMAN, ESQ.

Sherin and Lodgen LLP, Boston

Chapter 12

CONSTRUCTION CONTRACT CLAIMS

JOHN J. MCNAMARA, ESQ.

Domestico, Lane & McNamara LLP, Framingham

Chapter 13

CONSTRUCTION CONTRACT DAMAGES

STANLEY A. MARTIN, ESQ.

Holland & Knight LLP, Boston

JAMES J. MYERS, ESQ.

Of Counsel, McCarter & English LLP, Boston

PART IV—LAND USE ISSUES

Chapter 14

LAND USE LITIGATION

ROBERT K. GAD III, ESQ.

Of Counsel, Ropes & Gray LLP, Boston

Chapter 15

SUMMARY JUDGMENT IN ZONING APPEALS

DIANE C. tILLOTSON, ESQ.

Hemenway & Barnes, Boston

Chapter 16

SPECIAL PERMITS

CHRISTOPHER FOSTER, ESQ.

MICHAEL S. GIAIMO, ESQ.

Robinson & Cole LLP, Boston

Chapter 17

VARIANCES

MARTIN R. HEALY, ESQ.

Goodwin Procter LLP, Boston

FRANKLIN G. STEARNS, ESQ.

Kirkpatrick & Lockhart LLP, Boston

Chapter 18

EASEMENTS AND RESTRICTIONS

JOEL J. FEINBERG, ESQ.

Bartlett Hackett Feinberg, PC, Boston

ROBERT J. HOFFMAN, ESQ.

Hoffman & Hoffman LLP, Boston

Chapter 19

EMINENT DOMAIN

JAMES D. MASTERMAN, ESQ.

Masterman, Culbert & Tully LLP, Boston

Chapter 20

TAX ABATEMENT PROCEEDINGS ON THE LOCAL LEVEL

PATRICIA ANN METZER, ESQ.

Of Counsel, Vacovec, Mayotte & Singer LLP, Newton

ROBERT M. FINKEL, ESQ.

Morse, Barnes-Brown & Pendleton, PC, Waltham

Chapter 21

ENFORCEMENT OF THE STATE SANITARY AND BUILDING CODES

ANTHONY F. PAPILLO, ESQ.

West Hollywood, CA

HOWARD S. WENSLEY

Metropolitan Boston Housing Partnership, Inc., Boston

PART V—LITIGATION IN THE LAND COURT

Chapter 22

LITIGATING REAL ESTATE DISPUTES IN LAND COURT

HON. GORDON H. PIPER

Land Court, Commonwealth of Massachusetts

DIANE C. TILLOTSON, ESQ.

Hemenway & Barnes, Boston

TABLE OF EXHIBITS

• EXHIBIT 1A—Complaint—Adverse Possession

• EXHIBIT 2A—Plaintiff’s Interrogatories to the Defendant

• EXHIBIT 2B—Defendant’s Interrogatories to the Plaintiff

• EXHIBIT 2C—Plaintiff’s Requests for Production of Documents and Other Items

• EXHIBIT 2D—Defendant’s Requests for Production of Documents and Other Items

• EXHIBIT 2E—Jury Instructions

• EXHIBIT 3A—Sample Verified Complaint (Drug Offenses)

• EXHIBIT 3B—Sample Order (Drug Offenses)

• EXHIBIT 3C—Sample Verified Complaint (Property Damage)

• EXHIBIT 3D—Sample Order (Property Damage)

• EXHIBIT 3E—Sample Verified Complaint (Trespassing)

• EXHIBIT 3F—Sample Verified Complaint (Trespassing—Alternative)

• EXHIBIT 3G—Sample Order (Trespassing)

• EXHIBIT 3H—Sample Notice of Trespass

• EXHIBIT 3I—Sample Verified Complaint (Refusal to Allow Access)

• EXHIBIT 4A—Complaint and Jury Trial Demand (Victim of Violent Crime)

• EXHIBIT 4B—Complaint and Jury Trial Demand (Slip and Fall)

• EXHIBIT 4C—Plaintiff’s First Set of Interrogatories to Defendant (Victim of Violent Crime)

• EXHIBIT 4D—Plaintiff’s First Set of Interrogatories to Defendant (Slip and Fall)

• EXHIBIT 4E—Plaintiff’s First Request for Production of Documents to Defendant (Slip and Fall)

• EXHIBIT 4F—Plaintiff’s First Request for Production of Documents to Defendant (Victim of Violent Crime)

• EXHIBIT 4G—Plaintiff’s Request for Jury Instructions

• EXHIBIT 4H—Sample Jury Instructions on the Nature of a Civil Action (Plaintiff’s Perspective)

• EXHIBIT 4I—Sample Jury Instructions on Burden of Proof (Plaintiff’s Perspective)

