Did you treat the contract as "ratified," even with the missing items? Contracts grow and change, from the initial submission to the final document. Missing addenda and signatures may mean items were not agreed upon, or that simple mistakes were made. Your question doesn't allow for... Read more »

Your question is two layered: First, was this a loan? Or, did you gift the item to your friend? And what were the terms of such loan? Second, did the home sale include chattel items in the list of personal property to convey with the sale?

The direct approach often works- ask for return... Read more »

It need only be legible. If you research old deeds, they are hand-written, single spaced, in cursive. Recording is charged a flat fee, up to a page limit. Thus, longer documents can be in very small, single-spaced text, to minimize the cost of recording.

Go to the land records, on-line, and... Read more »

If you received a title insurance commitment or policy, make claim. This will trigger the insurance company to contact the title company (the title agent that issued your policy) for an explanation. This is your immediate pressure point. Your agent will be of little use on this issue, and the title... Read more »

I am also a MD broker, and we have had this question from many of our clients, over time. The answer is entirely dependent on what the review says, and the circumstance. But it is extremely unlikely that you would ever recover non-economic damages. Have you exhausted your remedies with Google? Have... Read more »

For a dispute over $3,000, your remedies become as expensive or more expensive than the loss. Absent a negotiated agreement, you must sue: Either for coverage under the policy, or the title company for negligence. You might also pursue a claim against the insurer in the Maryland Ins. Admin. The... Read more »

Good for you, to be proactive! If she doesn't respond you can remove the fence. If you want to avoid a possible confrontation, or escalation of neighbor dispute, you might consider an action for trespass/ejectment in the Circuit Court.

It is surprising that the buyer's title company and title insurance underwriters have not demanded curative action. But at this stage of the transaction, it is up to them to determine if they will accept title from you. Of course, you will remain responsible for any warranties of title in the... Read more »

The mortgage company can't direct your actions. And unless you are named in the deed as a co-owner of a certain type, or a remainderman, you are considered a stranger to title. No title company will pass title without the signature of an "owner," or "personal... Read more »

The prior answers are both correct. You may sell, but the real estate broker you hire will require all co-owners to sign the broker listing agreement. This requires some coordination with your ex. Also, at the settlement table, your ex will have to sign the deed.

With cooperation, this can... Read more »

No, and heck no. Of course, if a homeowner's speech slanders or defames members of the Board, there may be individual consequence. Imagine if the HOA sought, by extension, to limit the speech of a homeowner's real estate agent. It is just silly.

If the Personal Representative is acting pursuant to Letters of Administration, and you believe they are not acting appropriately, your recourse is a motion to have the PR removed and replaced. If the person has not received formal Letters of Administration, you may open probate yourself and... Read more »

Adverse possession is a claim, not a basis for eviction. It is only after a judge enters an order declaring that titled ownership is not in the name of the claimant/adverse possessor that one can evict others on the land. There are myriad factors to a successful adverse possession claim. But until... Read more »

If you are purchasing, then your own broker/agent should be compensated out of the overall commission that is paid by the seller. The amount Seller's broker will share is in the MLS listing. As a law firm that also operates a real estate brokerage, we know that a lawyer drafting non-MAR... Read more »

It is first-year property law-- the sovereign cannot lose land to adverse possession. We have successfully demonstrated governmental abandonment in limited cases. This requires a "overt act" of abandonment, which is very fact specific. But the limited facts your question shares are far,... Read more »

You have not asked a question. As an academic matter, an owner who acquired Blackacre, or a portion thereof, from an adjacent owner could, in turn, lose the same land back to the original owner via adverse possession. It is fact specific, and will likely require a long look back in time,... Read more »

If I understand your question, A owns the land over which an easement exists for the benefit of B. A has removed a fence marking the easement. If that is the fact pattern, then A has rights to access her own land. A is obligated not to interfere with B's reasonable use of the easement. The... Read more »

Yes. The phrase "in place" means properly organized, and in good standing with the State of Maryland. There are instances where an HOA described in recorded declarations has been allowed to lapse, or is no longer functioning. There are reported appellate court decisions describing what... Read more »

Yours is a common issue. Our Firm recently had this exact issue (dispute over ownership of flower beds near shared boundary) in a D.C. case. Do you have a survey? Perhaps it conflicts with the neighbor's survey. Also, have you or your predecessors used the beds to the exclusion of your new... Read more »

This is something our Firm can help with. We are also real estate brokers with access to valuation tools. You want to avoid the cost of a partition action. Where co-owners can't agree on a sale, any one of them can run to court and compel the sale.