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Brandy Ann Peeples
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Brandy Peeples’s Answers

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  • If you have been served a writ of summons, can you send in your answer in circuit court

    If you received papers that you need to answer, can you just send it in certified mail or do you actually need to go to circuit court?

    Brandy’s Answer

    You should always include an extra copy as well -- to be court-stamped and returned to you to prove you actually filed the papers.

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  • May i have some advice on filing a peace order?

    I live in a condo and my down stairs neighbor has harrassed myself, my roommate and any guests to the pint of the stalking them to the place of employment. She constantly screams at us for backing our cars in (not against bi laws or state laws) we...

    Brandy’s Answer

    You go to the District Court and provide a sworn statement along with evidence of the harassment. If the hearing judge thinks you have met the basic elements of a peace order, the judge will issue a temporary one until the offending party has been served. Another hearing will be had following the first hearing (it's usually 7 days provided the defendant has been served), at which the defendant will have the opportunity to contest the charges. If you can't prove your case, then no peace order will be issued. If this alleged harassment doesn't meet the statutory requirements for a peace order, then no peace order will be issued.

    The first thing you should do, however, is tell this person to stop harassing you.

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  • How to get ex bf to pay rent on shared lease

    My ex and I broke up about 6 weeks ago. We had a condo in ocean city together. It was a year lease, even though we both moved out and came back to the silver spring area we decided to keep the lease for the last month because we figured they would...

    Brandy’s Answer

    First of all, you both are jointly and severally liable for the payment of rent. If it's not paid, the landlord could come after you as well as your ex for any deficiency.

    That being said, you could make a claim for contribution against your ex boyfriend for half the rent. This is likely a small claims matter.

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  • Driveway on my property

    Just purchased a home. A church driveway is on my property and it not shown on my deed or land survey.

    Brandy’s Answer

    In addition to what my colleagues stated -- if you were on notice of the driveway when you purchased the property, then it's possible that there may not be much you can do. If the church has been using the driveway for a period of 20 years or more without permission, then the church might have prescriptive rights to use the driveway. You're best to get a consultation with an attorney who can review the situation thoroughly and advise you as to what rights you may have.

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  • How do I remove my sister's name from a deed and file it with land records?

    My sister and I were co-owners of our home. She passed away. Our deed states joint tenants with rights of survivorship. Property is in Prince George's County, Maryland.

    Brandy’s Answer

    Mr. Valkenet is correct. The wording in the deed is key -- "with rights of survivorship" means that the property automatically passes to you upon the death of the other tenant. This is not a case that would require the probate process.

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  • When will I receive my settlement check?

    I went and signed my settlement case. To receive a certain amount of money. Friday July 17 2015 , when exactly will I get my check? I have bills and things to.take care of VERY soon . Is there a way I can get it sooner. It's a lead case and the ca...

    Brandy’s Answer

    Nobody on here can answer that. If you were represented by counsel, then consult your attorney. Usually settlements have to be paid within a set amount of days. If it's an insurance company, sometimes those checks take a little longer to arrive as your release would have to be sent back to the insurer. Presumably, your lawyer would also receive the check and take his/her portion of it after depositing the check in escrow which could take a day or two to clear. If you just signed the settlement agreement and release on Friday -- then it's not unreasonable that the check could come within a few days to a week or two. Sometimes sooner, sometimes later.

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  • Uncle passed away 10+ years ago leaving 3+ million dollars. Lawyer walked away with 95% of it. Legal? Ethical? Any recourse?

    Uncle passed away leaving 3+ million dollars in assets 10+ years ago. His real estate/business partner (an attorney) had his law office and colleagues draft and execute the will. He was executor of the estate. He himself is named in the will to ...

    Brandy’s Answer

    Is this a conflict of interest? More information is needed to make that determination. Was your uncle coerced or of sound mind? Maybe, maybe not. Is the statute of limitations passed: Yes. In Maryland you have 6 months to challenge a will and the only way you can challenge it is if you had an interest in the estate.

    There's likely nothing much you can do now.

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  • What proof do I need to have my Sister (squatter) removed from my rental property?

    I verbally asked her to stay to assist with caring for my mother last October then we had a disagreement and I verbally asked her to leave. There is no lease in place and we haven't exchanged any finances. The utilities are all in my name. Ther...

    Brandy’s Answer

    With no lease, you have to treat her as a month to month tenant even though no finances were exchanged. Thus, you would have to file a tenant holding over action; however, you're going to lose your court case unless you demonstrate that you gave your sister ample notice (in Baltimore City the notice period is 60 days) in writing to vacate the premises.

    Your other option is to file a wrongful detainer action, but you will have to demonstrate that your sister has no legal right to stay at the premises, i.e. that no tenancy was created when you asked her to stay.

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  • Recently, I read an article in Maryland, about people in a neighborhood in Annapolis, that have put up survellience cameras

    These Survellience cameras are across the street from a sober house, and are pointed right at it, so the neighbors can monitor what goes on there. Isn't this illegal?

    Brandy’s Answer

    There is no expectation of privacy if the house is on a public street. If the cameras are focused on what happens outside of that house and which activities readily can be observed by anyone, then they are not illegal. However, if the cameras are pointed into the house, that's a different story.

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  • So called Talent promoter having Talent show this coming Saturday ,List big name record & labels on the flyer

    Now I'm hearing those big name record labels will not be there at all isn't this fraud and it's $100 dollars and the contract States No refunds

    Brandy’s Answer

    This promoter might be in more trouble than just having to refund your $100. This could be fraud, false advertising, and he could be using record label names without permission. You might be entitled to a refund if you can show that the contract -- i.e. your purchase of the ticket -- was induced by this fraud.

    Practically speaking -- it will cost you more in time and effort to fight this in court. I'd write the promoter a letter or even attempt to speak to the news outlets. Bad publicity will go a long way in a situation like this.

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