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Between 2009 and 2020, Josh published more than 10,000 blog posts. Here, you can access his blog archives.

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Prop 2 Class 4 – Class 4 – The Contract of Sale II

January 24th, 2013

Today we will continue our discussion of the contract of sales with a focus on duty to disclose defects and the merger doctrine. Boo! Here is the Texas form listing all the required disclosures.

The lecture notes are here. The livechat is here.

The New York Times and Atlas Obscura have good articles about the Haunted House.

The Ghost of Nyack | Atlas Obscura

The Times writes:

The phones have been ringing at real-estate offices in Rockland County. A patient in a psychiatric hospital called. So did a para-psychologist from Florida. And so did the Amazing Kreskin, all the way from his hotel room in Atlantic City.

That turreted turn-of-the-century Victorian house in Nyack is back on the market – the one that the owner says has not one, not two, but three ghosts. The one that was the subject of a court ruling last week.

There was nothing creepy about Justice Edward H. Lehner’s decision in State Supreme Court in Manhattan. He found that a would-be buyer, Jeffrey M. Stambovsky, could not back out of a $650,000 contract on the three-story clapboard house without losing his $32,500 down payment on it.

Mr. Stambovsky, who acknowledges that the contract expired after he skipped a scheduled closing last fall, had argued that no one warned him about any preternatural residents who, presumably, would not comply with ordinary eviction orders.

As for whether he will see the ghosts in Nyack – in 22 years, the owner, Helen V. Ackley, has seen only one.

”He was sitting in midair, watching me paint the ceiling in the living room, rocking and back forth,” she said. ”I was on an 8-foot stepladder. I asked if he approved of what we were doing to the house, if the colors were to his liking. He smiled and he nodded his head.”

Mrs. Ackley said one of the other ghosts would waltz into her daughter’s bedroom. ”We don’t know whether or not she was the one who woke the children up by shaking the bed,” she said.

Ghost No. 3 was a Navy lieutenant during the American Revolution. ”My son saw him eyeball to eyeball outside the basement door,” Mrs. Ackley said.

Atlas Obscura writes:

During the 1960s, the 7,000 residents of the tiny village knew that the 5,000 square foot house was haunted, but nobody bothered to tell the Ackley couple before they decided to move in.

Helen and George Ackley, who lived in the home for more than 20 years, reported that they had seen a ghost in the house on at least one occasion and that they would be awoken every morning by a shaking bed, but otherwise lived in peace with whatever spirits resided in their home. When they decided to move and sold the house in 1990, they didn’t bother to tell the new buyers about the ghost problem.

With $32,500 in escrow, Jeffrey and Patrice Stambovsky backed out of the contract when they learned that the house was haunted. When the Ackleys refused to refund the deposit, the Stambovskys sued, leading to what would come to be known as the “Ghostbusters” ruling. The New York Appellate court ruled that, because a routine home inspection would never uncover it, sellers must disclose that a house is haunted to potential buyers.

Here is a Google Map of the haunted house:


View Larger Map

Prop1 Class 4: The Capture Rule: Oil and Gas, Acquisition by Creation

January 24th, 2013

Today we will finish the rule of capture, with a discussion on oil and gas, and other “fugitives.” Then, we move onto acquisiton by creation. Be creative.

And, in case you were wondering, the name of the fox will be “Ferae.” (pronounced furry).

The lecture notes are here. The livechat is here.

Oil & Gas

And, “I drink your milkshake.”

[youtube http://www.youtube.com/watch?v=RKQ3LXHKB34]

Here are some pics illustrating slant drilling. One of which may be from a cartoon.

Horizontal_Example

Slant_drilling

 

International News Service v. Associated Press

The International News Service was owned by the famous publisher and Yellow Journalist William Randolph Hearst.

William_Randolph_Hearst_cph_3a49373

The majority opinion was written by Justice Mahlon Pitney. He was Christopher Reeve’s (Superman!) great-grandfather. He was a pretty non-noteworthy justice.

