Justia Oklahoma Supreme Court Opinion Summaries

Articles Posted in Real Estate & Property Law
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In this case, the Supreme Court of the State of Oklahoma addressed a claim brought by a mother seeking recovery for the loss of her minor child who had drowned in a neighbor's swimming pool. The mother alleged negligence against the property owner, claiming that the swimming pool was an "attractive nuisance." Initially, the district court granted summary judgment in favor of the property owner, arguing that the owner did not owe a duty to the child. The mother appealed the decision, leading the Court of Civil Appeals to reverse the district court's judgment, positing that whether the swimming pool was an attractive nuisance was a fact for the jury to decide.Upon review, the Supreme Court of the State of Oklahoma held that the swimming pool was not an attractive nuisance as a matter of law. The court observed that the pool did not contain any hidden or unusual element of danger. However, the court also determined that a question of fact remained regarding whether the owner could be held liable under ordinary premises liability law. This conclusion barred summary judgment in favor of the property owner.Thus, while the Court affirmed the district court's judgment concerning the attractive nuisance claim, it reversed the decision on the issue of ordinary premises liability. The case was remanded for further proceedings consistent with the Supreme Court's opinion. It was noted that these circumstances would allow a jury to evaluate all surrounding facts in determining liability under ordinary premises liability law. View "Brown v. Dempster" on Justia Law

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The dispute revolves around which of two oil and gas leases controls the royalty payments for nine wells collectively called the Bernhardt Wells. The Supreme Court of the State of Oklahoma affirmed the trial court's summary judgment in favor of defendant, Devon Energy Production Company, L.P. The plaintiffs, trustees of The Eunice S. Justice Amended, Revised, and Restated 1990 Revocable Trust Agreement, argued that a 1978 Lease entitles them to a 3/16 royalty, while Devon maintained that a 1973 Lease, entitling the Trust to a 1/8 royalty, controls. The court found that the dispute over which lease controls is best characterized as a quiet title claim, subject to a 15-year statute of limitations, which began when the injury occurred in 1978. Thus, the Trust's quiet title claim, filed more than 15 years later, was time-barred. The court also held that the trial court did not err in denying the Trust's motion to compel the production of various title opinions in Devon's possession. View "BASE v. DEVON ENERGY PRODUCTION" on Justia Law

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In this case heard before the Supreme Court of the State of Oklahoma, the plaintiffs, Mohammad Amoorpour and Maryam Amnifar, trustees of the Amoorpour Family Trust, sought to quiet title to a piece of property against Brenda J. Kirkham, a neighboring landowner who counterclaimed, alleging adverse possession. After a bench trial, the district court awarded title to the plaintiffs and denied their requests for money damages and a writ of assistance.Kirkham appealed the decision, asserting that she had proven adverse possession of the property. The plaintiffs counter-appealed, challenging the denial of their requests for financial compensation and a writ of assistance.The Supreme Court of the State of Oklahoma affirmed the district court's decision to quiet title to the plaintiffs, noting that Kirkham had failed to prove the necessary elements to claim adverse possession. Specifically, Kirkham had not continuously, exclusively, openly, notoriously, and hostilely possessed the land for the required 15 years. The court also affirmed the district court's denial of the plaintiffs' request for money damages, stating that a quiet title action does not inherently provide for a monetary award of damages.However, the Supreme Court reversed the district court's denial of the plaintiffs' request for a writ of assistance. The court held that the district court had jurisdiction over the property and the power to issue a writ of assistance after determining and settling the parties' title to the property. The case was remanded back to the district court with instructions to proceed in a manner consistent with the Supreme Court's opinion. View "AMOORPOUR v. KIRKHAM" on Justia Law

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Plaintiff Oil Valley Petroleum, LLC and defendant Clay Moore (Moore) sought equitable relief to adjudicate title based upon two oil and gas leases. Plaintiff requested the trial court to quiet title, cancel an oil and gas lease, and declare its top-lease to be in force and effect. Both parties moved for summary judgment. The district court granted defendant's motion and denied plaintiff's motion. Plaintiff appealed and the Court of Civil Appeals reversed the district court and directed judgment for plaintiff. Defendant sought certiorari to review the Court of Civil Appeals' opinion. The Oklahoma Supreme Court held: (1) exhibits presented during summary judgment proceedings were insufficient to show a material fact that a well was commercially profitable for the purpose of the habendum clause of an oil and gas lease; (2) an overriding royalty interest may be extinguished by an extinguishment of the working interest from which it was carved by a lessee's surrender of the lease in substantial compliance with the lease, unless the surrender is the result of fraud or breach of a fiduciary relationship; and (3) prevailing party status for the purpose of an attorney fee is determined by the trial court when not determined on appeal. The opinion of the Court of Civil Appeals was vacated and the Court reversed the order granting Moore a partial summary judgment and remanded for additional proceedings. View "Oil Valley Petroleum v. Moore" on Justia Law

