Massachusetts Lawyer Blog

Law and business clients often ask, "Have we reached the bottom, yet?" The number of bankruptcy inquiries, loan workout requests, short-sale questions, employment termination calls, and divorce consultations our law firm is receiving makes me believe we have not reached the bottom yet.

Local economic statistics referenced in three recent Boston Business Journal's (BBJ) articles make  me further believe that my anecdotal evidence isn't merely anecdotal. The BBJ's, May's home sales near 20-year low, adds,

This report shows that home sales are still slow in Massachusetts. In the late 1990s and into the early part of this century, the state was averaging over 5,000 single-family home sales during the month of May. Last month, we saw fewer than 3,300 home sales, making it the lowest sales pace for the month of May in almost two decades,” said Timothy M. Warren Jr., chief executive officer of The Warren Group, in a statement.

Further, a BBJ article from last week, Mass. foreclosures slipped 59% in May indicates that while foreclosure deeds dropped compared to last year,

...the number of foreclosure petitions filed in May was six times the 390 petitions filed the same month a year ago. Foreclosure petitions mark the start of the foreclosure process in Massachusetts. In addition, the number of foreclosure petitions climbed 15.7 percent from 2,013 in April.

And finally, another BBJ article from last week, Mass. unemployment rate hits 8.2 percent, adds:

Massachusetts’ unemployment rate inched up to 8.2 percent in May, as local employers reported 111,100 fewer workers on their payrolls when compared to the year-earlier period.

No, I'm afraid it appears we have not reached the bottom yet and perhaps we may not for some time...

... we take this opportunity to stress that we have no doubt that self-settled, irrevocable trusts may, if so structured, so insulate trust assets that those assets will be deemed unavailable to the settlor. ... Muriel's trust is a carefully crafted, entirely appropriate estate planning device. But neither the trust's validity nor her good intentions determine the present question. In our view, Muriel's trust, as structured, allows the trustees a degree of discretionary authority that would, if sanctioned, permit Muriel to enjoy her assets, preserve those assets for her heirs, and receive public assistance, to, in effect, "have [her] cake and eat it too." ... Congress has declared a contrary intent, that Medicaid benefits be made available only to those who genuinely lack sufficient resources to provide for themselves. We perceive no reason in this case to deviate from that mandate.

MURIEL DOHERTY vs. DIRECTOR OF THE OFFICE OF MEDICAID, Essex Docket No. 08-P-939.

This case shows the importance of the entire trust document as a whole and the importance of not simply relying on certain provisions or words to protect assets.

Technorati Tags: Medicaid. Trust, Irrevocable trust, Self-settled trust, Distribution, Trustee's discretion

My new Privacy Law and Policy blog is underway. This blog examines privacy law issues that include:

• Privacy Rights
• Privacy Invasions
• Security Breaches and Crimes
• Open Government

I help individuals in civil and criminal matters and represents municipalities and businesses in privacy compliance matters, security breaches, commercial privacy infringements, cybercrimes, and crimes involving privacy issues.

You can also follow Kevin Whitaker on Twitter at http://twitter.com/kevinwhitaker

Massachusetts attorney Kevin Whitaker's new Privacy Law and Policy Blog is live.

Technorati Tags: Privac, Privacy Law, Privacy Lawyer, Privacy Attorney

March 4, 2009 could be a busy day, for some. News reports on mortgages and the stimulus package provisions for banks and homeowners have people on twitter, blogs, and their phones asking, "What do I do? How do I qualify? When can I do this?"  It has many others asking, "Will it work?" For some the answer is a tentative yes, but the jury is still out on the larger economy.

The Boston Globe in, Homeowners anxious for details, reports:

The Obama administration plans to issue guidelines March 4 when the program starts. Included in the plan is a change in lending rules to help as many as 5 million homeowners refinance, $75 billion to help up to 4 million homeowners most at risk of foreclosure, and a pledge of $200 billion to mortgage giants Fannie Mae and Freddie Mac to help keep mortgage rates low.

While the package holds hope for some, it is not expected to be a lifeline for everyone.

...first mortgages must also fall between 80 and 105 percent of the value of their home. About 25 percent of Boston-area homeowners...would meet this debt-to-value criteria, according to real estate tracker Zillow.com.

An editorial in the Philadelphia Inquirer addresses the here and now while applauding doing something rather than nothing,

...President Obama is addressing the root cause of the economic crisis in a way that should finally help struggling homeowners.

...

It's the most comprehensive effort yet at dealing with the impact of plummeting home values, which have left so many families "under water" - owing more than their homes are now worth.

The Tri City Herald, in, Housing rescue plan is a hopeful beginning, is more tempered in its analysis and discusses President Obama's statement that government intervention would keep the housing crisis "from wreaking even greater havoc" on the broader national economy. The Herald addresses the bailout in relation to the greater economic context:

The $75 billion lifeline to stave off foreclosures for millions of Americans comes as the stock market is dropping, jobs are vanishing and some of the nation's once-iconic corporations face possible bankruptcy.

The question many continue asking is, "Given the larger economic challenges, will this work?"

The Globe article cited above also quotes Nicolas Retsinas, director of Harvard University's Joint Center for Housing Studies, who said if homeowners lose their jobs, they likely can't hold onto their homes even with lower interest rates. "The storm cloud hanging over the plan is the economy[.]"

Adding a comparative international element to the looming question, Susan Cartier Liebel brought to my attention, via Twitter, this New York Times article, When Consumers Cut Back, Lessons From Japan, which looks at Japan's recent economic stimulus experience:

Economic stimulus programs like the one President Obama signed into law last week have been hampered in Japan by deflation, the downward spiral of prices and wages that occurs when consumers hold down spending — in part because they expect goods to be cheaper in the future.

Economists say deflation could interfere with the...cash handouts that the Japanese government is planning, because consumers might save the extra money on the hunch that it will be more valuable in the future than it is now.

The same fear grips many economists and policymakers in the United States. “Deflation is a real risk facing the economy,” President Obama’s chief economic adviser, Lawrence H. Summers, told reporters this month.

This fear of deflation seems to square with anecdotal evidence of how people are responding to our economic crisis.  Consider the following from The Wall Street Journal's, Remembering the Dawn of the Age of Abundance: Times are hard, but dynamism isn't dead,

All of this hunkering down has stopped the great churning, the buying, selling and buying that was at the heart of our prosperity. In private equity firms, the churning was life. They bought a company, removed the fat, sold it at a profit, and bought another one. They kept moving. That's over. No one is buying now, and no one can sell.

But, Peggy Noonan's article, offers a different type of stimulus, an innovative and local one:

I end with a hunch that is not an unhappy one. Dynamism has been leached from our system for now, but not from the human brain or heart. Just as our political regeneration will happen locally, in counties and states that learn how to control themselves and demonstrate how to govern effectively in a time of limits, so will our economic regeneration. That will begin in someone's garage, somebody's kitchen.... The comeback will be from the ground up and will start with innovation. No one trusts big anymore. In the future everything will be local. That's where the magic will be. And no amount of pessimism will stop it once it starts.

Perhaps the stimulus package we need isn't only economic, but is social, too. Could our troubles lead us back to communities where people remain local and to where families grow and remain close, close enough (not 'close' defined in terms of distance only) to support each other again? Perhaps a return to ungated communities where people, instead of being locked out, are welcomed into their neighbors' lives?

