With today’s low interest rates and relatively available money from traditional commercial and residential mortgage lenders, seller financing of real estate is not the most popular alternative, but it remains an option.  This article explores the positives and negatives of the three major means of seller financing of real estate transactions.

The three major options are: (i) Lease (with option or obligation to purchase), (ii) Land Contract and (iii) deed with a note and mortgage back to the seller.  Each of the three has its advantages and drawbacks, depending on whether you are the buyer or the seller.

As a general proposition, the “risk” a seller holds is that the buyer defaults, the physical condition of the property when returned is impaired, and getting clear title back in the seller is expensive and time consuming.  From the buyer’s perspective, he does not want to improve real property and pay significant sums toward the purchase  price only to learn at later date that he has to fight to get clear title into his name.  The three instruments offer essentially a spectrum of rights from least to most in the buyer: a lease (with either option or obligation to purchase) gives the least protection to the buyer, a land contract (depending upon its terms) moderate protection, and a deed with a note and mortgage back to the seller the most protection.

Lease.  

A lease essentially gives possessory rights to a tenant in exchange for payment of rent.  Under a lease with an obligation to purchase or option to purchase, some portion of that periodic payment can be applied to the ultimate purchase price.  From a buyer’s perspective, a lease is a precarious instrument, as a default extinguishes the rights of the tenant — potentially both to occupy and buy.  Notice of default and written right to cure provisions can make the instrument more palatable for a tenant, but it is as a general rule the least favorable instrument for the tenant of the three options.

Land Contract.

 A typical land contract is simply a contract to to purchase real estate with (i) a delayed closing and (ii) possessory rights vested in the buyer until closing.  Under O.R.C. Section 5313.07, which applies only to residential property, if the buyer has paid either for five years or more than 20% of the purchase price, in the event of a default a the seller must pursue a foreclosure action, with the proceeds beyond the contract price payable to the buyer.  For commercial contracts, a simpler “forfeiture action” is available, but it still remains more involved than a simple eviction action called for with a lease.  If the instrument is placed of record, a buyer achieve some protection — perhaps greater than that under a lease — from a land installment contact.

Deed, note and mortgage.

The final method of seller financing is the delivery of a deed from seller to buyer, and taking back by the seller of a note for the payment of the remaining purchase price and a mortgage securing that payment.  This method necessarily entails vesting in the buyer the equity in the property net of the balance due the seller.  All that’s left in the seller is the right to collect payment of the mortgage balance, and whatever protective covenants are there for seller’s protection.

All three methods of seller financing involve risk on the seller that the buyer impairs title to the property through unpaid taxes, utility bills and the like, or, more likely, failure to maintain the property in the fashion that the seller anticipates.  These issues can be addressed to some extent through good contract terms and tight management of the asset, but in the end the seller will retain some risk as to these issues.

But fundamental structure of the transaction, choosing one of the three options set forth above, will dictate the relative position of the seller and buyer in that deal.

 

 

This article from our friends at Kegler, Brown, Hill + Ritter addresses the record low pass rate for Ohio’s Bar exam.  Is it a policy to make it tougher to be admitted in Ohio or a less-prepared crop of students?  The fact that the trend from 2009 to 2013 was consistent would militate against the former and in favor of the latter.  It may also be an outlier.

In any event, we need attorneys well prepared for the rigors of the profession.

The Finney Law Firm was retained to represent Councilmember Christopher Smitherman in the matter of an ethics complaint that was filed against him by a Cincinnati attorney arising from the Mahogany’s loan default.  This week, that ethics complaint was dismissed as being entirely without merit.

The background to the matter is that in early 2012 the City made significant loans and grants to Mahogany’s Restaurant in order to bring an African-American-owned and -themed restaurant to the Banks.  Smitherman realized from the initiation of the project that the operator (Liz Rogers) was not qualified for an extension of City credit.  Unbeknownst to Smitherman, before his vote on Council, Rogers had approached his brother (Albert Smitherman) for some advice about how to complete the construction project, which Albert provided without charge.

