Black & LoBello on AM720 KDWN
Listen to the Legal Hour on AM720 KDWN from April 2nd, 2014 in which Managing Partner, Tisha Black Chernine, Esq., and Judge Rob Bare of District 32 discuss Judge Bare’s background (1:30), the Nevada State Bar’s Ethics Hotline (6:50), Judge Bare’s career (10:30)(16:40), jury duty (13:50), why people hire lawyers (19:00), building on a leased property (20:30), medical marijuana laws in […]
业主/租客法下的驱逐程序 NEVADA EVICTIONS – MISSTEPS FOR AVOID FOR LANDLORDS
业主/租客法下的驱逐程序 一般而言，不得自行驱逐（self-help eviction）租客。在以下三种情况下，租客被剥夺对房屋的占有权：1）放弃占有；2）遗弃财产；3）被依法驱逐。只是因为你没有签订任何书面契约，并不表示你可以规避法律。法律对“业主”的定义较为宽泛，在咨询律师前不要轻易忽视法定程序。此外，即使你不是房东，如强制驱离租客或者住户，按照其他州立法律仍需承担责任。 按照州立法律，可分为两种驱逐程序：1）简易驱逐（summary eviction）；2）正式驱逐（formal eviction）。两种程序均以送达驱逐通知开始，但后续手续以及所需材料则互不相同。两种程序关键区别在于：（1）程序实施期限长短和（2）法官判决的依据标准。简易驱逐最长基本可以两个星期完成，取决于租客是否对驱逐提出异议；而正式驱逐程序可持续数月，耗费业主大量时间、财力和精力。要顺利执行简易驱逐，有关驱逐理由的关键事实不得存在争议。若租客以任何理由证明驱逐不当（比如业主未收到房租，但实际已支付），则驱逐将被驳回。 可访问以下网址，了解驱逐程序的基本内容： http://www.clarkcountycourts.us/CivilSHC/landlord-tenant-evictions/index.html. 此外，业主应格外留意如下建议和忠告： 如上所述，业主首先需要向租客告知驱逐意图，这一做法不仅常见，且不可或缺。务必确保驱逐通知内容足够详尽，以使租客明确知晓迁离日期；此外，应采用合适方式确保通知及时送达。此处如有疏漏，可能导致驱逐遭到驳回。 与第一点密切相关的是，务必采用合适的通知类型。比如，三日通知（three-day notice）这一形式，不仅在租客出现妨害公众利益时可发出，也可以用于如下情形：1）违反租约，转让或转租房屋；2）房屋发生损毁；3）在房屋内从事非法经营；或者4）违反NRS 453.011 至 453.552 列出的(除 NRS 453.336之外)任何管制物品法。以下网址提供各种类型的通知： http://www.clarkcountycourts.us/CivilSHC/landlord-tenant-evictions/forms.html. 合理设定时间至关重要。对于《五日内交租或迁离通知》，你必须等到第五天（指工作日）下午才能起诉；对于《五日内非法占住者迁离通知》，你必须在通知送达之日起五日后才能起诉。此外，你还必须等待租客陈述（affidavit）或答辩期结束后，才能起诉要求简易驱逐。 准备诉状时，务必使用租客进行陈述或答辩时所分配的案件编号，以免诉状遗失或被退回要求重新起诉。同理，务必采用通知函件上注明的租客姓名和地址，以免造成困扰或其他后果。 克拉克郡法院在自助中心（Self-Help Center）提供诉状的标准模板，可用于业主/租客这种情形下。但须注意，以上标准模板并不适用于以下情形：在住宅出售或者丧失住宅抵押赎回权之后驱逐租客或前业主，或者从活动房屋所在地块（mobile home lot）驱逐租客。 准备提起诉讼时，注意选择合适的法院。如涉及赔偿金额超过1万美元，应向州地方法院（district court）起诉；否则，应向由治安官主持的低级法院（justice court）起诉。注意：如寻求金钱赔偿，必须采取正式的驱逐程序。 务必谨记：“提起”诉讼，指的是完成书面材料的准备，并且将其呈递至法庭书记员加盖日期戳印，而不仅仅是指在最终期限前到达法院。因此，留足时间，做好充分准备。你需要了解相关知识，包括相关法院的庭审时间，因为不同法院的工作时段各不相同。 <ENGLISH TRANSLATION – NEVADA EVICTIONS – MISSTEPS […]
Black & LoBello on AM720 KDWN
Listen to the Legal Hour on AM720 KDWN from February 5th, 2014 in which Managing Partner, Tisha Black Chernine, Esq., and Mark Stark, CEO of Prudential Americana, discuss the current Nevada real estate market (2:00)(11:00), improvements in the real estate market (6:45), Nevada’s job market (13:00), small businesses in Nevada (15:30), evaluating different HOAs (16:45), challenging HOA policy (20:15) […]
Black & LoBello on AM720 KDWN
