HomeMy WebLinkAbout97-01573
CERTIFICATE OF SERVICE
The undersigned hereby certifies that on this date a true
and correct copy of the foregoing document was served by
first-class mail, postage prepaid, upon the following:
Ivo V. Otto, III, Esquire
MARTSON DEARDORFF WILLIAMS & OTTO
10 East High Street
Carlisle, PA 17013
Scott T. Wyland, Esquire
MALATESTA HAWKE & McKEON
100 North Tenth Street
Harrisburg, PA 17101
James J, Kutz, Esquire
Eckert Seamans Cherin & Mellott
One South Market Square Building
213 Market Street
Harrisburg, PA 17101
,
McNEES, WALLACE & NURICK
By
Ala Boynton, Jr.
Attorney I.D, No. 39850
James P. DeAngelo
JAttorney I.D. No, 62377
/ 100 Pine Street
P. O. Box 1166
Harrisburg, PA 17108-1166
(717) 232-8000
Attorneys for Plaintiff
Dated:
April 22, 1997
- 2 -
"
.. " ...,
I ~:.J -lOt
(
~-." ,
-;1 ."
.. J ::.;
'. .,
, '.' , ':,1
I'.) ;C-)
:\l
~ ( )
" "'
, .
, .. ":.:!
.j
HJ ",
PRAECIPE FOR LISTING CASE FOR ARGUMENT
TO THE PROTHONOTARY OF CUMBERLAND COUNTY:
Please list the within matter for the next Argument Court
-.-----------------------------------------------------------------------------------------------------------------
CAmON OF CASE
COMMERCIAL INDUSTRIAL REALTY COMPANY
(Plaintift)
vs,
DAVID AIELLO, CUMBERLAND EQUITIES, INC" EXCEL LOGISTICS, INC" AND
Al ABSTRACf ASSOCIATES, INC.
(Defendants)
No. llll
Civil Action Equity .l.221
1. State matter to be argued (I.e., plalntlrrs motion for new trial, defendant's
demurrer to complaint, etc.): Defendants David Aiello and Cumberland Equities,
Inc.s' Preliminary Objections to Commercial Industrial Realty Company's Complaint
2. Identify counsel who will argue case:
(a)
for David Aiello and Cumberland Equities, Inc.: James J, Kutz
Address: Eckert Seamans Cherin & Mellott, LLC
One South Market Square Building
213 Market Street
Harrisburg, PA 17108
("
J) n
_I .
(b)
for plaintiff Commercial Industrial Really Co.: Alan R. Boynton~
Address: McNees, Wallace & Nurick S. "<
100 Pine Street ' I':'
-
P.O. Box 1166 r-
-'."
Harrisburg, PA 17108-1166
3.
1:-r1
,..
,'rJ
\"
, r
o
."8
.()
:..') ,n".
- .:~
I will notify all parties in writing within two days that this case has been iisted;;fur c;l
argument.
4.
Argument Court Datc: May 28, 1997
~:::J lily
David Aiello and Cumberland Equities, Inc.
Supreme Ct. J.D. #06884
DATED: April 21, 1997
.
COMMERCIAL INDUSTRIAL REALTY
COMPANY,
: IN THE COURT OF COMMON PLEAS
: CUMBERLAND COUNTY, PENNSYLVANIA
:
Plaintiff
,
.
: CIVIL ACTION - EQUITY
v.
DAVID AIELLO, CUMBERLAND
EQUITIES, INC., EXCEL
LOGISTICS, INC., AND A1
ABSTRACT ASSOCIATES, INC.
Defendants
~ No81- \5'13 EQUITY ~
,
,
.
: IN EQUITY
!'lOTICE
~!;h~t;:~~~~;'~l: :~:~~~~~~~;.~~~:~:'~;O ::rl~;:::~n
g:;~~!~~~~~:h~;!;l~:~t/~~~~:~,~~~~~:~~~~~~~U~~~r
~~~:\:~~~: :~;~:,~~::l;i!~~~~~'~~:~~::~~;~ ~~~~~~~~~::;:<
~ ?: ~t~f ~~~H,:~ ~et~: ~hh~fL y~~ :.~ ,;:, ~~n!:
:':: 0<: ".. ' ,.D".'"o' 'D 'DU.
: r~ ~O~O T~R THI~ PA~BA T~ Y~UR ~WYB~ ~T W;B I;~
~F~~ _ ~V r _ ~ ~~~\~"'::~~ t~~:~,,~~\n~O C: ~~: i;:~~;.~,n~~L~~'
CUMBERLAND COUNTY COURT HOUSE
High and Hanover streets
Carlisle, PA 17013
(717) 240-6200
McNEES, WALLACE -; NU~
By ~~'~Df.;Dn, t:!' --/.- f}
Attorneys for Plaintiff
COMMERCIAL INDUSTRIAL REALTY
COMPANY,
IN THE COURT OF COMMON PLEAS
CUMBERLAND COUNTY, PENNSYLVANIA
Plaintiff
v.
CIVIL ACTION - EQUITY
DAVID AIELLO, CUMBERLAND
EQUITIES, INC., EXCEL
LOGISTICS, INC., AND Al
ABSTRACT ASSOCIATES, INC.
Defendants
NO. 1573
EQUITY 1997
IN EQUITY
PI.J\INTIFF' S COMPI.J\INT IN EOUITY
NOW r.OME Plaintiff Commercial Industrial Realty Company, a
Pennsylvania corporation, by its attorneys, McNees, Wallace &
Nurick, and files the following Complain in Equity
1. Plaintiff (hereinafter "C.I.R.") is a realty brokerage
company which has been licensed in Pennsylvania under the
Pennsylvania Real Estate Licensing and Registration Act.
2. Defendant David Aiello is an adult individual residing
in Pennsylvania.
3, Defendant cumberland Equities, Inc. ("Cumberland") is a
Pennsylvania corporation.
4. Defendant Excel Logistics, Inc. ("Excel") is a
Massachusetts corporation having its principal place of business
in Westerville, Ohio.
5. Defendant Al Abstract Associates, Inc., is a title
insurance company having its principal place of business in
Harrisburg, Penn~ylvania.
shall be paid by seller at the closing. Each party
agrees to indemnify the other for its own acts with
respect to any claim made by any other broker as a
result of any activity in conjunction with the purchase
and sale contemplated hereunder.
Although C.l.R. does not have a final copy of the Agreement, a
true and correct copy of this page of the draft agreement is
attached hereto as Exhibit "B."
12. Upon information and belief, closing on the purchase
and sale of the Property is scheduled for 10:00 a.m. on Thursday,
March 27, 1997.
13. On March 24, 1997, Hubert X. Gilroy, Esq., counsel for
Defendants Aiello and Cumberland, sent a letter to C.l.R.
informing C.l.R. that, contrary to the terms of the Contract and
Purchase Agreement, C.l.R. would not be paid its commission at
closing. A true and correct copy of the March 24, 1997 letter is
attached hereto as Exhibit "C."
14. Upon information and belief, the purchase price of the
Property is believed to be $3,500,000. The commission owed to
C.l.R. would be $280,000.
15. Upon information and belief, the funds which are due
and owing to C.l.R. will, if not paid to C.l.R. at closing, be
disbursed by Defendant Aiello to third parties, including but not
limited to Defendant cumberland and family relations of Aiello,
and C.l.R. reasonably believes that the funds will not be
VBRIrXCATION
1, Alan R. Boynton, Jr., Eoquire, hereby acknowledge that I
am counllel. for Plaintiff in this action, that I have read the
Complaint in Equity and Motion for Emergency Preliminary
In)unction, and that the facts stated therein are true and
correct to the best of my knowledge, information and belief.
I understand that any false statements herein are made
subject to penalties of 18 Pa. C.S. S~904, relating to unsworn
falsification to authorities.
Datedl
March 27, 1997
J 1(1(1' 111'1 ill: (.
,'I"...'? :iHI'1
(""";-.;_,'1;',"'_ 'f ':.1Y"" '.fT,~(,lt'1.,11-11HIl""""'!IP.d'
-f'!'.,4. '~''NI''''C(UI')i'
..- 1)''''' - ('IH (,'011,
~.~lf - tUr "'''_r
commercial-industrial realty company
,. 0 DO. tvl0.~" HILL. "NN....LVA~'4 ,'oot 1"0' fCLtp,.CNI '1/-11'1010
II
EXCLUSlvn SALt!S L1nlNo C-(JN'IRM:T'
.'" .,....,,",~. ...,.....n.,IVII.w"I' tlllf.& 11M 0."". ....'1.'1. ...... ('~"'1~,1""'1'1.. '''11, ('...."~,. -...11'.1,.., ,.lit".Jilt "UII. .1lI"ll~I" .lto'l'. .It.,
IIC~" .", ""'''11, ~...... III I~ ..,........ _... ,.. ,.... .. 111'-' W I~"'"
~~nl 'A ", .., ",,' U, .t. II
...
Cu.,hlwl C'::'!!'!..l._
,......,
{jI'NlllIo",lj II'~~~U 'JJI"'~W!l"'!./~"'''t:.'' 1'(, , "':"1." ..,~ 'kt.:1.~1'A" '::..:' /J
1".,III"'.'lIoI') _rllillO ..!:. ,. . J'{] .. 'oCi~' r.,.
II~t"I'IV""J".""III..t. ~'C. 7~111" "I t. 1tf....".J'~.,..;"hllh,II..1
1 .
Ill",
If". Pl'l,...II'tO-o.t.,nlll....IOU
c..,u..,.
. ;,;;..,1.", aw....II. II"
''''''''.11I"
~ii"_~~'''-1Wl4.;;;-..... '''''. It ,;i': u....... -......_
I. ,1' ,fINAL rlO'1I1". I'" Wlv.,~,......t ,,"_.1 If"" "'I.~4 Ill", ,.." v, 'U """"'1
lac,..
':',,,,, ,1 1'IIII...~~t
.,.......il'..4 1,".111 &n... "'lflII1. _____
WWIW_~h~l". _,. III't'" _ ". _.."_.._
I 'lI'''''''IO''I'....lIhllltl'....'llj...t'I...II".,...~... ". ,..,.1_'.11 'YPJ'-J 'II """'l'" """llIi:tlJ,I;L"_~'" ftrt'l.' , ..
4. ~OftI"I.1 ""\"""It"_'I"'I""'9fIt''''II\.e'tlI..."",."",ctllal''-''''I.IlII.1l...J..''~l I'w~.t. 'II '. 11I'1_"'11. lOaell (11'IIIm 'J
III ""'~'Al' ..........- hlllf h"..... .'!lull .iI...\I r,.'I, lie" "'Uf IJ ....... .lJtNlt! h'''''.ll UIIlIl.1 '".. IJ I' HO' a ...iI,. .11,...... u...,It. "-~"
,.."...., "&II&l1t1I.... 'M.....,...lIIIIkl.'M'....-.AlW .lIiwel..~.....,..,.'......III.,'IM"'''..,.....Il"..~.........III._..U........'*MIl'''II.'
If"~"... .___
-...--
wJ .htll.lIIIw.;'7J. ',;, "'1."_' la, ...~iit..lll\ell_,., MM' ..~~..'~~II.I'" h I'" "-, ',"lll r...."'.i,ji;.-;~-~~t:-..
I, OW/"IU" WAW",,, III' tI.....1 ,.. ~'" ""i1J ."".""1 tJUH ~ ..... ... "'"I.t"'" 11"'11111" I. Ole "_plft, ... h, IIllIIfllI." ,UII ...
..,lhYlilJ I. "'If'"I.~' It 1*'011111"''',., tll~' .""14110_1111 h'l'" .."" II tw.lliI to" "1l,,1' tlllff' ,I 1'1It." .....1'.,1..... ''''!II 4f 1,_, I.,...,.." ,...
.... ....t1tllM '"" iI' 111I '1'l",I,. III. IA' .111' "116 hili ... lI'II\l_w,.", ....".M tIJU,lOfll.U.hl...I, "HIll.IIII..4 ,..'1...1.... \11\I_11 Iv'" 1,).....