Speaking personally, the town I grew up in has grown more distant to me. My mother's mother's mother down the years to my daughter have called this town home--I'm even an elected official here, but something has been missing, something amiss from my cherished youth. Don't get me wrong, there remain many friendly people and places, but many of these, surprisingly, I recall from years ago, and fewer, more recently. Today, a culture of stranger danger and selfism has made good fences more important than good neighbors. As a child, we had less, but we had more, too.

Fondly, I recall marching on picket lines with my father's union when jobs were scarce. Going to flea markets in the blue cargo van and working beside Dad for the day as we sold all sorts of things to help us get by. A cheese pizza at the Liberty, a small pub Mom was waitressing at. Fishing. Going to a single Red Sox game in Fenway Park. Our family trip to Disney World meant busting open the piggy bank we had been filling for years and six of us squeezing into a Datsun 210 while stopping at hotels along our way while checking prices for our night's stay. We played, in the neighborhood, climbed trees, ran in and outside the library. We made up our own games and enjoyed make-believe. Structure gave way to experimenting. Teachers taught with passion. Coaches placed character before winning trophies.

Years ago, while working with teens removed from their families, I became a fan of narrative therapy. Wikipedia states, "Narrative therapy holds that our identities are shaped by the accounts of our lives found in our stories or narratives." These resilient kids taught me circumstances alone don't make the person, but rather it's what you believe about yourself that matters most. It's a matter of perspective and identity. What story will define our times? What narrative will we write for future generations?

I, too, hope for a comeback, but the comeback I hope for isn't merely economic. While the stimulus plan won't save everyone, if it helps more people stay in their homes while preserving and building better communities, then it's a social investment we may all benefit from. It frames a prouder tale of hope and of help. Which story is better? Is taking helpful action preferable to succumbing to weaker woes of corruption, defeat, or a quitting attitude that it's just too late?

The narrative of our economic challenge might better be viewed through the eyes of those who landed in Plymouth with little more than hope and determination for a better life. What would they say to us? What can be accomplished against great odds when determined people, true survivors, come together? Emerson wrote of progress despite the negatives, "We see, now, events forced on, which seem to retard or retrograde the civility of ages. But the world-spirit is a good swimmer, and storm and waves cannot drown him."

Neither our economy nor our mortgage interest rates are the greatness of America. No, freedom and the opportunity for a better life have guided us true. Today provides an opportune time for us to rediscover those things that truly matter and to return to the basics. This is not defeat, we remain the land of the free and the home of the brave. As Thomas Paine declared in times of far greater peril,

I love the man that can smile in trouble, that can gather strength from distress, and grow brave by reflection. 'Tis the business of little minds to shrink; but he whose heart is firm, and whose conscience approves his conduct, will pursue his principles unto death.

Sure, there will be those passive people who may say to others, "Make it better for me today while I go on watching or complaining." But those truly living the American dream, a dream shared by our forebearers, will join together and with a proud smile proclaim (borrowing once more from Twain), "If there must be trouble, let it be in my day, that my child may have peace[.]"

Did you know there are lawyers in Massachusetts who are qualified for offering services in certain Probate and Family Courts on a limited basis?  This allows you to hire a lawyer to help you with some things but not others.  For instance, a lawyer could help you draft a complaint for divorce, a probate petition, a license to sell real estate, or coach you on evidence matters.  Some could even be hired for a day or part of day to attend a motion, deposition, conference, mediation, hearing, or trial. 

The goal of this program is to find ways for people to gain access to qualified attorneys on an as needed basis.  The philosophy is, some representation is better than no representation.  You can read more about this program at the Massachusetts Bar Association site or visit here for various orders from the SJC extending the program in certain counties through 2008.

A license to sell real estate in Massachusetts probate cases is obtained by bringing a completed petition to the county Probate and Family Court where the probate case is pending (i.e., Norfolk, Plymouth, Suffolk, Barnstable, Bristol, ....).  A local MA probate or estates lawyer can help an executor or administrator accomplish this in a Massachusetts probate estate case.

While a license to sell real estate is not always required to sell real estate following the death of a property owner, it is often required by the buyer or the buyer's lender in order to write a mortgage for the property.  Under a license to sell approach, the sale is free of debts and costs and provides added security for the buyer or potential lender (as well as certainty about the seller's legal power or authority to sell the property).

There are many times, however, when a license to sell real estate is not required to transfer real estate in probate matters (i.e., power contained in will, join tenancy...).  Each case depends on evaluating the circumstances, timing, and parties involved to determine the best course of action to suit all the interested parties' needs in a timely and cost effective manner.  In cooperative probate real estate transfer cases, the process can be relatively straightforward with only a few twists and turns.  In hostile probate sale cases, however, the process can be difficult, lengthy, and full of obstacles.

More and more calls and emails have inquired about short sales, among other debt problems and today's credit crisis. The misguided assumption many people seem to be making is that these "short sales" are now routine and easy. This would be an unwise assumption to make. While a short sale can be accomplished in Massachusetts or elsewhere, there are no guarantees your lender will allow a sale for less than what is owed on the mortgage ("short"). There are even times when it is to their benefit not to allow a short sale (perhaps a topic for later).

Further, the administrative logistics involved in getting a short shale approved can prove challenging if not outright discouraging in these transactions. Even in those cases where a "short sale" is ultimately allowed, you must beware because not all short sales are created equal. Are you released from future liability? What do all those contracts mean? Who is paying for what and when? The housing crisis was created in part by a lot of people being told to just sign documents and everything would be just fine. Remember, don't make the same mistake twice.

An issue that has proven to be extremely difficult in short sales has been second mortgages or equity lines, an issue for a later post, but one people should make sure they mention when it applies in their situation.

Bankruptcy avoidance vs. filing for bankruptcy in MA has been a recurring theme I've been discussing in my law office with lawyers, debtors, and creditors in several recent discussions. Some are potential bankruptcy clients while others are small business owners worried about debts they're owed. The economy is hitting many hard. Gas prices and public transportation reliance provides a continuing example.

It is being reported that transportation data to be released is revealing 5.2 percent increase in transit ridership during the second quarter, "as record-high gas prices pushed people to take millions more trips on buses and rail systems." While gas prices are certainly one factor in the equation hitting peoples wallets there are others too.

People are struggling and unable to pay their rising debts. Many are worried about their homes, medicine, heating costs, credit cards, collection companies, mortgages, taxes, insurance... This has led to more conversations around places like Weymouth about bankruptcy and bankruptcy avoidance options. Whether they're single, married, kids, no kids, individual consumer, family, business owner..., no two case are the same.

Anyone in debt should not rely on rumors and unsubstantiated advice when it comes to their financial security and future. Instead they should seek the assistance of an attorney or debt relief agency that can find options for a fresh start or a workable plan. Not all plans or proposed solutions, however, are created equal. If something doesn't feel right, get a second opinion. I have a client who has struggled to make payments under a "plan" arranged for him by a credit "assistance" group, but it's obviously only made things worse for him during the last year -- he's in more debt now. Now it's time to file bankruptcy, it probably was the right time a year ago...

Blogs, social networks, and the web extend well beyond Massachusetts borders thus it's often instructive to look around the country and consider how laws are developing elsewhere as they relate to blogging and cyberspace in general. Trial lawyers of both today and of the future will need to be well versed in the law and understand this evolving interactive arena that changes day-by-day. Blogger and California law professor Eric Goldman recently mentions a case involving blog postings being introduced as evidence in a trademark infringement lawsuit. He quotes the court's holding which excluded the blog's comments from evidence.