Mahlon_Pitney_cph.3b30300

The author of the dissent, Justice Brandeis, was a big deal.

Brandeisl

Cheney Brothers v. Doris Silk Corp

This opinion was authored by 2nd Circuit Judge Learned Hand, the greatest judge never to sit on the Supreme Court. Yes that was his name, Learned Hand. Actually his full name is Billings Learned Hand, but in college he started going by Learned. Learned’s cousin, Augustus, was also on the 2nd Circuit Court of Appeals.

Here is an awesome video of hand signing.

[youtube http://www.youtube.com/watch?v=iKN_W35P8jA]

Liberty, Equality, and Modernity

January 24th, 2013

A few weeks ago, I blogged about Erwin Chemerinsky’s off-the-wall idea of how to promote equality in educational opportunities–prohibit students from attending private schools, and force everyone to attend public schools. I had not heard these thoughts before, and wondered if Chemerinsky had addressed the criticisms that dominated the constitutional law prof list-serve for a while. It seems that Erwin had made this point years ago.

Eugene Volokh found an article published in the American Law Review in 2005 making just that point. Eugene quotes in part from the article (I only include a bit here to illustrate Erwin’s proposal):

My proposal is simple, although unrealistic at this point in American history. First, every child must attend public school through high school. There will be no private schools, no parochial schools, and no home schooling. Second, metropolitan school districts will be created for every metropolitan area. In each metropolitan area, there will be equal funding among the schools, except where educational needs dictate otherwise, and efforts will be taken to ensure desegregation. Third, states will ensure equality of spending among metropolitan school districts within their borders.

How could this happen? One possibility would be through the Supreme Court, though of course not with the current Court. The Supreme Court could find that the existing separate and unequal schools deny equal protection for their students, and order the creation of a unitary system as a remedy. Another way to achieve a truly unitary system is by legislative action. Congress could adopt a law to achieve these goals or state legislatures could do so within the states’ borders.

Eugene writes, “A clearer example of how an excessive focus on equality undermines liberty is hard to find.” I had the exact same visceral reaction (though I get much more obtuse versions of this feeling whenever Mayor Bloomberg gets a new idea of how to make people safer).

On my earlier post, my friend Paul Gowder, LawProf at the University of Iowa added some interesting comments. Paul wrote an interesting (and sure to be controversial) piece about the relationship between equality and the rule of law. His vision of a free state seems to be somewhat in line with what Erwin wrote about. I had a difficult time seeing Paul (and Erwin’s point) because my vision of the free state is much more akin to Eugene’s.

Indeed, even in a post I wrote yesterday, I disagreed respectfully with my friend Garrett Epps about how to interpret “life, liberty, and the pursuit of happiness.”

There seems to be two different world views. I really appreciate Eugene’s post because it sets out the two visions starkly (even if I don’t necessarily agree that all of the examples he provides are valid–some state interests are more important than others; education is quite high on the list).

I think these two visions of freedom were on display in the ACA cases, and in the President’s inaugural address. The Progressive view is more comfortable with infringing on individual autonomy (in certain spheres) in order to promote some vision of equality. This is often viewed as using the arm of the state to ensure equality of opportunity and security (such as health care) so people can pursue their own vision of happiness. Shortly after the ACA was enacted, Speaker Pelosi aptly summed up these sentiments. The bill tonight “defines opportunity” and creates an “opportunity . .. [for] affordable health care for all americans to have the freedom to have a healthier life, to have the liberty to pursue their own happiness.”

Chemerinsky does not disregard that there is a liberty interesting (recognized in Pierce v. Society of Sisters) of directing the upbringing of your children. Rather, as Eugene notes, “He is acknowledging that there is a constitutional right to control the upbringing of one’s children, but is saying that this right, ‘like other fundamental rights, is not absolute,’ and can be trumped by a ‘compelling interest in achieving equality of educational opportunity.'”