}"~M~. I.... ~'.!.I'~ ""'''.'1 -1,1""WI""t";I 'II"~ '''I'Nr..:...U-1~. 'Ij,tt! I" 1"0',. 1,u_:"'U.J,u.1tll_!MJ.JJi'. 'II", .. '.1
j~~~~h"."" ,~ ),,,"',ty, ~llt .,~. ,'Of r.llf'I/UI" ~I-Llltltl to In. "'.'M!". I 'n "~II~t __
,.."''',.,....''''......'h..It.."p.~..''MIt..vt....''411...,1~'I.'"''_ ,1"",-, '_Ill'
.. ..I)lIM', l-o""I...IU"'1 r!/l .~. D.u,,', 111\11".1" O-lltI ,"1I~, '"N' II ,., ...Iot 'I".,. 'M""H," .,.......... ~'Uftll "I... "'"''''llu..III..hf. ..1
.... "M III.. 11,01>>. ...". "' ..II" 1"1'11\'", I" tlf. vi '114 '''(:II,..y ,*1h,,;Ilt.ulvU "'4AClI, IN(LUlIltll' (H. flllrHU. ..... '111, ..,""'.... It"'..~... "'ff
I",... .., Iu..,,,, "1)11II" 1t\I, .,1- .11.. r__ "' 0.'1111'" I ~ ,,,..,,, 111.....4.' 'h'I.,..., O_M1 'Ill", ,''' "'. "11111 ""IfIl"III.." a.M' .,..,.. ."
."". 1II111~",~Mlhotl fill .."""'fll....."N' "",...iH"II" Ift'" 1"'1 "........t I""........ '..U"'I 1"1&1. ..\,;, h. ~Il" .11' "N ...,11,1..1 ".. I....'..'..... .1 .~t
I'.... "'" lilt, '_""III" ......... '''....1 \If ~" II" ,... ,......, "" ...k,,', .-....A1IJ 11,/.". 'Nn '" 'lI'UlfUlt
,. tJ.n~1l 'Ulonl '..... "'at'" lilIU hi. ,..",., l.d..(11) ..ul, '11..".." ....., ..... "II lit" 'l'IIUIl"" ult.. UU.....IIlII.I"f 'I ,_, IInlll ''''I.
Alln 1M U....IAI4"'"., 'IIN ,,,.nII"llI ~r .....-.-." ,"'"'.1" ",'"'. .,~atk,.u. 'NU..'., f\l ",,'11'11"" JtIl'I~, II n....' 'flll ,...",,,- '/01'1, .1\1II1' ......."..1
"llu.'''''''''''I'''',.", "'\""1, II..... .ec......"It....r.. II' ..... ..... _. .....'~ ....".... 011.., W "',.:. ."l".~ Ill.. "...~I.II~ 4",.., I'" III. '"
I~I. "1"1.",.'''' '-',. .'"I'IIIIM1lllllltl IN..... I. lilt .II~ h 0...". tM NIIJu.'.1IIt ....'''1"11.,.' ."",., I. ""IIMN
t. Ana.IfIY IUullt 11"u llIIt...... ..II. "'IIn U, ...,.....,,,..~ UlIv"u ..1.11.....1111. "'I '....111 1~"'~.IIII""1lf II' " 'I""" ...~..,"'J, "',d,
'" Itl'''' .,.,..111 IfWat M..nll I, 'ht:l_IlN .11..... ...... 'IINI'" IIf I.............. II MI, 11"""1 ", wllwl ....".. ""1111"'1 I', r",..I" u..tI ,,,.....,., u
IIM'IItIl,,1II tr Min. .. ...,...,... ..... lII' ..... alllol., I~ IfOIll'II'6IYMw" .f..Nt'. '.11.
t. 1!"l,a'""lION. (OOlllArtt,)f'fI....nn'I.IOflil, I)...., ...."aM..,Il....... .,n...1I ""., IIIw4.1ot4 "'loIItIIlIf!I'tlllllll'I' ,_. ,..,.'1'." "'''' .~Iu
,. "'.I~ '1....I'.t II.......... u.w. ""..,.. I......~I.......... It 'MC'IIIlI "'" ..~,...., ......1II4~1. '''IM.ll, ,"...,... I' ...... I. ",'if, ..." ..If'......... 110.
""" f'lb... '",,114II.. '111111' .....'1.. """ fill' I",.,..,. u,lMni.,. ."'.. ....11 "'..'"..... ""r.t! I" D.lwh,', ",t,,1II1f\U Itlh.4" .:".u ,iI.,I. ,,,,..,,,,,.tl,...
,..,.....~" '!/I. dll,,"I, "".... II' ,., IlIt II"'" ~ IIllIhll' MI, ...1I..,........"IM..,.... 'W'" 1"~IIU''''I' IIN....,., I. 'IIIIU,. "."'1". oN ,.......,.~, ..., ,........
.Mllvl.
10, \H;"'I fit.," I' ""''''' MMIlIIH "".. "'"' 161." tH "kW"...... ..... '1,,,,,,,1."."" .11.111" .'10/1' 1"'1''''''. .....11I..,,,...... '11"""""', I' "'UIIIII
h. '" ,.......... tlll'lt Pl',,"I,
II. IIUCIl Of 'AW A'UlWlft' I' ''''UII,lb .....,. ."...... &4 '"".llmlll "'1"''''1''' 'It..'" 11,"" N'''' ,..1., III. ...",. UIII'II" III _....1
4nl. ,"'''IIf'' ~IUl" '11III"" ilW """ ~4d IA4l1...,... ""WI\j"I' 'lfll. Mt_W llillllt '."411I It ..'1IlIlI ..."., ... ",""111. "."...III'lIAhAllr' 'I,
,..alnl,". ,.-,4.. "" 1'-' ItII....lI.., III......, II... 0... ,~..._.. ~ '.'''"'''..... "11I1..".1 IhI IrU ...". llUllailloj, .~IIII,fIlW', lIl'I'MIw". JMit LlIh'"
tIll1l.,1,.,t'l.&lCU 91111.. '1I11t ,. -"dllb4 """1I1'"~, ...._H. h ,.._ 1101.... Nil.., ..^tI ,....,"....... ,... 1.......""1.'" ,.,.............11... u ,.,... I^..I
"" 'If~Mot ~Ilh ...." ta u tin",,, 11M"" "'hllt 'wlllt """"'W " 'Ill ,"UII., '..III'IM'''".I. u.."t.IlU.... loW .," C.iI.. U."Wl."", .,......".... ""I
vI the C.........~ II '"Ut,I...I. tIIot _1iI1M."" ..'lfiMillN..... Ihftwl4ll ... Vol_ 1M ".....N... II '"lUll' 1"""1"'.
II. ""U U'"" 'RA~1I1r:t rAt"'1 DUD 'UPAUtlOH.U.. h:' 1""" ~'.. ,.,1'1'"""" Ill.""" .hlllll ,till h'N UtilI'. ,'\(..... ~l k,",.
,.'.IilIIII"'lIt1lt4'....'~'I.......I.",
II. ".',A,U)IJ\11 ".nll 0.." ""'IIMIl.l\<I_m,.,lbt 0... _.. II 'l'Ill" ~'Ml""", .., ,...., h' ......, ''''1 II....""". .MI,.. '","""til., "11I1"'1.,
"k'lft ull .....,. .M. lNa,IIt 'lIlIItl. lI.ll.' I' '"~ ......(.... ".,.It, ,.. ,........ .......... ''''''IIN III .11I""'.... 1.._ h..hlO.... IIt'I"'" k,ll" "' '".11I1, ,...".
.It kIll' 1II",,1I't III..... "",11, r"UN,,,,",, 0."" 'U"' ... I. Mi,.....,.., ""'~ .'If' "' "1f""'IIIUl1'" III '1"'/1, "",I~..'" .". 10' 'III' ",'N....,
1,).." "Uti.. 'lIlilAI ,., Ill' .I.hlli..., u4..., II. '''Ill "" "...,.., 'ill,... .., "",.., 1""'IIIolrIlINMt ",..11..,1111..... ''''IN, .f1' ,.Id.,."", 1..", '1..1..
lA, .... "..ltI........ 11M" ~ .........WIIIMl......
:4. U~Dllllli.O...!lD nOMel U"'IJI.hutll"..UIl..... .",lAIllh""II."...Ial.l. ...".. _..,. """,I, 11I.",1. _~..I", l""....I_...III11.iH."."..iW. ""
I.... ""11"" ... ",....,. .1I_lllt 'U'.'",I, .". wutllt 11I&1....., "'"" """1"1104 11'14.11'. ., I.. Mol ,... """ "'" It, lll" "'....lll/,jIt4 III...... l, 1,_
1.1'- ."..I....U.O"~.' 11..1111I.11I"'.... ""u, .,,.,WI .......". ,,",,1M. "..." iii.., ,,,".11J __lilt..., .,...., .....1<1' ,oW '..., Ill.,.,.".. ''''~lIl1t .......
141"'.......8..". .ll~ '....'" ,11..,11.. tH.. ~h ..,t.. ''''"1 ..,IMt.. 'W.. ..111111.....'.. '''''lIfIjlkltl 'hit......,
If. 'tJrt:,.nLUIIIA IllJNAH IlLAIIOIU .U'Tf 'H. O"ICIAL Nf)TI(1 ON (HI UYlUiI IIOln. 'H11 DOl".."'''' II 1"~.)"n'AIID HUliN"
'lfUIt'lC1
It. IIMI. UrA tll.nl)y.... 'lIPlD!" IIIIIt4Mf 'IU,." '1lN .l4flf I. (II..~........ 'It~ h"1 ilolllru4 ."UlI, "'w..... 't.. '1I"llr4 M llIIfOl"II~IIIIl1"""
'III'. "N41. """'f1"'all4lf4l1f """161 ..... ..., u".INI"" . '1'''',,,,,,,,, ~I. r., '..I~' 111I1'. 111M. 11M 1M 'MII.,h.... :al.I. lI." ......, ,-'._....
"lUt)"loIm.
I' Alllr."I, r~. '"nlllltll ,11111" ,....... """IM ............1).... Y4 I"ln. ... IIlri, 'l1fMhl lor",.. """I~I. '''111'11111'11I. .....'...',... .........
It. '01'" L1A.IIUlr, COIIUI n.l>.....llMo... "U,.1tr u... ....,..11....41.. wllllIa '.'1""', hllIl, ll....IHIH'M,,. ., ,.. ""11'" ,of .11" '''14''''11I II
UlttolN h .."l!lll .....>-...,. Il. ...........,,'.,....... """"" .... ltt~... 1M "'"II,
I', ('A.rfl()fll'1 (,,,ill..,,.,, ,'"I*'-..f INt ........'" I" ,'" ....",......""... ,""... .. ,..... ill "'..,b ..-.- IN."" ,
IN ~U"'II' WHllaln.. IHUHO/l"tl TO DI UCA.LL' IIOUHO,,'" ......... .... few... '_II '1"1..,..... fit ....."... ..w ,,,,,,,,,.. 1111, -=-- "11 "I
"I., ,19-1'._
.~, ,4""~ h. ':11II11111... ::ltl.. "'1.ttJllJ ''.Hltrtc:'. .,tllk'''''' tI.1 .... 'CW,.
WI',.,U
'w"'I'n:."
OW,IfIIII).
"
,. -.",?,..;.,
......~~ ..: ~r/..
.... ,',1'.1" "- ''''"
",. .. , , I .
~~~:;;~;2!...'... A...... ..,
. ~ ,>
,
.,
""__I" .'11.' '0. ,"'~IMe' '1" ....I,Jf'l'
(" If'~.... ~ .."....."..,. w '11'''1''',.11 "~..""
-, 1 ,I, /... ".
"'7---. ,\:'.1 (' I (...1::..........__.11"'..,
-'-. .1111111
,'UII
ItlA!.1
"
"~I' .;~'" .
,'OMIltUC1.\L'I,NIMJIUIItA.\o'J ,.'!:.. .
..'~"U'CO~?"'.,-:' ,~~~":,,
H' .-. .,"..., ,~,/,";)"", u J".r
, .:. ";''', .'~ .'....,..."',,".....
"," ." ....'".
---....--
AUt.,
Cl,f,' Oil I'll: 1',
EI\~"I'T A
, ~ I'" I 'J)'" ''1h''
1111 'Il'
J ~ I"
,I.., .
:iHII
(lfI';".-,
,.:
, , . . d'
. I
ADO~~DlJM TO EXCLUSIVE SAJ,J3S L1STlNG COlfLRacr
The parties hereto oIc1:nowledge that the "OWNER" set forth In the underlYlnll E:{CLUSIVE
SALES LISTING CONTRACT holds an exclusive optton to acquire the PROPERTY, Ilm does not
currel1lly hold title [0 the property, Accordingly, all references In the underl}'lng contract or
this addendum to -OWNF.R" bh,,1I mean 'OPTIONEE", except reference(s) La "l:urrent llwners" of
the property(lcs),
Thl! OWNER represents that lis cpt!on to acquire the property h ::urrellt nnu enforct!'lble
as of the datt! of thl~ contract, OWNER further acknowledges that OWNER ha~ the exclusive ordon
t.') acquirl! sever.11 <AdjOining properties (Cumberland County Tax P~n:el$ /,I40-08-0579-{)08, 440-
08.0579.1)16,1/40-08-0581.004 <<: 1/50-08'0579-002), In the event OWNER shall sella p.,rt or
all of one or 11I0re of the adjoining properties pursuant to BROKER's efforts, BROKER silallll<!
entitled to a commission M set forth In the underlying EXCLUSIVE SALES LISTING CONTRACT.