The Court declines to consider these postings in reaching its decision. The Court is concerned, on this record, that the blog entries lack sufficient indicia of reliability.FN4

Nothing is known about the persons who made the entries, about whether they are related in any way to either party or whether they are describing true events and impressions. Moreover, the authors' meaning and the import of the blog entries are far from clear.

FN4. This should not be construed as a ruling by the Court that entries on Internet blogs could not, on a different record, be reliable and admissible.

(The case was as consumer confusion case on whether "Mooo Tracks" ice cream infringes upon "Moose Track" ice cream. Blue Bell Creameries, L.P. v. Denali Co., LLC, 2008 WL 2965655 (S.D. Tex. July 31, 2008)).

You can look at this from two perspectives, the blog comments were kept out. On the other hand, there were some criteria listed for their exclusion. If these were met, would the comments be allowed into evidence here? It would seem so, why shouldn't they be? Look to the next round of cases to have greater foundations laid down concerning the inclusion of blog comments as evidence.

Like many attorneys I talk with, I'm already seeing more of my clients who are relying on blogs or websites for much of their news. The constantly dwindling size of my newspaper backs this up too. Some do believe, "If I read it, then it's true," but as we know, that's often not the case.

Reliability, validity, authenticity are continuing concerns of justice and in the short term, it seems the web won't make things easier in these areas. Here the law still has much to work out regarding how it's going to keep pace with the web, social media, web 2.0 or whatever name or thing is next. Smart trial lawyers will need to keep pace with these evidentiary possibilities as more and more communications and events are recorded somewhere someplace electronically. Appellate courts and lawyers should see interesting and intellectually stimulaing times ahead in this area of law. While some of the tools of proof may be new, the principles remain the same -- it may just take a little time to connect the two.

I just returned from a real estate closing involving a probate estate in Weymouth, Mass. It was a nice transaction where the buyers sold a property in South Weymouth (in the morning) and then turned around and bought a property from my sellers in North Weymouth. We had to scramble to pull it all together and obtain a temporary executor appointment and a license to sell real estate from the probate court, but that's another story -- it all worked out perfectly. During the closing, one of the sellers asked, "How long should I keep all these documents." Generally, the more important something is, the longer you should keep it. With today's technology I suggest keeping electronic copies of documents even beyond the times recommended. Depending on the documents, typical retention peiods range from 7-10 years for some items to 1-3 years for others. Nonetheless, from experience there are several probate and real estate documents I don't think you should destroy unless you are sure you won't need them:

• Discharge of mortgage (unless you are absolutely sure it's been recorded)
• HUD Settlement Statement
• Death Certificate
• Probate Appointments
• EIN Numbers or Taxpayer ID Documents (i.e. SS-4)
• Release of Liens

Here are some other answers from a quick search on the web:

• IRS website discussing how long to keep records.
• Chart from Bankrate.com

Remember, if you do make electronic copies, make sure you have a reliable backup system in place.

"Mediation’s Seven Deadly Sins - Avoiding the Seven Sure-Fire Ways to Torpedo Your Mediation, Upset Your Client and Enrich the Other Side" was the name of a discussion sponsored by the Section of Dispute Resolution held during the 2008 Annual American Bar Association Meeting in New York.

While mediation provides an opportunity to examine settlement, it also provides an opportunity to examine the other side, their case, and how a party may respond in court. One of the panelists, Joel Davidson, said

He sees the mediation process as a chance to get his point across in a specific way. He said he likes to show the person on the other side that I know the issue well.

... mediation provides the opportunity to examine how clients handle themselves. If a client does not come across rationally during mediation, I know that in advance of a trial...

Mediation, however, can also provide a receptive forum for an apology. Often parties want to apologize but are told not to apologize by their attorneys. The attorneys often fear an apology could be used as an admission of liability against them in court and/or reduce their bargaining position in settlement discussions. Handled properly, however, a sincere apology during mediation can sometimes go a long way towards resolving a a brooding conflict. Davidson notes mediation may,

... provide an opportunity for clients to either apologize for a wrong or acknowledge a misunderstanding. This simple communication may be enough to move a case toward settlement.

More and more, I'm finding people want to resolve their Massachusetts divorce, personal injury, or business case in mediation. There are a number of factors that contribute to this (control over the outcome, avoid formality of court, ease of scheduling, ...), but I'm sensing the Mass. economy is playing a role in this increase too.

People seem inclined to seek resolving their MA disputes fairly and quickly while avoiding the high costs and endless delays contentious litigation can sometimes bring. While not all cases can be resolved in mediation, many can. There's really nothing to lose in mediation. In the end, the parties have to agree on the ultimate solution in mediation (they can have an attorney review their agreement first or participate in the mediation with them).

I've been thinking about this more and more as I've begun to formalize our mediation practice offerings at Wilson & Whitaker, LLC. I've created a temporary website focusing solely on mediation as our Weymouth law firm continues to expand our mediation services. Let me know your thoughts and what questions you may have about mediation practices or disputes Massachusetts lawyers deal with.

This post follows Part One and involves an email exchange with someone moving out of Massachusetts who had a question about Title V Tax Credits. Real estate issues for MA buyers or sellers can be tough enough and can be even more complicated when dealing with a Title V issue.

Here's what was asked of me next...

EMAIL QUESTION #2

Thank you - that is quite helpful - on a Friday night, no less!

Unfortunately, if I am understanding you correctly, it’s not great news. Do I understand correctly that unless I owe, say, $1500 in taxes a year for some work I do in MA after we leave, this credit is going to do me no good?

What if I somehow owe $500 in a coming year? Would I receive a refund of $1000?
…

RESPONSE 2

Sorry, but it appears you are right about the news not being so great for you. After your first $1,500 you would have $4,500 ($6,000 - $1,500) in a theoretical credit bank (which can be used to a maximum of $1,500 per year). If the credit exceeds the tax due, the excess credit may be carried forward for up to five succeeding tax years (this was the result of a change in the law as it used to be 3 years).

To answer your question, if you only owed $500 in a tax year, then you would not receive a refund of $1,000. You would use the $500 credit, but you would need to carry the remaining credit forward for the next five years. Additionally, unlike other credits which can be sold or transferred, this one can’t.

….

DOR discusses the Title V Tax Credit at their site and offers the following Bulletin on Septic Systems as well as TIR 99-5: The Title 5 Credit and Federally Mandated Sewer Connections and TIR 97-12: Personal Income Tax Credit for Failed Cesspool or Septic System Title 5 Expenditures. These resources may help place the issues in context.

From DOR:

Repair or Replacement of Failed Cesspool or Septic System Credit (Title V)

Any owner of residential property located in Massachusetts who is not a dependent of another taxpayer and who occupies the property as his or her principal residence is allowed a credit for the expenses incurred to:

• repair or replace a failed cesspool or septic system in compliance with the sewer system requirements of the State Environmental Code Tile V as promulgated in 310 CMR 15.000 et seq., by the Department of Environmental Protection in 1995; or
• connect to a municipal sewer systems pursuant to a federal court order, administrative consent order, state court order, consent decree, or similar mandate.

Qualified expenses incurred to bring a failed system into full compliance may include one or more of the following:

• an upgraded system;
• an alternative system;
• a shared system; or
• a connector to a sewer system.

A reader here of the Massachusetts Lawyer Blog recently emailed me with a Title V real estate tax credit question. Below are excerpts from our exchange and some links to additional resources at the bottom of the page.

