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4. Admitted to the extent that the principal obligor
Maureen Brann (tenant) entered into a lease agreement with
Plaintiff on or about June 1, 1995 and the lease speaks for
itself. Defendant, however, never saw the lease prior to the
filing of Plaintiff's complaint, nor signed the lease, and
therefore, any implication that Defendant knew the terms of the
lease or agreed to act as a guarantor for over the one (1) year
term is denied, and strict proof thereof is demanded.
5. Admitted in part, denied in part. It is admitted that
Dianne M. Sheppard signed a document entitled Unconditional
"Guarantee" of the Lease between tenant and Plaintiff on or about
April 18, 1995. It is denied, however, that the "guarantee" was
unconditional or that Dianne Sheppard agreed to act as a
guarantor for over the one (1) year term, and strict proof
thereof is demanded.
6. Denied. Defendant had no knowledge and was unaware of
the existence of said Renewal Agreement until Plaintiff filed its
complaint, and therefore, is without suffJ,cient information to
form a knowledge or belief as to the accuracy of the averment in
paragraph 6, and therefore, said averment is denied and strict
proof thereof is demanded. In addition, Plaintiff neglected to
attach a copy of said Agreement in its complaint and Defendant
has still not seen the Agreement.
7. Denied. The averment in paragraph 7 is a conclusion of
2
law to which no response is required, and therefore said averment
is denied and strict proof thereof is demanded. By way of
further answer, said Lease Agreement is subject to legal
interpretation Bnd again, Defendant never saw the lease prior to
the filing of PlaintIff's compla.int, nor signed the lease, and
therefore, any impUcation that Defendant knew the terms of the
lease or agreed to act as a guarantor tor over the one (1) year
term is denied, and strict proof thereof is demanded.
8. Denied. Defendant is wi thout sufficient information to
form a knowledge or belief as to the accuracy of the averment in
paragraph 8, and therefore, said averment is denied and strict
proof thereof is demanded.
9. Denied. Defendant is without sufficient informat ion to
form a knowledge or belief as to the accuracy of the averment in
paragraph 9, and therefore, said averment is denied and strict
proof thereof is demanded,
10. Denied. The statement in paragraph 10 is a demand for
relief and therefore, said statement is denied and strict proof
thereof is demanded.
11. Denied. The averment in paragraph II is a conclusion
of law to which no response is required, and therefore, said
averment is denied and strict proof thereof is demanded. By way
of further answer, said Lease Agreement is subject to legal
interpretation and again, Defendant never saw the lease prior to
the filing of Plaintiff's complaint, nor signed the lease, and
3
therefore, any implication that Defendant know tho t{Jrms of thfl
lease or agreed to act as a guarantor for ovor the one (1) year
term is denied, and strict I)roof theroo( ifl domanded,
l7.. Denied. Defendant is without sutficiont information to
form a knowledge or belief as to the accuracy of the facts
contained in the averment .in paragraph i2, and therefore, said
averment is denied and strict proof thereof is demanded. By way
of further answer, said Lease Agreement is subject to legal
interpretation and again, Defendant never saw the lease prior to
the filing of Plaintiff's complaint, nor signed the lease, and
therefore, any implication that Defendant knew the terms of the
lease or agreed to act as a guarantor for over the one (1) year
term is denied, and strict proof thereof is demanded.
13. Denied. Defendant is without sufficient information to
form a knowledge or belief as to the accuracy of the facts
contained in the averment in paragraph 13/ and therefore, said
averment is denied and strict proof thereof is demanded.
14. Denied. The averment in paragraph 14 is a conclusion
of law to which no response is required, and therefore said
averment is denied and strict proof thereof is demanded. By way
of further answer, said Lease Agreement is subject to legal
interpretation and again, Defendant never saw the lease prior to
the filing of Plaintiff/s complaint, nor signed the lease, and
therefore, any implication that Defendant knew the terms of the
lease or agreed to act as a guarantor for over the one (1) year
4
term J.8 den:led, and fltdct proof' tlwreof' .l.s demanded.