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In 2002, the Defendant-appellee Carmela Hill (Hill) pursued counterclaims against U.S. Bank and its mortgage servicer Nationstar following bank's dismissal of its foreclosure action against Hill. A jury returned a verdict against bank on borrower's wrongful foreclosure claim and a verdict against the mortgage servicer on multiple claims including violations of the Oklahoma Consumer Protection Act (OCPA) and the Fair Debt Collection Practices Act (FDCPA). The trial court awarded attorney's fees and costs to Hill. The Bank and mortgage servicer appealed and Hill counter-appealed. The Oklahoma Court of Civil Appeals dismissed in part borrower's appeal and found neither the OCPA or the FDCPA was applicable. It reversed the attorney's fee award and reduced the amount of awarded costs. In addition, it reversed the wrongful foreclosure judgment against bank and affirmed the remainder of the judgment which concerned breach of contract and tort claims against the mortgage servicer. The Oklahoma Supreme Court dismissed that portion of Hill's appeal seeking review of the trial court's Category II punitive damages ruling; reversed Hill's wrongful foreclosure judgment against U.S. Bank; reversed the OCPA portion of the judgment against Nationstar; affirmed the FDCPA portion of the judgment against Nationstar, including the $1,000.00 award under the FDCPA; reversed the award of attorney's fees and remanded the matter to the trial court to determine a reasonable attorney's fee consistent with the Court's opinion; and reversed $1,223.39 of the costs awarded to Hill. The remainder of the judgment was affirmed. View "U.S. Bank National Assoc. v. Hill" on Justia Law

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Plaintiff-appellees Rory and Emmy Childers owned property in Creek County, Oklahoma. Defendants-appellants James and Jennifer Arrowood owned property west of the Childers property. Prior to 2008 the Childers Property was land-locked. The Childers' predecessors-in-interest obtained an express easement over the Arrowoods' predecessors-in-interest's property "for roadway purposes only." The easement was filed of record in the office of the Creek County Clerk. The Childers purchased their property in 2020 with hopes to build a home, but were informed by local utility providers that no utilities were connected to their property and no utilities would be connected absent an easement expressly granting authority to install utilities. The Childers filed a condemnation proceeding against the Arrowoods seeking a utility easement. After granting the Childers' Motion for Appointment of Commissioners and Determination of Just Compensation, the trial court held a hearing to determine whether the express easement obtained by the Childers' predecessor-in-interest included the right to a utility easement. The trial court found the existing easement did not include a utility easement but granted the requested utility easement reasoning that a utility easement was a reasonable necessity for the Childers to utilize their property. COCA affirmed the trial court's ruling and the Oklahoma Supreme Court granted certiorari to address a matter of first impression: what “private ways of necessity” included, as provided in 27 O.S. § 6. To this, the Supreme Court found "private ways of necessity" included access to utilities when necessary for the effective use and reasonable enjoyment of property. “Whether the requested easement places an undue burden on the condemned landowner, and if not, the amount of just compensation, remains for the trial court to determine.” View "Childers v. Arrowood" on Justia Law

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In 2004, the Defendants-appellees Joe and Cindy Witherspoon obtained an installment loan in the amount of $66,400.00 from a mortgage company. The promissory note was secured by a standard Fannie Mae/Freddie Mac uniform security instrument containing an optional acceleration clause. In July 2014, Bank of New York Mellon (BNYM), as the holder of the Note, filed a petition to foreclose the Mortgage. BNYM alleged that the Witherspoons defaulted on the Note and Mortgage by failing to pay the monthly installment due on December 1, 2010 and that they had failed to make any subsequent payments. BNYM asserted it elected to accelerate the debt and declare the entire balance due and payable. On October 13, 2014, BNYM voluntarily dismissed the foreclosure action without prejudice. After a series of transfers and assignments, Plaintiff-appellant MTGLQ Investors, L.P. became the holder of the Note and Mortgage on June 4, 2018. By August, MTGLQ sent the Witherspoons a Notice of Intent to Foreclose. The letter informed the Witherspoons they had defaulted on the Note and Mortgage by failing to pay the monthly installment due on January 1, 2013 and that failure to cure the default by paying all past due payments on or before September 25, 2018 might accelerate sums secured by the Mortgage and, ultimately, sale of the property. MTGLQ and the Witherspoons filed motions for summary judgment. The Witherspoons argued BNYM already accelerated the loan when they defaulted in 2010 and that MTGLQ filed its petition to foreclose on December 7, 2018, which was more than six years later, therefore, the claim was barred by the statute of limitations. MTGLQ responded that when BNYM dismissed the foreclose action, the note decelerated as a matter of law. The trial court granted summary judgment to the Witherspoons. The Oklahoma Supreme Court concluded: (1) pursuant to 12A O.S.2011, § 3-118(a), the statute of limitations began to run when the note holder exercised the option to accelerate an installment note; and (2) voluntary dismissal of a foreclosure action decelerates the loan as a matter of law. As a result, the foreclosure action was not barred by the statute of limitations, and the Witherspoons were not entitled to judgment as a matter of law. View "MTGLQ Investors v. Witherspoon" on Justia Law