Email Question:

I read your blog about MA Septic replacement credit and am looking for clarification on one issue. We are selling our house, and replaced the septic system due to a failed title V. We spent approximately $15k on the system. I understand that 40% can be recouped. However, my wife and I are moving out of state after the property is sold, and will no longer be MA residents. Will we be able to continue to receive the $1500/year credit even if we are non-residents?

My first response:

Generally speaking (assuming you meet the criteria for the credit...), former Massachusetts residents who are required to file Massachusetts nonresident returns may claim their unused prior year credit carryovers. A part-year resident qualifies for the full credit if the property is an owner occupied principal residence. When the credit exceeds the tax due, the excess credit may be carried forward for up to five succeeding tax years. So, in the event you return to MA, are required to file a MA nonresident return, or if you are in MA for an additional partial taxable year, you may be in luck, but probably not otherwise. Of course this is just a general assessment and shouldn't be relied upon for tax or legal advice. For more information about the tax credit, you may want to contact the Massachusetts Department of Revenue at 1-800-392-6089.

…

In order to qualify for the credit:

1. the amount of credit cannot exceed $6,000. The computation of the credit is 40 percent (.40) of available actual costs, not to exceed $15,000 ($15,000 x .40 = $6,000);
2. the maximum amount of the computed credit claimed in any tax year cannot exceed $1,500;
3. in the computation of the credit, any interest subsidy received from the Commonwealth must be subtracted;
4. the credit may be claimed beginning in the tax year in which the repair or replacement work is completed; and
5. the owner completes Massachusetts Schedule SC and retains it for his or her records along with the Certificate of Compliance.

Carryover of the Credit:
If the credit exceeds the tax due, the excess credit may be carried forward for up to five succeeding tax years.

Nonresidents do not qualify for this credit since the property must be an owner occupied principal residence located in Massachusetts. However, former Massachusetts residents who are required to file Massachusetts nonresident returns may claim their unused prior year credit carryovers.

Part-year residents qualify for the full credit if the property is an owner occupied principal residence.

See Part II next.

Posted by Kevin P. Whitaker | Permalink | Email This Post

Posted In: General , Municipal Law , Real Estate & Real Property

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From the SJC, a Diagram (see below) showing the Massachusetts Court System. Also, a resource titled, Representing Yourself in a Civil Case: Things to Consider When Going to Court.

I recently received an invitation to a tele-seminar on public infrastructure issues for attorneys, ABA 2007 Model Code For Public Infrastructure Development. With a focus on green development and neglected infrastructure improvements colliding, this should be a growth area for small businesses (and lawyers) that learn how to participate in these projects. It's also an area MA municipal governments and agencies must keep informed of to protect their interests.

For instance, the seminar material states:

Public infrastructure is a hot topic for public clients, construction industry firms, financial service firms, and their counsel. There is tremendous need for schools, new public buildings, water projects, sewer projects, bridges, roads, highways, energy conservation projects – and public resources are scarce. In addition, the way in which design, construction, operations, and financing can be structured to meet these needs is becoming increasingly important, and controversial.

As I look around Weymouth, I can’t argue anything to the contrary. Route 18 work is ongoing and its widening is down the road. Southfield is advancing the redevelopment of the old South Weymouth Naval Air Station under its expanded municipal powers. The financing arrangment on the East-West Parkway demonstrates how new initiaives are being backed with new vehicles. Ground has been broken on a new town owned water treatment facility (over $50 million). The high school addition is complete and our water and sewer infrastructure improvements have been significant. I recently saw information on two projects requiring over $5 million in needed school repair work. In Weymouth, projects such as Legion Field, Tufts Library, Fogg Library, improvements to the squares or villages, and the Fore River Bridge are just some of the many areas where significant public resources will be invested and present opportunities to qualifying businesses. In our last budget, there was even $500,000 for painting a water tower. The amounts involved are not insignificant.

While public projects can have their challenges and delays, it remains a growth area for developers and other professionals to consider in a down economy. After all, bridges must be built and someone needs to build them.

On the municipal side, what are the questions government leaders should be asking and how are liabilities being assessed? The seminar material's ask a few important questions:

• Is the infrastructure budget enough? Look again.
• Are recommendations being made for “Public Private Partnerships”? Are public officials listening?
• Are Design-Build and other innovative infrastructure procurement methods authorized in your jurisdiction? Are you sure?
• Are contracts for infrastructure services being awarded based on transparency and head-to-head competition? Are you sure?
• Is there public confidence that government officials are getting best value for money? Is this clear?
• How can you clarify legal authority for innovative procurement methods and also find help to manage novel, risk-allocation issues in contracts with very long performance times and huge financial consequences?

The Plymouth County Registry of Deeds lists the following Assessors Contact Information:

Town/City, Telephone Number

Abington (781) 982-2107
Bridgewater (508) 697-0928
Brockton (508) 580-7194
Carver (508) 866-3410
Duxbury (781) 934-1109
East Bridgewater (508) 378-1609
Halifax (781) 293-5960
Hanover (781) 826-6401
Hanson (781) 293-5259
Hingham (781) 741-1455
Hull (781) 925-2205
Kingston (781) 585-0509
Lakeville (508) 947-4428
Marion (508) 748-3510
Marshfield (781) 834-5585
Mattapoisett (508) 758-4106
Middleborough (508) 946-2410
Norwell (781) 659-8014
Pembroke (781) 293-2393
Plymouth (508) 747-1620×152
Plympton (781) 585-3227
Rockland (781) 871-0137×360
Rochester (508) 763-5250
Scituate (781) 545-8713
Wareham (508) 291-3100 x 3160
West Bridgewater (508) 894-1212
Whitman (781) 618-9761

This list is helpful for those dealing with a real estate sale, municipal lien certificate (MLC), tax abatement, or tax issues in each of these cities or towns in Plymouth County.

When asked, "What are my chances at winning at trial?", most lawyers in Massachusetts or elsewhere would reply, "It depends." A recent article in the New York Times is offering some percentages and cost estimates that will likely raise a few eyebrows.

The article entitled, Study Finds Settling Is Better Than Going to Trial, discusses a study finding settlement is statistically generally the best option. The article indicates plaintiffs were wrong to go to trial in 61% of the cases and defendants were wrong to proceed to trial in 24% of cases. Both were wrong because they could have settled the case for an amount better than what was achieved at trial.

The article reports:

...in just 15 percent of cases, both sides were right to go to trial — meaning that the defendant paid less than the plaintiff had wanted but the plaintiff got more than the defendant had offered.

It's worth noting, however, that the estimated cost for making the wrong choice was a lot greater for defendants ($1.1 million) than it was for plaintiffs ($43,000).

While numbers are one factor to consider in proceeding to trial, the issues of civil justice, correcting a wrong, or having your day in court are worth something of societal value too. These are issues that can't be measured in dollars or percentages, but at the same time lawyers need to advise their client's to pursue their best interests. In the end, the right question may not only be: "What are my chances of winning at trial?" but also ,"Why do I want to go to trial?" The decision is always the clients and it's a decision that should be based on what is right for them, even when it's against all odds.

Often it's tempting to take an legal document found on the internet (sometimes prepared by a lawyer), make a few changes, and recycle the attorney's language to create any number of legal documents. Massachusetts consumers and businesses are smart and think, "Why pay a lawyer in Massachusetts when it's available for free online?" In some cases perhaps they could be right, in others they could be disastrously wrong. The key is to know the difference and that's where consumers and businesses can often fail. Is it worth the risk? Can what you don't know hurt you? Some examples to consider before answering:

LANGUAGE ISSUES

Real Estate Law - A party signs a "Standard Form" Offer or "Standard" Purchase and Sale Agreement, but later learns there were some key changes made to a few important words in the "standard" agreement. Just because it says "standard" don't think it is.

