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HomeMy WebLinkAbout05-28-08 (2) o THE MATTER OF JANETTE NEELY AN ADJUDICATED INCAPACITATED INDIVIDUAL IN THE COURT OF COMMON PLEAS CUMBERLAND COUNTY, PENNSYLVANIA ORPHANS COURT DIVISION ~~ C:'.:' NO. 21- 08- 0032 S c:.> -,( r--..) CJ PETITION TO SELL REAL ESTATE --') (-) -, ') -i-l _--,-;~ r<l TO THE HONORABLE JUDGES OF SAID COURT: C,,) W AND NOW, this 27th day of May 2008 comes the guardian, Constance E. Stoneroad, of Keystone Guardianship Services, of the above- captioned incapacitated individual, petitions as follows: 1. Keystone Guardianship Services was appointed Guardian for Janette Neely, an alleged incapacitated person by the Cumberland Country Orphan's Court by order dated March 5th 2008(see copy of Order attached as Exhibit "An). 2. Janette Neely is presently a resident of Arden Courts of Susquehanna, located at 2625 Ailanthus Lane, Harrisburg, Dauphin County Pennsylvania 17110. 3. Keystone Guardianship Services is in need of funds to pay for continuing care of Janette Neely at Arden Courts, medical expenses and expenses relative to her real estate such as taxes, utilities, insurance and upkeep. 4. Janette Neely is the sole owner of the following real estate: A. 231 North Bedford Street, Carlisle Borough, Cumberland County, Pa 17013 (Parcel 02-21-0318- 002) . Page 1 of 4 Pages Estate Janette Neely An Incapacitated Person 1. Appraised by Diversified Appraisal Services, 35 East High Street, Suite 101, Carlisle, Pa 17013 for $63,000.00. (see copy of the appraisal attached as Exhibit nBH). 2. Listed for sale wi th A+Realty Service, Jody Bitner, 1481 Newville Road, Carlisle, PA 17015 at the appraised value of $63,000.00. Any negotiated price will be no less than 10% (ten percent) of the appraised value. B. 245 West Willow, Carlisle Borough, Cumberland County, Pa 17013 (Parcel 04-21-0320-564) 1. Appraised by Diversified Appraisal Services, 35 East High Street, Suite 101, Carlisle, Pa 17013 for $115,000.00. (see copy of the appraisal attached as Exhibit nCH). 2. Listed for sale with A+Realty Service, Jody Bitner, 1481 Newville Road, Carlisle, PA 17015 at the apprised value of $115,000.00. Any negotiated price will be no less than 10% (ten percent) of the appraised value. C. 153 Center Street, Herndon, Northumberland County, Pa. 17830 (Parcel 23-00-001-101) 1. Listed for sale with Century 21 - Carl Snyder, Carmen Villarose, 3703 Peters Mountain Road, Halifax, PA 17032 for $44,900.00. Page 2 of 4 Pages Estate Janette Neely An Incapacitated Person 2. No appraisal was obtained for this real estate as it was recently sold to Janette Neely for $30,000.00 through request of Neil Hall. After the sale to Ms. Neely the house was completely gutted to the rafters and hooked on to the town water system and the tree in the back yard was partially cut down. 3. The property was hooked up to the public water system and it appears that a new roof was installed. 4. Al though additional money was spent on the real estate, the property is not at a desirable location as there is no off street parking, a very large partially cut tree in the back yard with branches and various trash remaining in the back yard. S. In consideration of these facts any negotiated price will be no less than $30,000.00. 5. The above listed sale prices and negotiated were established due to the present slump in the real market and the need of major repairs on the real estate, WHEREFORE, the aforementioned guardian respectfully requests this Honorable Court enter an Order directing the sale of the following real estate owned by Janette Neely: 1. 231 North Bedford Street, Carlisle Borough, Cumberland County, Pa 17013 (Parcel 02-21-0318- 002) for no less than 10% of the appraised value. prices estate Page 3 of 4 Pages Estate Janette Neely An Incapacitated Person 2. 245 West Willow, Carlisle Borough, Cumberland County, Pa 17013 (Parcel 04-21-0320-564) for no less than 10% of the appraised value. 3 . 