15. Denied. The avarmont in paragraph 15 :ls a conclus:lon
of law to which no resp()I1S[~ is required, and therefore sa:ld
averment is denied and strict proof' thereof is demanded. By way
of further answer, said Lease Agreement and Guarantee is subject
to legal interpretation and again, Defendant never saw the lease
prior to the filing of Pla:lntiff's compla.int, nor signed the
lease, and therefore, any implication that Defendant knew the
terms of the lease or agreed to act as a guarantor for over the
one (1) year term is denied, and strict proof thereof is
demanded.
l6. Denied. The averment in paragraph 16 1s a conclusion
of law to which no response is required, and therefore said
averment is denied and strict proof thereof is demanded. By way
of further answer, said Lease Agreement .l.s sUbject to legal
interpretation and again, Defendant never saw the lease prior to
the filing of Plaintiff's complaint, nor signed the lease, and
therefore, any implication that Defendant knew the terms of the
lease or agreed to act as a guarantor for over the one (1) year
term is denied, and strict proof thereof is demanded.
17. Denied. Defendant is without sufficient information to
form a knowledge or belief as to the accuracy of the averment in
parag~aph l7, and therefore, said averment is denied and strict
proof thereof is demanded.
18. Denied. Defendant is without sufficient information to
5
form a knoWledge or belief as to the accuracy of the averment in
paragraph 18, and therefore, said averment is denied and strict
proof thereof is demanded.
WHEREFORE, Defendant respectfully requests that this
Honorable Court deny Plaintiff's claim and enter jUdgment in
favDr of Defendant.
NEW ~TTER/AFFIRMATIVE DEFENSES
1. The document and alleged "Unconditional Guarantee"
(Plaintiff's Exhibit "B") signed by Dianne M. Sheppard on April
28, 1995 is not a valid contract, as there was no meeting of the
minds of the parties, a mistake on the part of Defendant and no
consideration. Although the document states that the Lease was
attached and the document was signed in consideration of the
Lease, the fact of the matter is the document was signed months
prior to the making of the Lease and the making of the Lease was
contingent upon the credit of Dianne M. Sheppard and the
guarantee of her employment with Lightman I,aw Offices for a
period of one (1) year. Dianne M. Sheppard was led to believe
by Plaintiff's agent, Cynthia Carey, and signed the document with
the intent and belief that the term of the Lease to be made was
of one (1) year's duration and that she was only guaranteeing the
6
Lease for that aile (l) year term. Defendant waR never shown the
l,ea$e until plaintiff filed its complaint:.
2. plaintiff failed to disclose the terms of the Lease to
Defendant, which are material facts, and therefore, deliberately
and fruudulently mis],ed Defendant into believing that the l,ease
was for a term of one (1) year, and the alleged "Guarantee" was
also for a one (1) year term.
3. The Lease signed by the principal obligor, Maureen
Brann (tenant) and plaintiff was for a term of one (1) year, as
stated in Plaint iff's EKhibi t "A", paragraph 1, (i). Dianne
Sheppard was never contacted by plaintiff, nor was consulted with
regard to renewal of the Lease by the parties thereto, and
therefore, was secondarily liable for any obligation under the
Lease for one (1) year from the date of said Lease, until June 1,
1996. Therefore, any alleged obligation arising under the Lease
after the initial term of one (1) year had expired, was not
guaranteed by Dianne Sheppard.
4. plaintiff changed the terms and conditions of the
original Lease after one (1) year from the datle of its making by
among other things, raising the rent, as well as requiring the
installation of carpet by tenant without consulting Dianne
Sheppard and without her approval and permission, thereby
plaintiff unilaterally amended the Lease, which in and of itself,
caused a termination of any obligation of the part of Dianne M.
Sheppard at that time.
7
5. ~he alleged "Guarantee" references ollly the original
Lease, and not any renewal terms and is therefore vague and
ambiguous and must bll strictly COilS trued against the Maker,
Plaintiff. Therefore, the interpretation of said "Guarantee"
must be that of guarantee of only obligations arising under a one
(1) year lease.