Employment or Discrimination Law - A company fires an employee and offers a severance package. The employee signs the severance agreement and cashes the severance check. Later the employee sues for age discrimination on the basis that the Older Workers' Benefit Protection Act ("OWBPA") was not explicitly followed. Why? Because the severance agreement made reference to 154 employees being affected by the terminations when, in fact, only 152 employees were. A federal court case covered in a Labor & Employment Law Update, Peterson v. Seagate, No. 07-2502, 2008 U.S. Dist. LEXIS 42179 (D. Minn. May 28, 2008), dealt with these facts. Here the employee's release was void, the employee kept the severance money, and the employee could also sue the employer under the Age Discrimination in Employment Act ("ADEA").

Divorce Law - An unsuspecting spouse signs the divorce agreement with all kinds of technical language concerning taxes and other issues which the other spouse has had reviewed by his or her lawyer, but tells you he or she just got it off the internet.

PROCESS ISSUES

In other cases, it's not just the language but also the process that must be followed to insure your wishes are followed.

Will - A parent has two adult children: one is a loving caregiver and the other hasn't been heard from in years. The parent decides to make a will leaving everything to the caregiver. The caregiver signs the will as a witness. Did you know the caregiver could now receive nothing and the other child everything?

Business Law or Trusts - A couple forms an LLC or Trust but fails to follow the steps needed to treat the LLC or Trust as a separate legal entity. The LLC or trust may end up providing no protection and leading to liability which hadn't been properly planned for.

Real Estate Deed - A simple deed is taken from the internet or copied from the public records at the local Registry of Deeds. Names are substituted and the deal goes forward. Later the buyer learns a probate estate matter was involved and the government has a lien against the property. This would have been found if a customary title exam was conducted. Guess who may now be on the hook for the lien amount?

RULES VS. PRINCIPLES

Last night, after a quick run from Weymouth to Hingham and back, I was reading a Law Practice article discussing the difference between our legal system and the U.K.'s approach to electronic evidence and discovery issues ("e-discovery") ("electronic data discovery" or "electronic data disclosure" known as "EDD"). The article contained a comment that I found interesting:

All the interviewees agreed that in the U.K. EDD is principles based, whereas in the United States it's rule based. Everyone believed that this is the biggest difference-and that the principles-based system is better.

While this is a good theoretical point to consider in reviewing this new area of law, it's not a debate you want to find yourself dealing with in a case that involves your interests. As you can see from above, our rules-based laws can lead to results that may not always agree with your principles or your intent. Think twice the next time you cut and paste.  Often when a legal document is involved, there's something of real value at stake.  Most times when a client asks me to look at "something" they found on the internet, it has serious flaws when applied to their specific circumstances.  Luckily, we can fix this before it's too late.  Those who come in after the fact and seeking help -- they don't tend to make the same costly mistake twice.

115 Weymouth condominium unit owners seeking real estate tax abatements failed to prove an overvaluation and their real estate tax abatement request was denied. In sum, conclusions regarding the highest and best use of the properties was found to lack any supportive evidence, thus serving no utility in establishing the properties fair cash value.

This decision shows the importance of having a strong basis for filing for a Massachusetts real estate tax abatement. Recently, in Sunset Realty Group of the Berkshires v. Board of Assessors of Town of Peru, the presiding commissioner commented:

...a taxpayer ‘may present persuasive evidence of overvaluation either by exposing flaws or errors in the assessors' method of valuation, or by introducing affirmative evidence of value which undermines the assessors' valuation.' ...

... At any hearing relative to the assessed fair cash valuation ... of property, evidence as to the fair cash valuation ... at which assessors have assessed other property of a comparable nature ... shall be admissible.'

For deeper coverage, see Massachusetts Lawyers Weekly reviews of the Peru case and Weymouth case - the two sources for this blog entry.

Commercial real estate development and deals are heating up in Weymouth, Massachusetts. As a Weymouth lawyer and elected town councilor, I'm seeing good economic signs in these difficult financial times. Weymouth, MA is poised to grow into a healthy business community for entrepreneurs and established businesses.

Convenient & Accessible by Car or Train

With gas prices rising, Weymouth remains a short drive to local beaches and recreation areas and it's only a one hour drive to a long weekend on Cape Cod or a reasonable drive to Boston (or 20 minute train trip to South Station). Weymouth is a suburb with three commuter rail stations (two Greenbush Line trains and one Old Colony line station) providing attractive new commuting options between Boston and the South Shore. While always considered somewhat of bedroom community of Boston, Weymouth is now an attractive place for economic opportunities and jobs on its own.

South Weymouth Naval Air Station Redevelopment

At each dinner party or event I attend people are asking what is happening at the old South Weymouth Naval Air Station (now Southfield) where 2855 housing units and 2 million square feet of commercial space are planned (along with recreation areas and other amenities). The recent conversations also include talks of Hollywood East coming to Weymouth. A potential movie studio deal seems to hinge on tax credits recently approved by the House. This would be solid anchor tenant for the air base's redevelopment and would provide a new local economic driver with good jobs and economic stimulus for the entire South Shore. But economic development is not limited to this site only.

Growth

The South Shore Hospital's expansion and new cancer facility are going up fast along Route 18. The Rt. 18 intersections work is advancing and plans for the widening of Rt. 18 and a new Fore River Bridge in North Weymouth are also in the works. Further south along Route 18 towards the Abington line, a new CVS is replacing formerly vacant buildings. Other areas are seeing similar growth and transformation. Yesterday, The Boston Business Journal reports:

Foxrock Properties has acquired an office building at 90 Libbey Parkway in Weymouth from 90 Libbey Parkway LLC for $11.5 million.

The 80,000 square-feet building is located in more than five acres off Middle Street. Tenants at the time of the sale included: South Shore Hospital, Brigham & Women’s Hospital and South Coast Dermatology. After the sale, South Shore Sports Therapy signed a lease for 11,000 square feet.

Whether it's the new medical buildings emerging in the area (many have) or the influx of new medical companies, Weymouth is becoming an attractive option for those looking to live in a town that offers the business opportunities of a city. This is true for both big and small companies -- recently I was invited to attend the opening of Patricia & Company, a medical boutique that serves the cosmetic needs of oncology patients.

The Right Time

While the economy is undergoing its challenges and trying times look to still lie ahead, this may be an opportune time for business growth in Weymouth, especially in the areas of life sciences, bio-tech, entertainment, and health services. Additionally, growth in these industries will be a boom for the many ancillary businesses that will support this growth. While property values are eroding elsewhere, this may also be an opportunity for Weymouth to maintain or grow its residential value and position itself for a leap forward when the economy does turn around.

An Improving Community

With economic development in sight and a strong and expanding medical community emerging, Weymouth, Massachusetts is moving in directions for MA business owners and entrepreneurs to consider. Whether you work with our law firm's attorneys or not, I'd be happy to speak with any business thinking of relocating to the Weymouth area. As an elected councilor (at large) in Weymouth, I'm happy to help local business owners do well in these challenging economic times. It's not just good business, but it's good for our local community and our local families.

