Oklahoma Sharia law ban ‘unconstitutional’, court rules

January 10th, 2012

A federal appeals court has upheld a ruling that blocked the implementation of an Oklahoma law barring judges from considering international or Islamic law in their decisions. The 10th Circuit Court of Appeals, in a ruling released Tuesday, affirmed an order by a district court judge in 2010 that halted the law from taking effect.

The ruling also allows a Muslim community leader in Oklahoma City to continue his legal challenge of the law’s constitutionality. The measure, known as State Question 755, was approved with 70% of the vote in 2010. The law is an amendment to the state constitution and bars courts from considering the legal precepts of other nations or cultures. “Specifically, the courts shall not consider international law or sharia law,” the law reads.

The appellate court opinion pointed out that proponents of the law admitted to not knowing of a single instance in which an Oklahoma court applied Sharia law or the legal precepts of other countries.

Muneer Awad sued to block the law, contending that it infringed on his 1st Amendment rights. He argued that the law would stigmatize those who practice Islam and deny him rights available to those practicing other religions. For instance, he argued that the law would affect the execution of his will after his death because it instructs the judge to use Sharia law if his wishes are not clear.

Proponents of the law argued that it was intended to ban courts from considering all religious laws and that sharia was simply used as an example. The appeals court, however, disagreed. “That argument conflicts with the amendment’s plain language, which mentions sharia law in two places,” the court opinion read. The court ruled that Awad made a “strong showing” that he is likely to succeed in his challenge of the law. The ruling keeps the injunction in place as Awad’s lawsuit continues.

The appeals court took up the case after the Oklahoma attorney general’s office appealed the injunction order. “My office will continue to defend the state in this matter and proceed with the merits of the case,” Atty. Gen. Scott Pruitt said in a statement.

State Sen. Anthony Sykes, who led the Senate effort to get the measure on the ballot, said Tuesday he would continue to fight to lift the injunction. “The federal appeals court in Denver attempted to silence the voice of 70 percent of Oklahoma voters,” Sykes said in a statement. “At some point we have to decide whether this is a country of by and for the judges, or of by and for the people. How far will the people let them go? This ruling is right along with legalizing abortion and forced busing of school children.”

A noteworthy quote from the appellate panel holds that the state constitutional amendment “implies that whatever religions the legislature considered to be part of domestic or Oklahoma culture would not have their legal precepts prohibited from consideration, while all others would…”.

The full text of the 10th Circuit  Court of Appeals opinion is available here.

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Know your rights when it comes to meth properties

January 10th, 2012

By: Casey Roebuck

TULSA – The Oklahoma Bureau of Narcotics says around 900 meth labs were found statewide in Oklahoma in 2011. About half of those were in Tulsa. Meth labs are a growing problem in Green Country and it’s important for buyers and renters to know their rights when it comes to exposure to the financial and health risks associated with properties that have been used as meth labs.

“We realize that we needed a house to settle into. We were looking through the market and we came upon a good deal. We thought we were getting a good deal,” said Phillip Brotherton. Soon after Brotherton and Kara Powell bought their first home, Kara started getting skin irritations. A neighbor told them a meth lab had been busted in their house. “I was more concerned for my baby,” said Powell. “Because I didn’t know what kind an affect that could have on him. I was really scared for him. I was really annoyed. It made me mad. They say the owner did not disclose this, even though state law requires home sellers to do so.

The family spent thousands to have a professional company clean their home. Home disclosure forms in Oklahoma clearly ask if a seller has knowledge of meth production in the home. It’s meant to protect buyers. But the Brotherton family learned the hard way that that doesn’t always happen.

Tulsa Attorney Brian Huddleston specializes in Real Estate transactions. “This problem is becoming more of a problem to where this is going to raise it’s head more and more,” said Huddleston. He says home buyers in Oklahoma have been entitled to meth disclosure since 2003. It wasn’t until November 2010 that renters gained the same protection.

Huddleston says unlike home sellers, landlords can’t simply claim they don’t have knowledge of a meth lab because they are required to do their homework. “They have the right to be told by their landlord that your apartment has never been a meth lab,” said Huddleston. “And the landlord has to know it.  He has to have done some level of inquiry. So he has reason to know that it’s not one.”

Huddleston says there are exceptions. Disclosure does not have to be made to a renter when the owner has hired a professional mitigation company and the company provides documentation proving the home is safe. There are also exemptions for home sales. The meth disclosure does not apply to foreclosures, homes where the owner has never lived, as well as transfers between blood relatives, divorces and trusts.

