Peter M. Leo v. Norman E. Leo.

NOTICE: Summary decisions issued by the Appeals Court pursuant to M.A.C. Rule
23.0, as appearing in 97 Mass. App. Ct. 1017 (2020) (formerly known as rule 1:28,
as amended by 73 Mass. App. Ct. 1001 [2009]), are primarily directed to the parties
and, therefore, may not fully address the facts of the case or the panel's
decisional rationale. Moreover, such decisions are not circulated to the entire
court and, therefore, represent only the views of the panel that decided the case.
A summary decision pursuant to rule 23.0 or rule 1:28 issued after February 25,
2008, may be cited for its persuasive value but, because of the limitations noted
above, not as binding precedent. See Chace v. Curran, 71 Mass. App. Ct. 258, 260
n.4 (2008).

COMMONWEALTH OF MASSACHUSETTS

APPEALS COURT

23-P-711

PETER M. LEO

vs.

NORMAN E. LEO.

MEMORANDUM AND ORDER PURSUANT TO RULE 23.0

The defendant appeals from a Probate and Family Court

judge's order allowing a special master's motion to approve the

accounting for the sale of a property in the city of Quincy.

The defendant, who is self-represented, argues that he and the

plaintiff (his brother), along with their late mother, held the

property as joint tenants and not as tenants in common.1 Because

we agree with the judge that the property was held as tenants in

common, we affirm.

Background. This case concerns a two-family residential

home previously owned by the parties' parents (the property).

1The plaintiff brought this action in his capacity as
testamentary trustee of the estate of the parties' mother, Norma
Leo.
In 1988, their mother deeded the property to herself, the

plaintiff, and the defendant. The deed states the following:

"I, Norma Leo . . . grant to Norma Leo, fifty (50%) percent,

Norman E. Leo [the defendant], twenty-five (25%) percent and

Peter M. Leo [the plaintiff], twenty-five (25%) percent, as

joint tenants, of [the property]."

The parties' mother passed away on December 1, 2018. In

her will, she named the plaintiff as personal representative and

testamentary trustee. She also identified the parties as her

beneficiaries to take in equal shares.

The plaintiff began proceedings to probate their mother's

estate, but the defendant refused to cooperate in the sale of

the property. The defendant contended that because the property

was deeded to "joint tenants," the plaintiff erred in including

the estate's fifty-percent interest in the property in the

schedule of real estate filed with the probate court. The

defendant believed that the plaintiff brought the deed to

probate to deprive the defendant of his fair share. Despite the

defendant's interference, the plaintiff found a buyer for the

property in 2019. The defendant's refusal to sign the purchase

and sale agreement doomed the transaction. The plaintiff

subsequently filed the present action for partition.

During the action, the parties executed two stipulations --

both of which were made orders of the court -- that mandated the

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sale of the property. The defendant reneged on both

stipulations. During this time, the plaintiff claimed that the

defendant refused to execute a new purchase and sale agreement

with a prospective buyer. Additionally, the plaintiff claimed

that the defendant's wife made statements to the real estate

broker handling the sale that the plaintiff interpreted as

threats to his and his wife's lives. After these alleged

threats, the plaintiff filed an emergency motion to appoint a

special master to handle the sale of the property. The judge

allowed this motion.

The special master sold the property in March 2023 for

$680,000.00. Until the sale, the plaintiff paid tax, utility,

insurance, and maintenance costs for the property, totaling over

$32,000. The plaintiff also incurred $18,686.32 in legal fees

in this partition action.

The defendant received $128,843.69, representing a twenty-

five percent share of the property after deducting closing and

other sale expenses, special master costs, less adjustments for

other sums advanced by the plaintiff (legal fees, tax, utility,

insurance, and maintenance expenses). The plaintiff received

$209,750.82, representing a twenty-five percent share of the

property, plus maintenance and legal costs incurred during the

partition action. The estate received $295,060.01, representing

a fifty percent share of the property minus a pro rata share of

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the property's maintenance costs. As dictated by the mother's

last will and testament, the plaintiff and the defendant are

each entitled to a fifty percent share of the estate's assets

once the estate is probated.