153 Center Street, Herndon, Northumberland County, Pa. 17830 (Parcel 23-00-001-101) for no less than $30,000.00. Je Date: l' .j, If. at:o<i . ~~lJJm1F~ C nstance E. Stoneroad KEYSTONE GUARDIANSHIP SERVICES 129 Market Street Suite "1" Millersburg, PA 17061 Office (717) 692-2345 Cell (717) 265-4056 Page 4 of 4 Pages IN RE: JANETTE NEELY IN THE COURT OF COMMON PLEAS OF CUMBERLAND COUNTY, PENNSYLVANIA 21-08-0032 ORPHANS' COURT ORDER OF COURT AND NOW, this ~ay of March, 2008, this court having this date appointed Keystone Guardianship Services NPC as plenary guardian of the person and plenary guardian of the estate of Janette Neely, the order entered on January 10, 2008, appointed Cumberland County Aging and Community Services as emergency plenary guardian of the person and emergency plenary of the estate of Janette Neely, IS V ACA TED AS OF THIS DATE. Anthony L. DeLuca, Esquire F or the Area Agency on Aging / Roger Morgenthal, Esquire For Janette Neely :sal ::.) ;:";;;:0 :~! ~ r-2 - ,~.,~~. SFj ----.:; ~>, f 0, ><' ~~;;? , I . ., ATRUECOPYFROMRECORD In Testimony wherof, I hereunto set my hand and the seal of said Court at Carlisle, PA Thi$'-' day offig.;\C\-.:d20 C56 <~!:.:~ r-"..) .. C.') C,r-. V-~ EXHIBIT I I' A II IN RE: JANETTE NEELY AND NOW, this IN THE COURT OF COMMON PLEAS OF CUMBERLAND COUNTY, PENNSYLVANIA 21-08-0032 ORPHANS' COURT ORDER OF COURT ~L ->-m..-- day of March, 2008, following a hearing, IT IS ORDERED: (1) Janette Neely is adjudicated an incapacitated person in need of a plenary guardian of her person and plenary guardian of her estate. (2) Keystone Guardianship Services NPC is appointed plenary guardian of the person of Janette Neely and plenary guardian of the estate of Janette Neely. (3) Keystone Guardianship Services NPC shall be paid for its services in accordance with its regular fee schedule. (4) As guardian of the estate of Janette Neely, (1) Keystone Guardianship Services NPC, may, without prior court approval, invade principal as necessary for payment of expenses and debts, and (2) is authorized to enter into listing contracts for the sale of real estate; however, court approval shall be required prior to signing of any contract of sale. (5) No party other than the guardian of the person shall have the right to remove the incapacitated person from her residence at Arden Court, Harrisburg, Pennsylvania, " " (') ,=:', and no other party shall Interfere with her care or otherwise disturb her ~~@-S:e and~~;; <:. :D ::,;r: , .,' -r! ">_",:',~ tranquility. To ensure the security and well being of the incapacitated periQn~ I .~ (j"i .) representatives of Arden Court shall have the authority to use their discr~tJSR~}Nhi~h' may' -- '. ) "-.--- - _-'.J include restriction of visits or other contact with the incapacitated persoF\~! _oj rh..,) {~ . .. cr', (6) Keystone Guardianship Services NPC shall comply with the reporting requirements set forth in 20 Pa.C.S.A. Section 5521 (c). Anthony L. Deluca, Esquire For the Area Agency on Aging B(~ ;p/ ~. ,1:~ Edgar B. Bayley, J. ' / Roger Morgenthal, Esquire For Janette Neely :sal A TRUE COpy FROM RECORD in Testimony wherof, I hereunto set my hand and the seal ~ of said Court at Carlisle, PA Thswday of ~ L20 c;:( 7J IN RE: JANETTE NEELY IN THE COURT OF COMMON PLEAS OF CUMBERLAND COUNTY, PENNSYLVANIA 21-08-0032 ORPHANS' COURT IN RE: PETITION FOR ADJUDICATION OF INCAPACITY AND APPOINTMENT OF GUARDIAN OF THE PERSON AND GUARDIAN OF THE ESTATE OF JANETTE NEELY MEMORANDUM OPINION AND ORDER OF COURT Bayley, J. March 5, 2008:-- Janette Neely, age 84, is currently a resident at Arden Court, Harrisburg, Pennsylvania, a facility specializing in the care of Alzheimer patients. We find that due to her Alzheimer disease, her ability to receive and evaluate information effectively and communicate decision are impaired to such a significant extent that she is unable to manage her financial resources and unable to meet essential requirements for her physical heath and safety.1 Her prognosis is for further mental deterioration. We find that she is an incapacitated person in need of a plenary guardian of her person and plenary guardian of her estate for an indefinite period. Neely, who is represented by private counsel, requests that Keystone Guardianship Services NPC be appointed plenary guardian of her person and plenary guardian of her estate. Based on the above findings, the following order is entered. 