“As a parent and property investor myself and a property owner,” said Eric Gomez, licensed real estate consultant. “We certainly want to know everything we can about that property”. Gomez says when it comes to buying or renting, people need to consider more than a home’s curb appeal. He urges them to do their research. “I would absolutely encourage everyone to just go in with eyes wide open,” said Gomez.

You can check a home or apartment’s address by going to to the Tulsa Police Department’s meth lab map or the DEA’s clandestine meth lab registry for Oklahoma. For more information on meth, including an interactive feature, statistics or to search your neighborhood for meth busts, visit our special page Fighting Our Meth Epidemic .

Watch the video and interview of Brian Huddleston on Segment 2.

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Tulsa County begins posting court documents online

December 27th, 2011

New rules by the Oklahoma Supreme Court governing the use of personal information in public records is getting one of its first tests in Tulsa County. Tulsa County Court Clerk Sally Howe Smith has begun posting civil pleadings, criminals charges and other court documents on the Internet, she said. However, trial transcripts will not be placed online, Smith said.

Smith said her office began posting filings Dec. 15. With the exception of small claims judgments, documents filed before that date will not be placed online and will continue to be available at the clerk’s office, she said. Smith decided to begin placing images of documents online after the Oklahoma Supreme Court approved rules that clarified how identifiers such as birth dates, home addresses, Social Security numbers and other personal information should be dealt with in such filings. After initially proposing redaction of key identifiers, including dates of birth and home addresses, the Supreme Court reversed its own proposal Dec. 12, striking rules for redaction or partial redaction.

Facing pressure from district attorneys, the media and businesses that depend upon background checks for potential employees, the court significantly scaled back the rules. The new rules place the responsibility of redacting sensitive information on attorneys or other filers but it is not a requirement, records show. Criminal records are exempt from any allowable redaction, which means full birth dates and home addresses should be included on criminal filings.

Smith said she does not completely agree with the new rules, but she is abiding by them because they are sanctioned by the Oklahoma Supreme Court. “I don’t agree with it 100 percent,” said Smith, who has been court clerk since 1993. “But it’s not my job to agree with it 100 percent. The Supreme Court approved it, and I will follow it.” Smith said her qualm with placing more records online involved the identity of minor children not being protected under the previous rules. “Some filings have birth dates and Social Security numbers of children and that concerned me,” Smith said. “The documents are typically filed in divorce cases.” Smith said the unknown financial impact of documents being copied online rather than at her office also concerned her. “I am a little concerned about how much money we can lose in copies, but we will have to wait and see what happens,” Smith said.

Records that are required to be sealed or redacted by state law are also exempt from the new rule. Those records include juvenile records, adoptions and mental health records. The Oklahoma Supreme Court oversees the Oklahoma State Courts Network, an online network for criminal and civil filings in 13 Oklahoma counties and the appeals courts. Another network, On Demand Court Records, covers cases filed in nearly every other county in the state.

Before the new rules took effect, online records for Tulsa County gave general information about court filings but left out images of documents such as affidavits, pleadings, traffic tickets, divorces and civil lawsuit petitions. Smith’s office began placing imaged documents on OSCN, but numerous counties have been doing so for several years. Cleveland County Court Clerk Rhonda Hall began placing pleadings, affidavits, traffic tickets and other filings online in 2004, beginning with criminal filings followed by civil and divorce records, said Debbie Baker, second deputy. “Because of the large amount of scanning, we did it in stages,” Baker said. “We had a local rule in place that required the filer to redact any sensitive information.” Baker said that identity theft is not a common complaint. “Given the thousands of documents that we place online, there have been only a few complaints of identity theft, and there have been none that I know of that were proven or shown to have involved court records,” Baker said.

Oklahoma County Court Clerk Patricia Presley also began placing documents online in 2004, said Tim Rhodes, chief deputy. However, Presley’s office does not post images of criminal filings, including traffic tickets, due to a statute that prohibits public access to documents that might detail highly offensive acts, Rhodes said. “We want to err on the side of caution and not allow the posting of a document with language in violation of the law, which prohibits the online public record of an offensive act outlined in the law,” Rhodes said.

To search Tulsa County District Court records, go to www.oscn.net and click on “Court Dockets” and then click on “Search Dockets.” Choose which county you want to search, or search all at once, in the drop-down box listing counties that are part of the OSCN system. Users can search by name of party and can use the percent sign as a wildcard to capture variations in names.

Abbreviations before case numbers identify the type of case, including CF for felony cases, CM for misdemeanors, CJ for large civil cases and CS for smaller civil cases.

