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Archive | 2021

June 30, 2021

FEDERAL POWER OF EMINENT DOMAIN CAN BE DELEGATED TO PRIVATE PARTIES

The United States Supreme Court has rendered an usual number of decisions dealing with eminent domain.  On June 29, 2021, the Court decided PennEast Pipeline Co. v New Jersey, 594 U.S. __ (2021).  The Court held that the Federal Government had properly delegated to private companies’ federal authority to condemn necessary rights-of-way in state owned property. The Natural Gas Act regulates the transportation and sale of natural gas in interstate commerce.  The Act requires natural gas companies to obtain from the Federal Energy Regulatory Commission (“FERC”) a certificate recognizing that… read more

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Posted in Delegated Power of Eminent Domain, Eminent Domain, PennEast Pipeline
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June 21, 2021

The Keystone Pipeline is Dead

The keystone pipeline was an oil pipeline system in Canada and the United States commissioned in 2010 and owned by TC Energy it was to run from the Western Canadian Sedimentary Basin in Alberta to refineries in Illinois and Texas and also to Cushing Oklahoma. The pipeline had significant opposition from environmentalists. In 2015, it was temporarily delayed by President Barack Obama. On January 20,2021 President Donald Trump took executive action to move the project forward. On January 2021 President Joe Biden signed an executive order to revoke the permit…. read more

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Posted in Condemnation Procedures, Keystone Pipeline, Partial Takings
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June 1, 2021

The Independent Appraiser: Not Just a Pretty Title

In cases involving the issue of valuation of real property, the parties usually turn to an independent appraiser. Generally, this means that the appraiser is free from influence, guidance, or control of another or others.  We know that the appraiser will be somewhat biased in favor of the party who retained the expert.  But the Court will have some confidence that the appraiser will use good judgment and abide by a professional code.  The independent expert is also presumed not to have any conflicts in the assignment. Mostly importantly, the… read more

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Posted in Condemnation, Conflict of Interest, Independent Appraiser
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May 27, 2021

No – You Do Not Get Immediate Possession

Some condemnation counsel believe that once their client obtains title that the condemnor can move on and possess the subject property.  Not so.  Vesting title is prescribed by Section 402 of the Eminent Domain Procedure Law. Most condemnations will be controlled by Subdivision B and take place in the Supreme Court.  The law sets strict requirements as to the necessary documents to be filed with a petition to condemn along with absolute time requirements for service. After fully complying with all statutory requirements, a Supreme Court Justice will sign an… read more

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Posted in Condemnation, Possession, Title vesting
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May 19, 2021

Takings for Protective Dunes from Flagler to Fire Island

Flagler County, Florida announced that it would institute a condemnation proceeding to take 2,500 square feet of sand to enable the U.S. Army Corps of Engineers to rebuild dunes along 2.6 miles of beachfront in Flagler Beach.  The dunes are expected to prolong the life of the barrier island against rising seas, especially the homes and businesses along A1A. The condemnation is necessary because the owner refused to grant an easement like 100 other property owners did. The government argues that the easement changes nothing about property owners’ rights.  It… read more

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Posted in Dunes, Severance Damages, Special Benefits
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