1 She suffers from hypertension, asthma and renal disease. AND NOW, this ORDERED: (1) Janette Neely is adjudicated an incapacitated person in need of a plenary ORDER OF COURT ~~ day of March, 2008, following a hearing, IT IS guardian of her person and plenary guardian of her estate. (2) Keystone Guardianship Services NPC is appointed plenary guardian of the person of Janette Neely and plenary guardian of the estate of Janette Neely. (3) Keystone Guardianship Services NPC shall be paid for its services in accordance With its regular fee schedule. (4) As guardian of the estate of Janette Neely, (1) Keystone Guardianship Services NPC, may, without prior court approval, invade principal as necessary for payment of expenses and debts, and (2) is authorized to enter into listing contracts for the sale of real estate; however, court approval shall be required prior to signing of any contract of sale. (5) No party other than the guardian of the person shall have the right to remove the incapacitated person from her residence at Arden Court, Harrisburg, Pennsylvania, and no other party shall interfere with her care or otherwise disturb her peace and tranquility. To ensure the security and well being of the incapacitated person, representatives of Arden Court shall have the authority to use their discretion which may include restriCtion of visits or other contact with the incapacitated person. (6) Keystone Guardianship Services NPC shall comply with the reporting requirementssetforth in 20 Pa.C.S.A. Section 5521 (c). Anthony L. DeLuca, Esquire For the Area Agency on Aging By the Cou - I // \ Roger Morgenthal, Esquire For Janette Neely :sal IN RE: JANETTE NEELY IN THE COURT OF COMMON PLEAS OF CUMBERLAND COUNTY, PENNSYLVANIA 21-08-0032 ORPHANS' COURT AMENDED ORDER OF COURT AND NOW, this ~day of March, 2008, the order of March 5, 2008, appointing Keystone Guardianship Services NPC as plenary guardian of the person of Janette Neely and the plenary guardian of the estate of Janette Neely, is amended to add the following provision: Keystone Guardianship Services NPC shall have the authority to revoke powers-of-attorney that Janette Neely previously granted to Betty Schlusser and Harold Casner. Anthony L. DeLuca, Esquire For the Area Agency on Aging Roger Morgenthal, Esquire For Janette Neely o s~o ",',::0 ;-0 'Ji2~~ ~:-: :'~;Q '-' . .-.'.... f"c.) ~~~:; {.;.;,~:.;J Keystone Guardianship Services 129 Market Street Suite 1 Millersburg, PA 17061 -t7 , (', i '. ,- ',. f :sal '. )2~:S~~ , ) (~= _.~_) 2l J> :r.~~ ~.;) -l"j C.-,) co APPRAISAL OF REAL PROPERTY LOCATED AT: 231 N. Bedford Street Deed Book 27 A Page 59 Carlisle, PA 17013 FOR: Keystone Guardianship Services 129 Market Street, Ste A, Millersburg, PA 17061 AS OF: April 17 , 2008 BY: Krista L. Barrick State Certified Residential Appraiser The intended user of the report is Keystone Guardianship Services The intended use is to be for valuation purposes only. Summary Appraisal Format I EXHIBIT "B" - 1-800-ALAMODE Fonn GA1 - 'TOTAL ~ FannieMae Diversified Appraisai Services Desktop Underwriter Quantitative Analysis Appraisal Report File No 042508N THIS SUMMARY APPRAISAL REPORT IS INTENDED FOR USE BY THE LENDER/CLIENT FOR A MORTGAGE FINANCE TRANSACTION ONLY. Pronertv Address 231 N. Bedford Street City Carlisle State P A liD Code 17013 Lenal Descrintion Deed Book 27 A Paoe 59 County Cumberland Assessor's Parcel No. 02-21-0318-002 Tax Year 2008 R.E. Taxes ~ 1 359.57 Snecial Assessment< $ N/A .. Borrower N/A Current Owner Janelle L. Neelv Occuoant I I Owner R1 Tenant r l Vacant Neinhborhood or Pro'ect Name Carlisle