It Is the In lent of the purtle, hereto thM Broker shall be paid a commission on the sale of
the PROPERTY to a buyer produced during the term of this contract, whelhu OWN~R shall acquire
the PROPERTY pursu~nt to the ternlS />f the option agreement, or alternately, pursuant to Iho: to:rm~
of il sub$equent agreement. Accordingly, the terms of this conrract shall be binding \:pon OWNER
for the duration 'If the contract, whether OWNER's optlon(s) to acquire rhe property(les) are
curr$nt or havt' J,'psed, Notwlth~t.1ndlnllthe foregolnllllnd In the abStlllCe of I1ny nther ,~(Jntract(s)
to ,die contrary, PROKER shall not look to the rurrent own'!U of the propertie~ fllr l'ompensiltlon,
, ,
\ '
, BROKER's "uthorlzat1on to market the property shall run concurrent with OWNEll's
'J c' nlrol of the prr perty, subject to the tennlnill d:1te of this contract,
This nddeldum Is hereby Incorporated and made a part of the E,'{CI,t1~IVF. SAl.ES LISTING
ON'I'RACI',
I
I
\,
David Aiello
, J, J '1 t
Abatf)
BROKER:
mpany
t&
:' 1"11'1 . '-II-! .., (, : I~,
: r, , . :~HH
('1(,,:"=_1,:''''' If"'l' .,...-'T..;fll......lfrllIFll..:-1'''.''l
Premises and the easement rights pursuant to the provisions of this Allreell\~nl. Each of the:
parties sh:lll :llso execute and deliver 10 each other or to third parties such olher documentation
contemplated by this Agreement, Additionally, Seller shall deliver to Duyer ntthe closing such
olher documentation or consents reasonnbly r(quested by Buyer 01' the Tille Comp:lny 10
evidence the tr:lllsCer of the Premises to Buyer. including such documentation lhal evidences
Seller's authority to selland transfer the Premises to Buyer.
il7. ~. Seller shall be entitled to possession of the Premises until closlns,
and Buyer shall be entitled to possession of the Premises at and aCter Ihe c1oslns, At all times
after the execution of this Agreement, Seller shall provide Buyer free and MI access to the
Premises (or the purposes of 413, above.
us. ~. Each party represenllto the other thatlhe purchase and
sale contemplated by this Agreement has not been procured, Instigated, or caused, nor have ony
services been r:ndered, by a broker, real estate saleaperson. or other penon who mlsht, may
or shall claim a commission or fee wilh respect to the same, except Commercial fndullrlal
Realty Company and PeM SqWlre Properties, Inc" whose fees Iholl be paid by Seller It the
closing, Each party agrees to Indemnify the other for Its own acts with relpeet to any claim
made by any other broker as a result of any activity in conjunction with Ihe purchase and aale
contemplated hereunder,
619. M~.
(a) Q1J21lQm, The captions, headings, and arrangements used in Ihls Agreement aro
for convenIence only and do not in any way affecl, Iimll, simplify. or modify the
terms and provisions of Ihll Agreement,
(b) N.tmber and Gender of Words, Whenever the Ilnaular number is uled, the sarno
sr all Include the plural where appropriate, and words at any gender shall include
each olher gender where approprltte.
(c) tllUkG.i. All notices, demands, requests and other communlCallo/l1 required or
pamilted hereunder shall be In wrltlns, and shaH be deemed 10 have been given
from the time of receipt by the addressee If delivered In person or sent by
telecopier (with hard copy sent by any of the other means provided (or herein)
or courier or os of the third business day at\cr the same have been deposited In
a regularly malnlalned receplacle for Ihe United SllItes mllU, registered or
certified, return receipt requeated, poalise prepaid, NOllces shall be dlrccted to
Buyer and Seller at the (allowing addresses:
If 10 tho Buyer:
Exel LoSI.tlcl, Inc,
~01 W, Schrock Road
Wenervllle, Ohio 43081
Telephone: (614) 890.1730
Telecopler: (614) 898-7436
Atm: Doullas Crlm
0/hh,rj' 6
1* PUSt,IlCCUlAICIlIIlII!.AL.UUTI IVICIWI.4OT 01
-11-
,,,,' ,I (nll'r'l'1 "In: I'.
'. l:l
(I(!', l", .,:. ., t . IT T ... I l 1.01 t' '"01 r "1"'111' . ," .., .1: I"",
.' (" .' :~HH
.,..--
I
rltlR-24-1S97 17:013 FROM BRClJJOS GILROV ItOUSTON
TO
'37598:35
P,02
lOHl-I H, BII.OUIO$
HUUP.T X, CILP.ay
CHRlrrOPH~JI. C, HOUSTON
BROUJOS, CILIlOY & HOUSTON, p, C,
^TTOII.WIYS AT LAW
,.. NOATH .\ANavI" 'T"'IT
C^Il.L"Le. ~~"'N$'(\.VANI^ 17013
7J,.tw3...,'4
NOW,TOLL rOI\ ~l\l\lnUI\O MtN
117""'1"0
...~, ~'J.nJ'
Huoh 24, 1997
John Van Bu.kirk, EsquJr.
Commtrcial-rndu.trill Realty Company
101' Humma Road
Worm1eysburg, PA 17043
Dear Hr. Van BU.ki~kt
I received your lector of Hlroh 20, 1997 whioh WI' .ddr....d to
David Aiello. I hllvs .poken with Hr. Aiello on this 1lI.tt.~.
1f and when a trlln.ilccion with ISxel relahus a nttlement, Hr.
Aiello will be in touch with you Ifter settlement to di.ous. the
issue of coinmi..ionll. No rut e.tlto cOIlllllJ...J.on. will b. appOIrLng
on the settlement .heot. '
r~;;;'~lY'
Hubert: :x. Gil1:oy
bc
cot David Aiello
';O'd cOO'O~1 ')(1:(-.
.'f...'i' ~iHH
p'{. (.,..61 r C,
_ . r lOl~ P,02
C1n~<:'.h':"-.' T,': ill 7'n!~'-I~I' l',H1l1-'f'1' ':111'1"':1
. "
.,
(fJ , '
."
n 1~
-p~ ..l:-
It- Ii:. U1
, ,II
~ (.0 Cll I
:0 0 ',' '.!
'" . -
0 w
(Jl Ii
~
f
,p
,.
.
i
i ~
I
,
i
I
1
I
II
I
i
I
,
!
I
I
i
I
~ .
f
I
6. Plaintiff has grave concerns that discovery ~onducted
in the normal course and following standard timetables would be
inadequate to protect Plaintiff's legitimate interests.
WHEREFORE, Plaintiff requests that the Court grant leave to
Plaintiff to immediately initiate discovery and to conduct
depositions and document discovery on an expedited basis.
Respectfully submitted,
By
McNEES, WALLACE & NURICK
Alan R. Boy
Bruce R. Seer
100 pine Street
P. O. Box 1166
Harrisburg, PA 17108-1166
(717) 232-8000
Attorneys for Plaintiff
Dated: March 27, 1997
,
, .., ')
, o. I ,
.-
r' , "
) "
0_. .)
(~,
- I
- !
, ,
- .' "
..
(,;1 .
rf
v
..... ~
~IJ'
...... ~,
~
~n
c.r
e p:
-
~
"V -
~~
'-J
COMMERCIAL INDUSTRIAL REALTY
COMPANY,
PLAINTIFF
IN THE COURT OF COMMON PLEAS OF
CUMBERLAND COUNTY, PENNSYLVANIA
V,
DAVID AIELLO, CUMBERLAND
EaUITIES, INC" EXCEL
LOGISTICS, INC, AND
A 1 ABSTRACT ASSOCIATES,
DEFENDANTS
97-1573 EaUITY TERM
ORDER OF COURT
AND NOW, this 27th day of March, 1997, following oral argument In chambers
on the petition of plaintiff for the Issuance of a temporary special Injunction prior to a
hearing on whether a preliminary Injunction should Issue, the petition for such a
temporary special Injunction, IS DENIED. On plaintiff's request, the setting of an
Injunction hearing Is deferred to Its call,
,/
By the Court,',
Alan R. Boynton, Jr" Esquire
For Plaintiff
Scott T, Wyland, Esquire
Excel Logistics, Inc,
Hubert X, Gilroy, Esquire
For David Aiello, Cumberland Equities, Inc"
and A 1 Abstract Associates, Inc,
Ivo V, Otto, III, Esquire
:saa
.' ~
COMMERCIAL INDUSTRIAL REALTY
COMPANY,
IN THE COURT OF COMMON PLEAS
CUMBERLAND COUNTY, PENNSYLVANIA
Plaintiff
v.
CIVIL ACTION - EQUITY
DAVID AIELLO, CUMBERLAND
EQUITIES, INC., EXCEL
LOGISTICS, INC., AND Al
ABSTRACT ASSOCIATES, INC.
Defendants
NO.
EQUITY 1997
IN EQUITY
PLAINTIFF'S MOTION FOR
EMERGENCY PRELIMINARY INJUNCTION
NOW COME Plaintiff Commercial Industrial Realty Company, a
Pennsylvania corporation, by its attorneys, McNees, Wallace &
Nurick, and moves the Court to grant an Emergency Preliminary
Injunction for the reasons set forth below:
1. Plaintiff (hereinafter "C.I.R.") is a realty brokerage
company which has been licensed in Pennsylvania under the
Pennsylvania Real Estate Licensing and Registration Act.
2, Defendant David Aiello is an adult individual residing
in Pennsylvania.
3. Defendant Cumberland Equities, Inc. ("cumberland") is a
Pennsylvania corporation.
4. Defendant Excel Logistics, Inc. ("Excel") is a
Massachusetts corporatioll having its principal place of business
in Westerville, Ohio.
-,
5. Defendant Al Abstract Associates, Inc., is a title
insurance company having its principal place of business in
Harrisburg, Pennsylvania,
6. In July 1996, C.I.R. executed an Exclusive Sales
Listing Contract ("Contract") with Defendant Aiello for a tract
of realty located at Pa. Rt. 465 and U.S. Rt. 11 in Carlisle,
Cumberland County, Pennsylvania ("the Property"). A true and
correct copy of the Contract is attached hereto as Exhibit "A."
7. The Contract provides C.I.R. with an exclusive right to
sell or exchange the Property for a period of one year.
8. The Contract further provides that C.I.R. will be paid
a commission of 8% of the purchase price of the Property "upon
any sale or contract for the sale of the Property."
9. Within the one year term of the Contract, C.I.R.
identified a prospective purchaser (Defendant Excel) and brought
together Excel and Aiello.
10. Upon information and belief, a purchase agreement for
the Property was executed between Defendant Excel and Defendants
Aiello and Cumberland.
11. Upon information and belief, as part of the Purchase
Agreement, the parties to the Agreement provided, in part, as
follows:
- 2 -
15. Upon information and belief, the funds which are due
and owing to C.I.R. will, if not paid to C.I.R. at closing, be
disbursed by Defendant Aiello to third parties, including but not
limited to Defendant Cumberland and family relations of Aiello,
and C.I.R. reasonably believes that the funds will not be
available to meet any judgment entered against Aiello or
Cumberland.
17. Although, to the best of C.I.R.'s knowledge, no
Pennsylvania court has yet addressed the issue, C.I.R. believes
that it has an equitable lien on the proceeds of the sale, and
that a court which did address the issue in New Jersey recognized
the existence of such a lien. ~ Cohen v. Estate of Sheridan,
528 A.2d 101 (N.J. Super. 1987) (attached hereto as Exhibit "D").
16. C.I.R. will be irreparably harmed if the closing is
I
I
I
i
I
,
I
I
I
I
I
I
; i
!
allowed to proceed without disbursement at closing of the funds
owed to C.I.R, or, in the alternative, placement of the amount in
dispute into an escrow account which would be protect C.I.R.'s
lien on said proceeds.
17, Unless an Emergency Preliminary Injunction is granted,
the Defendants will proceed with closing for the sale of the
Property and C.I.R. will suffer immediate and irreparable harm.