6. Defendant has allY and all affirmative defenses and
rights as has tenallt, and it is believed, and therefore, averred
that Plaintiff breached its renewal contract terms with tenant by
unilaterally changing the terms and conditions of the renewal
lease by demanding that carpet be installed at tenant's expense,
and by providing only thirty (30) days notice of the same to
tenant and inferring that should carpet not be installed, tenant
would be evicted. Therefore, tenant had the right to leave
Plaintiff's premises, as Plaintiff breached their agreement.
7. Defendant has any and all affirmative defenses and
rights as has tenant, and it is believed, and therefore, averred
that Plaintiff failed in its duty to mitigate any damages
allegedly cause by tenant, and in fact, had a waiting list for
apartments such as the one rented by tenant, and could have
rented it out immediately after tenant vacated the property.
8. PlainUff has filed its complaint in bad faith and has
abused the civil process, and is pursuing its complaint against
Defendant frivolously and with the intent to harass Defendant,
without legal basis.
8
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c"TmCAIlL.lllUl,RV10' lei: I~, .
I, Dianne M. Sheppard, certify that on this Li day of ~v:r-'
1,998, I served a copy of the foregoing Anower, by first class
mail, postage prepaid, on the following person(s), and adrressed
as follows:
Debra McLaughlin, Esq.
Katherman & Hfi'im
345 East Market at.
York, PA 17403
By:
o
49 arren Road
Media, PA 19063
(610) 627-1447
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COMMONWEALTH OF PENNSYLVANIA
COUNTY OF: CtlMBBRLAND
----",
Mil", 0111. NQ:
09-1-01
CHARLBS A. CLBMBNT, JR.
Add".. 1106 CAllLI9LB ROAD
CAHP llILL, PI.
NOTICE OF JUDGMENT/TRANSCRIPT
. CIVIL CASE
PLAINTIFf': NAM' '"' A~O""SS ...,
fKBSTGATB QARDBN ASSOC.
1149 COLUMBUS AVBNUB
LBMOYNB, PI. 17043
L ~
VB.
OJNlm.: HlJn
TlIl,hono (717) 761- 4940
17011
DEFENDANT: NAM' ,";ADOOlfiSS
'BRANN, NAUREBN, BT AL. -,
100 PINE STRBBT
C/O HOIBBS, WALLACnNURIC'."
L!lARRISBURG, PI. 17101 -.J
\ Docket No,: CV-0000013-98 .
Dale Flied: 1/08/98 _' ,
, '
DIANNE M. SHBPPARD
49 BARREN
. MEDIA, PI. 19063
~;
THIS IS TO NOTIFY YOU THAT:
"'"""t Judgment: FOR pT.lI.TNTIPF
>,
[i] Judgment was entered for: (Name) WRATGA"'R cUlmv.IIJ "AAn~
[i] Judgment was entered against: (Name) ARRPPlI.RD, DTlI.NNE M_
In the amount of $
'2 ~41...1UL on:
-
(Date of Judgment)
~ In1/QA
. .
o Defendants are jointly and severally liable,
o Damages will be assessed on:
(Date & Time) ____
o This case dismissed without prejudice,
Amount of Judgment
Judgment Costs
Interesl on Judgment
Attorney Fees
Total
$.~
$ 113.011
$__ .00
$ .00
$ 2.341.00
O Amount of Judgment Subject to
Attachment/Act 5 of 1996 $
Post Judgment Credits $
Post Judgment Costs $--
o Levy Is stayed for
days or 0 generally stayed,
===:==:::::==
Certified Judgment Total $
o Objection to levy has been filed and hearing will be held:
Date:
Place:
Time:
ANY PARTY HAS THE RIGHT TO APPEAL WITHIN 30 DAYS AFTER THE ENTRY OF JUDGMENT BY FILING A NOTICE
OF APPEAL WITH THE PROTHONOTARY/CLERK OF THE COURT OF COMMON PLEAS, CIVIL DIVISION, YOU
MUST INCLUDE A COpy OF THIS NOTICE OF JUDGMENTITRANSCRIPT FORM WITH YOUR NqTICI.: OF APPEAL.
fe..,") r . /"../ \ . ' ,_ .' ,11,i"""." ".