Indeed, Erwin told ReasonTV that under the commerce clause, the Federal Government could compel people to purchase a GM vehicle, though it would be subject to a Due Process challenge. In truth, I gather Erwin would find that such a mandate would comport with Due Process so long as the state-interest was compelling enough. I don’t think it’s a particularly high threshold. Modern-day progressives (like Chemerinsky) value the goal of substantive equality much more, and are willing to limit the individual’s right to that end.

The other view, as articulated by Eugene (and myself to some degree), is that infringements on individual liberty require a much higher justification in order to promote a broader sense of equality. I reject that strawmen reject the idea that individual liberty always trumps, or that rights are absolute (we don’t think so). I think this refined view is aptly summarized by Justice Kennedy’s question during NFIB.  “I understand that we must presume laws are constitutional, but, even so, when you are changing the relation of the individual to the government in this, what we can stipulate is, I think, a unique way, do you not have a heavy burden of justification to show authorization under the Constitution?”

In other words, the thumb is kept firmly on the scale of liberty, rather than the scale of equality. The government bears this heavy burden.

This thumb is placed on liberty’s scale for a reason. Under the libertarian view, individual liberty (such as strong protection for property rights and economic liberty) is the path to promote equality, not through government intervention (I don’t accept this proposition in its entirety). I would add that constitutional structures to promote liberty would fall within that rubric.

However, under the progressive view, these concepts are often fact antagonistic and hostile to the very goals of equality. Rather, in order to seek equality, many of these liberal shibboleths can, and must take aback seat, given the right state interest. The thumb is placed on the scale of equality. Flipping Justice Kennedy’s statement, the individual, not the government, bears the heavy burden of showing why the individual right should trump the collective right.

Depending on which scale you start from, the choice of equality or liberty makes more sense. To a modern-day progressive like Chemerinsky, things like property rights or religious free exercise (such as parents who do not want to send their children to public school) get in the way of the primary goal of the state, which is ensuring substantive equality for education. The heavy thumb tilts towards collectivism.

To a classical liberal, the goal of obtaining an ideal educational system are subordinate to the harm to the individual (and groups of individuals  known as families). Of course, libertarians would need to grapple with the obvious fact that educational opportunities are not equal, and that is a bad, bad thing (much of my free time is dedicated to a non-profit I founded that promotes civic education among high school students). Thus, libertarians would seek ways of promoting education consistent with their beliefs.

What makes Erwin’s proposals so radical in my mind, is not that he thinks it will be easy. He doesn’t. What makes it so radical is how he takes for granted that his world view (as described above) is the best way.

The word “equal” (including unequal, equality, etc.) appears 50 times in the 14 page paper. The word “liberty” appears nowhere. I think this is telling.

There is a fundamental dichotomy here between liberty and equality.

Maybe once I finish this book (my manuscript is due tomorrow–I really should not be writing 1,300 word blog posts on a school night before my book), I hope to revisit this.

Update: And almost on cue, the New York Times editorial paints this dichotomy clearly:

As the president’s Inaugural Addressmade plain and as important rulings of the Roberts court show, the Obama and Roberts visions of America are very different. No disagreement is more fundamental than that about the connection between justice and prosperity.

To Mr. Obama, prosperity enables justice and vice versa. Persuasively, he said in his address, “Together, we discovered that a free market only thrives when there are rules to ensure competition and fair play.” He also said, “We are true to our creed when a little girl born into the bleakest poverty knows that she has the same chance to succeed as anybody else.” And commitments to justice, like Medicare, Medicaid and Social Security, he said, “do not make us a nation of takers; they free us to take the risks that make this country great.”

The Roberts court, on the other hand, with the chief justice in the majority, has regularly ruled as if justice and prosperity are unrelated or even antithetical — by protecting large corporations from class-action lawsuits; by making it much harder for private lawsuits to succeed against mutual fund malefactors, even when they have admitted to lying and cheating; or by allowing corporations and unions to spend unlimited amounts of money on political campaigns and advance their narrow interests by exerting influence unjustly over government.

