HomeMy WebLinkAbout98-00495
.
.. ~
~
1.:
"'\(
~
11
~
't:
~
~
~
I ~~
~
'?
st
~
li:t
/
f..
~
ti
-
.
-
.::>
-
CJ
""
0-
::r
\
Ooa
~
.
~
JACK D. ATCHASON and
MARl A. ATCHASON,
: IN THE COURT OF COMMON PLEAS OF
: CUMBERLAND COUNTY, PENNSYLVANIA
:
Plaintiffs :
v.
.
.
JAY R. ANSTADT and
RUBY G. ANSTADT
NO.
1998 - "1'7,), (!<..,;;.,( 7.L",~
.
.
Defendants
CIVIL
COMPLAIN-l
NOW COME Plaintiffs, JACK D. ATCHASON and MARl A. ATCHASON,
by and through their attorneys, Keefer Wood Allen & Rahal, LLP,
and file the within Complaint against Defendants, averring as
follows:
1. Plaintiffs are JACK D. ATCHASON and MARl A. ATCHASON,
hUsband and wife, adult individuals residing at 303 Harmony Lane,
Camp Hill, Cumberland County, Pennsylvania.
2. Defendants are JAY R. ANSTADT and RUBY G. ANSTADT,
hUsband and wife, adult individuals residing at 55 Henderson
Terrace, Burlington, VT 05401.
3. On or about March 27, 1997, Plaintiffs and Defendants
entered into a written Agreement for the Sale of Commercial Real
Estate (the "Agreement"). A true and correct copy of the
Agreement between the parties is attached hereto as Exhibit "A"
and incorporated herein by this reference.
4. Pursuant to the Agreement, Plaintiffs agreed to purchase
and Defendants agreed to sell, subject to the express terms of
the Agreement, property situate at 2303 Market street, Borough of
Camp Hill, Cumberland County, Pennsylvania (the "Property").
5. Plaintiffs paid an earnest money deposit of Ten Thousand
Two Hundred Fifty Dollars ($10,250) in connection with purchase
of the Property, which deposit was and is being held by Landmark
Commercial Realty, Inc., 20 Erford Road, Lemoyne, PA 17043.
6. As a result of various matters arising in connection
with liens against the Property and in connection with zoning of
the Property, Defendants were unable to convey title to
Plaintiffs under the requirements of the Agreement within the
time frame allotted for closing.
7. Plaintiffs refused to extend closing beyond July 14,
1997, the date for closing under the last extension agreement
executed by the parties.
8. Upon expiration of the time for closing under the
Agreement and all extensions, Defendants were not obligated to
sell the Property to Plaintiffs and Plaintiffs were not obligated
j
{
to purohase the Property from Defendants.
9. Plaintiffs have requested a refund of their earnest
money deposit from Landmark Commercial Realty, Inc., which will
refund the earnest money deposit to Plaintiffs upon receipt of an
executed release of the deposit from Defendants.
.,
!
2
, \
,
1.;-,
, ..
10. Plaintiffs and Landmark Commercial Realty, Inc. have
requested Defendants to execute a release of the deposit so that
the deposit may be refunded to Plaintiffs in accordance with the
Agreement.
11. Defendants have failed and refused to execute a release
of the deposit as requested by Plaintiffs and Landmark Commercial
Realty, Inc.
12. As a result of Defendants failure and refusal to
release the deposit, Defendants have tortiously converted the
funds, together with interest thereon, to their own uses.
13. Plaintiffs have suffered damage as a result of
Defendants tortious conversion in the amount of Ten Thousand Two
Hundred Fifty Dollars ($10,250), together with interest earned
thereon while on deposit with Landmark Commercial Realty, Inc.
WHEREFORE, Plaintiffs hereby demand theat judgement be
entered in their favor and against Defendants in the amount of
Ten Thousand Two Hundred Fifty Dollars ($10,250), together with
interest and costs of suit.
Dated: January~, 1998
KEEFER, WOOD, ALLEN & RAHAL, LLP
By(l...'2~
~~. French, Esquire
Attorney I.D. #25810
210 Walnut street
P.O. Box 11963
Harrisburg, PA 17108-1963
(717) 255-8015
Attorneys for Plaintiffs
3
[;;AGENT FOR SEllER
lJINI:MARK aM-lEIlCI^L IlEllL'I'Y, INC.
PA. LICENSED BROKER
Commlrdal
S& C 19S9C
7-90
ISUBAGENT~OR SEllER I
L-PA. LICENSED BROKER~
AGREEMENT FOR THE SALE OF COMMERCIAL REAL ESTATE
COrra.lCIIJ ,lNNlrU'ANtA ASJQClA110H or .lALTO....lftt
THIS AGREEMENT, thll............... .~?~I~.......... dlY of. ........ ..~~<:\1.... ......... A.D. 19..?~.....
I. PRINCIPALS: Between.. .f' Of.. to. ~.~Y..I~:. ,l;1f1... !~l;'?.Y.. ~... ~!~.~~?~...... to...... " II ....... ..... II.... ....... ....