- 4 -
VERIFICATION
1, Alan R, Boynton, Jr" Eaquire, hereby acknowledge that I
am counlleJ. for Plaintiff in this action, that I have read the
Complaint in Equity and Motion for Emergency Preliminary
Injunction, and that the facts stated therein are true and
correct to the best of my knowledge, information and belief.
I understand that any false statements herein are made
subject to penalties of 18 Pa. C.S. S~904, relating to unsworn
falsification to authorities,
~~
Dated:
March 27, 1997
Ot'd ~OO'oN Ot:6
l6.l~ a~W
OO~S-l~~-ltl:aI ~~JI~nN'3J~11~~'S33NJH
J'f,...O!"NiR',COPY
..... "..n - ("If ,p,tIy
)'f1A,Jw-tlLt. "~"r
commercial.industrial realty company
"0 DO" ""0. eM''' "ILL, PliNNIVlVA~IA "00',1010 I TfLt'I'lON, 7t/-"11010
II
EXCLUSlvn ~ALI!S L1STtNn C-(JNTRACT>
1111 ~,"'.III..IfoI. "",I,,.n., 1......th.'I' ,1I...1.1lt 0.1111, -"'''1. ....... C\.ItWII!M,t.......11l ."iI, C'1Il'I"~', ~..I~.f,., (.llnl,III An"'. .lIt fIIl..~,..I.,.1 hl.llt'
'iWl\tI... ,~, """'IP oIuuW "1,'-I't.,~1 II.... I" ItlIl'l. ..,I"",. UlIlI liIMltlMtt
~~nl r^ .'. 46' ..,., U, Ih. 11
No,
Cu......,t '11ft ~~!!'!l._
,,'\WIt,
",.., HIU "",... "I
1.(l~lnll.~f1."".~. ~_..-~."'1.
1".'III't'a"'I'I~J/It(i~t.1IC.t- ,/:., _~: ,."
II!'. "1'111.'011"'" 'IIIl..t. !J!i!N'C) 7 '{f!f'
'II'"
nil. Pllrl..1 1"O~.lnl)l.I)QH
c....,ll"t.
',.;,,,,,,,,, Dwh,III.I.\"
".".,h.lI/"
'.
, .,.~':,
"~',~ ,..~:t'
,
1""""""I'II.II'"hllll,lI.w.
l}.1'1n It 'l"ltl~~t
~;;-";~'~""lIi;;;-"';'.. .."t'JI.Il;ib:'u.."... - .,.....-
I, "U'I:"l4L nonlnl 1M 'nll.....~'"t1l'1. II fltlOM.1 ".....'1, "' IlI(l~.. IIIIA'IIII ~IIII,l'fI"'I'i
lIel'lo,
4.,iI,Willllt"h",lI'itw'., ,"",nll.,
lIIWII,,_~h!l!-, .._~UJf..,...
I ,1Ilt"....IO".'~I..!la.'I..I''''f...I'IM.II"''&II~H .\lllft,i_lIr. IJlj).1OCJ 1ft """"r', ~,ull1J.lI~...'"" .... nr"I.'.' ...
,. ,to#tINI~I"'~oI\If'""'IIlt'I~'IlI"IlfW'I'''''ll\tftU~''tt.eulctMU"ll'l'''''',..11...J.'IWt t'1d\lllf" ,I . ItItI I"''''''''' 11II11 t11Sf\lm'J
'" 1..,I,'ltl'IM"."., ~.11Ir '~l'b., ""Iltllll~" 1'1.1',.,., II C I "'"r,1) ..llllhl' \J.~.I 'k/M ,t"" Ul.lhll ""I!I fJ I,' NOT a ...~'.. .11'....11 Llttilkl. ~
!IoIlNI .'1I1J\11111M ,t!tt....."...llI9fNlk..r ""....,"".. '1IIIiIM1f~,,~,,'NoUIO\f, 1~"ulu/f(,.."".",,,.......IIItl,q..t.ti,,,,, ........ ",,*_.IIII'tf1
""~<'l..
.,,~ 11111 s.1kt .,U;'~II';;' $tIlllttttftt..-lr ",.~jj",h",41i",,",' t'lCll f'l'\alll;;'''''ItJ~I'Id', II.. 1&.,."..1, C"""'II~lJi~ II IWl' "'\I~~'I ",Wi_illC" I""..f.
), OWI'4II" WAlIA"" "' tnUlll'I. ~I ~/tIl, .'IU.I '~I 13.11" Iw ,1M UMlIlIIl~f1nll fit 1I111,It IIIIt fa 011 ,,.,.,,., u'"u '" lIftU"', lOW" .A.
'1I11l""j" 1.1111., 1/1110 ...." (lti'nllll,IIa lWIlf" IN' UIIl"tfl; 0"-.' Iltr.h '""' I. fwllhll..1ol "Will ,I/If,.I "1111&1.-&1""1, 11I'\It 10/'" or 'a"', f"''''I1'I''' '1*
u; III".,U"" ",~ h' lilt ''',1'11'1,. 1ft. ",.dlll If .111"..... 1/1I\I.""". uCfplIM '1111....1/11, udJlllIll, UHft\lI" 'Ilol ,..."",10oll \11II-111\1 1M 0.11II:
:"'2'" '"'' ~'J.l!~ ....,..,., ,)"'"",",1"1010.>> ~".' .r,WNr.:...tt~"..!' t"rtt- I" ''''v, .,u-)e'\L.J:.....tf'lO '1\(,1,1t'.1I ;onfl,'" P,.
.J.-.!.~~I.",:Jt'~"'" )'''I'''"t'l, t1l1t .f~' ,\Ut t:u,rll'ltly ~IJ ~Ith' to tile M.INlI'h' It.~u'll' _..
"NoI"ptt..tlllllOlN"lht""'"Ul.III1,..~.l1t"''''I.MilI"h'"",,. , .,1 'n..
41. ..tlUI'lIl~II4Il4I~U/Wl fUllh, I,oh.',',"lIu.1'- 0..,," h,ullr ",N,II 'A, I. I'" "0'''' C....""fI_ .(~ ;cIUNII' IN ,"11'''' "it'l'''''I~I, h.
AQI '1$1 ,lIu 1I,ell)), II,",~ ,1\' Mk" I..,an '''''~ "I. '" 'Ill 'flr,''''' ilY WHUMh,lI"U "'AOI,II'fCL\JlJII'fC rHw. !JWNP.. .11I" '~I. ,,'IIIII~ "'1'I1i~1 II 'I/ft,
.,nk" "'., 1t...11\t jlIIlIH'I' 0IUr .,111 ,~.. *_t>t O-'W'I164 I ~ ,,,,,", " ltuet II, .'"," II' o-v. '\IIll,'''' UIII It 1~11 '\I"'III~. I"" 0-"" ...."" ..,
K'n"... oIo1"'I'f~'"'''' r.... Kfottu ,1tld"N' MIl"illlGlI 01 11&1'1\1"1 ptlCIIlI itI '114 WIlt! la.',.U'"W. wille" tlllNlIlN ihIt..1lI "",,.lo'I. II \III tNlll'lfIC.-.t .,'~.
t._. ,fill ."" lOfMI!IIi,1I v,."..., '_1", MUI., ",., '" Uot 1"1&1'1, Tht ...~.'. .VIII/II..../I(.) In 'Of'1 .1to'1 tI. I!lJOlI""
J. Ul(r1Nfl ,umftl TIllt Ct,IIIl"" IhlD h'l rlllll (Of I..... (ll1_1Iu,. tllltl\M IIL.I ....11), .". IhtllllMlIII'IIII1\.lf. wnlftllll~ III .fllllll " .ft. ..,,It. hll",
Milt "1I11."llIII4~.' 'IIH '&1''''"''' Ill' CA''''''''''' '"'",I,IM .O~U" ""I'ICIItI,.u.n ~OIlj~~," 1'1 "...~I.rllIIl tlllillA, .1 111M II' .lItllllt,,,,,,,UI)oII..M If ",""''Hili
"I,"' 1",'U"'hllll.,1lt r".'fCfl' II III', ud"""'" I..... I."" ""III ,.MlO W\~ ..'N "~h. \/I 0-1IU.. Ill' C"III1'<< II\IIII~" ftt1I>'l.,.4 4i1111l.11M I'",. III
l~l. "1"hlNt, '11II uiol "'1I'1II1M101l II II be ~ 101M .v", h Owalt. 1'\I'1II11l1u.' IhIt "IIIIMI NI (~Il ..... II II"II&MI,
., AnOal'fUI nUl It 'IOW IfttlltlilM ..1'1 e.II,,"~, l'OIIIJdtlilO' IIIIt k.'\INu ,,'Iei 1",,11,111 '^I ..... <H j~'h"""llhlll'....ur jf 'Iuhr IUCtuli'ltJ, 'dtll~1
1ft, 'U"II "Rall, ......11 "Il~IIIt, 'I'. 1)_.... ,"tI"IIII"" ft( 'UNlOoI \1t I~il '''_'1'1I Of Ill' (o~""1 ", .MIlI' '"r..rft ICllllA' I" lilt t,....I'. U_Mt """ II,., IJ
lOll' illt~"'"' ., lII.k. III 'lIUIIIIIllaoI .-lilt. 11'1' lIulliotllllll, I~I "'.If', I'MilUWt tll""'" '"I.
.. 1~'Oa""TIOH; COOlllA nllHll1Ilnl_1I10l'fi O"ftIII'''_ 1I1111t. nlllIllWlI' ..nil' d 11&11. tM"" &n4 .....".11 ,,'IIiIWI'I'11II I~t 't~""I', 10 III.... .1'1~"
'0111Io. '1'It "'''.''' It "IIIII".blf t1lNt...... wpo"lt....II.IlI......... .1NC't1l aNI "'.'If"" ~"'4'II' If.....,.'" ,".diN ., "oliff II ...&11 lI.hl I" If'I\,''''' ,I..
lell....f 1Il/' ..,"_1, ,nil III '11I.11"111' toft, ~o, '0 ..hIIrt ..t, lAItU'ft ..hi" .0llI~ PCI'I1I' tlIl'\I~Il. lilt D'...~tf'. "",,'rill'''' h,I'lI",," r....n" IlUll. 1M'II_wltll,. lit
'''p'I-.._14 tvf,4Itl,ull, jI\lI'lIII lid.., tilt 1'p"IlM vf tt.lIIlJUl, 11I'I, 1II..nlloul..Of41"'....IlIIII.,.,o..1 fl1~II''''1f flK'h&l'YIIC_n,. ..wl\ll>,. lIltIl'!.V"". {,f' Ad, ""1/14
IM...,I.
10, 'It;"C'~ "-,,.tt it Mf,"" lulJ\o,iu4 \I ,I.et .., ~I Sill." IIlll "hW" 1i&A' Oil lilt "0,*"'" ICflIl)t( all ~lhu I;&fl' Ibtld,oll\, Ill" iA Jk.~,', M~ 0I1"'1'1iIoI.1O MIt,IiM
IIlflv"MlIiI.iUI,'I!lIP",,"r
II. '.UCH Of lAW AGUlMli'lT n I\I1Uh III III. IffAll" tuo" ... .1l1l1Mfl1 hi 1N11oiI... IN p,."", ,,"Ii.. _ lM fIIoll ot llu 1IIl,... 'tIIIlll", 'II ",,",,"I
i1~."o..lIl'" ~1"'t.41t1\.f"'.lt\I """ Mtilu4I1Att,!lrOlMNN""'fllJ.. )MoII.Wlltl1M ."''''/11..4.....,... 'WfI'll.IIOIU~MIl4l, ....MI.I/It~'lIrlll
(omIlllJlI.". "~1I1 1I'ffllht '''''''MIl 111."...., I. the 0..0. httlt.ttlllOlO, tlI __""11II'" ,'It:CihIClt .1,,,, ulI hlll' UltllllCll4.. '~III'1,I'I"", lIli.lMbui.. ja&tl Lilll/ll
C;'IIII1IOt. ".....u.H 01 Ill. '11111'I III-Mil It.id ",.uti, '1' mHo, .tlttklf iI t.t"" t.....ftlC /\Ill,. 0111" ,~.Il",~.n'.'oW I.."!DI.. "', 1M ",,,,,1I4w,OIlM ",""" .hll
Joe III,inrd lit Ill. fit"'" 10 III ",tOW" /l1uc1&rJ' ..../11 t.. tAt lltMtU., III. JUlI.lt'N 1I.".-elklll,11I UHt.wt..."k lW AuJ ~Jt... Lie,."", W It,...,OI.... Ad
~t II'Ie C_NfI...&IIIl.I ....nlo'....... III' lI.ullloll4 ..,~ IMlIIIi tkNMII, ... ~1I ~ lJ!III'''''''' II U'llil" I.tn..".