Discussion. 1. Coownership of the property. "A joint

tenancy is a form of coownership arising under the common law

and characterized by the right of survivorship." Battle v.

Howard, 489 Mass. 480, 483 (2022). "Joint tenants hold a single

estate in the property during their lifetimes," and "[u]pon the

death of [another] joint tenant . . . ownership of the property

automatically vests in the surviving tenant[s]." Id. at 483-

484.

Joint tenancies are disfavored in Massachusetts law. See

Battle, 489 Mass. at 484. "A joint tenancy is created under the

instrument of purchase or devise under which the joint tenants

take title." Id. "The creation and maintenance of a joint

tenancy depends on the existence of four 'unities': the unity

of interest, the unity of title, the unity of time, and the

unity of possession" (citation omitted). Id. "In sum, a joint

tenancy exists so long as the coowners 'have one and the same

interest, accruing by one and the same conveyance, commencing at

one and the same time, and held by one and the same undivided

possession.'" Id., quoting 2 H.T. Tiffany, Real Property § 418,

at 196 (1939). If a conveyance purports to create a joint

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tenancy but violates one of the four unities, the conveyance is

presumed to create a tenancy in common. See Cross v. Cross, 324

Mass. 186, 188-189 (1949).

Here, the 1988 deed granted a fifty percent interest to the

parties' mother, and a twenty-five percent interest each to both

the plaintiff and the defendant. The deed's conveyance of

different interests to the three grantees violated the unity of

interest. See Battle, 489 Mass. at 484. Therefore, despite the

deed's reference to a joint tenancy, the deed created a tenancy

in common and allocated the grantees' ownership interests

according to the interests outlined in the document -- fifty

percent to the parties' mother and twenty-five percent to each

of the parties. See Cross, 324 Mass. at 188-189. The judge did

not err by treating the parties' coownership of the property as

a tenancy in common.

2. Appellate fees and costs. The plaintiff has requested

an award of appellate attorney's fees because the appeal is

frivolous. "An appeal is frivolous '[w]hen the law is well

settled, when there can be no reasonable expectation of a

reversal.'" Avery v. Steele, 414 Mass. 450, 455 (1993), quoting

Allen v. Batchelder, 17 Mass. App. Ct. 453, 458 (1984).

Here, the defendant's insistence that he, the plaintiff,

and their mother held the property as joint tenants was

frivolous. The relevant law is well settled. See Knapp v.

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Windsor, 6 Cush. 156, 160-161 (1850) ("the properties of a joint

[tenancy] derived from its unity, which is fourfold: 1st. unity

of interest; 2d. of title; 3d. of time; 4th. of possession").2

Accordingly, the plaintiff may file an application for appellate

attorney's fees and costs within fourteen days of the issuance

of this decision. The defendant shall have fourteen days

thereafter to respond. See Fabre v. Walton, 441 Mass. 9, 10-11

(2004).3,4

Conclusion. We affirm the judge's order allowing the

2 While we are not insensitive to challenges faced by self-
represented litigants, we hold them to the same standards as
litigants represented by counsel. See Davis v. Tabachnick, 425
Mass. 1010, cert. denied, 522 U.S. 982 (1997); Pandey v.
Roulston, 419 Mass. 1010, 1010 (1995) ("The fact that the
plaintiff is pro se does not excuse him from compliance with
relevant rules of substantive and procedural law").

3 The defendant's request for attorney's fees and other
damages is denied.

4 As to the defendant's other arguments, we have reviewed
them all and determined that they do no merit further
discussion. See Commonwealth v. Domanski, 332 Mass. 66, 78
(1954) ("Other points, relied on by the defendant[] but not
discussed in this [decision], have not been overlooked. We find
nothing in them that requires discussion").

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special master's motion to approve accounting for the sale of

the property.5

So ordered.

By the Court (Sacks,
Hershfang & Tan, JJ.6),

Clerk

Entered: June 30, 2025.

5 We deny the defendant's motion to include the special
master at oral argument as the issue is moot. We also deny the
defendant's motion for nonreceipt of replacement of check after
bequest of Judge Peterson to return the check without prejudice;
the defendant may seek that relief in the Probate and Family
Court.

6 The panelists are listed in order of seniority.

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