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Home Loan Modification Tips

December 12th, 2011

As the recession continues to take its toll, it is not uncommon for many home owners to try to renegotiate the terms of their loans. The main federal agencies responsible for regulating the loan modification and foreclosure alternative industry are the Treasury Department and Federal Trade Commission. The Treasury and FTC are now in collaboration with the Consumer Financial Protection Bureau to inform homeowners about realistic modification alternatives and how to spot scams.

Sadly, there have been many so-called home loan relief companies that have preyed upon unsuspecting and ill informed home owners. Here are some tips issued by the Consumer Financial Protection Bureau, the Treasury and FTC:

1. You have the right to apply to the Home Affordable Modification Program directly and for free. The Making Home Affordable Program was started by the government in March 2009. The Home Affordable Modification Program (HAMP) is designed to help you if you are facing financial difficulties in your mortgage repayments. The objective of the program is to help you avoid foreclosure by modifying your loan to a level that is affordable for you now and sustainable over the long term. You can make an application to the HAMP for free without going through an intermediary. Do not be deceived if any company offers you their services in getting your HAMP “pre-approved” for a fee.

You might be eligible if you fulfill these criteria:

• you are delinquent on your mortgage or face imminent risk of default

• the encumbered property is your primary residence

• the mortgage was originated on or before January 1, 2009 and the unpaid principal balance is less than $729,750 for one-unit properties Visit the HAMP website at https://www.hmpadmin.com/portal/index.jsp for more information.

2. You have the right to negotiate a mortgage modification directly with your lender You should not have to go through an intermediary to negotiate your mortgage. Instead, go directly to your lender. You should also be wary of any company that claims they can obtain a guaranteed home loan modification for you. Nothing is guaranteed; it all depends on your negotiation with your lender.

3. Never pay for any services upfront Any assistance offered to you in arranging for a home loan modification is not entitled to upfront payment. Service should always come before payment.

4. Do not stop paying your mortgage while negotiating. This is a standard rule in negotiations – never cease paying your mortgage while negotiating for better terms.  Many homeowners have needlessly brought on foreclosure because they thought they needed to stop paying their mortgage in order to qualify for a loan modification, and then the loan modification never came.

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EARTHQUAKES IN OKLAHOMA?

November 22nd, 2011

In light of the recent earthquakes, you may be wondering how the property and contents of your home or business are covered by existing insurance policies. Damage as a result of an earthquake is not covered by the standard homeowners or business property policy forms. And, like most Oklahomans, you have probably never seriously considered spending the extra money to purchase an optional earthquake endorsement. That is…until Nov. 5 or Nov. 7, when you likely felt your first earthquake. An earthquake endorsement can be added to most home and business policies and the premium is based on the zone you live in and the value of your property.

Most carriers put a hold on adding this coverage for 15 – 30 days following an earthquake, such as the 5.6 magnitude quake, experienced near Sparks, Oklahoma. For FAQs about earthquakes, visit http://earthquake.usgs.gov/learn/faq/. For information on adding earthquake coverage to your home or business policy, contact your local insurance agent.

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November 9th, 2011

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Mortgage Foreclosure: How to Avoid Losing Your Home

October 8th, 2011

To avoid losing your home in a foreclosure, you have several options:

(1) Come up with a lump sum that the mortgage company attorney will accept to reinstate the mortgage. This amount will be not only the past due payments, but also taxes and insurance that the mortgage company had to pay, and additional court costs and attorney’s fees;

(2) Put your house on the market and try to sell it, pay off the mortgage, and hopefully net the remaining proceeds for yourself; or

(3) File a Chapter 13 bankruptcy to catch up on all the arrearage due. You cannot file a Chapter 13 bankruptcy to stop the foreclosure unless you have regular monthly income. Your income from unemployment may be enough to allow you to file a Chapter 13 bankruptcy to save your home from foreclosure. However, whether this is realistic depends on how many more months of unemployment benefits you have and whether you will be able to get a job before your unemployment benefits run out. A Chapter 13 bankruptcy would allow you to pay out the arrearage due on the mortgage over 3 to 5 years. During that time you would have to keep up the regular mortgage payments as well. You can file a Chapter 13 bankruptcy to stop the foreclosure any time until the confirmation of the Sheriff sale.