Massachusetts laws prohibiting discrimination against people with disabilities in Massachusetts disability cases, arising under Federal and MA Discrimination laws, may have different meanings in different contexts.

If you are being discriminated against due to a disability or perceived disability there may be a number of legal claims for you to consider to aid in protecting your rights.The enforcement of disability discrimination laws can involve different courts or commissions and may require various types of expert evidence and testimony.

The MA Disability Law Center offers a chart on Massachusetts laws prohibiting discrimination against people with disabilities and provides some examples of legal resources which may be available as a starting place.

Attorney John Parry has authored the book, Disability Discrimination Law, Evidence and Testimony. A Comprehensive Reference Manual for Lawyers, Judges and Disability Professionals, which covers a host of topics your lawyer or disability advocate may consider in handling your disability discrimination case.

Additionally, The Massachusetts Office on Disability (MOD) has prepared an online pamphlet to:

increase awareness of the rights of persons with disabilities, both by persons with disabilities themselves and by the larger community. Other goals of the Office include: the elimination of discrimination against persons with disabilities; the creation of a barrier free environment; the improvement of the state’s services delivery system for persons with disabilities, and the creation of fully integrated and accessible education, housing, transportation and employment in the public and private sectors.

Topics listed include:

• INTRODUCTION
• ABUSE / NEGLECT / TREATMENT CONDITIONS
• ARCHITECTURAL ACCESS
• AUTOMOBILES & TRANSPORTATION
• DISABILITY COMMISSIONS
• EDUCATION
• EMPLOYMENT
• EQUAL RIGHTS
• HATE CRIMES
• HOUSING
• PUBLIC PLACES & PROGRAMS
• SERVICE ANIMALS
• TELECOMMUNICATION AND TECHNOLOGY
• VOTING
• WHEELCHAIRS
• ZONING

Attorney Kevin Whitaker serves as a town councilor and as an appointed member of the Town of Weymouth, MA Commission on Disabilities.

Boston.com article, "Mass. woman kills self before home foreclosure," reports:

A 53-year-old wife and mother fatally shot herself shortly after faxing a letter to her mortgage company saying that by the time they foreclosed on her house that day, she would be dead.

According the the article, her husband did not know the foreclosure was scheduled today because his wife took care of the bills and mail.  The article also indicates the woman may have thought that life insurance proceeds could be used to pay for the home -- this isn't true.  No life insurance company that I'm aware of is going to pay any amount of an insurance policy for a suicide claim.  Let me be clear, suicide in not a solution.  This tragedy does, however, speak to the problem being faced by many -- times are financially tough and many people don't know what to do.

I'm seeing more despair and anxiety in my Weymouth law office with both new and old clients.  Often I'm meeting with distressed individuals, families, and business owners who break down in tears as they tell their story.  Many are relieved just by talking to someone or by getting their problems off their chest.  Later, when they learn alternatives to bankruptcy and foreclosure may exist for them, they ask, "Why didn't I do this sooner?"

If you are feeling overwhelmed by debt, the harassing phone calls, and threatening letters, then you need to seek help. You deserve the opportunity to explore all of your available options and to do so with an objective adviser.  There should be no guilt, or shame, or judgment associated with doing this.  Getting help is the responsible thing to do and it can often put you on the path toward a fresh start.  A new beginning without the burden and distraction of constant worry and anxiety could be right in front of you without you even knowing it.

Do you know what's being said about you on the internet? Whether you're a Massachusetts small business owner, an individual, or a parent, are you monitoring the conversations about you, your business, or your family taking place on the internet?

Check out What Should Every Company Be Monitoring? for a list of ideas.

You can't respond to what you don't know about. I use alerts and RSS feeds to help stay on top of issues and conversations involving our Weymouth, MA law firm and our Massachusetts clients. With more and more reputation attacks and defamation cases arising on the internet (as well as speculative and plainly erroneous information), this is likely to be growth area in law and business.

This morning my daughter suggested we take the net (from that game where you hit the thing that looks like an empty ice cream cone) and use it to play volleyball.  I knew immediately she was talking about the net from the old badminton set because the "empty ice cream cone" was certainly the birdie we hit back and forth about a month ago.  In communication and in law context is everything -- both combined can lead to real value.

You shouldn't need to talk in legal mumbo jumbo to get your point across or to achieve the result you desire.  Find a lawyer who knows the law but also gets where you are coming from.  Seek out an attorney who will invest in building a relationship with you.  This is the foundation for providing value -- a real value that seeks to first understand and then meet your needs.  Anything else is just an empty ice cream cone...

If you are thinking of buying or selling a home in Massachusetts, perhaps you wondering what "is" the MA market doing? This Massachusetts Association of Realtors (MAR) data sheet provides data on items such as number of sales and median selling prices (for single family homes and condominiums.)

I think it might be interesting to look at the data for prices when foreclosures and distressed sales are removed from the picture as these are likely to skew the numbers, especially with respect to median selling price.

Sample data from MAR (see link for full data):

Historical Monthly Sales of Single Family Homes and Condominiums by Month & Year: Single Family, then Condominiums

• May 07: 3,884 2,173
• June 07: 4,959 2,352
• July 07: 4,363 1,933
• Aug 07: 4,700 2,235
• Sep 07: 3,108 1,384
• Oct 07: 3,047 1,309
• Nov 07: 2,986 1,245
• Dec 07: 2,532 1,107
• Jan 08: 1,984 843
• Feb 08: 1,857 827
• Mar 08: 2,339 1,093
• Apr 08: 2,803 1,286
• May 08: 3,491 1,640

A recent Massachusetts Superior Court decision shows some of the complex issues that can be raised in tenancy agreements.  This particular case involved a commercial lease, but a review of the areas covered provides general insight into leases and agreements whether you are a consumer, a business, lessor, lessee, owner, tenant, guarantor, or landlord.

Seven Issues To Consider in Lease Agreements & Tenancy Litigation

1. Fraud in the Inducement - To establish fraud in the inducement you must show misrepresentation of a material fact, made to induce action, and reasonable reliance on the false statements to the detriment of the person relying.
2. Chapter 93A - General Laws c. 93A, § 2 makes unlawful all unfair or deceptive acts or practices in the conduct of any trade or commerce. Conduct is deceptive if it possesses a tendency to deceive -- could reasonably have caused a person to act differently than he or she would have.
3. Breach of Contract & Integration Clause - When an agreement, such as a lease, is unambiguous and contains an integration clause, a party to the lease may not rely on evidence extraneous to the four corners of the lease to claim rights under the lease.  The contract will be enforced according to its express terms.
4. Quantum meruit - A theory of recovery based on unjust enrichment.
5. Implied Covenant of Good Faith and Fair Dealing - Contracts are subject to an implied covenant of good faith and fair dealing.  A party may not appeal to the covenant, however, to create rights and duties not otherwise provided for in the existing contractual relationship.
6. Negligence - Where a contract has a valid integration clause, claims of negligent misrepresentation are barred.
7. Rescission - Without a viable claim for breach of a lease agreement, a claim for rescission based on breach of the lease agreement must fail.

(NOTE: I've cut and pasted language in the decision, changed sentence structure here and there, changed some words around, and removed all legal citations to focus on the general nature of these issues.  I also added links to general information, not MA law.  The full decision which is much better than my piecemeal approach is available in Middlesex Superior Court Civil Action No. 07-3147.)

Contract Lesson: Be careful of any representations being made and review what's in (and what's not in) your tenancy agreement.