• EXHIBIT 4J—Sample Jury Instructions on Preponderance of the Evidence (Plaintiff’s Perspective)

• EXHIBIT 4K—Sample Jury Instructions on Negligence (Plaintiff’s Perspective)

• EXHIBIT 4L—Sample Jury Instructions on Duty of a Property Owner (Plaintiff’s Perspective)

• EXHIBIT 4M—Sample Jury Instructions on Duty (Plaintiff’s Perspective)

• EXHIBIT 4N—Sample Jury Instructions on Owner’s Duty of Care (Plaintiff’s Perspective)

• EXHIBIT 4O—Sample Jury Instructions on Owner’s Nondelegable Duty of Care (Plaintiff’s Perspective)

• EXHIBIT 4P—Sample Jury Instructions on Duty of Care (Plaintiff’s Perspective)

• EXHIBIT 4Q—Sample Jury Instructions on Duty: Foreseeability (Plaintiff’s Perspective)

• EXHIBIT 4R—Sample Jury Instructions on Evidence of Control (Plaintiff’s Perspective)

• EXHIBIT 4S—Sample Jury Instructions on Evidence of Negligence (Plaintiff’s Perspective)

• EXHIBIT 4T—Sample Jury Instructions on Evidence: Handrail Regulations (Plaintiff’s Perspective)

• EXHIBIT 4U—Sample Jury Instructions on Standard of Care (Plaintiff’s Perspective)

• EXHIBIT 4V—Sample Jury Instructions on Proximate Cause (Plaintiff’s Perspective)

• EXHIBIT 4W—Sample Jury Instructions on Exact Cause of Injury (Plaintiff’s Perspective)

• EXHIBIT 4X—Sample Jury Instructions on Superceding Intervening Cause (Plaintiff’s Perspective)

• EXHIBIT 4Y—Sample Jury Instructions on Causation (Plaintiff’s Perspective)

• EXHIBIT 4Z—Sample Jury Instructions on Damages (Plaintiff’s Perspective)

• EXHIBIT 4AA—Sample Jury Instructions on Compensatory Damages (Plaintiff’s Perspective)

• EXHIBIT 4BB—Sample Jury Instructions on Comparative Negligence (Plaintiff’s Perspective)

• EXHIBIT 4CC—Sample Jury Instructions on Evidence Properly Considered (Plaintiff’s Perspective)

• EXHIBIT 4DD—Sample Jury Instructions on Workers’ Compensation Lien (Plaintiff’s Perspective)

• EXHIBIT 5A—Notice of Purchase and Sale Agreement

• EXHIBIT 5B—Affidavit of Seller Under G.L. c. 83, § 5B

• EXHIBIT 5C—Affidavit

• EXHIBIT 5D—Proposed Form of Lis Pendens

• EXHIBIT 6A—Sample Equitable Subrogation Pleadings

• EXHIBIT 7A—Complaint—Erroneous Description of Land in Deed

• EXHIBIT 7B—Complaint—Erroneous Description in Mortgage

• EXHIBIT 7C—Complaint—Deed Out of Mortgagors Recorded Prior to Mortgage

• EXHIBIT 7D—Complaint—Missing Interest

• EXHIBIT 9A—New License Law, G.L. c. 112, § 87AAA ¾

• EXHIBIT 9B—254 CMR 3.00(13), Relationships with Real Estate Brokers and Salespeople

• EXHIBIT 9C—Massachusetts Mandatory Licensee-Consumer Relationship Disclosure

• EXHIBIT 9D—Massachusetts Consent to Designated Agency

• EXHIBIT 9E—Massachusetts Consent to Dual Agency

• EXHIBIT 13A—Traditional Contract Relationships

• EXHIBIT 13B—Designer-Builder Contract Relationships

• EXHIBIT 13C—Construction Management (Agency) Contract Relationships

• EXHIBIT 18A—Complaint—Easements Missing in Deed

• EXHIBIT 20A—State Form Application for Abatement of Real Estate Tax (Fiscal Year 1993 and Forward)

• EXHIBIT 20B—City of Boston Application for Abatement of Real Estate Tax

• EXHIBIT 20C—Case Study

• EXHIBIT 20D—Assessors’ Information Request

• EXHIBIT 20E—Notice of Assessors’ Decision

• EXHIBIT 20F—Property Tax Abatement/Exemption Certificate

• EXHIBIT 20G—Petition Under Formal Procedure

• EXHIBIT 20H—Letter Serving Petition on Assessors

• EXHIBIT 21A—Notice of Violation (Building Code)

• EXHIBIT 21B—Notice of Violation (Sanitary Code)

• EXHIBIT 21C—City of Boston Code Provision CBC 9 1.3 (Re-Inspection of Rental Units)

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