When the chief justice cast his critical vote to uphold the Affordable Care Act last June, he made clear that he did not favor the law, which is the most important commitment to justice and prosperity so far of the Obama administration. He wrote tartly, “It is not our job to protect the people from the consequences of their political choices.”

The connection between justice and prosperity is clear and strong. “Economic growth,” the scholar Benjamin Friedman documented, “more often than not fosters greater opportunity, tolerance of diversity, social mobility, commitment to fairness and dedication to democracy.” And justice of all kinds, especially social justice, is an essential means of achieving prosperity, as economic progress in the South demonstrated after the civil rights laws brought racial progress.

I think I may write another book on the ACA case with respect to political theory. The book I wrote is mostly a narrative. There’s too much good stuff here to pass it up.

Update: Paul Gowder has a post responding to mine here.

Justice Alito: The Most Bad-Ass Photo-Bomber Ever

January 23rd, 2013

Alito-BAMF

Via Rep. Kevin McCarthy

DOJ Role In Settlement of Disparate Impact FHA Case Holding Up Sri Srinivasan’s D.C. Circuit Nomination

January 23rd, 2013

Remember Magner v. Gallagher? It was a Supreme Court case last year that considered the application of the disparate impact standard under the Fair Housing Act. Two weeks before the case was to be argued, it was voluntarily dismissed. But why?

WSJ reported that Assistant Attorney General Thomas Perez, the head of the Civil Rights Division pressured the City of St. Paul to withdraw the case.

Readers may recall that the City of St. Paul, Minnesota in February withdrew a case that the Supreme Court had already agreed to hear—and the city thought it would win—under pressure from the Department of Justice (“Squeezed in St. Paul,” Feb. 13). Our source at the time wouldn’t name names at Justice, but now Reuters reports that the man working the phones was none other than Assistant Attorney General Thomas Perez, the head of the Civil Rights Division. A Justice spokeswoman confirmed that Mr. Perez spoke to St. Paul and the plaintiff in the case.

Mr. Perez had a personal interest in stopping the Supreme Court from hearing Magner v. Gallagher, a fight between St. Paul and local slumlords who accused the city of racism for enforcing its housing code. The city was presenting the Court with a dispute about the legality of disparate impact analysis under the Fair Housing Act. The text of that law doesn’t explicitly allow for such analysis. The city figured it would win—and said so publicly.

If the Justices had found disparate impact illegal under the Fair Housing Act, one of the government’s biggest hammers against banks and others would disappear. So Mr. Perez decided to press the city to take the decision out of the hands of the nation’s highest Court so he could continue pursuing a policy that the Justices probably would have found illegal. Another triumph of politics over the law.

Well, now DOJ’s role in that case is holding up the confirmation of Sri Srinivasan’s to the D.C.

Senate Republicans are holding up the nomination of Sri Srinivasan for the U.S. Court of Appeals for the D.C. Circuit, saying they want to know more about his role in the abrupt settlement of a Fair Housing Act case a year ago.

Senator Patrick Leahy (D-Vt.) today said Republican members of the Senate Judiciary Committee have delayed a hearing for Srinivasan, currently the principal deputy U.S. solicitor general, while they seek more information about an agreement reached between the Department of Justice and the City of St. Paul, Minn.

Senator Chuck Grassley (R-Iowa), the ranking member of the judiciary committee, has since written several letters to the DOJ requesting more information and documents about how the agency and the city came to the sudden agreement, including a “quid pro arrangement that potentially cost taxpayers $180 million.”

A letter from Grassley and other congressional Republicans to Attorney General Eric Holder Jr. alleges that in exchange for the city dropping its case, the Justice Department declined to intervene in unrelated False Claims Act cases that could have recovered that money.

Grassley announced in November that questions about the same agreement would hold up the confirmation of Tony West, who was nominated to be the associate attorney general, unless he received documents from the DOJ.

Let’s see if we learn how that settlement went down.