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i! PI.AINTIFF'S ANSWER TO Ilf:....:NUANT'S COlINH:RCI.AIM
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! I 22 The responses contained in Paragraphs II through 21 oflhe Reply to New
! I Maller are incorporaled herein by relerence as iftillly set fonh
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I 23 Admilled
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24 Admilled
25 Admilled
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26. Admilled in pan and denied in pan, Admitted lhal Seniors requested a
. , funher eXlension The remaining averments are denied On the conlrary. no eXlension was
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agreed upon and there was no agreement as 10 payment of $] 1,500.00 in relurn for any extension
oflhe contracl and selllement dale
27. Denied On the contrary, John McCrea did nOl purpon 10 be an aUlhorized
represenlalive of G & C Associates nor did he agree to a 60 to 120 day extension of lhe closing
dale in reI urn for payment of an additional deposit of $] 1,50000 Funher, lhe leller marked as
Exhibit" A" and attached to Seniors' counterclaim makes no reference 10 any extension nor does it
constitute acceptance of payment 01'$] 1,500.00 by G & C Associates
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28. Denied On the contrary Seniors has proceeded with lhe knowledge lhal no
extensIon was agreed upon. Funher, Seniors was adVIsed by G & C ASSOCIates that G & C would D.lI1
extend scttlemenl nor would thev agree 10 Sign Jnv extensIon after January 08. 1 IN7. All costs Incurred
and actions taken by SenIors after January 08. 111'l7. have been taken WIth the express knowledge thaI G
& C Associates considered the contract null and void and alter requesllhallhe qUitclaIm deed for
transfer of the property back to G & C be sent Immedlatelv and dlfcctly 10 (j & C Associates
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29, Denied On the contrary Seniors was nol able. ready, or willing to sell Ie on
January OS, 1997, or any time up to March 04. 1997 On January OS. 1997, Seniors had not yet
obtained linancing as required by the comracl Additionally. G & (' Associales believes and
lherelore avers that a condition of the Iinancing is to obtain preliminary plan approval/or lhe
subdivision and land developmenl plans lor the projecl/rom lhe Borough of Shippensburg,
G & C believes and lherelore avers lhal such approval has not been given unless obtained
. condilionally al a Shippensburg Borough Council meeling held March 04, 1997 There/ore,
. : Seniors could nOllrulhfully represenl on March 03. 1997, or any time prior thereto lhat lhey were
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: ready, willing and able 10 complele selllemem
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30. Denied. On the contrary. G & (' Associates have aCled reasonably and
: . appropnalely 10 require Seniors 10 re-cOllvey Ulle 10 propeny for which they did nOl complete purchase.
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31. Denied On the conlrary, Seniors has no righlto any use oflhe G & C
. . Associales property since Seniors failed to sell Ie and is required under lhe lenns oflhe conlract 10
. , relum the quitclaim deed 10 G & C Associates.
32 Admitlt'd
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33 Denied, On the contrary Seniors has proceeded to incur coslS and negoliate
righls-of-way encumbering the property ofG & C Associates contrary 10 lhe inlerests ofG & C
Associales and such allempts 10 impose encumbrances and conveyances of in Ie res I in the property
wilhoUl having purchased the property Irom G & C Associates and al a time when the conlract
has expired is egregious and irreparable harm to G & C Associales
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SALLY J. WINDER
AI/orney 01 Law
701 E. King Slrm
Shlpp<n.burg, PA 17257
G & C ASSOCIATES,
Plaintiff
IN THE COURT OF COMMON PLEAS
CUMBERLAND COUNTY, PENNSYLVANIA
CIVIL ACTION - EQUITY
NO. 97-639 1997
v.
SENIOR COTrAGES OF
AMERICA LLC
Defendant
NOTICE TO PLEAD
TO: Sally J. Winder, Esquire
701 E. King Street
Shippensburg, PA 17257
You are hereby notified to plead to the within document within
twenty (20) days after service hereof, or a default judgment may be entered
against you.
Respectfully submitted,
METrE, EVANS & WOODSIDE
By:
)J;J/ /(/ ~~
Michael D. Reed, Esquire
Sup. Ct. I.D. No. 35193
Paula J. Leicht, Esquire
Sup. Ct. I.d. No. 42585
3401 North Front Street
P.O. Box 5950
Harrisburg, PA 171I0-0950
(717) 232-5000
DATED: March 3, 1997
Attorneys for Defendant,
Senior Cottages of America LLC
7. Admitted in part and denied in part. It is admitted that Defendant
Senior Cottages agreed to deliver an executed quitclaim deed for the property to
Plaintiff to be utilized in re-acquiring title to the property in the event that final
settlement did not take place. It is specifically denied that there was any
agreement as to when the quitclaim deed was to be delivered. To the contrary,
there was no agreement as to any specific time for delivery. By way of further
answer, the quitclaim deed was not to be provided unless the parties subsequently
agreed that final settlement would not occur.
