Condemning a Golf Club? Not So Fast – It’s Worth More Than You Think.

When a town condemns a country club to continue its use as a golf course, it may have bitten off more than the taxpayers can chew. The law in New York and elsewhere in our country is that the Constitution requires the payment of just compensation, It is the general rule that “just compensation” is the fair market value of the property at the date of the taking, Matter of Board of Water Supply of City of New York, 277 NY 452 (1938); County of Erie v Fridenberg, 221 NY… read more

Posted in Country Club, Golf Course, Highest and Best Use
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THE PUBLIC’S RIGHT TO SPEAK AT A PUBLIC HEARING

Before any property is condemned in New York, Article 2 of the Eminent Domain Procedure Law must be complied with.  Article 2 of New York’s Eminent Domain Procedure Law sets forth the prescribed way that property is to be acquired by eminent domain.  EDPL Section 201 provides that there must be public hearings for both state and nonstate takings at a location reasonably proximate to the property.  It is essential that notice be given by publication and by personal service or certified mail, return receipt requested, to each assessment record… read more

Posted in EDPL 201, EDPL 204(B), Public Hearing
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What Happens to Title of Real Estate Upon Condemnation?

Upon the vesting of title in a condemnation proceeding, all lien interests in the subject property by virtue of mortgages, unpaid taxes, or unsatisfied judgments are extinguished.  However, substituted in their place are equitable liens against the condemnation award to the extent of each lien and interest as of the date title vested.  County of Rockland v Kohl Industrial Park Co., 172 AD2d 607 (2d Dept 1991). There is, however, one lien which has a super priority.  The attorney who created the fund by litigation the condemnation claim has not… read more

Posted in Attorney's Charging Lien, Condemnation, Equitable Ownership, Title
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Never Be Bound by What the Condemnor Declares in a Taking

We witness more and more State appropriations where the NYDOT declares on its appropriation map that the taking is “Temporary.”  Yet, after the filing of the map and ergo the appropriation, the State alters the land in such a way that it is severely damaged.  The new roadway may limit access onto the remainder; it may reduce parking, or otherwise permanently physically alter the property. The scope of an easement is generally determined by the four corners of the taking documents themselves.  LIRR v LILCO, 64 NY2d 1088, 1089 (1985). … read more

Posted in Condemnation, Easements, Loss of Access, Partial Takings
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What If I Don’t Want To? Government’s Ability to Make You Take A Vaccine.

There are presently over 200 COVID-19 vaccines being tested on human beings.  None are approved at this time, but several pharmaceuticals have reported very promising results from their candidates.  At the same time as this remarkable success, America has encountered a resistance to taking any vaccine.  Recent polls indicate that almost 40 percent of the country have concern about a vaccine. When the Polio vaccine was circulated in 1955, there was significant opposition.  In fact, it wasn’t until Elvis Presley had the shot that the public consented. If 40 percent… read more

Posted in COVID 19 Vaccines, Emergency Power, Police Power
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How Do I Get to The Beach?

The Hawaii Tribune Herald reported that the Hawaii County Council passed a resolution to take a portion of Papaikou property through eminent domain in order to provide public access to Mill Beach. An earlier attempt to condemn the access was dismissed on technical grounds. Hawaii law guarantees public access to the ocean and shorelines.  The owners will challenge the case. Beach access is a subject we follow closely.  I represent the Town of East Hampton as Special Counsel.  We are awaiting the decision of the Appellate Division, Second Department in… read more

Posted in Beach Access, Condemnation, Title to Beach
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Tax Assessments on Property Condemned – What, Me Worry?

One of the nice things of being a member of the Owners’ Counsel of America (OCA) is that you can ask for help or ideas regarding your condemnation case.  Today Paul G. Henry, Esq., the member from Missouri posed the question about a case he has where the owners protested their property taxes. Various members weighed in with their thoughts.  Howard Roston, Esq. from Minnesota commented that if the dates of valuation are close and the property is in the same condition for both appraisals, the courts will let this… read more

Posted in Admissibility, Condemnation, Owners' Counsel of America, Tax Assessment
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The Jets Are So Bad, It’s Time to Condemn Them

Mike Lupica wrote in today’s Daily News, October 24, 2020, that “[t]he Jets are the worst team in pro football this season, and the most unwatchable.  Right now it really isn’t close.  They have the wrong coach, they seem to have the wrong general manager, they have ownership that is as incompetent as there is in professional sports.”   Mr. Lupica also notes that it has been also suggested that the City of New York use its power of eminent domain to condemn the Knicks.  Section 708 of New York’s… read more

Posted in Condemnation of Sports Teams, Jets, Knicks
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Eminent Domain and New York’s Requirement for an Advance Payment: Stop the Monkey Business

We wrote on several occasions of the State of New York’s improper conduct of depositing the authorized advance payment into the State’s Comptroller’s Office. The State fails to provide any advance notice and refuses to tell the claimant when the deposit was made or why.  The claimant first learns the “when” and the “why” when the State submits an Answer.  And often times the purported rationale is questionable. Unless a court intervenes and stops this improper conduct, the State’s automatic deposits of the advance payment will continue unabated and a… read more

Posted in Advance Payments, Distribution Proceeding, Eminent Domain
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Why Adjust Expert Fee in An Application Pursuant to EDPL Section 701?

In a recent decision by the Honorable Wayne P. Saitta, Supreme Court, Kings County, the court discussing Section 701 of the Eminent Domain Procedure Law stated: Where the proof offered by a claimant has had no effect on the final award, then it cannot be found to have been necessary to achieve just and adequate compensation and the court will not award an additional allowance as to those efforts.  (First Bank & Trust Co. of Corning v State of New York, 184 AD2d 1034, [4th Dept 1992] affd 81 NY… read more

Posted in EDPL Sec. 701, Reimbursement of Legal Fees
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