Listen to the Legal Hour on AM720 KDWN from January 8th, 2014 in which Managing Partner, Tisha Black Chernine, Esq., discusses medical marijuana laws in Nevada (1:45)(15:00), improvements in Nevada’s housing market (3:25), term limitations for politicians (7:11), Dennis Rodman’s relationship with North Korea (9:35), setting home prices (13:15), short sales with a deficiency (19:45), reporting a lawyer to the bar […]
Black & LoBello on AM720 KDWN
Listen to the Legal Hour on AM720 KDWN from October 23rd, 2013 in which Managing Partner, Tisha Black Chernine, Esq., discusses the JP Morgan Chase settlement (1:35)(10:05), real estate bid rigging scandals (5:10), the culture of credit (14:00), private vs institutional loans (20:00), selling loans (25:40) and property owned Nevada LLC (26:40). Click here to listen to the Legal Hour […]
Black & LoBello on AM720 KDWN
Listen to the Legal Hour on AM720 KDWN from October 2nd, 2013 in which in which Steven Mack, Esq., discusses road rage and motorcycle helmet laws (1:40)(14:05), illegally recorded property deeds (9:15), statute of limitations for debt (20:00), HOA super priority liens (23:05), HOA foreclosed properties (30:35) and Home Means Nevada’s Home Retention Program (32:00). Click here to […]
Black & LoBello on AM720 KDWN
Listen to the Legal Hour on AM720 KDWN from September 25th, 2013 in which in which Managing Partner, Tisha Black Chernine, Esq., Michael Brunson, MAA, Brunson-Jui, LLC., discuss Southern Nevada’s unique real estate market (4:15), difference between a Broker’s Price Opinion (“BPO”) and appraisal (5:45)(9:15), licenses for appraisers (6:40), cost difference between appraisals and BPOs (11:15), how Zillow assesses […]
Nevada Homeowner’s Bill of Rights
Senate Bill No. 321 is aptly referred to as the Homeowner’s Bill of Rights. As its name implies, this new law reshapes homeowners’ rights in foreclosure. SB 321 provides that homeowners in the State of Nevada “deserve better consumer protections and fair and honest treatment in the servicing of mortgage loans in default.” The major […]
Black & LoBello on AM720 KDWN
Listen to the Legal Hour on KDWN AM720 from June 12th, 2013 in which Managing Partner, Tisha Black Chernine, Esq. and guest speaker, Nevada Assemblyman Jason Frierson discuss a typical day of a legislator (2:30), what can happen to a proposed bill (5:15), how SB 280 would affect HOAs (6:55), how SB 321 affects short sale (14:25), […]
Black & LoBello on AM720 KDWN
Listen to the Legal Hour on KDWN AM720 from June 5th, 2013 in which Managing Partner, Tisha Black Chernine, Esq. discusses the Nevada’s rising real estate prices (2:10)(10:30), HOA lien purchases (7:15), commercial real estate market (12:00), New York lawsuit against HSBC (14:45), renting vs. owning real estate (18:10), different real estate markets (20:16), AB 284 and AB 300 […]