Real Estate Bar Association for Massachusetts, Inc. v. National Real Estate Information Services

608 F.3d 110, 2010 U.S. App. LEXIS 12634
CourtCourt of Appeals for the First Circuit
DecidedJune 21, 2010
Docket08-1451
StatusPublished
Cited by25 cases

This text of 608 F.3d 110 (Real Estate Bar Association for Massachusetts, Inc. v. National Real Estate Information Services) is published on Counsel Stack Legal Research, covering Court of Appeals for the First Circuit primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Real Estate Bar Association for Massachusetts, Inc. v. National Real Estate Information Services, 608 F.3d 110, 2010 U.S. App. LEXIS 12634 (1st Cir. 2010).

Opinion

LYNCH, Chief Judge.

In November 2006 the Real Estate Bar Association for Massachusetts, Inc. (“REBA”) brought suit in state court against National Real Estate Information Services, Inc., later also naming National Real Estate Information Services (collectively “NREIS”), as REBA was given standing to do as a bar association under Mass. Gen. Laws ch. 221, § 46B. REBA sought declaratory and injunctive relief, claiming that certain activities NREIS engaged in constituted the unauthorized practice of law under Mass. Gen. Laws ch. 221, §§ 46, 46A. Those activities stemmed from NREIS’s provision of real estate settlement services and its business as a title insurance agent.

NREIS removed the case to federal district court on diversity grounds. The district court proved inhospitable to REBA’s claims. Although the Supreme Judicial Court of Massachusetts (“SJC”) had never opined on these modern conveyancing practices by nonlawyers and had last addressed the general topic of conveyancing in 1935, the district court construed the sparse state case law and declared the practices at issue did not constitute the unauthorized practice of law. The district court entered judgment against REBA on its suit. See Real Estate Bar Ass’n for Mass., Inc. v. Nat’l Real Estate Info. Servs. (REBA I), 609 F.Supp.2d 135, 143-44 (D.Mass.2009).

The district court went further and issued injunctive and declaratory relief against the bar association, finding for NREIS on its purported counterclaim, *114 brought under 42 U.S.C. § 1983, that REBA’s very bringing of the lawsuit in state court had violated the dormant Commerce Clause. Id. at 147. The court then ordered REBA to pay attorney’s fees and costs in the amount of $904,076.17 to NREIS as a prevailing party under 42 U.S.C. § 1988. Real Estate Bar Ass’n for Mass., Inc. v. Nat’l Real Estate Info. Sews. (REBA II), 642 F.Supp.2d 58, 73 (D.Mass.2009).

REBA appeals from the district court’s summary judgment rulings and is supported by amicus briefs from two major bar associations in Massachusetts. The Massachusetts Bar Association argues the district court was wrong in finding there was no violation of the unauthorized-practice-of-law statute. The Boston Bar Association argues that the issuance of the injunction and declaratory relief against REBA for having brought suit violated the First Amendment. REBA also requests this court to certify to the SJC the unauthorized-practice-of-law question that is the subject of its suit and to reverse all relief against it on the counterclaim.

We vacate the district court’s judgment against REBA on its unauthorized-practice-of-law claim. In Massachusetts, the state judicial branch, and the SJC in particular, is solely responsible for defining what is the practice of law. See Superadlo Ltd. P’ship v. Winstar Radio Prods., LLC, 446 Mass. 330, 844 N.E.2d 246, 250 (2006) (“[T]he judicial department is necessarily the sole arbiter of what constitutes the practice of law ....”) (quoting Lowell Bar Ass’n v. Loeb, 315 Mass. 176, 52 N.E.2d 27, 31 (1943)) (internal quotation marks omitted); see also In re Opinion of the Justices, 289 Mass. 607, 194 N.E. 313, 316 (1935). Because there is no controlling precedent from the SJC which addresses whether NREIS’s various activities constitute the unauthorized practice of law and because the answer to that question is unclear and may be determinative of this litigation, we certify that question to the SJC. See Mass. S.J.C. Rule 1:03; Ropes & Gray LLP v. Jalbert (In re Engage, Inc.), 544 F.3d 50, 52 (1st Cir.2008).