..... to................ I............. '1'53[1 't...C)ci.ieit' 'Stree'~;' ~x 'l.13'.....,.......... ". 0........................
wI.h mallln. addrels or................ t~.lr... 'j.~' i'... \,SA'............. ".. t.... .t9i'()~""""'" II to 0.0............
...................................... :J'~CK ~g~ "~d!lMari' X;. .^lch~~ode'"I""""'" "t herelnaRer called Seller.
and .............................................. ......................................................................
........................................2........1..2..d................................................................
"'Ih maJllnllddre.. or.... ....... ..... ~. P. .rt;~.1.. n.. .~~F:~t;!.~ .............. .... ....0.. ......................... ....
...................................... !!~F.J; .~RW::9,. .1?f\. ............ Zip code...A?~. J....., herelnaltercllled Buyer.
2. PROPERTY: Seller hereby "areu to eelllnd conyey to Buyer, who hereby "&reU to pun:hue:
A~rJ!t~~~IAm~~:{ ,pl~e of ~~wf,m~~~dlit"~~~lmpro'emenla thereon erected, If any, bown u:
................................~................'i...................................................................
......................................................................................(1................................
In the... .E}9~\lgl}... ..... .... 01.. ..~ .I.t.~~~......... County 01 ... ..~.e:F~~..... ............... ......... .....
State of.. .I?ml}~'y'-!-~qI}.:I.~....... .................. ....... Zip Code.....~... ~.~....,..,. .................... ...... ....
Zonlna CluIIOc:.tlon:..... R-:~............... ............................ ..... ................ .... ................. ......
Flllure oflhll agreement 10 contain Ihe zoning claSllncallon (except In calel where the property (and each parcel thereof,lf
lubdlvldlblelll zoned lolely or primarily 10 penn It .1 ngle.famlly dwelllngl) Ihall render thll agreement voldlble at the option
oflhe Buyer, Ind, If voided, any depallll tendered by Ihe Buyer Ihall be returned to the Buyer without any requirement for
court Icllon,
1U Plrc:el No. .l7~.1."':?7.I.-:4~7.......... Deed Book... ... .~9~............... Pale No. .. .~~9...,.... ...........
3. TERMS: .
(A) Purcha.e Price .. ~. fI~M~. ~~ ~Y. . ~~.~7. .~~';1~.~?: . 7::::-.::7:a.~~~~:a.~ ( ~ . . i\~?~ 9~q: H9 ):::-::::-:::- Dollw
to be plld 10 the Seller by the Buyer II (olloM:
(I) Ca.h or check at Illnlnachl. agreemenC: ..................... ..............,... S.. ~. .~9...~t.q: P.q. ........ .........
(2) C..h or check 10 be plld on or before:........................... 19............ S....... ~............................
(3) .9~1/~ij.. .F.W.CJQMWS. tRfi!~ .M4mQ\JP})......................... .... .... Sf.. ).r:}~.,.~$.Q,P.Q........... .... ...
(4) C..h or certified check It tJme ot leIUemenl:. . . . . . . . . . . . . . . . . . . . . . . . . .. . . . . . . . .. S 23 . 50D. 00
TOTAL PRICE s." A~:;.,.QD.Q,D.Q..,...... ..,."...
. ,. 97
(8) Written .pprovel or Seller to be on orbctore:..................................... .Ml';'M, ~a............. 19...... It....
(C) Seltlemenl to be made on or betore:......................................... .~Y..~,.................... 19. ?~........
(0) ConveYlnee (rom Seller will bl by (ee Ilmple deed o( .peclll wlrrlncy,
(E) 1j'ln.rertuc. will be p"ld by.......J.n. .Sj;jr,.U;~,..ll.4. alJm~.......................................................
(F) The rollowlnS .hlll be Ippor1loned pro-rlta II o( Ind II lime o( seltlement: tue. II levied Ind .......eI, Rnll.lnterelt on mor1s.se
luumpllon,. w.ler .nd .ewer renll. lIenlble munlclpll lemee.. Ind condominium (eel. Ir Iny.
4, STATUS OF WATER AND SEWER: Seller wlrr.nlllhlt thlo property Is .erved by:
ia public wlter 0 well w.ler Ii! public .ewer 0 leplle 'Yltem
Seller rur1her wlrrlnll IhllChesa .ystems Ire (ully p"ld (or II o(lhe d.te o( Ihis AllreemenL
5, POSSESSION AND TENDER:
(A) Possession Is 10 be delivered by deed. keys .nd physical poumlon to a vlcanl building (Ir any) rrea o( debris II dlY Ind time or
seltlemenl. or by deed and lulgnmenl or existing lelSe(s) II lime or .eIUemenll( premises are lenlnt occupied. unleu otherwise
Ipeclfied herein. ............................................ .,........................................................
Jr len.nl occupied. Buyer will acknowledge Ihe exlollng lease(l) by Inllllllng II (lhem) Illhe lime or .Ignlng thlo Allreemenl o( Sale
Ind by eU.chlng II (them) hereto.
(B) Seller will nol modlry or extend Iny existing leases orenler Inlo Iny new or Iddlllonllleases (or the premlsel without the expreu written
cOl\sent o(lhe Buyer.
(e) Formlt cender or In execuled deed Ind purchase money II hereby wllved.