8. Admitted in part and denied in part. It is admitted that Defendant
Senior Cottages did not execute and deliver any quitclaim deed for the property
and refuses to do so at the present time since Defendant Senior Cottages is
prepared to go to settlement immediately on the property. It is specifically denied
that Defendant Senior Cottages has "failed" to deliver the quitclaim deed, since
failure implies a duty to act. To the contrary, Defendant Senior Cottages had no
duty to deliver the quitclaim deed because it was prepared at all times pertinent
hereto to go to settlement on the property.
9. Denied. It is specifically denied that Defendant Senior Cottages has
failed and refused to go to final settlement for the real estate by the final extended
date of January 8, 1997 and to date Plaintiff has not agreed to any extension of
that settlement date. To the contrary, Senior Cottages entered into an oral
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agreement with Plaintiff to extend the closing date for a period ranging from 60 to
120 days, in return for which Senior Cottages forwarded payment to Plaintiff in
the amount of $31,500.00 toward the purchase price on December 30, 1996.
Further to the contrary, Defendant Senior Cottages has not failed or refused to go
to final settlement for the real estate, but rather has agreed to go to final
settlement at an extended date which was accepted by Plaintiff through its
authorized representative. Further to the contrary, January 8, 1997 did not
represent the "final extended date" of the agreement, since the parties had agreed
to a 60 to 120 day extension of settlement by their discussions and course of
perfonnance in late 1996.
10. The avennents of paragraph 10 constitute conclusions of law to which
no response is required under the Pennsylvania Rules of Civil Procedure. To the
extent that a response is deemed required, the avennents are specifically denied.
It is specifically denied that Defendant Senior Cottages failed to go to final
settlement by January 8, 1997 or that such date was required by the tenns and
conditions of the agreement of sale. To the contrary, the subsequent oral
agreements and course of perfonnance between the parties established an
extended settlement date 60 to 120 days beyond January 8, 1997. By way of
further answer, Defendant Senior Cottages is ready and willing to go to final
settlement on the property immediately. It is further specifically denied that
Defendant Senior Cottages has no claim, legal or equitable, upon the real estate of
.3.
25. A check was forwarded from Senior Cottages to counsel for G & C on or
about December 18, 1996 and the deed was recorded and legal title transferred to
Senior Cottages on or about December 24, 1996.
26. Also in December 1996, Senior Cottages requested a further extension
to the then-scheduled closing date of January 8, 1997, and agreed in return for
such extension to pay an additional $31,500.00 deposit toward the purchase price,
which represented a payment greater than 10% of the outstanding purchase price
at that time.
27. In a telephone conversation with William E. Bryant of Senior Cottages,
John McCrae, purporting to be an authorized representative of G & C for that
purpose, agreed to a 60 to 120 day extension of the then-scheduled January 8,
1997 closing date in return for the payment of the additional deposit of
$31,500.00. A true and correct copy of the letter of William E. Bryant, Chief
Operating Officer of Senior Cottages dated December 24, 1996 and containing
handwritten acknowledgment by John McCrae dated December 31, 1996 is
attached hereto and incorporated herein by reference as Exhibit "An.
28. Based upon its understanding that it had a confirmed extension of the
closing date, Senior Cottages has undertaken continuous efforts since December
1996 toward construction of the project planned for the land involved in this
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transaction and has incurred significant engineering, legal and administrative
expense based upon its reliance on the extension of time agreed to in Decembcr
1996.
29. Scnior Cottagcs is ready, willing and able to go to scttlement
immediately on the propcrty.
30. & C's actions in attempting to declare thc deed by which it transferred
title to Senior Cottages null and void constitute an unreasonable thrcat of
interference with Senior Cottage's proposed dcvelopment of thc project.
31. In the event of any interference or delay cost to Senior Cottages' project
as a result of the threatened action of G & C, Senior Cottages would suffer
immediate and irreparable harm in that it would loose the beneficial use of the
property involved in the transaction, which is uniquely suitable for the
development which is planned.
32. Defendant Senior Cottages has no adequate remedy at law for the
interference with its project threatened by G & C.
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JH6 11:31 AU
iO 612 6;i 9uu2
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SENIOR
COTTAGES
11'14"..,;'.
LLC
l>ecembcr 24, 1996
G & C Associates
Atln: 10hn McCrea
Sally 1. Winder, Esq.