FORECLOSURE PROCESS:

If the mortgage company allows the property to be sold without obtaining an appraisal, and the mortgage company chooses not to appraise the property, then the property cannot be sold for six months. However, if the mortgage company intends to sell with an appraisal (which virtually always is the case) the process is as follows:

1. The mortgage company files a foreclosure action and serves you with the petition.

2. You file an answer within 20 days after service. (Please contact an attorney for assistance with filing an Answer).

3. The mortgage company will eventually file a motion for summary judgment.

4. Even if you have no substantial defenses to the motion, the court still has to wait 18 days before granting the motion for summary judgment if you do not file any response to the motion for summary judgment. Many courts wait 30 days after the motion is filed before granting judgment to the mortgage company.  If your attorney is able to raise and establish to the court the existence of a question of material fact, the court may actually deny the motion for summary judgment.  In such cases, a trial is required, further delaying the process.

5. Once a judgment is obtained, the mortgage company prepares a Journal Entry of Judgment for the court to sign and have filed. (This can take a week or more, or can be done within a day, depending on how quickly the mortgage company wants to finish the foreclosure).

6. The Sheriff appoints three people who appraise the property to be sold.

7. The Sheriff sends written notice of intent to sell property to owners of the property at least ten days before the sale date and causes notice to be published in the newspaper for two successive weeks. This notice includes the appraised value.

8. Sale cannot be held less than thirty days after first publication of notice in the newspaper.

9. On the day of the sale, the property must be sold for 2/3 of the appraised value as set by the Sheriff’s appraisal.

10. If the property is sold for at least 2/3 of the appraised value, the mortgage company then causes notice of the sale and of the date of the hearing on the motion to confirm the sale to be mailed to all owners at least ten days before the hearing on the motion to confirm the sale.

11. The hearing on the motion to confirm the sale will be set not less than ten days from when notice was sent. At this hearing, owners may appear and contest whether the property was actually sold for at least 2/3 of appraised value. You may also redeem the property from the mortgage company by paying off the entire amount due plus the costs and fees incurred. You retain this “right to redeem” the property until the Sheriff’s sale is confirmed by the court at the hearing on the motion to confirm the sale.

12. If the court confirms the sale, the new owner will obtain a Sheriff’s deed to the property, At this point, if you have not vacated the property the Sheriff may obtain a writ of assistance and remove you.

 

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Should I Adopt My Grandchildren?

October 5th, 2011

Oklahoma leads the nation in grandparents and other extended family members raising children. Grandparents have rights dealing with visitation with a grandchild when their own child has died. Grandparents need to consider obtaining custody and guardianship when it is in the best interests of the grandchildren. The best result for the grandchildren may be adoption. Also, grandparents need to protect grandchildren by making sure that estate plans are kept up to date.

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Commissioners approve access easement

September 27th, 2011

Neighbor still disagrees with decision
BY JOHN BROCK
HERALD STAFF WRITER

Published:

Tuesday, September 27, 2011 12:09 PM CDT

The Creek County Commissioners addressed the issue of landlocked property owners for the third time, during their public session the morning of Sept. 26 and granted the owners access to their land. Heidi Runt and Errett Khan purchased countryside property and had the notion to homestead their land that lies very near to Spring Creek Road.

Their 60 acres however was landlocked, with no roadways in to give the couple access to build a dwelling. The pair asked Creek Commissioners to remedy their roadway issue, first petitioning the BOCC to open 1,973 feet of section line leading to their property on Aug. 29.

The proposed section line opening was contested by surrounding landowner Bob Mercer. His concerns ranged from traffic, replacing fences, utility lines and lost timber. Both properties in question lie in District No. 2.

Mercer shared his concerns with commissioners and the Herald during the Aug. 22 BOCC discussions on opening the section line.

“The petitioner is seeking a private driveway. I will lose 40 acres and I will have to construct a mile of additional fencing,” Mercer said last month. “My property is off of 481st West Avenue running east. Some call it ‘Spring Creek Road’ and I have owned the abutting property 50 years,”

Kahn and Runt had legal representation with Tulsa atttorney Brian R. Huddleston who appeared at each of the hearings before the board.

The BOCC itself was in consultation with the county’s legal representation, Assistant District Attorney Laura Farris, with some delay in the process attributed to awaiting the DA’s fully researched legal opinions.

After a small wait for Farris to arrive at the Collins meeting room this week, she okayed the coming action of the commissioners.

Commissioner Newt Stephens made the motion to open the section line, to help alleviate the landlocked property owners and Chairman Johnny Burke seconded.

Commissioners voted 3-0 to approve the public road/driveway opening, so long as it is constructed to county specs and properly surveyed.

In addition Mercer’s property fences will be replaced at no cost to him if any are disturbed by the road building efforts.

“When these things are contested they can take awhile. This was our third appearance in front of commissioners,” Huddleston said. “We will have to wait a week for this to be official and Mr. Mercer can still appeal this in District Court for a legal stay.