(0) Buyer reserves Ihe riShtlO mike I pre-seltlemenllnspeellon o( Ihe aUbJect property.
6. ITEMS OF PERSONALTY: Th. (ollowlng' lIems Ire tneluded In Ihls slle and purchlse priee: . . . ~~ . . .. . . . . . . . . . . . . . . . , .
......................................................................................................................
......................................................................................................................
......................................................................................................................
Seller hereby wlrrlnlllhel he/.he will deliver good tltI.to III oflhe artlelel described In thll parl.,aph Ind any othlrllxturel or lteml o(
perlonllcy .peclfically leheduJed' Ind Co be Inctuded In chll .ate.
7. SPECIAL CLAUSES:
See Addendum attached hereto and made a part hereof.
EXHIBIT A
(A> O~ntt r~'prfje~i'..~'d~i;fI~li'ih.1 Owner h.. no knowlell.e UCCJ1t II noted Inlhl, ^Irecmcnl:
1111111. the premhu hIVe been conlamlnated by In)' lubllance In Iny ""nner which rcqulru rcmedlltlon:
2 Th.llh. prop<rly conl.ln....II.nd., flood pl.ln..or .ny olh.ren.bonm.nl.lly ..n.ld.. .r....d...lopm.nl ol..hlch I.llmll.d orprocludod
by I.w: . ,
(3) .n,.llh. prop.rty conllln. ..b..lo. or polyc hhllln.l,d 1,lph.nrll or .ny olher .ub'l.nce. the ..mo..1 or dllponl or wh,eh 1..ubJecllo .ny I.w
or 'cIUJ.llon: .nd
(4) 111.I.ny I.w h.. been .lol."d In the h.ndlln, ur dill""llI' of .ny .n.lerl.1 ur ....I. or Ih. dl.dlar.. 01 .ny m.lcrl.llnlo Ih. '011, .Ir,.url.c.
wiler. or pound wlltt.
to) S.lIer .nd Duyer .ckno..l.d,. th.1 Droker:
III II. IICtnud rul CIIII, brnhr.
, II nolln u eft In COl1ltrucllon. tnllnet,tn.. Of tn~hnlllnt"I.1 "'llIeu: llIlt
J I'.. nol made and ,hall not mike Iny 'CI"CulIl_llnn.OF wAlllnllu nnrcnnduclln~clll,'llonlorlhcen\'hon,"enl.lcondlllon or lulllbllllyor
Ih. prop."y or .ny .dJ.c.nl properly.lncludlnl ..helher:
(.1 1'he rrclnhu hive becn c:onll,nlllaled hr any lublllnce In Iny mlnner Ihl' 'eltuhel rcmedlatlon:
(b n.. properly conl.ln. w,ll.ndl, nood p .In.. or .nr olher .n.lronm.nl.lly ..nllll.. ."",Ihe developrn.nl of which I.llmlled 0'
p..clud,d by I.w:
(e) Th. ~rol'erty conl.ln. ..h..lo. or pulychIOlln.l.d blph.nrl. or .ny olher .ub.l.nce, Ih. ..mo..1 or dllpo..1 01 ..hlch I. .ubJecllo
III)' law or ,e,ulallon: and
(d) Any I.w h.. b..n .lol.led In Ih. h.ndlln. ordlrpollnl of.ny m.lerl.1 or w..1eot Ih. dl.ch.... ol.ny m.lerl.llnlo Ih. .01l..I".ur'.c,
wlter. 0' ,round ""ller, elcc(11 II no led In Ihh AlrcemcnL
(C) S.lIer .1....10 Ind.mnlfr .nd 10 hold AI.nl h.tml... Irom .nJ .,.Inlllll cI.lm..d.m.nd..o, lI.blllll...lncludlnK 'lIorn'r' Ice. Ind court co.l'.
which I rise rrom or Irc rf lied 10 Ihe cnvlfonmenlal condition or uiUlhllll)' orthe rropen)' rllor to, du,tna.orlner Seller'. o<<uplllon urlhe rropert)'
Includln, wllhoulllmll.llon .ny:
III Coni. min. lion ollh. proP<rtY II d,nn.d In p.r.,r."h I(AXIl:
2 P,mnce 01 Iny .n.lronm.nlllly ..n.hl.. ..... on Ih. property.. dcnn.d In par.,"ph I(AXI);
3 P...enc. on Ih. property 01 .ny .ub'l.nc.. whIch ...Ih. .ubJeel of Plll,r.ph !(AX3); or
4 Vlol.llon 01 Ih.l.w II d...rlb.d In p.r.,r.ph !(AX4),
(D) The pro.lllon. of Ihl. Secllon Ih.lI.utvl.. Ih. perlorm.nce ollhll AI,cem.nl
9. NOnCES" ASSESSMENTS
(A) S.lIer ..p,mnll." ollh. .ce.pl.nc. d... oflhl. AI...m'nl! Ih.1 no public Impro.cm.nl."mm.nll h... bcen m.d. .,.In.llhe p..ml... which
remain unpllld Ind thai no nollce by any .ovcrnmenl or pub Ie aUlhollty h.. heen nr\ICd u(Kln Ihe SeHer or Inyone on Ihe Seller'l behllr. I"cludlnl
nOlices rel.t1nB 10 viul'llonl of lonlns, tiulldll1S,lIfcly, or nre ordlnlnces which remlln unconecled unlc.. olherwbe lpeclncd herein.