After Rogers’ default on the loans, her attorney pointed the finger at Smitherman, claiming (falsely) that Smitherman’s votes and public pronouncements against the project were because Rogers has been approached by and later spurned Albert Smitherman’s company.  The allegations were completely and demonstrably false.

This year, after Rogers’ loan default, Rogers’ attorney filed a Complaint with the Ohio Ethics Commission containing the false allegations, presumably to achieve some benefit in getting City Council to forgive her loans.

The Ohio Ethics Commission has a multi-step process to consider Complaints brought before it: staff review, initial Commission review, investigation and final disposition.  The Smitherman Complaint was so completely lacking in merit, it was dismissed at the very first stage — staff review.

The Finney Law Firm was proud to represent both Christopher Smitherman in the ethics matter, and Albert Smitherman in the allegations made against his company.

For decades, campaigns in Ohio have battled over the supposed truth or falsity in campaign advertisements before a 7-member panel of political appointees of the Governor, the Ohio Elections Commission.

Because of important wins of the Finney Law Firm and other able counsel, the jurisdiction of the Elections Commission to weigh in on such disputes has been substantially narrowed in recent months, moving that debate to where it should be — in articles in the media, in conversations at the neighborhood bar, and between campaigns to duke it out in their earned and paid communications .

However, finally the jackboot of the Elections Commission has been lifted from our throats.

Read here a story in this vein from the Columbus Dispatch.  This is as it should be.

The second in a series of cases arising from the twin wins of the Finney Law Firm at the United States Supreme Court came back before Judge Michael Barrett two weeks ago on cross motions for summary judgment (the Supreme Court proceeding having resolved only the standing issue).

This second case, COAST v. Ohio Elections Commission, addressed whether the Ohio Elections Commission — a politically appointed body — can sit in judgment of statements made during the course of a ballot issue campaign.

Yesterday, Judge Barrett decided they cannot — at least preliminarily, finding that the Plaintiffs have a high likelihood of success on the merits of the case.  Judge Barrett’s short decision on Plaintiffs Motion for Preliminary Injunction, is here.   Judge Barrett has promised a longer decision on the motion for permanent injunction at a later date.

This decision follows closely on the heels of the decision by Judge Timothy Black in Susan B. Anthony List v. Ohio Elections Commission striking  down a companion statute in Ohio allowing judgment and punishment by the Ohio Elections Commission of statements made during campaigns for candidates for public office.  His decision permanently enjoining that statute is here.  The Ohio Elections Commission has appealed that decision to the 6th Circuit, and it is possible that one or both of these cases will end up before the U.S. Supreme Court again.

We will keep you informed of developments in these two cases as they occur.

 

 

There were four major cases originally filed relative to the harassment and delays sustained by Tea Party and liberty-oriented groups in seeking 501(c)(3)and 501(c)(4) status.  Three were filed in the Federal District Court for the District of Columbia, and one was filed in the United States District Court for the Southern District of Ohio.  It is this last case in which the Finney Law Firm is co-counsel.

Today, Federal District Court Judge Reggie Walton dealt a blow to the Plaintiffs in two of those cases after the IRS finally granted tax exempt status to the remaining Plaintiffs, ruling the matter moot, and thus dismissing both Complaints.  Those decisions are here (True the Vote, Inc. v. Internal Revenue Service) and here (Linchpins of Liberty v. United States).

In the third case, Z Street v. John Koskinen (the Plaintiff is a pro-Israel group harassed by the IRS in a manner similar to the IRS harassment of Tea Party groups), the District Court did allow the claims in that case to survive a Motion to Dismiss, but discovery has been stayed pending the outcome of an interlocutory appeal of that decision, which could take another 18 months or more.