During discussion before the board Huddleston cited case law stemming from early Oklahoma (pre statehood) days dealing with a similar land use dispute from Dec. of 1902.

That case law from ancient days gone-by quoted by Huddleston drew the width of a section line right of way (each side of the proposed road) with an archaic form of measurement: “rods”.

“A rod is 16-and-a-half feet long and I was a little worried that a rod and a half either side, wouldn’t measure to the county specs, but the old law called for 3-rods right of way and that’s just about 50-feet,” Huddleston said.

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Meth Lab Disclosures Hit Home

September 22nd, 2011

Every landlord and property manager who rents a house, duplex or apartment in Oklahoma now has a new promise to keep: My property has never been the site of a methamphetamine production facility – a “meth lab.” See 41 O.S. § 118.

In Oklahoma, methamphetamine ranks with lead-based paint and radon gas on the list of hazards to consider before renting or buying a residence. Under a law that went into effect late last year, if a landlord knows or has reason to know that a house or apartment “or any part of the premises” was ever used in the manufacture of methamphetamine, the landlord must disclose this information to all prospective tenants.

Landlords now join sellers of residential property in having to disclose that their property has been used to manufacture methamphetamine.  This new law also requires that, if the property has been a meth lab, the landlord must have the level of contamination “assessed” and prove that it has been cleaned up according to state standards before disclosure is no longer mandated. Previously, only buyers had to be told if the property used to be a meth house.  Now that requirement has been carried over to rental properties.

I welcome this addition to the Residential Landlord and Tenant Act because the public needs to know the lasting dangers meth labs can leave. Like purchasers, renters should have full disclosure if a dwelling has been used to produce meth so they can take steps, or ensure that the landlord has taken steps, to protect against unsafe and unhealthy living conditions. The fumes created by meth production can saturate a dwelling and remain a health problem even after the meth lab is removed. Each pound of meth produced leaves behind five or six pounds of toxic waste. Meth cooks often pour leftover chemicals and byproduct sludge down drains in nearby plumbing, storm drains, or directly onto the ground. Chlorinated solvents and other toxic byproducts used to make meth pose long-term hazards because they can persist in soil and groundwater for years. Clean-up costs can be exorbitant because solvent contaminated soil usually must be incinerated. The clean-up standards in the new law should keep Oklahoma renters safe from old meth labs.

CNN ran a story of a Pennsylvania couple who purchased a home only to find themselves unable to occupy it because they had headaches, sore throats and breathing difficulties when they were in the house. Then they learned that the house had been the site of a meth lab. Their pre-purchase home inspection had failed to reveal the use of the home as a meth lab, even though the home was listed in the U.S. Drug Enforcement Administration’s National Clandestine Laboratory Registry as a meth production facility.  According to CNN, Pennsylvania law does not require disclosure of this or the fact that the house used to be a meth lab.

Recently, I learned of a Tulsa couple that is going through a similar nightmare.  However, Oklahoma has for years required the disclosure by sellers of the “existence of prior manufacturing of methamphetamine” in the home, as well as the “existence of hazardous or regulated materials and other conditions having an environmental impact,” to the extent the seller has “actual knowledge” of such conditions.  See, Residential Property Condition Disclosure Act 60 OS § 833. (A 2003 amendment added meth labs as one of the required disclosures.)

A seller’s failure to disclose a meth lab in the “property condition disclosure statement” renders the seller liable for actual damages, including all costs of repair and attorney’s fees, if the lawsuit is brought within two years of the date of purchase of the property. In addition, if a real estate agent was involved in the sale and knew of the meth lab, she also has a duty to disclose it to the home buyer.  Failure to do so renders the real estate agent liable for the same damages.

41 O.S. § 118 now extends possibly greater liabilities to landlords who fail to notify prospective tenants if a rental unit or any part of the premises was used in the production of methamphetamine.  Also, the landlord may be liable if he is unable to establish that he properly assessed the level of contamination and determined that the level of contamination does not exceed 1/10 of one microgram per 100 square centimeters of surface material within the dwelling unit and effected premises.

Some parting information:

  • Oklahoma ranks among the top five states in meth use and production;
  • Since 1995, meth lab seizures have increased 577 percent nationally;
  • The Tulsa Police Department has a map of meth labs and houses on their Website; and
  • U.S. DEA’s National Clandestine Laboratory Registry lists Oklahoma meth labs, houses and dumpsites.

In most cases, the entries are not verified and there is no guarantee of accuracy.  Before you rely on this information, you should verify its accuracy by, for example, contacting local law enforcement and local health departments.

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