701 Easl King Strccl
Shippcnsburg, P A 17257
Re: Cottages of Shippensburg
SeDt VIa Express
Dear John,
I!nclosed please find a check in the amount of531,500 which represents paYl11cnl
that is greater than 10% oflhe purchase price. The remaining balance on the Nole should
be approximately $260,210 (subject to confirmation). We respeclfully request that the
seller provide a briefslatemen1 which acknowledges receipl or this payment and return
lhis slaternenl hy FAX on Dcccmbtrr 31, 1996.
If you have any fun her queslions in this maller, please feel rree to give me a call.
Sincerely,
q/~~4~
William E. Bryant
COO
I'hon. 612 897 9000
Fa. 612 897 9002
Enclosure: Payment 11--/7; I /1(,
cc: 10hn Ahem, Chairman . (J h. ~dfr fb G <B c
A ~lC{tl.&;. I j (U-1ZA<4~cjK
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cA..cM. ~ 6~~/t~~
nl'V.'tlll,rr.. Ilf Af{.lrJaMc' Si'I/itl' Hnu(ilJ.~ ,., .c;,.nl;t,.(
1660 Suuth HI~way 100. 5ulte122
St. Louis Park. MN 55416
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10. Having failed to go to final seltlemenl by January 08, 1997 as required by the
terms and conditions of the Agreement of Sale. Defendant SCA has no claim, legal or equilable.
I upon the real eslale of the Plaintiff.
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I recorded December 23, 1996, be declared null and void and that Defendant SCA be ordered 10
WHEREFORE, PlainliffG & C Associates, prays:
(a) thallhe warranty deed from PlaintiffG & C Associates to Defendant SCA
re-convey aJllhe eslale and premises described in said warranty deed 10 Plaintiff G & C
, Associates in fee;
(b) lhat pending this aClion. Defendant SCA be preliminarily and lhereafter
permanenlly reslrained from disposing of any of the real estale described in the warranty deed or
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i conveying or in any manner encumbering the same;
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(c) that pending this action, Defendant SCA be preliminarily and lhereafter
pennanenlly reslrained from entering upon the estate and premises described in said deed and
, ' performing any manner of lesting, planning. or development activilies wilh respecl to said estate
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. i and premises; and
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(d) such other and further reliefas may be deemed necessary and proper,
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Sal f J, Win de . Attorney for
Plaintiff. G & C Associates
701 East King Street
Shippensburg PA 17257
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[Do Nul Writ. III This SI,oe.)
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e.~ceeds $50,000.00, one-lllil d of llle amounl ovcr $50,000.00 sllallbe made
payable 10 Senior CollaL;cs of Amcrica, Sui Ie 435,7301 Olulls Lanc Edina MN
55439. ' ,
9. Seller will have his or hcr agcnl will drall a standard form l'urcllasc
Agreemenl, acceplable 10 bolll Duyer and Scller, conlJining thc lcrms and
conditions of tllis Lellcr of Inlcnl, along with prc.c1osing documcnts for use inlhe
ta:'( credil application, as outlincd bclow, and will relain an agcnllo act a primary
closingllgcnlliJr the lnlllsaclion.
10. Prior to this agrccmcnt and conlinuing thrllugh the closing dale, Buyer ami
its agent shall have the righlto inspect the prcmises and any and all public rccords
relaling thereto, and to condllc1 such tests, inspellions, audits, surveys, and
inquiries that Duycr elects, in its discrction, to make. Duyer slmll indcmnify and
hold Seller harmless from Jnd against any and all liabilities, damages, cosls, and
liens resulting Ii'om Duyer's or its agents' aClivilie:;,
11. Should the closing nol occur on lime according to lhe 8 month scheduled'
closing, the Duyer shalllwice have the righllo c:'(tend the closing 90 days by
posting an additional $2,500.00 as addilionalnon-refundable carnes 1 money
deposil, and alllerms and conditions oflhis agrccment will rcmJin in force. In the
event the lender docs not approve lhe transaction or Scclion 42 ta:'( crcdits arc not
awarded to the Duyer by the slate housing finance agency. thcn all earnest money
deposits shall be immcdiJtely relurned 10 lhc Duycr, with any earned in1cresl, and
the Buyer shall issuc 10 lhe Scller a quit claim decd renouncing any interest in the
properly. In CJSC of lhe IJuycr's default, lhc CJrncst moncy shall be lhe sole
remedy of Seller against Duyer.
12. Contingencies
A. The representations and warranties of Seller contained intltis
agreementmust'be true now and onlhe closing date as if made on
the closing date and Seller' shall have delivered to Buyer at closing
a ccrtificatc stJting that such representations and warranties arc
true as of lhe closing date, or if not, slating in what respect any
warmntmade hereunder is no longer true,
13. Title and survey mailers shall have bcen found acceptable to
l3uyer, or beenmJde acceptable to lluyer, in accordance with the
requiremcnts and lerms ofthis ngrccmcnlby closing dale.