We also reverse the district court’s decision on NREIS’s dormant Commerce Clause counterclaim. Without reaching the question of whether a defendant may assert as a counterclaim that the plaintiff is relying on an unconstitutional statute, we hold that issuance of relief here was improper. REBA is not a state actor, NREIS has not stated a dormant Commerce Clause claim against REBA, and REBA’s bringing of its suit against NREIS under Mass. Gen. Laws ch. 221, § 46B is protected by the First Amendment of the United States Constitution.

I.

We present the essential facts giving rise to this controversy which, unless otherwise indicated, are uncontested.

The underlying legal dispute in this case is whether the activities required to transfer title in real estate and to issue insurance policies on the transfer of title in whole or in part constitute the practice of law. While the parties disagree as to what specific activities are required to transfer title, they generally agree that these transactions involve an inspection of the seller’s legal title to the real estate before the transfer and, if necessary, resolution of any flaws in the seller’s title to the property; execution of legal documents and the exchange of those documents and promised consideration at a “closing;” and recording of the legal documents at the registry of deeds.

Title insurance policies can be issued at the time of closing by title insurance agents, who are independent of the title *115 insurance company, either to insure the owner or purchaser’s interest in the real estate or to insure the interest of the mortgage lender. These policies incorporate an inspection of the title at the time of the closing, and any unresolved defects, liens, or encumbrances on the property may be identified as exceptions to the policy-

REBA, formerly known as the Massachusetts Conveyancers’ Association, Inc., is a 150-year-old bar association with a membership of approximately 3,000 Massachusetts real estate attorneys. REBA’s website describes its members as representing “lenders, buyers, sellers, owners, landlords and tenants in every real estate practice area and specialty including resolving title issues and title insurance, commercial leasing, transactional matters for both residential and commercial property, affordable housing, environmental, zoning, permitting and land use, alternative dispute resolution and litigation.” Real Estate Bar Association of Massachusetts, About REBA, http://www.reba.net/ page/about (last visited June 3, 2010). It is not an integrated bar, 1 nor has the SJC delegated to it the resolution of questions about what is the unauthorized practice of law.

NREIS is a Pennsylvania-based corporation that provides real estate closing (which NREIS also calls “vendor management”) and title insurance-related services for mortgage lenders throughout the country. It is a member of the Title/Appraisal Vendor Management Association (“TAVMA”), a national trade association of companies providing real estate closing services. NREIS’s customers are mostly national mortgage loan companies.

Free access — add to your briefcase to read the full text and ask questions with AI

Related

Ken's Foods, Inc. v. Steadfast Insurance Company
36 F.4th 37 (First Circuit, 2022)
Altimonte v. Leboz
N.D. New York, 2021
CSMN Investments v. Cordillera Metropolitan
956 F.3d 1276 (Tenth Circuit, 2020)
Sindi v. El-Moslimany
896 F.3d 1 (First Circuit, 2018)
Ms. S. v. Regional School Unit 72
829 F.3d 95 (First Circuit, 2016)
Easthampton Savings Bank v. City of Springfield
736 F.3d 46 (First Circuit, 2013)
United States v. Howe
736 F.3d 1 (First Circuit, 2013)
RFF Family Partnership, LP v. Link Development, LLC
962 F. Supp. 2d 340 (D. Massachusetts, 2013)
Ryan, LLC v. Lew
934 F. Supp. 2d 159 (District of Columbia, 2013)
Presley v. Graham
936 F. Supp. 2d 1316 (M.D. Alabama, 2013)
American States Insurance v. LaFlam
672 F.3d 38 (First Circuit, 2012)
Fortin v. Titcomb
671 F.3d 63 (First Circuit, 2012)
Renaudin v. Citigroup Global Markets Inc.
652 F.3d 88 (First Circuit, 2011)
Barr v. Galvin
793 F. Supp. 2d 463 (D. Massachusetts, 2011)

Cite This Page — Counsel Stack

Bluebook (online)
608 F.3d 110, 2010 U.S. App. LEXIS 12634, Counsel Stack Legal Research, https://law.counselstack.com/opinion/real-estate-bar-association-for-massachusetts-inc-v-national-real-estate-ca1-2010.