However, our firm’s case, NorCal Tea Party Patriots v. Internal Revenue Service, in front of Federal District Court Judge Susan Dlott, has survived a withering Motion to Dismiss from the IRS’s phalanx of attorneys and shortly will be proceeding with discovery.

Thus, while we fervently hope the three cases noted above survive their appeals and proceed to discovery and judgment, at present the Cincinnati case is the sole surviving litigation to get to the bottom of the conspiracy to deprive liberty-minded citizens of fair treatment by the IRS, to achieve justice for these targeted groups, and to enjoin the IRS from ever again singling out individuals and groups for discriminatory treatment based solely on their viewpoints.

We are proud to be a part of this landmark litigation and excited for the next steps.

 

 

 

 

 

As our readers are aware, the Finney law Firm, LLC has ben retained to represent the Ohio Republican Party in its claims against Ed FitzGerald and Cuyahoga County for public records sought by ORP relating to FitzGerald’s use of his key card to access the County administrative buildings. Indeed, the original request for the information came from the Cleveland Plain Dealer, and FitzGerald refused their requests for the information as well. A few updates on this case:

  • The Supreme Court has set a briefing schedule that most assuredly will see that the case is resolved after election day.
  • The Supreme Court Friday rejected FitzGerald’s belated request to send the case to mediation.
  • Plaintiff sought FitzGerald’s deposition and that of the County Sheriff, in part to explore the defenses they have raised to the release of the records — that some unspecified threats against FitzGerald militate against release of the records for “security” purposes.  FitzGerald and the Sheriff have filed formal Motions with the Court to prevent those depositions from proceeding.  The Court has not ruled on those motions.
  • Late last week the Defendants submitted their evidence, including the Affidavit of a deputy Sheriff.  We have now sought the deposition of that deputy sheriff as well, and the defendants have indicated they intend to oppose holding that deposition as well.

So, as you might expect, the litigation appears to be mired in procedural motions for now.  We anticipate the Supreme Court will clarify many of these issues in short order.

This week marks a major milestone for our firm with the formal announcement of Ivy Pointe Title, LLC.

Last week, we moved in, hooked up and welcomed experienced real estate attorney Rick Turner as President of our new title insurance company, along with experienced title professionals Evan Meredith and Patricia Gillespie.    The move-in went smoothly, and clients are receiving them strongly.

This week, we formally announce their arrival with a mailing and the launch of our new Ivy Pointe Title, LLC.

We want to thank our many vendors who helped with the outstanding marketing materials, and our technologically cutting-edge web site: Chris Bollman and Karyn Lawrence of Round Pixels, our web developer; Sue LaChapelle, our graphic designer; our printer, Cathy Brinkman of Curry Printing (always timely and good quality); Pete Witte of Baron Engraving who made and installed our signage (involving some late nights and weekends); and our paralegal Laura Linneman who worked tirelessly to coordinate the many pieces of the puzzle to assure a timely and quality launch.

We have more pieces to the web site yet to launch to meet (and hopefully exceed) our clients’ needs.

It has been an amazing and rewarding experience working with all these professionals at Ivy Pointe Title and our vendor team who got us launched.  We recommend their services to each of you.

For those following the COAST “Tweets” case, three years into the case we had oral argument Friday before Judge Mike Barrett on our Motion for Summary Judgment. The argument went very well, handled by COAST General Counsel Christopher Finney.

As background, COAST Treasurer Mark Miller on behalf of COAST was “tweeting” about the second Streetcar ballot issue in the 2011 election (see this NYT article). Rob Richardson, Jr. of Cincinnatians for Progress trumped up “false claims” charges against COAST, which the OEC dismissed. But COAST decided to end the OEC’s reign of intimidation.

This case and the Susan B. Anthony List companion case, could spell the end to their “false claims” jurisdiction.

Judge Barrett promises a decision on the preliminary injunction soon (perhaps next week), with a decision on the merits of the case perhaps before year’s end.