Sherin and Lodgen is a Boston based law firm specializing in real estate, litigation and business law.
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Joshua M. Alper
Bethany A. Bartlett
Edward M. Bloom
Joshua M. Bowman
Gary D. Buchman
Robert M. Carney
Paula G. Curry
Douglas M. Henry
Deborah Howitt Easton
Richard J. Kaitz
Seth A. Malamut
Gary M. Markoff
Ronald W. Ruth
John J. Slater
Geoffrey H. Smith
A judge of the Superior Court has recently awarded brokerage fees to a realtor despite that the landlord did not enter into a commercial lease with the tenant for which the realtor was compensated. Finding that landlord had acted in bad faith, the Court distinguished the Supreme Judicial Court’s 1975 landmark decision in Tristram’s Landing, Inc. v. Wait, which established the general rule that in order to earn a commission, a broker must not only obtain a ready, willing, and able tenant, but that a transaction must actually be signed. The Court found that the defendant landlord had encouraged the agent to market vacant space to medical groups, knowing that for business reasons an existing supermarket tenant of adjacent space objected to medical tenants. When the plaintiff real estate agent brought a dental practice to rent the space, the defendant landlord used the threat of a dental practice as a stalking horse to persuade its existing supermarket tenant to expand into the premises at twice the rent which the dental practice would pay.
Written by: Jane Errico
In the 1998 movie, “You’ve Got Mail,” the charming children’s bookshop owned by Meg Ryan’s character is threatened by the mega-box book store owned by Tom Hank’s character. Despite the small shop’s long history as a part of the Main Street USA-style neighborhood, the store eventually folds underneath the pressure exerted by the discount powerhouse next door. Flash forward to 2014, and Borders book stores have closed their doors due in large part to Amazon.com’s supremacy in the sale of on-line books. According to Bloomberg News, in December 2013, “Cyber Monday web sales surged, sending online shoppers to a single-day record as Amazon.com and EBay, Inc. siphoned customers from brick and mortar stores.” At first glance, it seems like there’s only bad news for traditional retail shops.
Written by: Deborah Howitt Easton
Generally when thinking of a lease arrangement between a landlord and tenant we have in mind a long term relationship. We think in terms of years. The parties enter negotiations optimistically with the hope that the tenant’s business will be a success. While startups have that same optimism, the future may often be undefined and less certain. Their time horizon is often not thought of in years but rather in months or weeks. (When is the next influx of funding coming in? When will the next round of lab results be completed?) The nature of the startup is such that the companies should carefully consider certain issues when leasing space. Startups need to think ahead, while at the negotiating stage, and try to anticipate as best as they can how their business may change (for better or worse) in the future.
Happy New Year! We're looking back on a great year of Real Estate Deals!
Written by: Ronald W. Ruth
Many of our clients are very familiar with oil and hazardous materials law and how contamination can significantly affect real estate ownership and/or development. Other clients are not. They may be clients from abroad or those who are new to the real estate ownership and development. The following is intended for them as an introduction to the vocabulary, concepts and regulatory structure.
Written by: Edward M. Bloom
In 2012, Steven Glovsky needed 1,000 signatures in order to be placed on the ballot for a seat on the Governor’s Council. He went to the Roche Brothers supermarket in Westwood and asked permission to stand outside the door to collect signatures. The supermarket is a free-standing building on a 5 acre site and the store manager informed Glovsky that the store had a non-solicitation policy. Glovsky brought suit against the store under the Massachusetts Civil Rights Act and when the trial court dismissed his action, he appealed and the SJC agreed to hear the case on direct appellate review.
Written by: Andrew Royce
Some alarm has been raised among the real estate bar by the recent decision of the United States Bankruptcy Appellate Panel for the First Circuit in Steven Weiss, Chapter 7 Trustee, v. Wells Fargo Bank, N.A. rendered on October 1, 2013. The Court determined that a 2007 Massachusetts mortgage granted to Wells Fargo was fatally defective because the notary acknowledgment failed to properly indicate that the mortgage was the mortgagors’ free act and deed as required by Massachusetts law.
Written by: Paula G. Curry
My friend, Phil, turned 60 last month. He’s one of the first among my “peer group” – the people I hang around with, in other words – to achieve this milestone. There will be several others in the months and years to come. What effect will all of these older Americans have on the real estate world?
America, as a whole, is getting older faster than previously thought. By 2030, around 20% of our country’s population will be 65 and over. Estimates state that by 2050 there will be triple the number of seniors 85+, or about 19 million of us.
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