A recent law firm survey of 100 corporate clients indicated 53 percent of respondents "had a negative outlook on the economy" with 31 percent considering a "recessionary economy" to be the biggest threat.

Whether from Boston, Weymouth, Cape Cod, or elsewhere in MA, anecdotal evidence from talking with attorneys, accountants, and Massachusetts business owners confirms the same.  As a result, Massachusetts small business owners and family businesses are now taking pause and seeking ways to help them protect their assets, both personal and business.

If you have concerns, here are some questions you should be considering today:

• Have you been too busy growing or focusing on your businesses and not made the time to protect your home and family assets?
• Are you conducting risky business in business entities that may not limit your liabilities?
• Are personal guarantees placing your family's assets at risk?
• Do you own companies and assets under one umbrella, possibly exposing everything to liability when an issue arises?

This is my advice whether you are just starting a business or are an existing business owner with liability concerns:

First, take an inventory of your personal assets and personal liability exposures.

Second, take proactive steps to protect yourself and your family.

Third, reduce business liability issues with proper planning and by making use of ordinary and creative options.

While insurance and accounting practices are good steps toward your goals, adding a combination of legal protections with these is a more powerful approach.  Don't wait until you get knocked down and it's too late to take advantage of all your options.  Begin taking stronger strides towards keeping what you have protected, especially while weathering fluctuations in an uncertain or even a recessionary economy.

In this instance it is far better to take arms against a sea of troubles, and by opposing end them...

A previous post discussed Massachusetts short sales. This post explains Massachusetts workout agreements. In Massachusetts an alternative to defaulting on a loan or entering foreclosure is to renegotiate the terms of your loan.

This may be called:

a) A workout agreement,
b) Loan restructuring,
c) Debt workout,
d) Loan modification, or
e) Other names.

Basically the lender (mortgagee) agrees with the borrower (mortgagor) to restructure the terms of a loan or the repayment period. The bank benefits by not proceeding with costly foreclosure and the borrower keeps the property but with loan terms they can handle. These arrangements may be available to residential or commercial borrowers or loans secured by residential or commercial real estate. In general, the sooner you seek a workout agreement, the better your chances of success are.

A recently passed law in Weymouth, Massachusetts prevents level three sex offenders from establishing residency within 1,500 feet of places that children frequent. The law was recently covered in a Boston Globe article by Johann Seltz. The same topic is covered by in the Patriot Ledger's article by Jack Encarnacao as well as the Weymouth News article authored by Ed Baker. In the interest of full disclosure, I'm quoted in each article as Chairman of Weymouth's Ordinance Committee.

Lawyers are generally aware of changes in court rules that deal with electronic evidence, but many small businesses don’t have inside counsel or general counsel available to them who can keep them apprised of what to do and also, what not to do. An article in Law Technology Today: March/April 2008, “Are You Litigation Ready?” by Matthew W. Blake, found,

Most American corporations are ill-prepared to respond to electronic discovery requests and go to court. … In a survey of more than 100 information technology managers in medium and large American corporations, only 6 percent said they “immediately and confidently” can field electronic discovery requests. Just 9 percent told pollsters they receive proper legal guidance and funding for electronic discovery procedures; 40 percent said they receive no guidance at all. Fewer than half feel they have IT professionals competent to testify in court regarding electronically stored information (ESI). More than half said their companies have no enterprise search tools. Three-fourths lack effective e-mail intelligence systems.

Blake recommends taking these three steps: Assess What You Have; Map Out Your Data; and Strengthen Your “Hold” on the Data Giant

He argues failure to take these steps can lead to increased future litigation costs. I agree and would add that failure to take the right steps could also lead to sanctions, fees, and liability in matters that were not handled the way they should have been. Is your Massachusetts business ready for these issues if you were sued today? Do you have a lawyer who understands litigation, local rules of court, and can advise your managers and IT staff on what to do to protect your business interests? As the saying goes, "forewarned is forearmed."

Can you sell your Massachusetts home or commercial real estate for less than you owe on it without facing foreclosure?

For some the answer is “yes.” After a committee hearing in Weymouth recently (where the topic of foreclosures and the local economy was brought up), I was asked by a board member, “What is a ‘short sale’ of real estate?”

There are times when a borrower can’t make payments on their current loan or mortgage. A short sale is an alternative method of selling a property instead of losing real estate in foreclosure. In Massachusetts a lender may agree to adjust the amount owed to sell a property. This is a “short sale” of real property (real estate). Under this type of sale, the sale’s proceeds fall “short” of what is owed on the mortgage. A lender may allow a “short sale” and forgive the remainder owed under the mortgage. Why?

Foreclosure can take time, be costly, and lead to a decline in sales price at auction (especially in a declining market). A lender may permit the sale of real property (where the fair market sale price is less than the loan balance) for many reasons. Some examples are to prevent abandonment and waste of a property or to avoid the additional costs incurred by upkeep, maintenance, accruing taxes, legal fees, auction fees…

A Massachusetts real estate lawyer can offer a borrower alternatives to consider. A short sale being one of them, and one that an attorney can negotiate with your lender and structure to best protect your interests. A “short sale” is, however, only one alternative to consider. In others instances a lender may accept a deed in lieu of foreclosure or negotiate a workout agreement. These are topics for later posts.

A Massachusetts Continuing Legal Education (MCLE) emailed press release quoted a Boston Herald April 14, 2008 article finding

"One Massachusetts homeowner in 48 will lose their property to foreclosure in the next two years. . .32,976 Bay State homeowners will face foreclosure by about 2010."

While a Boston Globe April 25, 2008 article states:

"Foreclosures during the first three months of the year topped 2,800 … up about 140% over the same period last year."

Recently, more small business owners have been raising issues about their businesses and how to go about protecting their personal assets.

Are statistics on small business owners next?

Recently a relative in Massachusetts requested my help in obtaining her security deposit from her previous landlord. Her situation was unique, but the Legal Assistance Corporation of Central Massachusetts offers a site that may be helpful to Massachusetts consumers looking to make a written demand for the return of their security deposit. The site/form allows a user to select up to five reasons for seeking the return of a security deposit.

The site allows users to choose from the following reasons for the return of the security deposit:

1. Landlord didn't return security deposit within 30 days after tenant moved out or give me notice of what he/she was using the security deposit for;

2. Landlord didn't put the security deposit in a separate interest-bearing Massachusetts bank account;

3. Landlord didn't give the tenant a written receipt;

4. Landlord did not let the tenant see the security deposit records; or

5. Landlord did not give tenant written notice of bank account number and bank address where deposit is held.

While this list may not apply to all cases, the site was easy to use and may help many. I recommend sending your security deposit demand letter certified mail return receipt requested (so you have proof the letter was sent and received.) If your security deposit is not returned, you may consider filing a small claims action in Massachusetts.

You’re a Massachusetts small business owner. Do you have a plan to pass your business down to the next generation? Who will take over for you? How much is the business worth? How does your estate plan address your business interest? How will employees be treated? How will you preserve the mission of your company and protect what you've worked so hard to build?

Small Business Notes states,

Ninety percent of U.S. businesses are family-owned, and one-third of the Fortune 500 are either family-owned or family-controlled. Yet only 30 percent of family-run companies today succeed into the second generation. An even smaller 15 percent survive into the third generation. The reason, according to many experts, is obvious - the lack of an orderly succession plan.