(B) M)' nOllce of Improve menU or InessmenU received on or befole Ihe d.1e or Sellcr"Icc:epllnce orthls Aarecmcnt. unless Im~rovemenlJ con.1I1 of
..wer or w.ler Ifnc. nollo use. .h.1I b. Ih. ...pon.lblllty of the Seller: .ny notl... recel..d Ih....n.. ih.U be the r..pon.lblllty 01 Ih. Buyer.
(e) '!regul..d by I.w, S.U.. .hlll 01.11... to Buyer. on or before ..1I1.m.ntl e.rtln"lIon from Ih. Ipp,oprl.l. munlclp.1 d.partm.nl ord.p.rtmenll
dhclosins nollce or Iny unconecled viall lion or zonlns. bulldln.. ..relY. or nre ordlnlnce..
(D) Duyer II .dvl..d Ih.l.ec...lo I public ro.d m.y requlrel"u.nc. 01. hllhw.y oceup.ncy p<rmll from Ih. Dep.rtm.nl ollhn.portellon.
10. TITLE AND COSTS
(A) The premises arc to be conveyed free Ind clear of IUlfens, encumbrances, and cue menU. wllh the eleeptlon or exlllln. bulldln. rcslricllon.,
ordinances. elSemenls of rolds, elsemenlJ visible upon Ihe around. and privlleleJ or rlahls of public lenlce comp.nle.. The title to Ihe .ubJect
property shall be 8000 and markelable Ind such IS will be Insurable by I repuI.ble TiUe Insurance Complny It the reaulu rile..
(D) In Ih. .v.nllhe S.lIcr I. un.bletoll.e llood .nd mllk.llbl.llII. Ind.uch II will be In.urebleby. repullbl.Tllle In.urenc.Comp.ny, Buyeroh.1I
either like such Ihle IS Ihe Seller cln live wilhoutlbllemenl or price or be replld In monle'lh'l B~y':er h.1 plld 10 Sclleron Iccounl oflne pun:hue
prlc.lncludlollllmbursemeol for Ih.lllm. .peclRed In plrllr.ph. 10Ic) lI.m'II). m.(3). .nd 1010), In th.l.ner e..nl n.llherp.rty .h.1I hl.e
rurlher lIablllr)' or obllSlllon, Ind this Agrfemenl Ih.1I hecume NULL AN ) VOID Ind an coplel will be relumcd \0 Seller', Alenllor
clncellallon. .
(e) The Duyer will r'y for Ihe followln"
III The pren11um ror mechanics ien Insurance antllor Ihle search, or ree (or canceUlllon or lime;
2 The premiums (or nood Insurance andlor nre insurance wllh extended coverage,lnsurlnce binder ch.rte. or clncellltlon (ee;
3 Appraisal fees Ind chules plld In .dvance 10 monlaBe lender; .
4 Bu)'er's nonnlllenlemenl casU and accrulls.
(D) Any surveyor surveYI required by Ihe Tille Insurance Company or Ihe Ibstrlcllng allomey for Ihe preplrallon of In Idequ,'e le'll description oflhe
premises, or .he comclloR Ihereof,.h.1I be secured and p.ld ror by Ihe Seller. NlY surveyor .urvey. desired b)' Ihe Buyer or required by hllther
mortSlle lender Ihan be .ecured Ind pllld ror by the Duyer.
II. DEPOSIT AND RECOVERY FlJND
(A) Deposits. reBardleSl oflhe ronn o(p.ymenl .nd Ihe ~non deS'Sl1lted as plyee.shln be r.ld 10 Asent (or Ihe Seller who .h.1I rellln Ihem In In
escrow accounl until consummallon or lennlnallon o(lhls Agreement In conformil)' wilh Inarplicable laws Ind replallon.. Buyer Ind Seller
IBree Ih.t, in Ihe evenl the Alenllnd/or Sublgenl arelis joined In lillglllon ror Ihe relurn of deposll monle',lhe Agent'. Indlor Subllenl', IUome)'l
1m .nd eo.1I will b. p.ld by Ihe party Jolnlnllhe Alenl or Sub'lenL
(B) Agenl ror Ihe Seller mlY, at his/her sole option. hold Iny uncashed check lendered IS deposll or h.nd monic,. pend In. the Icceptance: of Ihis
orrer.
(e) A Reel E".I. Recov.ry Fund ..isIS 10 reimburse .ny person who h.. obl.lnod . flnll el.1I Judl,"enl '1.ln". P.nn.yl..nl. ,,"t <s1I1e IIc.o.",
owing 10 (raud, ml.n:presenlallon. or decelll" I rell esllle Irannelian and who hIS been unlble 10 collccllheJudsmenl .rler CAhluslln, IlIlel.1
.nd equlllbl. remedle., For eomplele dellll. IboUllhc Fund...1I t717) 78)')6l8.
