Stop sign hidden by tree Whose responsibility is it to keep the sign visible. My understanding of &quot;easements&quot; is that one may own title to a parcel but easements allow others to use or have access to parts of private property. That parcel may include a sidewalk. It must open for use by others for walking. This sidewalk though must be maintained in good working order by the property owner. Said parcel may also have a tree. The utility company has an easement that permits access for such tasks as maintaining their lines should said tree be interfering in some manner. That parcel may also include a stop sign. That overgrown tree may also be blocking viewing of stop sign. Does the town perform tree maintenance to keep stop sign visible, or is the property owner required to ensure his tree does not obstruct stop sign. Feel free to correct any incorrect jargon.
This depends on the law of the specific jurisdiction, but there is non-trivial similarity in those rules across the US. The general rule is that the person who owns the property must maintain the property. There are often local ordinances that explicitly say that, for example this which is the legal mechanism behind this guidance on tree-trimming. A municipality can do the trimming, or they can send official letters to property owners telling them to trim the bushes. It does not matter whether the sign is on your property via an easement, what matters is where the tree is. You are not responsible for trimming your neighbor's tree if the stop sign is on your property.
Zoning is controlled by the municipality (and possibly state, given where KC is) so you would have to check the rules for the municipality of interest and look at the specific zoning designation (e.g. RP-OE, R-2, MXD). Here for example is a page of code from Overland Park, which tells you that RP-4 land can be used for a private park, but agriculture is not a listed permitted use. You might argue with city hall over whether a giant garden is agriculture, and you might even win the argument (if it is a garden where you don't harvest product). Private / non-commercial is not likely to be the controlling factor over agricultural use.
Maryland has no law requiring a neighbor to not plant / trim trees that might shade a solar panel (on the ground or on the roof). There are laws against deeds, declarations, covenants, contracts etc. (excepting registered historic properties) which prohibit of roof panels (e.g. as part of a HOA's rules). The law also recognizes the right to enter into an easement agreement, but that requires agreement by the neighbor. California has a law requiring tree trimming that would cover this case.
Is there a way for us to prevent the sale of the house until they have moved the fence? For example, it seems that filing suit against the current owners doesn't necessarily prevent the sale, and that the suit would be pointless after the sale is complete. You can't prevent the sale, but if you file suit to adjudicate the boundary dispute and file what is called a "lis pendens" giving notice that the suit is filed in the real estate records, the buyer will taken subject to the lawsuit and realistically, won't close in the first place. The prospect of an impending sale is unlikely to be something that would cause the court to take expedited action or issue a temporary restraining order, because you can preserve your rights with a "lis pendens" which doesn't take a court order. The absolute minimum amount of time in which you could get a court order on the merits without a temporary restraining order is perhaps three to four months, which is almost surely too long to prevent a sale of a house. The suit isn't pointless after the sale is complete. You can still enforce the boundary against the new owner. And, often, a new owner, having no ego in the placement of the fence, might settle the case sooner than the old owner would have. But, better practice in terms of neighbor relations would be to file suit first, so that the new buyer, if the buyer goes forwards with the sale, is aware of the defect. The old owner is also more likely to have evidence useful in the lawsuit you bring. Short of filing suit, send a letter to the realtor and the neighboring property owner with a copy of the survey advising them of the problem. If you could somehow figure out who was handling the closing, you could tell them too. This will impose upon them a legal duty to advise the new buyer before closing, and if they fail to do so, they expose themselves to the risk of a fraud lawsuit from the new owner. But, while this is cheaper, it also presents a risk that they won't warn the buyer who will then not have notice and the risk of being sued for fraud may cause the seller and the seller's realtor to resist your suit more aggressively and to be less prone to settle it. If you wanted to be really aggressive, you could give the neighbor notice that the fence is over the line and that you will destroy it if the neighbor doesn't act, and then tear down the fence, which is strictly speaking within your rights if you can do so without a breach of the peace, because it is on your property. I wouldn't recommend this approach, however, as it could lead to violence or police involvement that depending on the policeman who isn't trained in real estate law, might get you arrested which is not good even if the charges are later dismissed.