II, "At UrATlIItA~.'tl rUU: DIlD "IIAAATJaHI 0.. ftt.:' 1~1" iii ,eal'IIII' "'""":u ttOll'" .tit/lilt.....' t.IIt aw'I". I....""" 1""111".\11
~, 111I <IIIM'WlI, loll ., 4tH JlrpII""GIl.
I), "~'.AlDO"'1 'WAnt: o.ill ",,""&110II.""11I, ,"" 0.... 11M ~O tttllaJ 110"'''11 /IOf u, nlWl/l It) ....".I".llIuII...... _III.. (lI'll&ll'ol/ltlll'I,hu"""IIl'
"~1l0l1l\" .t4ufIl, "NClII\I"'1 ,.we III Udllll, I' '" .-1Ifl' It! ,110 '''PIn, ''''' IhU u.t flJ*I'II ;0.""'" III 'Il""'i." ,tftfI ~~lIilh,,", II", "'" ktll It "' '1"'/lII, t...1It
'" "I~. dh"It'I" '11 lilt '1"'''' 1'\lI1""~', 0...... .ltltl MlllI i1HI'"' Ill.., ~MlloIow ..,u v, ftlll""IJl"'" 01 IhI r,,,,/I, 41U11l.1I111.,,, II/Ifill ....'Mlllttll.
C1wflft "'1ft 10 .u~.," '114 "U.lYlil' 1If1' 1.1I1...,nlll oJf a "..._ ~ 1~1I oat ..., lIIht1l",.ill ~,,~ "".ICIIIIIIU "'" .",,,,,,,.d \,11111"111I"''''''''&.11I'''
.1'I'lon""llllll'I(IIlI\II.'..."I.c...f'oIiflllllllllll....t
:I,l.l,.OIRI;ROl,;I'lD 1T0MCl U"UI Ulf.tt uplift"" 1C\II.001UIl' Ihl &1111",.. urJIllIII.lN 0111'1.. """*" {if ...,). wlltlhll ,1.o,1"lt/IIItJ 'It lIalk,,,wl\\!. '\I..
'...... ",.,1"" 'lid ""11"'" willi I'" "".prlllt "III ""iii.. ,"III ......, U"II illOlllnHN IIltt!lllN II, .... 4....11.'. "'II _... hUI 11I'1"'" 1111,11II" hi..,
III .1I1..1"lllII.l till Owllot~.. 1111I. COII',UfII ~1"'1\1 .,,....w. 111111'" "M,1IM. Ow"" ""tfIy .....1'0 _..nt....,..1lI .i1Ii,\I'!hl,.1II1 <"'11' il'lWlull... "",Ii of .Ilt.....
.... 1l."".",,1141lC' WIlli Ill, :....611 "ifill'. ..... It i,"""""," '"~" l..alllt &I, Iou" IlIIl., "''"" .'l\lft i. ",IUlfI'II.III'Il.tt..il',
It. Ptfijf'(n'L'tAttIA 1I1!NA!'l U1..\1I0'" A(TI '.., o,.,rCI"L p.jIlTICZ! ON (WIlJIYIU.IlIlO. I" THI' DOCI.'.",,.r I' 1N'l':OI,OIATlD HI.'IIN QY
IlUlltolC:I
Ie 11M.. ,...fA 1 It. .'(~I)~"." rUttOl" 11I1 nW' !fUN', rd4 '-'11 10 Iii.""'.. "'.... _~... htl' lII,tm" :!tOIl"'" Mt AM h... .....;11I1 '" 1ItII1II1<<t,.1t 11I~1fII1fII
JIM II r,."" ,fJmfCtullllWll t'Jf .Hilil ill I eMf ftI...lIlftlllUlll"" "1'1II"".. Iw.... re, h111\o', inrollolliM, 111II111I 'tIII1.,...i11 :w." 11111I LI.Il. (.tlllnlIINI
&I (uti UMIU.
II. "jlll;~'1 filiI .1I"!MIlI '~IIIIIl1'I"'I'. III'M Iht "I"""':,,*, 0.." ... '"klf, ... IlIrl, '"","1\1 hcl". ,."Vlnll. 1tUI1..",fllt.t.. NlfttlO', 014 .-.l~..
II, 'OI/'llT UAJIUn'1 CallU, MI. I).,,". JiIttoI.., UHhUy "... III' 'filIi.'. 1110 Ylchlo ""111''1. '11111.' "'IfIIIW,"," Ift"pI"'" ....I t.n vf Iflil'....t'IIf~. "
Uffl.",. h 11I01' L~'. 01\1 t}uor, a)" '111II,&,... ul t)w/lft,IItr"MIf tI*l III I.... "" ....<<Il.
I' (,"IfIC)~'1 ('tC'C:III1' I. I'" "owldoo..f I~ '''''11I'1\111' (\/I "''''''''11I'"" W IUU IIM""~" "'fII'llh "_I IN''''''. :
IN' WU~I!U wH"~or. IHTlHD!l"110 DB LICALL't CIOUHD. III. II..,... lII,' tlWY,J 1~1t ""'''''11I lit IN """"N .,.., .I.~II,..'IIII. -:- ,Jiy "I
h.h ,It-:Jt,. ,
.~I "d"~ 10 t,*=J".h. ::",a... I.IMI"I) 1'."lr(8C~1 .,!tULfMI ,".1 IIft6I 'I ~rt
Wlfp.,tss
IIl'Al'n:Srl
OWldl,.).
"
. .," -: /?,('" .~.,
.....7!... ." ,. .,~""-.(.'
.- -,,' -" / .-,' .-
.... ..', 'I /.~;T,'
';.~4.!~.;/d'.t.',' ,?;...(' . --
.... ~ .".
I
Bt.,M .",)1\0. III.JlII~. ,,1' ....,1)11,
\,..... (t'I.,..."....,,."'''''''''...''IlI_.,,I'.J'~I!II....)
.....!...., I ,-' I. / d'l
.,. ...~.-., -" ,',:".:" ,. { ,:/,' _....__IUALI
.,.... -Inl",
1''-''11
!.lAll
,.. ..,."
'1 .; ..
,.Ot..lltl,aCI"L.I/lDCJSTllIAL\o'J ,,' ,!<;.... AUf_'
.'~~1Vctl~'"'t /' .~ ,', :.;'.,,~
I;~ '., .~,,,..,,,.;./>.;),~, u :V.....
'; .... I.",..;. '''fllf'II'Ar...,u..''
E,'JI\jlel'T A
7.~)I~nN'3)~ll~~'S33N)W
~O'd ~OO'ON ~0:6 l6.l~ ~~w OO~S-l~~-ltl:aI
The pMtl~i hereto ~d,nlJ\\<ledse that the "OWNER" Set fonh In the underlylnll E:<CLUS1VE
SALES LISTING CONTRACT holds dO ucluslve option 10 Ilcqulre the PROPERTY, but does not
currcntlyl10ld tllle to Ihe prop~rlY, Accordingly, "II references In the und..rl)lng contract or
this addendum to .OWNfR" bhilllme3n .OPTIONEE". excepI refercncc(sllO 'I:urrtnt llWl1eu" of
the prQpeny(les),
Thl! OWNF.R repr..sents that its cption to olcqull'e the property " ~urrtl\t IInd enforcO:lIble
as of the date of this contract, OWNER furlher acknowledges that OWN~R lu~ the e\cluslve Qrt10n
t., 3cqll!re sever.ll ~dlnlning properties (Cumberland Counly Tax P"rcels lloiO.08.fJ579o()08, 4"0-
OS.0579.Q16, #40.08.0581.004.1: #50.08.0579.002), In the event OWNER shall sell a part or
all of one or more of th.. adJoin Ins properties pUfSUantto BROKER's efforts, BROKER shall be!
entitled to a commission ns set forth In the underlying EXCLUSlVE SALES lISTJ/l:G CONTRACT,
It Is the Intent of the pllrllts hereto thM llroker shall be p~cJ a commission on the sale of
the PROPERTY to a buyer produced during the term of thIs contract, V1helh~r OWNeR shall acquire
the PROPERTY pumlam to the tern1S of the Option aireement, or alternately, punuallt to lhe terms
of a subsequent allreement. Accordingly, the terms of this contraCt shall bl! binding t:pon OWNER
for the duralion 'If the contr"ct, whether OWNER's optlon(5) 10 acquire the property(les) are
curr$nt or holve J,'psed, Notwhh~t.'ndlnll the foregQlnll and In th~ abs~l1ce or !lny nlher l'onlract(s}
to ,tlie conlTal')', f'RCJKER shnll notlonk to the rurrent OWIWU of the pror:enie~ fllr <'ompenslltlon,
\ ,
\ '
\ 8ROKER's ,1ulhorlznlton 10 market the properly sh.lll run concurrent with OWNER's
, cfmro' of Ihe PI( perty, ~ubJect to the terminal date of this conlract,
I This ildde ldum Is hereby Incolpornt~ and made a parr of the EXCI.ll~IVF. SAl.ES LISTING
qONTIlACI'.
,
I
David Aiello
/ /, / ? t
IOatf)
BROKER:
mpany
t&
~O'd ~OO'oN 50:6
.!6,,: ;;!I:lW
00~S-l~~-lll:~I ~~JI~n~'3Jl:llll:l~'S33NJW
.
Premises and the easement rights pursuant to the provisions of this Agreement. Each of the
parties shall also executa and deliver 10 each olher or to third parties such other documentation
contemplated by this Agreement, Additionally, Seller shall deliver to Duycr at the closing such
other document.,Uon or consent's reasonably requested by Buyer or tho Title Company to
evldenco the transfer of the Premises to Dnyer, including slIch documentation that evidences
Seller's authority to sell and transfer the Premises to Buyer.
117. flwwi2n. Sellcr shall be entltled to possession of the Premises until closing,
and Buyer shall be entitled to possession of the Premises at and after the closing. At all times
afrer the execution of this Agreement, Seller shall provIde Buyer free and full access to the
Premises for the purposes of 113, above,
018. ~,Each party represents to the other that the purchase and
~ale contemplated by this Agreement has not been procured, Instigated, or caused, nor have any
services been r~ndered, by a broker, real estate salesperson, or other person who might, may
or shall claim a commission or fee with respect to the same, except Commercial Industrial
Realty Company and PeM Square Properties, Inc" whose fees shall be paId by Seller at the
closing, finch party agrees to Indemnify the other for its own acts with respect to any claim
made by any olher broker as a result of any activity in conjunction with the purchase and sale
contemplated hereunder,
019. MIscellaneous.
(a) Q!.ll.I..l2m, The captions, headings, and arrangements used In Ihis Agreement arc
for convenience only and do not in any way affect, limit, simpllfy, or modify the
terms and provisions of this Agreement,
(b) N,lmber and Gender of Words. Whenever the singular number is used, the same
sl- all Include the plural where appropriate, and words of any gender shall include
each other gender where appropriate.
(c) H~, All notices, demands, requests and other communicallons required or
permitted hereunder shall be In writing, and shall be deemed to have been given
from the time of receipt by the addressee If delivered in person or sent by
telecopier (with hard copy sent by any of the other means provided for herein)
or courier or as of the third business day after the same have been deposited in
a regularly mainlalned receptacle for the United States mail, registered or
certified, return receipt requested, postage prepaId, Notices shall be directed to
Buyer and Seller at the following addresses:
If to the Buyer:
Exel Logistics, Inc,
SOl W, Schrock Road
Westcrvllle, Ohio 43081
Telephone: (614) 890-1730
Tclecopler: (614) g98.7436
Attn: DouSlu Crim
~'kh"'f (5
.
* pollt,DOCUZAI""'II.UL.UT4" IIlIC1l.UI.4C1\'C2
-11-
~O'd ~OO'oN 90:6
_ . R
OO~S-L~~-LtL:aI ~~JI~nN'3J~ll~~'S33NJW
.!.6, .~ ~~~I
..-
,
tiAA-2~-IS'37 17:eg FROM BROUJOS GILROV ItCUSTGN
TO
'3759835
P,02
BROUJOS, CILkOY & HOUSTON, " C,
^TTOll.NIY3 AT LAW
IOHN H, 81l.0U/OS
HUIII\T X CILP.OV
CHIl.ISTOPHUl. C, HOUSTON
411 NO~TH HAND"'" ,STR.'IT
C^Il.LIS~e, I'UNtlm.VANI^ '7013
111..;")-""..