12. MAINTENANCE ANIl RISK OF LOSS
I^l Seller shnll malntlilllhe PIUJlClly, 811d .ny ltc:nonal pIO~letl)' s~lned heleln. In iu preseul cOI1lJItJon{ norm.1 wear Ind lelf caeeJ1tcd.
B Seller shin promplly nOIU)' Ihe Duyer Ir. II .n)' lime prior 10 the lime of selllemenl, In or Iny portion 0 lhe property I. condemned. de.troyed. or
dam.ged IS a result or Iny c.use whluocver.
(C) Seller shan bear risk orlolS (rom fire or olhercluses unllllime ofsclllemenL In Ihe evenllhll d.mlle 10 Iny property Included In Ihb ..Ie Is nol
repllred or n:plllced prior 10 settlement, Duyer shin hive Ihe opllon orresclndlnglhis Alreemenl Ind receiving IU monies f,ald on lceounl or or
Iccepllng Ihe property In Iu thencondlllon 10lelherwllh Ihe proceedsofln)' Insurance .ecoveryobllln.ble by ScUer. Buyer s hereby nolined Ihll
hr/.he mlY In.ure hls/her .qulllbl. 101....1 In Ihl. prop<rty II of Ihc lime Ihl. Alrccmeoll. .cccpled.
13. DEFAULT. TIME OFTIIE ESSENCE: Th.llme for ..lIlcmcnl.nd.1I olher 11m.. refen.d 10 for Ihe p<rlorm.nce of Inyollh. oblll.llon. ollhl. AI..cmcnl
lie hereb)' Isreed 10 be of Ihe essence. Should Ihe Duyer:
IAI F.lllo m.ke .ny .ddllloolt p.ymcnll II .peclfled In pllllrD}'h 3: or
B) Furnish raise or Incomplele Inrormlllon 10 Ihe Seller, the Seller sARenl.or Ihe morlgllgelenderconcemtnBthe Duyer's leBII or fin.nclll.lllus,or (.11
10 cooperate In Ihe processln. of the mortglse lOin application, ""hlch aels would resullln Ihe f.llure 10 obllln Ihe Ipproval or I mor18l.e lo.n
commllment. or
(C) Violate or rail 10 fulnll and perronn Iny oilier lerms or condilluns ur Ihls Agreenlent,
Ihen in such case,.u deposit monies and olher sums raid by Ihe nuyer 011 .ccounl onhe purchase price. whether required by Ihls Agreement or not. mlY be
"lIlnod by Ihe Sell.r: (I) On .ceounl ollh. pureh..c. or tl) Iu monle'lo be .ppll,d 10 Ih. Seller'. d.m.le',or (Jllu IIquld.ICd d.m..cs lorouch
breach IS Ihe SellermlY elect In Iheevenllhal theSellerelecls 10 relaln Ihe monies IS IIqufdllcddlmanesllheSeller,h. I be n:lelJed Irom IUUabl1ille,or
oblll.llon. .nd Ihls AI..emenl .hlll be NULL AND VOID .nd .11 cople. will be return,d '0 Ih. s. or. Alent for c.ncelllllon.
I.. AGENT(S): It Is e..pressly undentood Ind alreed bet'tVeen the pirtle. lhal Ihe nlmed Agent. nroker, Ind In)' Sublgenl, Broker and their IIlespeople,
employee.. officers Indlor plnnen. are Agenl(s) ror lhe Seller not Ihe Buyer, however,lhe Agent(s) mlY pel (ann ,ervlce. (or the Bu)'er In conneclion wilh
finlnclns.lnsurance Ind document preparlllon.
15. RECORDING:ThlsAgreemenlshlU not be recorded In Ihe Omceofthe Rccorderor()eetlsor In Inyotherofficeorpl.ceorrubllc record. If Buyercluses
or pcnnlls Ihls Agreementlo be recorded. Seller mlY eleello Ireal such lei II a brelch or Ihls Agreement
16. ASSIGNMENT: This Agreement shall be blndlnB upon Ihe p.nles_ Iheir res(lC'Cllvc heln. Jlenon.1 re:presenllllves,luardlan'lnd ,uccesson.lnd,lo Ihe
utenl 1"'lnable, on Ihe IssI,ns of Ihe p.rtle, here 10. It ls'upre"l)' undenlood. however. Ihat the Bu)'er ,han not Itlnder or IIs'gn Ihfl Aareemenl
w1thoullhe wrinen consenl 0 Ihe Seller.
17. REPRESENTATIONS:'. II undenloOd th.1 Bu)'er hit In,pecled Ihe propert)', or hertb)' wlhnlhe dahtlo do 10, Ind hu Ipettl 10 p,,,chlM II U. Rlull 01
lueh Inspeedon and nol bee.uH or or In reUanee up4?n .n)' rcpRHnl.don mlde by lhe Seller or aft)' olher omC'tr, pllrintr, or tmplo~ of Selltr, or It, 1M Aaul or
Sublatnl, IIlnf' oflhe Selltr, Ihclr.ale'pfl'ple.nII tmploytn.omcen .nd/or putncn. The Ituyer h.s .greed 10 purchase II In lis present condition unless
olherwise spee: Oed helclp. It Is rUrlher umlcfShxM.l1hallhi, agfeemenl cOlll.inslhe whoic Iglecmenl belween the Seller Ind Ihe Duyer Ind Ihere Ire no
. olher lerm,. obligationi'. covenanLl. represenlallons. Slalemenls. Dr condllluns. or. I or otherwise. or Iny kind wh.tJocver concern'ns Ihl. IIle.