~J.98 Date '",,} " ' ('i, " ' " \, Dlstriot;JUs,tlce
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I certify that this Is a true and!correct copy of t~e ;ecrrd of 1he prooeedl~9! cO,n, ~~lnl~g;Itl~~u~~l1jent" '
:)., ')., ~ ~~ Date' f " " !' ( ":,'~' '." , 'O~trict Justice
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My commission expires first Monday of January,
AOPC 315.96
2002
,
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: i SEAL '
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IN THE COURT OF COMMON PLEAS OF YORK COUN'I'Y, PENNSYLVANIA
WESTGATE GARDEN ASSOC.
Plaintiff
CIVIL ACTION .. LAW
v.
No. 98-1818
JURY TRIAL DEI1ANDED
DIANNE M. SHEPPARD
COMPLAINT
AND NOW, on thiaJtt-ay of Apr.i1, 1998, WES'fGATE GARDEN
ASSOC. through its attorneys, KATHERMAN & HElM, P.C. and file the
following Complaint and in support thereof states the followingl
1. plaintiff, Westgate Garden Assoc., is a Pennsylvania
Limited Partnership with a principal place of business at 1149
Columbia Avenue, Lemoyne, Pennsylvania 17043.
2. Defendant, Dianne M. Sheppard, is an adult individual
who works at 49 Barren Road, Media, PA 19063.
3. Plaintiff is the owner of real property formerly known
as Westgate Garden Apartments, now known as Village at Highland
Park.
4. On or about June 1, 1995, Maureen Brann entered into a
I,ease agreement, for property located at 1100 Columbus Ave, Apt.
#5 for a period of one (1) year, automatically renewing for an
additional term of one year unless terminated by either party
upon written notice. A copy of the lease agreement is attached
hereto as Exhibit "A".
5. On or about April 18, 1995, Defendant, Dianne M.
Sheppard signed an Unconditional Guarantee of Lease agreeing to
be responsible for any financial obligation for rent or related
services or damages incurred by Maureen Brann at Westgate Garden
Apartments. See Exhibit "B".
6. Maureen Brann renewed the lease each year for the term
of one year, through May 31, 1998. Rent for the term commencing
June 1,1997 and ending May 31, 1998 was at the rental rate of
$736.00 per month. A copy of the Renewal agreement is attached
hereto as Exhibit "C".
7. The Lease Agreement requires sixty (60) days written
notice to end the lease, otherwise it continues for an additional
term of one (1) year.
8. Maureen Brann moved out of the leased premises on or
about November 30, 1997.
9. Maureen Brann failed to pay rent for the months of
December 1997, January 1998, February 1998, March 199B, April
1998. Upon information and belief, Maureen Brann has no
intention of paying rent for the month of May 1998.
10. Plaintiff herein demands rent through the end of May
1998 in the amount of $4,416.
11. Pursuant to the terms of the lease, Maureen Brann owes
a late fee of $3.00 per day for every day rent is late.
12. It is Plaintiffs' policy to never charge more than one
month in late charges for any month in which rent goes unpaid;
therefore, Maureen Brann owes Plaintiff $546.00 in late charges
for the months of unpaid rent.
13. Plaintiff currently holds a security deposit for
Maureen Brann in the amount of $100.00.
14. Pursuant to paragraph 16 of the lease agreement,
Plaintiff is entitled to recover reasonable attorney's fees plus
costs for the collection of rent and damages, as a result of
Maureen Brann's default.
15. Pursuant to the terms of the Unconditional Guarantee of
Lease signed by Defendant, Defendant is responsible for any
financial obligation for rent incurred by Maureen Brann.
16. PUrBU/lnt to the terms of the Unoonditional Guarantee of
Lease signed by Defend/lnt, Dianne M. Sheppard agreed to pay all
of Maureen Brann's expenses, inClUding reasonable attorney fees
in enforcing the guaranty.
17. Maureen Brann filed bankruptcy on March 26, 1998,
naming Westgate Garden Associates as a creditor.
18. Plaintiff has made reasonable efforts t.o rerent the
apartment to other t.enants but has been unsuccessful.
WHEREFORE, the Plai.ntiff, Westgate Gtlrden Assoc.
respectfully requests that this Honorable Court enter judgment
for the Plaint.iff and against the Defend/lnt in the amount of
$4,962.00, plus interest, costs, and attorney fees and any
additional relief the court deems fair.