"'OW'TO~~ '0" H.\""'"Ul\ll MtN
711"."1"0
'.., ~4I'Ua'
March 24, 1997
John Van Buskirk, Esquir.
Comm.rci.l-rndustrial Realty Company
101' Hununol Road
Worml.ysburg, PA 17043
Dear Hr. Van BU.kirk,
I r.ceiv.d your letter ot March 20, 1997 whjch wa. .ddr....d to
David Aiello. r h4V~ spok.n with Hr. Ai.llo on this matter.
1! and when a tr.:Jn6<leeion wHh IN.l rGolChflll1 01 settlem.nt, Hr.
Aiello will be in touch with you alter settl.ment to dj6ou6B the
.1ssue ot commis.ion". No r.d ..tate cOllll1li.lionB will b. appearing
on the .s.ttlement: sh.et. .
rours S.1nc.r.ly,
#
Hub.rt :t. Gi.lroy
be
cot David Ai.llo
50'd ~OO'oN 90:6
L6" <: ~:HjW
91. ,fib t" c...
_ . r TOTAl. P.02
OO~5-L~<:-LtL:aI <:~)I~nN'3)~11~~'S33NjW
....
COHEN y, SHERIDAN ESTATE N.J, till
,'u...1II A.l4 Inl (NJ,hp"'C" IIIlI
method 01 protfctlnlr their Intemt.l, How' Applylni tho M'l1l1ol1il, deci.lon to Ule
.ver, ti,e United Sl<lte~ Supreme Court h.ld case tub judlCl, compele me to hold thd
that il the mortRnRoo la rOBoGnab:y Idonti!i. the Roths' due proceSl rlRht.l wore violated
abl., .ctuII noLi.. muet b.. att.lmpled,1 by the municipality'. lallure to provid. no.
Th, Roth'a mortgage wel lJrOp'lrly record, tice 01 the loredo.ure action. Accor:llnKly,
ed and Indexed, 'l'hey could have been the loreclolu" pr<Jceedlnge will he deemed
reuonably identified hod a title Ical1lh o! delectiye and the judllment reeultin" thore.
the property been conducted by the munlel. Irom vacated.
Plllty prior to Inetit'llinlf Its !onclolul'o!
action.
The property rights 01 . mortgallet or
other lien holder are lubstantlel and it J.
nut unreuoneble to require a 10r.clOllng
municipality to taka reasonable mlalures
to Inlurl thet e hCllder 01 a lien has notlce
01 a tax lale which by Ita very nature
Ilgnlncantly a!lecta ita propert)' Inttrests,
and may in laet "dmetloally dimlnllh" the
value 01 tho ,nortgallea'. .acllrlt)' IRterellt
and may ultimately "relult in the complete
nulHllcatlen 01 the mortgalre"1 Inter.
eat...." 462 U.S. at 798, lOa .'I.C~ at
2711, It lallai'll that the due process ....
/julremente dJctated by the United States
Supreme Court cannot be dlRpeMed with
Ind atates are not tree to rutrlet luch
righll, The Supreme Court Wlls very citar
In III mlndatt thlt II a mortllege Identlfies
the mortllllloe ond Ia properly recorded,
the mortilllee inUIt bo given Ictull nollce
by the party lee~ing to roreclole i~ Inter.
est either by mailing Ruoh notice to the
mortllellee's last known available addresl
or by pmonal ~ervir.e, Thit condul;on
embodJes the Court' I beliel that re/juir1nll
auch actionl on the part 01 a town saekinll
to Coreclo" on pro~rty purlulnt to an i'l
rem foreclolure act, does not plac, an ox.
ceptlonal burden on the munlclpallt'/, Fur.
thermore, I Ilnd that to require one who
hu recorded hil mortllalre In compllanc'
with tol.J,S,A, 46:21-1 to file an additional
noUce to lurther protect hla lnte,..t wauld
vtolalAl the United S\'1lca Supren" Court'l
mlndute.
2, II i1lnlutlllnl to no" Ihat whllelh. ,1/'""0"'
It. .... wu pendln. Ih. SUI' o! lndl~
amend.d Iu !oml..ure ,Ulul" 10 In,lud. e
pro>i.lon .Imllar 10 laSA, '4:!-I04,4$ '''l"ir-
10' I mOrl..... 10 nOlify Ih. lo.omm.nl .".
th.rtty of Ih. ..I..en.. 01 III morl.... II II
101IIhl.pcciflc nOl\(I or .n Aollon 10 !orecloN .
lax otrtill..lo. Followl"1 'h. Supreme Court
decl.lon In M,""o.ll.. I"dl... ...In .mendtd
o 111,,,wll'I'~~UI"
211 NJ,Super, '65
Michael B, COHEN and Linda E,
Cohln, PI.lntllll,
v,
E8TATE 0" Jean R. SHERIDAN, CIl1lld
LltoUe, Jean 8, LlzOllt, Jerur Shore
Real Ellate and Banr Auoelel..., De.
lend.nta,
Supenor Court 01 Nnw Jel'loy,
Chancery Dlvlalon, Monmouth <Aunt)',
Decided May 27, 1987,
Atter enterlnlC contract to purchase
property and dlacovering that property was
.ubJect to lubltantlal Ilrat mortlClge lien
u well aa number 01 Judiment liens which,
In addition to real estate brokers' commis.
slonl, were in excesl el purchlle price,
purchlllen sought lp4citle performauce 01
coatract and declalOltion that real estate
comml..lon. 01 both l!atlnll and .ellinll bro-
kers were not lien on property that had to
be !1t1stled It closing In order that the)'
receive clear title, Th. Superior C<lurt.
Chancery Dlvl.ion, Monlnouth County,
MoGann, J,S,C" held that broken had a
.\1 .Ulute nnd d,leted lh. p.OYlslon which r',
qulred lb. CounlY luditor 10 only rt"" nolice 0/
. ..I. '0 Iny mOrll.... "I! tho mOrllAlco, IIInu.
olly, on 0 rO"" prttCnbcd by thl .1.le board o!
moun,," hod '''l"t1ted nollce 01 Ih. ,.1. be
...1 10 him .nd Iud p.ld . r.. 10 tho county
.udllor 10 co..r ,h. coli or Nndln~ I\ollce, s..
t.d.C..u, I "I,I"Z~,Z: 062 WI. .1 793, n. Z,
10J S,Ct. .11101 n. 1.
I
"
102 N, J.
6%8 ATI.ANTIC REPOR'TER, 2t! SERlE!
lien for thelt commissions on tho pr(\Cc.d\
of ..Ie duo Ille vendor st clo~inll',
Ordered accordiullly,
Broken $a11
Both lilting broker and selllnil broker,
who" effor\llled to IllInhlll of contract for
..Ie at real utate, hatl a lien for thllr
eommiulonl on proceeda of ule due to
vendor at cloalnl!,
Gary E. Fo~, Eatontown, for defendantl
Jersey Shore Real Eltale and Barry Alia'
eialfa IAnsell, Fo~, Zaro &; McGovern, at.
tomeya),
Jeffrey Reanlkorr, Lonl! Branch, for
plaintiff. (Resnikoff &; Reanlkotf, attor.
ne)'1),
Peter S, Falvo, Jr" Oakhurat, for defend.
anti Estate of Jean R. Sheridan, Gerald
Uzott4 Inti Jean S, Uzotto (Falvo, Bon.lIo,
Moriarty &. Stelier, attorr,eYI),
McGANN, J.B,C,
Thlt opinlon-deUv.red orally on tha r..
tllm dale of plain;ltt.' order to ahow ClUle
ond on defendanta' motion for aummary
jUdll1"ento-lt reduced to writing at Ille re-
quttlt of counlel betluae the subject mat,.
ter II of ilen.rollntereat.
TIlt lUlle Involved l5 rather IImpl., oc'
cura commonly, but, aD f&l' as reaean:h hll
been .bl. to d.tA!rmlne, hsa not been ruled
on, deflnltlvely, in New Jeney. It I. thl.,
DOH the broker whOle efforta lead to the
allOing of . conb'3cl for the ule of "al
estate have a Uen for his commlulon on the
proeetdJ of ~ale due to the seller It clos.
Ing! 'Ihe .nlwer It, yts,
On July 22, \986, Jean Sheridan I, Gerald
lliottt and Jean S, Lizotte, hla wife, .ll(1led
an "ExclUllve Rlilht to Sell Jl,greement"
with the Idonmo\lth County Board of Real.
tore' multlple IIstlnll: lervlee Illrouilh a
"llstlDi broker," defendant, B&I'TY .ulocl.
.ua, 'That lilreement provided that Ille
owne" would pey a commltllon of 6')C. of
the lat.. price.
I. 1_ Sh.rldan dl.d lo Much 1911, Hor du,h
On November 8, lUSe Ille own.ra~efentl.
ants Ihrned a written contract to ..II the
propert}' to the plalntllts.Cohen, Thst con.
tract, on a l\.indard realtAlre' printed fonn,
pruvided tor a ..lee prlee of 1290,000 with
a total commlllton of 610 of which 3~ was
to lIO to Jeney Shore neal Eltata Au"c!'
atea, Ille "lelUnll: broker," ~ member ot the
m\lltlple nltlnll service. Tho closing data
wBllcheduled for May 16, 1987, AI pret-
vided In Ille conl"ct, the roq\llred d'po~lt
of $25,000 "at paid by the purchuen and
held In U,e trUlt acco\lnt of Jo...ey Shore
Real E&lAte Auoclatee, In III ot its other
terml, tho contract WII quilAl ordinary Ind
In (ull compUance wllll the StlItut.e of
Fra\lds,
Th. title ae&I'Ch ordered by Ille a\tomeYI
for the pllfchr.eers revealed a l\lbotantlal
first mortlleil' Uen on the proptrty as well
at a n\lmber of judpent lIenl. The eeti.
rnalAld clollng coate to cleat all lIenl (In'
cl\ldtnil lAxet) u well u to pay Ill. real
uute commitllon of $11 ,400 Clme to $302,.
%62, It WOI q\llta appannt that the nllere
had no independ.nt fIlnds to make \lp Ille
d1ffe"ncQ between th.t fiaure and Ihe p\lr-
chue price of 1290,000,
In anticipation of Illa\ problem, the pill'"
cha..re filed \hll aetlon on Jl,prll 16, 1987
"ekina lpeellle ptrfonnance of the con'
b'3ct and, In connection therewith, a decla.
ration Illat Ille J'1lal estate comm1ealon due
wu not a !ltn on the property which had to
be satidled at closlni ill order Illat they
\'tctlva clear Utle, Prweal wsa by way of
an order to Ihow caulI leekinil declaratory
relief on 1\11 ntum dlY. All parties were
promptly aenld. Bolll relltors (Illt1na and
..lIlng), upruented by Ill. eame attorney,
lIIed Illelr Inlwers and a motion for 111m.
mary judll1"ent returnabl. on Ille ..me day
as the order to ahow ca\lle, By that t1lO'
tlon they aO\lilht a declal'lltlon Illat the corn-
millIon wsa a lien on the jlroperty and on
Ille c1..lnll: proceeds, The pllfchue.. .nd
raaltAll'S fully briefed their "Iptdlve posl.
tlone. The I.lle" took no poIIUon, .
If Illo pWntiffl prev.n, the colU't will
order Jersey Shore to tlltll the 125,000 d..
poalt over tAl Ille ..lIe"l attorney (to be
DIed to 1
that 1ll0l
clollng \l
brokei'll
.p:n.t
dolnll: a(
added e~
Utlllatlor.
!loted .b
proof,"
There
brokert
Under e
Ille ClInt
,*,mel
..tate c
w, Johro
(196'7),
wD1lD1l:
EIIN
which 0
pn!htJll
the rei
urt a,
notion
to a (
eonln<
ruled I
the bu
Ille Co
1\11
the
own
own
t:!oll
oDl:
eon.
pu
tru
2d
A. pro
slOIl :
Th'
wh
br'
thl
lle
u
111\1'
IlU
Rlfl
AU
'I not, bo'Nf\'t', I compHcl\ln. r'dOr.