Furthennore, this a~reemenlsh.1I nol be.~I~~red. .mended:~!I.lIgcd or modified CleePII/"J1n eaeculed b),~hC .rtJes.
"UU,K'S^~~1l0V^L, /..~ ,/.,' (, /--:I. ~
WITNESS...t"':'.'."nv,~,~~;.../.;::s:,~"",:;,:;;,,""'" DlJVER.7..... ~d.u~.z~...... .. ...............
,.~_ ___ /~____ //L,/.-"
WITNESS 'f'" .........~...... ..1..'....~.... ......... ....... ... BUVER... <.. ~,.r<?(;... .. ~~.....,..,...-:z-,_........ ........
VOLUNTARY TRANSFER OF CORI.'ORA'J'E ASSETS: The undmlgned leknowledg" Ih.1 h,/.h. Is IUlhoolled by Ih. Board 01 Dlreelon 10 .lln Ihl.
Agreementon beh.1f oflhe Seller corporation and th.llhls sale does nnl cunslllute I sale. telSe. or e..chlnge oran or .ubslantlllty.n the properly Ind lueU or
lhe corporallon, such IS would require Ihe IUlhorillllon or consent oflhe shareholders pursulnllo IS P.S. See lion 1311.
SEllER'SACCEpTANCE: Seller hereby .ccepll.he .boveconlllcllhls....... ...3. ~-J........ dlyof.. ,+r...t... ......... A.D. 19. ~:7...
,. -,
W1lNESS.. \..(\}-::.... .~~. .'-A.......... .............
WllNESS... .St.\\~;= .~~ :\..\...............,.....
AGENT By'.......... ......,. ..... ...... ........ ........ ... ......
, -, ('
, t/. ../ ,/.......
SELLER ........;t../i..;./h..,~",'Jri" ......................
I ,,(. ~ ,. .~ (./.
SELLEI\ ... ,.... .Ito. '1.,<;.....\ J<. ,_1"",.\'. .............. .....
, ,
ADDENDUM
In reference to the PURCHASE AGREEMENT covering the REAL PROPERTY commonly known as 2303
Market Street. Camp ~ll. PennSYlvania dated March 27. 1997 . between Jav R. and Ruby G, Anstadt
(SELLER) Md J k D. and Mari A. Atchason ffiTIYER) the undersigned Parties hereby agree as follows:
7, Special Clauses (Continued):
This agreement is expressly contingent upon the following terms and conditions being met or waived or this
agreement shall become null and void and the deposit together with interest shall be returned to the BUYER and
neither BUYER or SELLER shall have any further obligation to the other. Each'condition will be deemed to have
been satisfied by settlement or the otherwise indicated dates unless BUYER notifies SELLER or SELLER's agent
to the contrary in writing on or before the indicated date:
1\:
I '
L
:\ .
'!d
1)'10
:';'
fj,
\
. !
A. 8m T FR financing shall take the form of an Installment Sale Contract whereby SELLER shall receive
a $191,250.00 Purchase Money Mortgage to be paid by BUYERS, amortized over 20 years at the
prime interest rate printed in the Wall Street Journal on day of settlement and adjusted on each
anniversary thereafter, not to exceed 10%, with a 10 year balloon.
B. Any appraisals, studies, reports, etc. required by BUYER shall be the responsibility of BUYER.
C. SEILER shall provide a vehicular easement from rear portion of existing driveway to paved parking
area of2211 Market Street, property 1-21-271-461.
D. Since the SELLER has represented that the land within the fenced area directly behind the garages
has been in actual, open, notorious, exclusive and continuous occupancy by both he and the previous
owner, the SELLER shall cooperate with the BUYER if BUYER attempts to obtain this land by
Adverse Possession after settlement. SELLER has in his possession a letter from previous owner
attesting to his occupancy which shall be immediately provided to Broker for traDsmittle to BUYER.
E. This Agreement contingent upon the existing zoning allowing the use of the property as a Travel
Agency.
F. Seller to provide Buyer with a boundary survey so Buyer may ascertain that the large evergreen trees
along the western property line are within the subject parcel. If said trees are not within this parcel,
Buyer at his option, may terminate this agreement.
The herein agreement, upon its execution by both parties, is herewith made an integral part of the aforementioned
Agreement of Sale.
DATE:
3/c~/77
+/5/97
(, ~-/( ti
I
(2,~ ? a~~kff
..
DATE:
PURCHASER: ~ &d- .:::J SELLER:
/'
PURCHASER: ~d' ~.L-- --
s(./) ~
/ . .
WITNES " ....r_'-- . AGENT
/" ,.'
..... .;
SELLER:
~
AGENT
WITNESS
..._~.
