Thursday, August 3, 2017
I'm just going to start a little subset of cases involving misrepresentations in the context of real estate transactions. This latest case is out of Tennessee, Hall v. Eagle Rock Development, LLC, No. E2015-01487-COA-R3-CV (you can listen to the oral arguments here). In this case, the Halls won rescission of the purchase contract and a refund of the money they paid, based on misrepresentations regarding the lot's access to public sewage disposal. While there was a dispute as to whether they were specifically told by the development's broker that the lot had access to public sewage, the court found the broker had not been "forthcoming" about the sewage situation, and the other documents involved in the transactions represented at several points that public sewage access would be possible, including the MLS brief and the real estate listings that contained public sewage as a product feature. The website for the development stated that the lots would have public sewage access, and nowhere qualified the statement as being contingent on certain funding requirements. Plus, there was a sewer manhole directly in front of the lot.
The first time the Halls were provided with a disclosure statement indicating they would not have public sewage access was actually the day the sales contract was executed, despite the fact that the sellers had prepared this document months earlier and so could have shared it well in advance. The fact that the Halls signed the disclosure statement while executing the sales contract did not bar their recovery. (Nor did the fact that the Halls' contract stated that they were purchasing the property "as is.")
The Halls maintained that they would never have bought the lot had they known it didn't have public sewage access, not least because it restricted the size of the house they could build on the lot. Accordingly, the court ordered the contract rescinded and the purchase price be refunded, which was exactly the remedy that the Halls were seeking.
The sellers pointed out that it actually took the Halls three years to figure out public sewage access was not possible. They claimed that the problem here was the Halls' failure to fully investigate the property or fully read the documents they signed at closing. However, the court found that the weight of all the contrary representations the Halls had been given outweighed this.