Although it's information may be dated (1991), a Small Business Association article's "Appendix" contains several forms that may assist a business owner considering succession planning. Download file

As a MA business owner, designing a succession plan is an important undertaking. Our law office has worked with many small business owners on the South Shore who are looking for legal counsel but want to avoid the time involved traveling into Boston. As a smaller firm (by choice) we are able to form quality relationships allowing us to understand the dynamic challenges you may face over time. Our personalized approach allows us to help you with both your business and personal planning. When an issue unexpectedly arises, our clients can pick up the phone and talk with a lawyer they know and who knows them. Regardless of the law firm you work with, the assistance of someone who understands your goals provides you with an enhanced opportunity for your life's work to succeed both now and in the future.

A recent Massachusetts Appeals Court case examined the issue of fiduciary duty and contract law in a commercial real estate dispute arising between general partners and limited partners.

The case involved, “…various transactions by the general partners, including their purchase, without the involvement of the limited partners, of large real estate parcels neighboring the building project for which the limited partnership was formed….”

The Court found. “As the limited partnership agreement expressly allowed the general partners' actions, we affirm the judgment rejecting all the limited partners' claims.”

See Slip Opinion 07-P-422 Appeals Court, Robert L. Fronk, Jack Saltiel and Maila L. Walter v. John P. Fowler, Jeffrey A. Millman, Robert Lee Wolff, Jr., Maple Leaf Cambridge Corporation, and The Cambridge Company, Inc.

Several cases were cited that should be considered when entering a contract or any business venture: "the obligations of the parties are determined by reference to contract law, and not by the fiduciary principles that would otherwise govern." Chokel v. Genzyme Corp., 449 Mass. 272, 278 (2007). See Blank v. Chelmsford Ob/Gyn, P.C., 420 Mass. 404, 408 (1995) ("questions of good faith and loyalty with respect to rights on termination or stock purchase do not arise when all the stockholders in advance enter into agreements" concerning those issues); Sonet v. Timber Co. L.P., 722 A.2d 319, 322 (Del. Ch. 1998) ("principles of contract preempt fiduciary principles where the parties to a limited partnership have made their intentions to do so plain"). … "[W]here sophisticated parties choose to embody their agreement in a carefully crafted document, they are entitled to and should be held to the language they chose." Anderson St. Assocs. v. Boston, 442 Mass. 812, 819 (2004).

This case serves as a reminder that it’s important to have an agreement in writing, but also to fully understand the rights and duties the agreement creates. If you’re a business owner in Massachusetts, it’s unwise to think of contracts or agreements as just routine boilerplate language. You should question each provision and understand what it means for you and your business interests.

Residential real estate deals in Massachusetts can lead to the repair or replacement of failed cesspool or septic systems (Title V). They can also involve issues dealing with lead paint abatement. These are examples of only a couple of tax credits (cesspool or septic/sewer or lead paint) which may be available to you.

For seniors, the DOR publication, Tips for Seniors and Retirees: Deductions, Exemptions and 2007 “Circuit Breaker” Tax Credit, is a useful resource for understanding how the 2007 “Circuit Breaker” Tax Credit works.

The Massachusetts Department of Revenue lists Tax Credits (2007) for Individuals and Families and includes: a description of the credit, calculation of the credit, where to calculate the credit, whether the credit is refundable or not refundable, and if there if carryover is permitted. Credits to consider (this is not tax advice) include but are not limited to:

Brownfields Credit for Rehabilitation of Contaminated Property, Earned Income Credit (EIC), Economic Opportunity Area Credit (EOAC), Film Incentive Credit, Full Employment Credit, Historic Rehabilitation Credit, Home Energy Efficiency Heating Credit Carryover to 2007, Lead Paint Removal Credit, Limited Income Credit (LIC), Massachusetts Low Income Housing Credit, Medical Device Tax Credit, Real Estate Tax Credit for Persons Age 65 and Older (known as the Circuit Breaker Credit), Repair or Replacement of Failed Cesspool or Septic System Credit (Title V), Solar Wind and Energy Credit, and Taxes Paid to Other Jurisdictions Credit.

Additionally, the DOR Web Services for Income (WSI) is a website where individuals and tax professionals can use many online services related to personal income taxes.

Massachusetts affordable housing projects under M.G.L. Ch. 40B are often criticized for limiting a local board’s powers to regulate development in a city or town. Proponents, on the other hand, argue the law helps promote new affordable housing developments. It is not uncommon for 40B projects to make headlines in local papers and for developers, municipalities, residents, and interest groups to be outspoken on this issue.

Regardless of one’s position on 40B, there are fundamental questions of power and legal authority that arise. Local boards and authorities are likely to applaud a recent SJC opinion concerning 40B and easements.

The Massachusetts Supreme Judicial Court (SJC) ruled the Housing Appeals Committee (Committee) of the Department of Housing and Community Development exceeded its authority under G.L. c. 40B (Affordable Housing Act) by ordering conveyance of a sight line easement on a town's property. This case establishes the Committee has the power to grant permits or approvals like a local board, but not the power to order the conveyance of an easement.

The opinion reasons, an easement is an interest in land which grants to one person the right to use or enjoy land owned by another; the grant of an easement constitutes the transfer of an interest in land; the fact that an easement may encumber only a small portion of an owner's land does not change its legal significance; and the Act does not authorize the Committee to order the conveyance of an easement over land abutting the project site of a proposed affordable housing development.

The SJC distinguished this decision from Board of Appeals of Maynard v. Housing Appeals Comm., 370 Mass. 64 (1976)>. The Maynard case involved the extension of a sewer line (under G.L. c. 83), for which the developer, and not the public, agreed to bear all costs – it did not involve, nor authorize, the transfer of an interest in municipal land in the form of a mandated easement.

See Slip Opinion: SJC-10028 until published, Zoning Board of Appeals of Groton & others vs. Housing Appeals Committee and another.

A Massachusetts judge advanced a public policy argument finding it, "…unfair to approve a mortgage loan that the borrower cannot reasonably be expected repay if housing prices were to fall…”

The judge indicated loans are “presumptively unfair” under our consumer protection law (MGL Ch. 93A) when they: include an adjustable rate mortgage (ARM) which is adjustable within 3 years; carry an interest rate of at least 3 percent less than the indexed rate; involve borrowers with debt to income ratios above 50%; and have 100% loan to value ratios, or have prepayment penalties that are significant or which last longer than the initial “teaser” period.

Although the loans weren’t fraudulently induced, the judge issued a preliminary injunction and offered, “Just because we, as a society, failed earlier to recognize that loans with these ... characteristics were generally unfair does not mean that we should ignore their tragic consequences and fail now to recognize their unfairness." See Eric T. Berkman’s article in Lawyer’s Weekly, "Lender's 'subprime' foreclosures require attorney general's OK".

How does the injunction work? In this case the California lender must notify the AG’s Office before foreclosure. The AG’s office has 30-45 days to respond (depending on circumstances). If the AG objects, the lender and AG must attempt to work it out in 15 days. If it’s not worked out, the lender needs Superior Court approval to proceed.

A Suffolk Superior Court judge declared whole classes of mortgages structurally unfair under state law. It is both imprudent and unfair to approve mortgage loans that the borrowers cannot reasonably be expected to repay if housing prices were to fall, Judge Ralph Gants wrote. This is an interesting judicial approach to gain time to evaluate the system in more detail. I anticipate this may leverage lenders into finding more workout deals. What steps will be taken long term? Raises some interesting property right and freedom to contract questions. See Boston Herald Article, http://www.bostonherald.com/business/real_estate/view.bg?articleid=1076243