Borouoh Pro'ect Tvoe il PUD il Condominium HOAS IMo. Sales Price $N/A Date of Sale NI A Descriotion I $ amount of loan charoes/concessions to be oaid bv seller N/A Prooertv riohts ann raised IXI Fee Simole I I Leasehold 1 MaD Reference 21-0318 Census Tract 0122.00 Not.: .. Location D Urban ~ Suburban D Rural Property values [2:] Increasmg D Stable D Declining SlnW. family housln~ Condominium housln~ - Buill up DOver 75% [2:] 25-75% D Under 25% Demand/supply D Shortage [2:] In balance D Over supply tR CE AG PRICE (~applic.) AG (000) (yrs) $(000) (yrs) .. Growth rate nRaDld !Xi Stable Fi Slow Markeijno time Fi Under 3 mos. iXi 3-6 mos. Fi Over 6 mos. 40 Low New Low_ Neighborhood boundaries The sub'ect nronertv is located in Carlisle Borouoh. The subiect neiohborhood is 400 Hioh 225 Hioh bordered bv PA Turnpike, Rte 34 Interstate 81 and Rte 465. f:~:llll Predominant f:itiMPredominant llil I 125 100 I Dimensions IrreQular Site area .06 acre Shape IrreQular Specific zoning classification and description Residential Zoning compliance [2:] Legal D Legal ncnconfonming (Grandfathered use) D Illegal, attach description D No zoning Highest and best use of subjecl property as improved (or as proposed per plans and specifications): [2:] Present use o Other use, attach description. Utilities Public Other Public Other 10ft-site Improvements Type Public Private Eleclricity ~ Water [2:] Street Macadam ~ R Gas Sanitarv sewer rx; I Allev Macadam Are there any annarent adverse site conditions (easements encroachments snecial assessments slide areas etc.I? I I Yes IXI No If Yes attach descriotion. SOne~s) used for physical characteristics of property: ~ Interior and ~erior inspection LlExterior inspection from street LJ Previous appraisal files MLS rxI Assessment and tax records 'n- Prior insnection Pronertv owner n Other tDescribel: No. of Stories 2.0 Tvpe fDet.lAtt.1 All Exterior Walls BrickNinvl Roof Surlace Metal Manufactured Housino il Yes iX'l No Does the nronertv nenerallv conform to the neinhborhood in terms of stvle condition and construction materials? IXI Yes I I No If No attach descriotion. A~here any ~arent physical deficiencies or conditions that would affect the soundness or structural integrity of the improvements or the livability ot the property? . Yes No If Yes attach descriotion. Are there any apparent adverse environmental conditions (hazardous wastes, toxic substances, etc.) present in the improvements, on the site, or in the immediate vicinity of the subject property? DYes [2:] No If Yes, attach description. I researched the subject market area for comparable listings and sales that are the most similar and proximate to the SUbject property. My research revealed a total of 4 sales ranging in sales price from $ 55 , 000 to $ 68 , 000 My research revealed a total of 3 listings ranging in list price from $ 55,000 to $ 70,000 The analysis ot the comparable sales below reflects market reaction to significant variations between the sales and the subject Droperty. fEATURE I SUBJECT SALE 1 SALE 2 SALE 3 231 N. Bedford Street 428 Factory Street 23 N. East Street 42 E. Penn Street Address Carlisle Carlisle Carlisle Carlisle Proximity to Sub'ect jj 0.46 miles ~.23 miles ~0.07 miles I ~ales Price N/A 59900 60 ~ PricpjGross Livim Area <bl~ 52.45 <b 54.95 <b 1$ 55.11 <b Dala & Verificalion Sources Courthouse/MLS Courthouse/MLS Courthouse/MLS VALUE ADJUSTMENTS - .