Respectfully submitted,
KATHERMAN & HElM, P.C.
Datel
1./-).1- 9L
BYI
J..1
Audrey E. W n, Esquire
for Debra M McLaughlin, Esquire
IoD. No. 43,531
345 East Market Street
York, Pennsylvania 17403
(717) 854-5124
Attorneys for Plaintiff
FROM
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NOil to. : 7177:174102
Apr 2e 1990 10'21~1 P3
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Exhibit A
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.. ~fiiiiI"" "' ...1011 ,~ h ..UdPlIU u.41otd ...... be ,Iwn ~ cntlOcd fl\Ill. to I...Iftdtofd '1 1M follow.., ......:
1149 ColumbuJ Avenue t~emo~Dc. PA 17043. .1ld'U..I'"tl~_...ll......it*.."''''llOlict
11II.... ,i.. ~....... "111M. ....IIW.....,. Mt.,. ~.MIl t.y L.-Icwd Of IMI.,".
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-'-
FR0I1 : III Ll(,(lE nT H IGHl.nIID P(iPl'
PHOIIE 110.
7177374102
Jan. 23 1998 02:0SP"1 P2
"'''''
~
.""
,=, i'l-'
~f!-18-1''''!
\ 'V
to<; H Haoo ltlC.
TO
71....~';'7:1':1331
11 ' J~ F~10n
ONCONn!TIONAL GU~EE OF LF~i
~/
PATE: _.. . IfJ. Itf'9j ~
To whom it m~y ooncern:
~f1hr:: X (~~:) ~:t\?.~~ Vj\, ~p(Jl.v'cQ
will be ~Qnlllible for any financi.al obligiilcion
r41ated seJ;Vi~e8 or dam.
at .Iv
of ~'"m1~
,
,::;i5 ,
-
In consideration of tae making of the attacned Laa.e by
the Landlord with the Resident, at the re~est of tho undersigned
Oua~antor and in reliance on this guaranty, th~ Guarantor hereby
~uaranti.s rayment ot the rent to be paid by th. Resident: and the
perf~rm.nee of tha Resident of all of the tQ~S and condit~ons of
the Le..e, and the Ouarantor promise. to pay all of the Res~dent's
expenses, inol.uding :;.asonable attorney fees, incurred by the
Landlord in enforcing all oQlig!l.t.ionl;l of ~he Resident under the
Lease or incurred ~y the ~andlord in enforcing this guaranty.
The Guarantor under,tands that the Landlord ~111 obtain
an investigAtive credit l:'eport in conn.ction with the Guarantor'S
applicat ion 1:0 become a LEI/lISle 00- eigner ot .4l!lstgate Garden
Alloc:iates.
mi, report may include intcrmation about the auarantor 0 8
employment and cradit atandin~.
The Guaraneor undarst~nde that the ~.ndlord will provide
the Mme ot the reporting agency obtaining this information. it
requested by the Guarantor.
IN WITNESS WHEREOF,
to bQ a~.euted on thi8
the undersigned
If day of ,
h~ caused thl.'
~ -'
(~
wi.
r
Guarant:()r
---..,
Exhibit B
IN THE COURT OF COMMON PLEAS OF CUMBERLAND COUNTY, PENNSYLVANIA
WESTGATE GARDEN ASSOCIATES
Plaintiff
CIVIL ACTION - LAW
vs.
NO. 98-1818
DIANNE M. SHEPPARD
Defendant
CERTIFICATE OF SERVICE
The undersigned hereby certifies that a true and correot oopy
of the foregoing Co.plaint was served upon the following person on
this date by certified mail, addressed as follows:
Dianne M.
49 Barren
Media, PA
Sheppard,
Road
19063
Esquire
DATE: '-/ - 'J.7- 1?
(Qu lJ c< I ~. (to hL:'1
Debra MH McLau lin ~"
Attorney for Plain ff
ID No.69967
345 East Market Street
York, PA 17403
(717)854-5124
JOHN M, EAKIN
Allum-Itv AI tAW
','o\l1lo:n tlQUJ\lIr: nllllllttltl
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Septemuer 1, 1998
UH;;fjjmu: 1'117""l!:l11.
