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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