To: Cumbcrlond County Courthouse
Prothonotory Office
I Courthouse Squore
Corlisle, PA 17013
JACK D. ATCHASON ond
MARl A. A TCHASON,
IN THE COURT OF COMMON PLEAS OF
CUMBERLAND COUNTY, PENNSYLVANIA
Plointiffs
NO. 1998-495 Civil
v.
JAYR. ANSTADTond
RUBY G. ANSTADT
Defendonts
ANSWER
Poragraph I
Paragraph 2
AGREED
AGREED
Paragraph 3
AGREED
Paragraph 4
AGREED
Paragraph 5
AGREED
Paragraph 6
DENIED
Paragraph 7
Plaintiffs extended closing to Tuesday, the 22nd of
July 1997 through communication with the
defendants attorney per letter ottached hereto as
Exhibit "A" and incorporated herein by this
reference. Plaintiff refused to close as agreed on
July 22, 1997, therefore, your court should reject
the subject civil suit No. 1998-495 out ofhand.
Paragraph 8
DENIED
Paragraph 9
Paragraph 10
AGREED
AGREED
Paragraph II
AGREED
Pamgraph 12
DENIED. Funds arc, and havc bcen, hcld by
Landmark Rcalty in a non-intcrest bcaring account.
Paragraph 13
DENIED. Defendants havc convcrtcd nothing.
Plaintiffs refuse to rclcase thc $10,250.00 deposit to
the defendants as evidenced by this civil lawsuit,
recorded on January 28, 1998, and served on the
dcfendants.
Dated February 13. 1998
By
{(/h~
I //.' '
JA Y R. ANSTADT
.t_j(j~( a,,~ tI-
RUBY G. ANSTADT
EXIIIBIT "A"
Thomas P. Ollckl
AlUltMy M Lft
1 O!ll.otllll Slftet
rtlInlIburg. '" 17101
717.2M-1.!l18
... 717.UIh'l7t!O
July 21. 1997
Gary E. F~nch, EsqulJ'('
Keefer Wood Allen &. Rahal, LLP
210 Walnut Street
POBox 11963
Harrisburg, PA 17108. J 963
RE: Anatadt/Atchason
VIAFAXAND MAIL
Dear Gary:
Following our convenatlon earlier today. I reviewed the entire situation with Mr.
Anstack and JIm Brady. As Ilnd1cated before, I believe we have fully complied with the
~t of sale In all mpects IJ1ld It Is your clients who have breached the agreement.
First. our position Is that the InstalImcnt sale agreement presented to your clients as the
financing ~h1de complied with the agreement of sale,lJ1ld there was no requirement that
we clear title to the property until ~tation of the deed and full payment of the
purchase price. A$ one of a nwnber of accommodations to your client, we agreed to the
purchase money mortgage an'mgmtellt to addrc:" your clients' concerns. We were then
fully prepared to close again In May. when the zoning concerns surfaced. This turned
out to be a nonlssue, but we again accommodated your clients and extended the closing
date. ^' recently .:u last Thunday. you communicated your cllenu' willingness to close
Tu~sday the 22nd of luly, and the only reason your clients an: now refusing to dose is
that they are apparently no Ion~ Imertsted In the l->lUpetty. This WlS apparently what
your clients Infonned Mr. Rmunel, and Mr. Remmel never told them that he thought
they wcrc not obligated under thc agreement of sale. My undentandlng is that Mr.
Rftnmel merely acknowledgcl the obvious filet that you caMot force an unwilling buyer
to close, while warning the Atchasons that they could be liable for damages for their
fail\m: to dose.
nlcse events should also be considered In Ught of your clients other actions rrgarding the
property, First, they proceeded to cause a nwnber of large trees on the property to be
cut down. In addition, they In fanned the Anstadta' tenant on the property thllt they
\Yould not lease the property to him, and tile tenant has subaequently left. If your c1lenu
.
...,
F:\I'II.f.S\UA T ArILf!~lISl'\ARIHJIIF.A 1l'J...
l.'..t....: 0\/19"'"10 42.41t AM
R....I'"': D,/l919'10 4H9 AM
JACK D. A TCHASON and
MARl A. ATCHASON,
Plaintiffs
IN THE COURT OF COMMON PLEAS OF
CUMBERLAND COUNTY, PENNSYLVANIA
v.
CIVIL ACTION - LAW
NO. 495 CIVIL 1998
JAY R. ANST ADT and
RUBY G. ANSTADT,
Defcndants
TO: Gary E. French, Esquire
KEEFER, WOOD, ALLEN & RAHAL
210 Walnut Street
P.O. Box 11963
Harrisburg, P A 17108-1963
Mr. and Mrs. Jay R. Anstadt
55 Hcnderson Tcrrace
Burlington, VT 05401
NOTICE OF HEARING
YOU ARE HEREBY NOTIFIED that the undersigned arbitrators appointed by the COl,lrt in
the above captioned matter will mect for the purpose of their appointment Monday, June IS, 1998,
beginning at 9:00 a.m. in thc Second Floor Hearing Room of the Old Cumberland County
Courthouse, Carlisle, Pennsylvania, at which time and place you may appear and be heard, together
with your witnesses and counsel, if you so desire.