'"AM 1'1'''II\'''';tilfli
Oianne M. SheplJar<.l , Esquire
49 Ban'en Road
Media, FA 1!lO63
ReI Westgate Apartments v. Sheppard
Dear Mrs. Sheppard:
In your recent letter of August 20th to Debra MOLaughlin,
you requeste~l II oontinuance. She Indicated she has responded to
your request for informatIon so that formal dIscovery would not
be necessary.
ThIs oase was at issue in June, 199B.
At your request llnd with the approval of Debra MoLaughlin,
the hearing is reseheduled for Septemuer 21, 199B, and a notice
to tills affect Is enclosed. 'l'ha case will be heard at that time
unless the oourt makes an ordel: to the contrary.
Very truly yours,
tp~
John M. Eakin
JME/sam
Enolosure
eel William P. Douglas, Esquire
Richard E. Connell. Esquire
Debra Mil McLaughlin, Esquire
Uffice of Court Administrator
.....-"'_., ,
WESTGATE GARDEN ASSOCIATES IN THE COURT OF COMMON PLEAS OF
plaintiff . CUMBERLAND COUN'rY, PENNSYLVANIA
.
.
.
v. . CIVIL ACTION - LAW
.
.
.
DIANNE M. SHEPPARD, . NO. 98-1018
.
Defendant .
.
NOTICE OF' ARBITRATION HEARING
AS Chairman of the Board of Arbitrators appointed in the
above oaptioned case, I have fixed Wednesday, september 9, 1998, at
1:30 o'clook, P. M., in the Hearing Room of the Old courthouse,
Seoond Floor, carlisle, pennsylvania as the time and place for the
hearing.
Anyone finding this time unsuitable will please make
appropriate arrangements with all counsel involved for another
time, inclUding the scheduling of the Hearing Room.
J~,ly 30, 1998
00: william P. Douglas, Esquire
27 West High street
carlisle, PA 17013
Arbitrator
Richard E. connell, Esquire
2303 Market street
Camp Hill, PA 17011
Arbitrator
Debra MH McLaughlin, Esquire
345 East Market street
York, PA 17403
Attorney for plaintiff
Dianne M. Sheppard, Esquire
49 Barren Road
Media, PA 19063
Defendant, pro se
Office of court Administrator
1 court House square
carlisle, PA 17013
Dulletin Board
CERTIFICATE OF SERVICE
The undersignod hereby cerUfies that a true and correct
copy of the Answer to New Hatter was served upon the following
persons on this date by depositing a copy of the samt~ in the
United States ma:lJ., postage prepaid, addressed as follows:
Dianne M. Sheppard, Esq.
49 Barrell Road
Media, PA 19063
DATE:
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04!~if:<_
Debra MH McLaughlin
Attorney for Plaintiff
I.D. No. 69967
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In The Court of Common Plaas of
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Cumberland County, ?ennsylval\ia
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OATH
We do solemnly swear (or affirm)
the Con.t:l,tution of the United States
w.alth and that we will discharge the
that we ,..ill supOort, obey and defend
and the Constitutioa of this Common-
duties oCOU~ :;~,f~~e\ '''it~:*de~~tY.
ar;nan
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AWARD
W., the undersigned arbitrators, having been duly appointed and sworn
(or affirmed), make the following award:
(Note: It damaglll for clelay are awarded, they shall be
,.parately stated.)
(J); rJ f 4r,,,lflA1j //W, d u~tl1:,dJ1, ~.J:f/
applicable. )
. Arbitr~tor, dissents.
(Insert name if
Date of Rearing:
(21 ~/f[
(~ / IiI if)
I I
Data of. Award:
NOTICE OF ~RY OF AWARD
" h"l/d _<;,',1 f/c.-",
..ow, t 11<.-..( ay or ~St>c. , 19~, at /.,.. (}5; ? .11., the above
award wa. entered upon the docket and notice chereof giViiii bymail to the
partie. or their attorneys_
Arbitrators' compensation
paid upon appeal:
$ o?;1,(! /(;)
,0/17/:2
to be
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Deputy y:tf--
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By:
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