COllEN y, SIlERlDAN ESTATE
(Ill u ua J\Jd 101 (NJ.Juptr,CIt. .tln
ueed to payoff lIena) and, to the ext.nt
that there are In.urticlent fund. at the
closln. to pay the $17,400 comml..lnn, tho
broken will be left to an action at law
a.aln.t the .ellen for the ballollce. In
dolnr ao they will nacuurily Incur the
added expense and delay attendant to that
IiUgatJon, and run the pracUcal risk (a.
noted above) that the 1811en are "judgment
proof,"
There la no contention, hore, that the
broken have not earned the commission,
Under exletln. law, upon perfonnance of
tha contract by the buyer, the owner/seller
becom.. liable for the payment of the rul
e.tato commleslon. Ellnoortll Dobb" Inc,
v, JohtU{)rI, 50 N.J. 528, 551, 236 A,2d lWa
(1967). The buyers In thl.s caae are raady,
wllIlnr and able to apeciflcally perfonn,
Elllworlh Dobb, wu a landmark cue in
which our Supreme Court undertook a com-
prebensive ravlew conclmlni the nature of
th. relaUonahip between 1'1!a1 eatate bro-
ken lIIld lellers. The Court rejected the
nollon that a broker ~me le&ally enUUed
to a cornrniaalon upon the sien1n. of a
conlraet between buyer and ..ller but
ruled Instead, that It wu oamed only wben
the buy,r conlummated the contncL At
the Court etAted:
It seema to ua that falm"l requires that
the elTlln&ement bttween broker and
owner be Interpreted to mean that the
OWller h1rea the broker with the expecta.
tlon of becomlDgllabl. for a commlaslon
only in the event a 811. of the propnty ia
conaumlO4ted, unle.. the titl. doel not
pus btcaUle of the 01Vller'1 Improper or
frustrating conducL (lei. at 548, 236 A,
2d 1W3]
A praetlcall'1!uon underlying that conclu.
,ion ii, II set forth in the opinion, thl.s fact:
There CIIl be no doubt that ordinarily
when lllI O'Nller of prop,rty Iilta it with a
broker for ule, hla IIlpeclAUon Ie that
the muney for the payment of commla-
lton will come out of the pl'OCfede of the
aale, (lei. at 647, 236 A,2d 1W3]
In that rerard the Court cited with approv-
al the warda of Lord DeMIRr In Dt1Inu
Rift!, Lid. v, GoodV, [1950] 2 K.B, 277, 1
All EnQ,R,p. (1950) 919:
N.J. 103
No particular word. are ntlded to creatll
the relation.hip (of owner and broker],
All the familiar expressions "pip-Ole find
a purch..er:' "find lom.one to buy my
hou..," ",all my haUl. for me:' and 10
on, lOUR the 11m' thlni: they mean that
the ai.nt i~ .mployed on the 'Jsual
!Alnn.: but none of them give sny preclle
(\lid, u to what 11 the event on which
tho orent is to be paid, The common
undantandlnr of men Is, however, tbat
tho olllnt', commission Is paYlble out of
the purch... price,.. [2 K,8, at 284-
28S, 1 All Bnll.Rep. at 028]
The Court's conclusion from tho foreroing
Is ltated in the foltow1n. Cuhlon:
What must be rtiarded II th, lunda.
mental Intendment of tho partl.., owner
and broker, i"" that the owner will sell
and the buyer will pay, and the broker
will thua earn his commission out of the
proceede, cannot be Iillored in th~ con-
nection, (50 N.J. at 652, 236 A.2d 84a]
S.. olto Van Winkle ,f Liggett v, G,B.R.
Fabriel, Inc" 103 N.J. 336, 343, 511 04.2.1
12( (1986),
If plaintiff. are correct in Irguinr that
ths commlulon Ie not a lien on the prop.rty
then the following anornalou, result will
occur: the mortpre and Judrment credi-
tors will be fully utlafled: the aellen wm
be fre<!d of their rupon,lbllity to pay thoe.
debta and the party who made that poulbl,
by brinr\nr buyer and ..lIer toiether In a
.igned, bindln. li1'eement will recllve
nothing-ucept a future lawsuit \lith cisill'
11&01, but with riaky monetary, probability
of luccen, If not unjultly "enriched" in
that procelS, the ..1I'n will certainly have
~n unjustly "benefiteu" throu.h the
unrewarded effoIU of the brokers, That
result Imk.1 one's conscience II Ineq.
ultable,
To prevent an inequitAble reeult, relort
to the concept of Impoalng an equitable lJen
leema flttlnr,
The naNre end purpo.. of an equltAbl,
Uen ViII lit forth In d'bll by JUltiC' Prae-
tor In In R, Halfman, 83 N.J. 89, 304 A.2d
721 (19'73~
An equitable Uen "may be creat.d by
expreu executory eontracta relatlnr to
1M N,J,
528 ATLANTIC REPOlrrr.R. 2d SERIES
Ipeel!!c properly then exiltlnK, or proper.
P:{ lb b, aft..rwerd acquired; and lom{'o
limn they are raised 1% n.quo ,1 balla,
according \0 the dlc\ll.UI of equity and
cOlllclence"" [citaUona omitted) Sueh a
Hen \I a right of a apeclal nature In a
tund and conaUtutes a charia or encum.
brance opon the fond, See 4 1'0!1l'TCV,
EquilV Jurilprudf1\c, (5lh Ed,19411
t 1233, p, 692i 51 Am.Jur.2d, LI"'..
, 22. p, 160, Where one promtm tAl pay
for urvlcel rendered out of a fund cre'
Iud in whole or in part by the efforts of
the promlaee, a \len in favor of the prom'
bee wUI attach to the fund when It com.e
In\o exlat4not, [at 77, ~04 A,2d 721i 01'
tallolll omitted)
HelloolAd with approval frol1l Rulhrrford
Nollonol Bonk II, H,R, Bogl. Co., 114
N,J,Ert, 671, 169 A, 180 (Ch,19S31:
The whole doctrine of eq'Jltable 1I.nl or
mortgagea Ia founded upon that cardinal
mulm of equity which rell'rd& aa done
that .which has been all''ftd to be, and
ought tAl have been, done,
The form which an agreement ehill take
In order tAl mate an equitablo Uen or
mortlage la llulte Immaurlal, for equity
loo~ at the final Intent and purpost
rather than at the form, (at 678, \89 A-
180)
The brokers here are III a position, u wu
the ",.coontant In III R. HojfrMn, to aeek
the prot.edlon of a court of equity In eeeur'
Ing the paymtnt of their fee,
On IIIIIYIII, the inchoete right of a bro-
ker to a commlulon \0 bt paid at clcxlingla
enUlIed \0 the proteetlon of an equitable
Uell on the ptllpert)' of the leUlr \Illtll oloa'
Inl (\0 protect all'3ll\5t any unacrupuloul
activity on the part of the llller-EllI-
tDOrlh Dobb8, abovt, 50 N,J. al MS, 238 A.
U 8431 and, at cloelng, to all equItable Uen
011 the fund due 1.0 the se\ler,
Not neclSury for thla dtcilion II a da~r.
mlnation of the priorip:{ of that equitable
lien with regard \0 other IleM on tht prop-
erly. ')'he partl.. did nol 8ttk thatlum of
r~lid,
4, Dama,.
Punlt.i
IU\olllobn,
101ely on
Intoxlrate.
II. namar
PunIt:
re&Nnd '
,.tInt ci
the ,:/2 b,
dr!yt.r,
o lUU\...."'t1IU4
21. tU.5upcr, m
Brian p, !lfrMAHO!ll, Plaintiff,
1,
('TtO~
tiff (Levi
lG"'J~'
Bnlvatt
fellClalltl
1I01a 8& I
Peltr p, CHRYSSIKOS, Defendanl,
Superior Court of New Jeraey,
Law Divlalon, !<flddletlx County,
De<:lded Oct. S, \986,
Automobile driver re&!'fnded by Intoxl.
aWl drlver llrought peraonallnjury action,
I..king both comptllla\ory ar.d punitive
damasea, Defendant dr\'/,r moved for
lumm&ry judrment on punitive damlg..
claim, The Superior Court. Lew Divlalon,
Middlnex County, Collley, J.S,C., held that
punitive damaits were not available IOlely
on baslo of Intollt....tloll of dr!v8r.
Summary jlldpenl motion a:nnt.ed
and punltl'le damagt claim dlaml..ed,
CONL
Thl8
frolll at
plaint.
tlve cia.
lumma.
claim.
whlcl\t
Stalt, '
,val1ab
allDJur
m\oxlc:
It Ia
bile WI
bile o~
teuda .
uW'
~1rot
plaint'
."...
Plaint
pie tt
o!ellt
Olltl
wu:
tbIa
"u "
a ell
WI!
U
Ion
\, nl_pa $091(11
To WIl'\':Illt punitive damage IWI:ld,
there mUlt be lnttnt.iollal wrongdoing III
senee of .. evn.mlnded act"j slternatl'lrly,
punitive damallel may bt awarded where
defendanl'a eonduet COllltituUI more than
mere !Dr\. Illd Ia 8coomparUftd by w1llfular.d
wantGn disregard ~f rirht.a of othtte,
2. Oilll\lln ....81(1)
V1'hllt punltiVI df,magQa are inlendtd
to punlah wrollll'dotr, they are alao intend-
,d to deter both 'I<fOngdotr Gnd othera
{tllm 8lrnllar outralJlOua conduct In f"ture.
3, Damac" oID9O
Punit.ive d~mlr81 al'l not precluded
W"'1'll wronrtu1 conduct eoOltitUltS erlml.
nil ;ut,
. .
.1/ )
.\.'-1'
COMMERCIAL INDUSTRIAL REALTY
COMPANY,
IN THE COURT OF COMMON PLEAS
CUMBERLAND COUNTY, PENNSYLVANIA
Plaintiff
v.
CIVIL ACTION - EQUITY
DAVID AIELLO, CUMBERLAND
EQUITIES, INC., EXCEL
LOGISTICS, INC., AND Al
ABSTRACT ASSOCIATES, INC.
Defendants
NO. \51.3 EQUITY 1997
IN EQUITY
ORDER
AND NOW, this
day of March, 1997, upon
consideration of Plaintiff's Motion for Emergency Preliminary
Injunction and the Complaint in Equity filed in this matter, it
is hereby ordered that Defendants shall pay Plaintiff, at closing
on the sale of the Property, 8% of the full sale price
($3,500,000) of the Property as a commission or, in the
alternative, that Defendants immediately place into an escrow
account, where said funds shall remain until Plaintiff's Motion
for Preliminary Injunction can be heard by the Court.
It is further ordered that a hearing on whether this
injunction should be continued, modified or dissolved is
scheduled for
, 1997, at
M. in
Courtroom No.
of the Cumberland County Court House, High
and Hanover Streets, Carlisle, Pennsylvania,
.
,
COMMERCIAL INDUSTRIAL
REALTY COMPANY,
Plaintiff
IN THE COURT OF COMMON PLEAS
CUMBERLAND COUNTY, PENNSYLVANIA
v,
97-1573 Equity Term
DAVID AIELLO,
CUMBERLAND EQUITIES,
INC., EXCEL LOGISTICS,
INC. AND AI ABSTRACT
ASSOCIATES,
Defendants
PRAECIPE FOR ENTRY OF APPEARANCE
TO THE PROTHONOTARY:
Please enter the appearance of James J, Kulz, Barbara A. Zemlock and Eckert
Seamans Cherin & Mellott, as counsel of record for David Aiello and Cumberland Equities,
Inc, in the above-referenced matter,
ECKERT SEAMANS CHERIN & MELLO'IT
DATED: Lj / fJ-- /9 7
Attorneys for Defendants
David Aiello and Cumberland Equities, Inc.
a
.
,
CERTIFICATE OF SERVICE
I, lames I, Kutz, Esquire, hereby certify that I am this day serving a copy of
the foregoing document upon the person(s) and in the manner indicated below, which service
satisfies the requirements of the Pennsylvania Rules of Civil Procedure, by depositing a copy
of the same in the United States Mail, Harrisburg, Pennsylvania, with first-class postage
prepaid, as follows:
Alan R, Boynton, Ir" Esquire
McNees, Wallace & Nurick
P,O. Box 1166
Harrisburg, PA 17108-1166
Hubert X, Gilroy, Esquire
Broujos Gilroy & Houston, P,C,
4 North Hanover Street
Carlisle, PA 17013
Ivo V. Olto, Ill, Esquire
Martson Deardorff Williams & Olto
10 East High Street
Carlisle, PA 17013
Scolt T. Wyland, Esquire
Malatesta, Hawke & McKeon
100 North Tenth Street
Harrisburg, PA 17101
Dated: L-j /~ J gJ
"
n \D q,
C -.I
, :<>> ;;;J
-at;"1 "'t' .~~
CPr',' ::0 'n-
2:0 , -.,
~:!L W .,.,
U.'. ~)
-<.'" '-r.
yC "'t'
"I:; I" - ,i~
- -"
1..- in din
5-'\ r:-
.. ~
,.
::) r.., -..