Dated: May 19, 1998
~
~,'
rr'
D-
O
V
George B. Faller, Jr., Esquir hairman
Tony DeLuca, Esquire
Richard C. Gaffney, Jr. Esquire
cc:
Court Administrator's Office
M^Il'fSON DF.AIIUOIIFF Wn,I.I^MS 6z OTTO
M!2W&:O
AI.I11MNf.YS &. Cm1N~f_UllM5 ,n I....w
WilliAM P. MARI"'N
JOliN II. P,........1It
DANIH. K. 0....1>0..,
TIIOM"'J.WII.l.IAMS.'
tv" V. Ono lit
SlHIlEN L. lIux,,,.
G""GF. II. FALU,' J..'
Ml<:IIAF.LJ. HAN.r
W. OA"FN POWF:.L
TlIll.....' G. CoLLINS
c.'l. C. RISCH
T..N EA,'1' HllllI Sr'F.H
C.'USLF, PFNNSYlVANIA 17lJ 13
TFI.F.rJIllNF. (7t 7) 243.334 t
FAC.>I".lLF. (717) 243.185lJ
INTF.RNI!T www.mdwo.cum
.OOAIlU Ctlmnru CML TIlLU S,U:IAUST
April 30, 1998
Mr. and Mrs. Jay R. Anstadt
55 Henderson Terrace
Burlington, VT 05401
RE: Jack D. and Marl A. Atchason v. Jay R. and Ruby G. Anstadt
No. 495 Civil 1998 - Cumberland County C.C.P.
Dear Mr. and Mrs. Anstadt:
t
o
l'
Enclosed please find a copy of the Petition for Appointment of Arbitrators and Order of
Court appointing me as Chairman. As such, my office will be scheduling the hearing for the above
referenced matter. Please promptly contact my office (1-800-691-2555) and advise my paralegal,
Lori Sullivan, of dates you both will be available to attend the hearing. Ifwe do not hear from you
by Friday, May 8, 1998, we will proceed to schedule the arbitration and notify you of the selected
date. Thank you.
Very truly yours,
MARTSON, DEARDORFF, WILLIAMS & OTIO
George B. Faller, Jr.
GBF/las
Enclosure
F:\fILES\DA T AFlLE\MISC\ARB.QBF.)
INPORMATION . ADVtCE . ADVOCACY'"
..... en '>-
c:: It: [_.
is ~;:~ ;~.;
n c."
lJJ "
(.)r~ !:?~i;~
I' . :;.(
~:;r ,--, -.....
0".. ,."-
I.. L"~) '[,"1
8" -':I;~
"):..1_ ('~ C ~--::
_.J1, c.::: IJ"J
G:.., CJ.. ::1u..
f--: """
u.. t:.-; ~:)
u vI U
: \ .. ., "
co
c:n
::s
(.)
~
~&,
~~
~ ~
"':::---,
~ 0~~
b
""
~
"-:;0
0-
1-
UJ'~;
C)~.-:,
G:~,:
L' ..-.
~f:.'
UJo..;....
=-Jl1:
u.. ~c.
t=
LL.
<;)
ell
".
('~
c:;:
0"
q-
.....
(_.
'-;..
~.~~ ;';
," ~; '.
~..-~~
, (:"J
:'t.~~g
'1";(1-
..
r:-_
lJ...
-G
(0~)
}
)
)
)
JAY R. ANSTADT and RUBY G. ANSTADT, ))
Defendants
\
JACl< D. ATClIJ\SON 'and MARI A.
ID the Court 01 CoaaoD .11.. of
'\
'\
,
I
! !
I
f
t
;~~
. I
i/ ,
r. '
f
I, ,
,I
ATCIIASON
,
Plaintiffs
Cumblr1lDd COUDty. '1lIIlIylvaDia
v.
10. 495 . .
1998
CIVIL
J/
OATH
WI do .0lllllDly wear (or affin) that ve vill lupport. oblY aDd dlfead
the CoalUtuUoD eJf the UD1ted Stat.. aDd thl Coaatint1oll of thit CoIIImcm-
vealth IDd that VI vill dilchlrle the dutiel of our office vith fidelity.
/',
R chard Gaffney,
AWARD
WI, the UDderligned arbitrators, hav1Dg beeD duly appo1Dted IDd worn
(or :aff1ned), uke the follov1Dg avard:
(Note: If dama.tI for del.y are awarded, they lhall be
leparately atated.)
lJe- f"lId ;fl -G.Vd( (,of ~ t::efe~tlifl1b.
appHcable. )
. Arbitrator, dissents. (Insert name if
fYI~('~) Pev~r~
\,J( lklftt'os of- 0&
, squire
Date of Bearing:
Date of Award:
Ri hard Gaffney,
NOTICE OF ENTRY OF AWARD
Now, the 154" day of Juru.: , 19q8 , at lI',Q5, ~.M.,
.ward was entered upon the docket and notice thereof given by mail
parties or their attorneys. '
the above
to the
Arbitrators' compensation to be
paid upon appeal:
$ ,gqD. OD
(' l'-AW, ~. plr;:;~,..y ~
l ,~\~ b\ ) r /8:l017ann
By:
Deputy