C. l3uyer shall have determined zoning nnd any other applicable public
or private land use reslrictions arc satisfactory for ilS use orlhe real
propcrty on or bcforc the gcncral contingency dJte.
D. Duycr shall havc dClcrmincd in its f."le discretion on or bcfore th~
contingellcy dales Ihat it has obtain,d ils financillg and ta.'( credit
IIIvards or comlllitments.
E. Duyer shall receive verification Ihat property is listed on lhe federal
register liS a Qualified Census Tracl (see Exhibit).
F. Seller shall use ils besl cOons 10 h:l','c land zoned for 150 unils of
senior townhouse dcveloplllent. Duycr shall providc IIl1ncccssary
inlol'lllilliun, "Ians, and exalllplcs fo; Seller to use 10 have Innd
zoned lor 150 units.
The general contingency date shall be 180 days from the dale of acceptance hereof. Ifllny
of Ihe foregoing contingencies hnve not been salisfied in Duyer's sole discretion on or
before Ihe stated dale, lhen Ihis ngreelllenlmay be IC'lIIinaled, nt Duyer's option, by
written notice froln Duyer 10 Sell~r. Upon such teflllinJtion, Ihe earnest money shall be
released to Duyer nnd upon such relurn, neither pJrl:' will have any furlher rights or
obligalions regarding lhis agreement or the jlroperty. All contingcncies set forlh in Ihis
agreement lire specifically staled and lire for Ihe sole and e.xclusive bencfil of Ihe Buyer.
Duyer shall have deemed 10 have waived any conlin!,-cncy not raised by writtennolice.to
Seller prior 10 Ihe conlingency dale.
13. The following cosls and e.'(penses shJII [,': paid as follows aner any exercise
ofDuyer's righlto purchase: '
A. Seller shall pay:
I. Seller shall pay all slale deed transfer tax regarding the
WarrJnly deed upon deli vel)' to I luyer of tlie final warranly
deed.
2. Seller shall pay all real esla1e tax'~s payable inlhe year in
which lhe closing occurs.
'D. Buyer will pay:
I. Duyer will pay all costs andlor pi erniums for a lille
binder/commilment or tille policy ns such lime ns it chooses
10 purchase one.
2. Duyer will pay nll/ocal deed lra/lsl'cr lax regJrding Ihe
warranly deed,
3. Duyer will pay Ihe cost ofrecordinB nil documenls necessal)'
to place record litle inlhe condil ion warranled by SelicI' in
this agreement.
C. All olher cosls shnllbe allocnled bl'lween Duyer and Seller as of
the c10sillg dale.
.
14. Representations and Warranties by Seller
A. Seller is duly organized, qUJlilied, or entitled 10 transact business
in the stale, and has lhe requisile Jlersonallight or corporate power
and authority to cnter into and pcrfollnlhis agrecmcnt and Ihis
closing documents signed.
13. To lhc best uf Seller's knowledgc, SelicI' has I eccived no noliee of
nClunl or Ihrcatened sJlecial assessments or reasscssments of lhe
propclly, nor nny uefcrreu re<ll cstatc taxcs or special assessment
unucr agricnltural usc or other ucferral programs.
'c. To the best knowledge of Seller, Scllcr is not in uefJul1 concerning
nny. ofits obligJlions or liJbililies rcgarding lhe rCJI properly.
D. Thcre is no <lction, Iiligation, investigation, condemnatioa, or
proceedin/,\ of any kinu pending of 10 lhe besl knowleuge of Seller .'
thrcatcncu agains1 Seller thaI will ancct any porlion oflhe reJI
properly.
E. The Seller eel' lilies and warranls lha1 Seller docs not know of any
wclls onlhe uescribed real propcrty.
f. To the best knowledge of Seller, lhere arc ho hazardous substances
0'1' slorage lanks in, about, or under lhe real properly, nor limiting
cascmcnts dividing or hindering Ihe properly.
G. To lhe bCSl knowledgc of Scllcr, the land being purchased is
uevclopJble !Jnd exclusive of any land required be any governing
body to be used as holding ponds, or other watcr control uses,
The parlies hereto understand and agrce that storm water
managemenl is a malleI' 10 be addressed inlhe preparation and
app,roval of <I land develop men I plan for lhe subjec1 properly.
This oncr is valid unlil3:00 p.m. centmltime Oc10ber 25, 1995, and supersedes all
previous oncrs on this property nmde by Duyer.
Tlus lellcr of intent is hereby Jgreed 10 by Ihe parlies signing this document, and the S,eller
inslructs Seller's agenllo prepare a standard forml'urclmse Agreement legally binding on
bolh the Duycr and Seller, for their review and signaturcs of agreement.
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SALLY J. WINDER
Allorney at Law
701 E. Klnl Jt!...
ShlPpensburlt"A 172':