Am I required to help purchase this property for the HOA? Your HOA (homeowner's association) can do what it governing documents permit it to do. It is highly unlikely that there is a statutory prohibition against it doing so. It is quite common, for example, for an HOA to temporary take ownership of units. when the owner of the units had defaulted on their HOA assessment payment obligation, and the HOA forecloses on its lien for unpaid assessments (especially when the units is low in value, like a separately owned parking space or storage unit). Typically, an HOA might want to own vacant lots so that it can control how that vacant lots are developed to prevent an undesirable use of those lots, or to reserve space for the construction of common areas such as community gardens or lawns or HOA facilities, in the future. Normally, such a power would be expressly stated, or would be expressly prohibited, in the governing documents. If the HOA governing documents are silent, typically one would look to the general statutes governing organizations of its type (e.g. non-profit corporations, if that is how the HOA is organized). Most general statutes of this type would permit such a purchase (and a subsequent sale of the lots) if the vote required by the governing documents to purchase (or sell as the case may be) of real property have been complied with by the board. If so do I have any land and title rights to said property? This would normally be spelled out prominently in the governing documents of the HOA. As a practical matter, the HOA would be in exclusive control of the property and would have exclusive responsibility for maintaining and paying for obligations arising from the property, all of which would be paid out of HOA assessments along with any revenue that the land generates. In some HOAs land and title of common areas and other real estate and property of an LLC is legally vested in the HOA entity as a corporate owner of it, and you own membership interests in the HOA. This usually increases the economic value of your membership interest, but has little other direct impact. In some HOAs (which are called &quot;condominiums&quot; when using that term in the strict rather than in the colloquial or broad sense) land and title of common areas and other real estate of an LLC is held as an undivided tenancy in common interest of all HOA members in proportion to their assessment percentage, with the HOA having an irrevocable power of attorney to manage it on behalf of its members, although, in practice, the differences between these and corporate ownership of common areas and other HOA real estate is almost nil. Sometimes, rather than an irrevocable power of attorney, the HOA is a trustee over the common areas and other real estate which are beneficially owned by the members as tenants in common, instead.
Damaging someone else's property is not protected free speech in the US. Nor is using someone else's property without permission and against the owner's wishes. Scenario 3 would surely be vandalism or &quot;Malicious Mischief&quot; or some similar offense, even if the paint can be fairly easily removed. The same would be petty surely true of scenario 2, as it would take at least some effort to remove the sticker, and it could be a safety hazard until it is removed (obstructed vision). Scenario 1 would probably not be even a minor crime, unless perhaps the person trespassed to attach the string. But the person has no right to insist that the car's owner not remove the sign. I am assuming that the car is owned by someone else, and the the person placing the sign, sticker or paint acted without permission from the owner or any authorized person.
I've gone through this enough times in Pennsylvania to paraphrase the law in this state: If a tree falls it's nobody's fault, unless the tree's owner was given credible advance notice that the tree posed an exceptional risk of failure, in which case the owner is liable for damage it causes if it fails. (For purposes of liability, a tree is "owned" by the owner of the ground where the trunk of the tree enters earth.) In the scenario you describe: A tree owned by your neighbor has not yet caused significant damage, but has been so structurally compromised that it poses an exceptional risk to your property. The standard course of action in such a circumstance is to promptly and formally notify the owner of that fact, and for the owner to remedy the risk. (In this case, it sounds like the only practical remedy is removal of the tree.) As a practical matter, the owner might be able to get an insurer to cover the cost of removal before it does more damage. But that's their problem. As a matter of expedience, you might also notify your insurer, since if the tree does end up causing significant damage to your property, you could subrogate your claim through your insurer. As a further matter of expedience: The township may have codes requiring landowners to address hazardous trees. Thus, if the owner does not promptly remedy the peril you could also notify the township.
If they have no legal grounds then it would be trespass to chattels However, they do have legal grounds. Following the procedure laid out in the relevant Act makes the car refuse under the Act notwithstanding your opinion. Move it or lose it. Or seek an injunction preventing the council removing the vehicle- this will likely fail.