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In August 2015, Plaintiff-appellant, TIB-The Independent Bankers Bank ("TIB"), filed a foreclosure action against Kyle Goerke, based on a mortgage executed and recorded in 2007. TIB also included claims against Kyle Goerke's brother, defendant-appellee, Joseph Goerke ("Goerke"), and several of their family members because they possessed a right of first refusal recorded in the chain of title. At the time, Goerke also possessed a second interest in the property, a mortgage recorded in 2015. Although the title report ordered by TIB reflected both of Goerke's interests, TIB only named him as a defendant in the 2015 foreclosure based on his right of first refusal--and not on his mortgage interest. Goerke, an attorney, filed an answer in the 2015 foreclosure on behalf of himself and the other family members, noting that their right of first refusal had expired. Accordingly, Goerke claimed they had been improperly named as defendants and demanded that the claims against them be dismissed with prejudice. Goerke did not assert or reference his mortgage interest in his answer. TIB complied with Goerke's demand and dismissed the claims against him and his family members with prejudice. Kyle Goerke later resolved the default, and TIB dismissed the 2015 foreclosure action. Kyle Goerke defaulted again shortly thereafter, and TIB initiated a second foreclosure action. In the 2016 foreclosure, TIB discovered Goerke's mortgage interest and named him as a defendant on that basis. Goerke filed an answer to the 2016 foreclosure, claiming TIB was barred from bringing further claims against him because TIB dismissed him with prejudice from the 2015 foreclosure. Both TIB and Goerke filed motions for summary judgment. The district court entered an order denying TIB's motion for summary judgment and a journal entry granting Goerke's motion. The Court of Civil Appeals affirmed the trial court. On certiorari, the Oklahoma Supreme Court held that Plaintiff's claim against Goerke was not barred by the doctrine of claim preclusion. View "TIB-The Independent Bankers Bank v. Goerke" on Justia Law

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A group of Oklahoma landowners petitioned for a declaratory judgment and injunctive relief, claiming that the Oklahoma Turnpike Authority violated the Open Meeting Act, 25 O.S.2021, §§ 301 to 314, regarding its notice to the public of the ACCESS Oklahoma Program. Both parties sought summary judgment. The district court rendered summary judgment in the landowners' favor, finding that the Oklahoma Turnpike Authority willfully violated the Open Meeting Act. The Oklahoma Supreme Court held that the Oklahoma Turnpike Authority gave sufficient notice of the agenda items that the landowners challenged. Furthermore, the Court found that the lack of notice regarding the announcement of the ACCESS Oklahoma Program at the February 2022 meeting did not violate the Open Meeting Act because the announcement was for informational purposes only. View "Hirschfeld, et al. v. Oklahoma Turnpike Authority" on Justia Law

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Plaintiff-respondent Tres C, LLC was an Oklahoma limited liability company whose members were Viola "Tincy" Cowan, her son David Cowan, her daughter Karlea Cowan Ewald, her grandson Scot Meier, and her granddaughter Marsha Bukowski. Tres C was a successor-in-interest to certain mineral interests a the 320-acre lot in Blaine County, Oklahoma, that were formerly owned by the parents of Tincy's late husband, George and Coral Cowan. In February 1955, George and Carol Cowan executed an oil and gas lease in favor of J.J. Wright (hereinafter "the Lessee") concerning those mineral interests. Under its habendum clause, the Cowan Lease would remain valid for a primary term lasting 10 years and then--so long as a producing well was drilled--for a secondary term lasting "as long thereafter as oil, gas, casinghead gas, casinghead gasoline, or any of the products covered by this lease is or can be produced." Defendants-petitioners were the Lessee's current successors-in-interest under the Cowan Lease. This appeal concerned the trial court's judgment that granted Plaintiff's petition to cancel defendant's oil and gas lease and to quiet title in its favor so that a third party could exercise the option of executing a new lease. The Court of Civil Appeals conditionally affirmed the trial court's judgment, but remanded the matter with instructions to address the noncontractual defense of obstructions, set forth in Jones v. Moore, 338 P.2d 872. The Oklahoma Supreme Court granted certiorari to address whether the trial court erred in applying a rule of law that analyzed only a 3-month window of time for assessing whether a dip in the existing well's production was a cessation of production in paying quantities such that defendants' lease expired by its own terms. On de novo review, the Court found the trial court did err insofar as it relied upon the lease's cessation-of-production clause to define the time period for assessing profitability. The Court vacated the Court of Civil Appeals' opinion, reversed the trial court's judgment, quieted title in favor of Defendants, and remanded the case for further proceedings. View "Tres C, LLC v. Raker Resources" on Justia Law