~f
'-'.{~~
~!~~
COMMERCIAL INDUSTRIAL REALTY: IN THE COURT OF COMMON PLEAS
COMPANY, : CUMBERLAND COUNTY, PENNSYLVANIA
Plaintiff
v.
: CIVIL ACI'ION - EQUITY
<} '1-
: NO, 1573 EQUITY I~I
: IN EQUITY
DAVID AIELLO, CUMBERLAND
EQUmES, INC., EXCEL
LOGISTICS, INC" AND AI
ABSTRACf ASSOCIATES, INC"
Defendants
Respectfully submitted,
NOTICE TO PLEAD
To: Commercial Industrial Realty Company
c/o Alan R, Boynton, Jr,
100 Pine Street
P.O. Box 1166
Harrisburg, PA 17108-1166
You are hereby notified to plead to the enclosed Preliminary Objections of
Defendants David Aiello and Cumberland Equities, Inc, within twenty (20) days from service
hereof or a default judgment may be entered against you.
ECKERT SEAMANS CHERIN & MELLOIT, LLC
"'--
James ulz, Esquire
Attorney I.D. #21509
Barbara A. Zemlock, Esquire
Attorney I.D, #58891
213 Market Street
P,O. Box 1248
Harrisburg, PA 17108-1248
(717) 236-6000
DATED: April 3, 1997
Attorneys for Defendants David Aiello
and Cumberland Equities, Inc,
12999U
COMMERCIAL INDUSTRIAL REALTY: IN THE COURT OF COMMON PLEAS
COMPANY, : CUMBERLAND COUNTY, PENNSYLVANIA
Plaintiff
v.
: CIVIL ACfION - EQUITY
'/ 7- J S' J .,
: NO, 1573 EQUITY 1991
: IN EQUITY
DAVID AIELLO, CUMBERLAND
EQUmES, INC" EXCEL
LOGISTICS, INC., AND Al
ABSTRACf ASSOCIATES, INC.,
Defendants
PROPOSED ORDER
AND NOW, this _ day of
, 1997, after consideration of the
Plaintiff's Complaint and Defendants David Aiello and Cumberland Equities, Inc.
Preliminary Objections thereto, it is hereby ORDERED AND DECREED that the Plaintiff's
Complaint is dismissed, with prejudice, as to Defendants David Aiello and Cumberland
Equities, Inc.
BY THE COURT:
Edgar B. Bailey, I.
129996,1
COMMERCIAL INDUSTRIAL REALTY: IN THE COURT OF COMMON PLEAS
COMPANY, : CUMBERLAND COUNTY, PENNSYLVANIA
Plaintiff
v,
: CIVIL ACTION - EQUITY
')7-
: NO, IS73 EQUITY 1991
: IN EQUITY
DAVID AIELLO, CUMBERLAND
EQUmES, INC., EXCEL
LOGISTICS, INC" AND AI
ABSTRACT ASSOCIATES, INC"
Defenda!\ts
PRELIMINARY OBJECTIONS OF DEFENDANTS DAVID AIELLO AND
CUMBERLAND EQUITIES, INC.
Defendants, David Aiello ("Aiello") and Cumberland Equities, Inc. ("Cumberland
Equities"), by and through their Attorney, Eckert Seamans Cherin & Mellott, LLC, pursuant
to Pennsylvania Rules of Civil Procedure 1017, 1028 and 1509 file the following Preliminary
Objections and, in support thereof, state as follows:
1. On March 27, 1997, Plaintiff, Commercial Industrial Realty Company
("CIR"), filed the above-captioned civil action in equity through which CIR requested this
Court to "enter judgment in favor of Plaintiff and against Defendants and enjoin Defendants
from proceeding with or permitting any closing on the sale of the Property as identified [in
the Complaint] without contemporaneously disbursing Plaintifrs 8% commission or, in the
alternative, placing said amount in escrow pending resolution of the dispute between the
parties." See Complaint.
2, On March 27, 1997, CIR filed a Motion for Emergency Injunction through
which CIR asked this Court to order the Defendants to pay CIR "at closing on the sale of the
Property, 8% of the full sale price ($3,SOO,OOO,OO) of the Property as a commission or, in
the alternative, that Defendants immediately place into an escrow account, where said funds
shall remain until Plaintifrs claims to said funds is resolved," See Plaintifrs Motion for
Emergency Preliminary Injunction, Page S.
3. By way of Order of Court dated March 27, 1997, this Court denied CIR's
request for a temporary special injunction. Said Order is attached hereto as Exhibit A.
4, The closing on the Property occurred on March 27, 1997,
I. PRELIMINARY OBJECTION OF AIELLO AND CUMBERLAND EQUITIES -
ADEQUATE REMEDY AT LAW PURSUANT TO PENNSYLVANIA RULE OF
CIVIL PROCEDURE 1.509
S. Pennsylvania Rule of Civil Procedure IS09(c) authorizes a preliminary
objection to the invocation of a Court's equity jurisdiction where an adequate remedy at law
exists.
6, CIR's Complaint seeks to recover a commission for the sale of the Property
purportedly due pursuant to an exclusive sales listing contract, which is attached to the
Complaint as Exhibit A (the "Contract") between CIR and Aiello.
7. Assuming, arguendo, that CIR is entitled to a commission for the sale of the
Property pursuant to the Contract, CIR has an adequate remedy at law, 12..Jri1: an action for
damages pursuant to a properly plead cause of action for breach of contract,
-2-
,
,
I
WHEREFORE, Defendants Aiello and Cumberland Equities respectfully request this
II
I
I
Court to dismiss Plaintifrs Complaint In Equity or, in the alternative, for such other relief as
this Court deems reasonable.
ll. PRELIMINARY OBJECTION OF AIELLO AND CUMBERLAND EQUITIES .
FAILURE OF PLEADING TO CONFORM TO RULE OF COURT
PURSUANT TO PENNSYLVANIA RULE OF CIVIL PROCEDURE 1028(a)(2)
8. Pennsylvania Rule of Civil Procedure 1028(a)(2) authorizes a preliminary
objection raising the failure of a pleading to conform to law or rule of court.
9. Pennsylvania Rule of Civil Procedure 1024(a) requires that every pleading
containing an averment of fact shall state that the averment is true upon the signer's personal
knowledge or information and shall be verified,
10, Pennsylvania Rule of Civil Procedure 1024(c) provides as follows:
The verification man be made by one or more of
the parties filing the pleading unless all the parties
(1) lack sufficient knowledge or information, or
(2) are outside the jurisdiction of the court and the
verification of none of them can be obtained
within the time allowed for filing the pleading. In
such cases, the verification may be made by any
person having sufficient knowledge or information
and belief and shall set forth the source of his
information as to matters not stated upon his own
knowledge and the reason why the verification is
not made by a party,
Pennsylvania Rule of Civil Procedure 1024(c)(emphasis added),
11. The verification to CIR's Complaint was not signed by a party.
-3-
WHEREFORE, Defendant, Cumberland Equities, respectfully requests this Court to
dismiss the Complaint as it relates to Cumberland Equities, with prejudice, for failing to state
a cause of action upon which relief can be granted.
IV. PRELIMINARY OBJECTION OF AIELLO AND CUMBERLAND EQUITIES
LF~AL INSUFFICIENCY OF COMPLAINT (DEMURRER)
pURSUANT TO pENNSYLVANIA RULE OF CIVIL PROCEDURE 1028(a)(4)
16. Pennsylvania Rule of Civil Procedure 1028(a)(4) authorizes a preliminary
objection raising the legal insufficiency of a pleading,
17. CIR's Complaint in Equity fails to set forth any facts to establish a cause of
action in equity,
18. By way of Order of Court dated March 27, 1997, as set forth in paragraph
three (3) hereof and attached hereto as Exhibit A, CIR's request for relief as set forth in the
Complaint has, in effect, been denied and, therefore, this matter is moot.
19. CIR's Complaint fails to state a cause of action against Aiello and Cumberland
Equities for which relief may be granted.
WHEREFORE, Defendants Aiello and Cumberland Equities respectfully request this
Court to dismiss the Complaint as it relates to Aiello and Cumberland Equities, with
prejudice, for failing to state a cause of action upon which relief can be granted,
-5-
."..,-,~._.....~"....-,,.,........"',..,..,.
COMMERCIAL INDUSTRIAL REALTY: IN THE COURT OF COMMON PLEAS
COMPANY, : CUMBERLAND COUNTY, PENNSYLVANIA
Plaintiff
v.
: CIVIL ACfION - EQUITY
: NO. 1573 EQUITY 1991
: IN EQUITY
DAVID AIELLO, CUMBERLAND
EQUmES, INC" EXCEL
LOGISTICS, INC" AND Al
ABSTRACf ASSOCIATES,INC"
Defendants
VERIFICATION
I, David Aiello, do hereby verify that the facts set forth in the foregoing
document are true and correct to the best of my knowledge, information, and belief.
I understand that any false statements herein are made subject to penalties of
18 Pa. C,S, G4904, relating to unsworn falsification to authorities,
DATED:
'Ill( //'1
sj\.laJ;
129996.1
COMMERCIAL INDUSTRIAL REALTY: IN THE COURT OF COMMON PLEAS
COMPANY, : CUMBERLAND COUNTY, PENNSYLVANIA
Plaintiff
v.
: CIVIL ACTION - EQUITY
: NO. 1573 EQUITY 1991
: IN EQUITY
I
DAVID AIELLO, CUMBERLAND
EQUITIES, INC" EXCEL
LOGISTICS, INC" AND AI
ABSTRACI' ASSOCIATES, INC..
Defendants
CERTIFICATE OF SERVICE
I hereby certify that a true and correct copy of the foregoing Preliminary
Objections of Defendants David Aiello and Cumberland Equities, Inc, was served on the
following counsel of record by deposit in the United States mail, first class postage prepaid,
this _ day of
,19_,
Alan R, Boynton, Jr., Esquire
McNees, Wallace & Nurick
100 Pine Street
P.O, Box 1166
Harrisburg, PA 17108-1166
(Attorney for Plaintiff)
119996.1
'-
"
"
MAR-28-1~~7 13:04 FROM BROUJOS GILROY HOJSTON
2376019 P,02
TO
COMMERCIAL INDUSTRIAL REALTY
COMPANY,
PLAINTIFF
V,
DAVID AIELLO, CUMBERLAND
EaUITIES, INC., EXCEL
LOGISTICS, INC, AND
A 1 ABSTRACT ASSOCIATES,
DEFENDANTS
IN THE COURT OF COMMON PLEAS OF
CUMBERLAND COUNlY, PENNSYLVANIA
97.1573 EaUITY TERM
ORDER OF COURT
AND NOW, this 27th day of March, 1997, following oral argument In chambers
on the petition of plaintiff for the issuance of a temporary special injunction prior to a
hearing on whether a preliminary Injunction should Issue, the petition for such a
temporary special injunction, IS DENIED. On plaintiff's request, the setting of an
injunction hearing is deferred to Its call,
Alan R. Boynton, Jr" Esquire
For Plaintiff
Scott T. Wyland, Esquire
Excel Logistics, Inc.
Hubert X, Gilroy, Esquire
For David Aiello, Cumberland Equities, Inc"
and A1 Abstract Associates, Inc,
Ivo V. Otto, III, EsqUire
TRUE COpy FROM RECORD
In Testimony wharaol, I hors unto sot my hand
and the 5Bal 01 said Court at Car/!sie. Pa.
,rh~~~~ d~ ~::~)9~
Pralhonatllry' r
:saa
CERTIFICA TE OF SERVICE
AND NOW, this 14th day of April. 1997, the undersigned does hereby certify that ha did serve e
copy of the foregoing Appeerance upon the other parties of record by ceusing same to be deposited in
the United States Mail. first class postage prepaid, et Lemoyne, Pennsylvania. addressed as follows:
Alan R, Boynton, Jr.. Esquire
McNees. Wallace & Nurick
100 Pine Street
Harrisburg, PA 17101
By:
-LJ/~
David J, Lanza
Barbara A, Zemlock, Esquire
Eckert, Seamans, Cherin & Mellott
P.O. Box 1248
Harrisburg, PA 17108
Scott T. Wyland, Esquire
Malatesta, Hawke & McKeon
100 N, 10th Street
P.O. Box 1778
Harrisburg. PA 17105
JOHNSON. DUFFIE. STEWART & WEIDNER
.
c: \D (]
~. ~ 'II
~ .f
<:, .~J ~ r J
'i}. :0 'j!".
.rn
(j;'. ,), ;(~
- k
,_ ~~ 'J
',' .-,
,', !(-)
, ~ .) ,111
~~ .. ,. I
'.
;';'1
t,j -<