~"'"' + { -1$ Adiust DESCRIPTION I +l -1$ Adiust DESCRIPTION I + 1-1$ Adiust. Sales or Financing Conventional Conventional Conventionaf : Concessions None known : None known None Known Date of Salemme 6/5/07 : 9/28/07 : 5/10107 : Location Averaoe Inferior : +3 000 Similar : Similar : Site .06 acre .06 acre : .05 acre .05 acre View Averaoe Averaoe Averaoe Averaoe Desion (SMe) 2 st row Similar Similar Similar . Actuai Aae fYrs. \ 158 vears 107 vears 127 vears 137 vears Condition Brick VnUAvn A1umlSimilar +1i1(Brick, A1m/~imilar : Alum/Sunerior -2~ - Above Grade Total :Bdrms: Baths Total : Bdnms: Baths Total 'Bdrms' Baths Total :Bdrms: Baths : Room Count 6 3 1 5 2 : 1.5 : +500 5: 2 : 1 +1,000 6 3 : 1 : - Gross Livim Area 1164Sn.Ft. 1 142 Sn. Ft. : 1 092 Sn. Ft. : 1 234 So. Ft. : Basement & Finished 67% basement Full basement Full basement Full basement . Rooms Below Grade Unfinished Unfinished Unfinished Unfinished Garane/Camort None None None : None Porch 2 Porches -1000 Porch : Patio ~ : None : None : . Net Adi. ftotall + -:s 3500~ ' OOOIii' 2400 - Adjusted Saies Price of Comparables 2/1 0/77 6/16/00 I S 63 400 61,000 1$ 65 600 Date of Prior Sale 5/25/79 8/13/87 Price of Prior Sale 1$ 161001$ 11 500 I~ 11$ 39,000 Analysis of any current agreement of sale, option, or listing of the subject property and analysis of the prior sales of subject and comparabies: No sale has taken olace on the subiect propertv within the past three vears. No sales have taken place on the comoarables in the past 12 months. Summary of sales comparison and value conclusion: The Cost annroach was not considered since this is not new construction or the Income aporoach due to the fact that this is an owner occupied sinole familv dwellinn. The Sates Comnarison annroach is the best approach for this tvpe of orooertv. His appraisal is made [2:] "as-is', o subject to completion per plans and specifications on the basis of a hypotheticai condition that the improvements have been completed, or D subject to the following repairs, alterations or conditions BASED ON AN D EXTERIOR INSPECTION FROM THE STREET OR AN [2:] INTERIOR AND EXTERIOR INSPECTION, I ESTIMATE THE MARKET VALUE, AS DEFINED, OF THE REAL PROPERTY THAT IS THE SUBJECT OF THIS REPORT TO BE $ 63,000 ,ASOF Aprit17, 2008 PAGE 1 OF 3 Fannie Mae Form 2055 9-96 Form 205 - "TOTAL for Windows' appraisal software by a la mode, inc. -l-aOO-ALAMODE Desktop Underwriter Quantitative Analysis Appraisal Report File No. 042508N Projecllnformation for PUDs (If applicable) . - Is the developer/builder in control of the Home Owners' Association (HOA)? DYes DNa Provide the following information for PUDs only if the developer/builder is in control of the HOA and the subject property is an attached dwelling unit: Total number of phases Total number of units Total number of units sold Total number of units rented Total number of units for sale Data Source(s) - Was the project created by the conversion of existing buildings into a PUD? DVes DNa If yes, date of conversion: Does the project contain any mulli.dwelling units? DYes DNa Data Source: Are the common elements completed? DVes DNa If No, describe status of completion: Are any common elements leased to or by the Home Owners' Association? DVes DNa If yes, attach addendum describing rental terms and options. Describe common elements and recreational facilities: Project Information for Condominiums (If applicable) - - Is the developer/builder in control of the Home Owners' Association (HOA)? DYes DNa Provide the following information for all Condominium Projects: Total number of phases Total number of units Total number of units sold Total number of units rented Total number of units for sale Oata Source(s) Was the project created by the conversion of exsting buildings into a condominium? DYes DNa If yes, date of conversion: Project Type: o Primary Residence o Second Home or Recreational o Row or Townhouse o Garden o Midrise o Highrise 0 - Condition of the project, quality of construction, unit mix, etc.: - Are the common elements completed? o Ves o No If No, describe status of completion: Are any common elements leased to or by the Home Owners' Association? DYes DNa If yes, attach addendum describing rental terms and options. Describe common elements and recreational facilities: PURPOSE OF APPRAISAL: The purpose of this appraisal is to estimate the market value of the real property that is the subject of this report based on a quantitative sales comparison analysis for use in a mortgage finance transaction. DEFINITION OF MARKET VALUE: The most probable price which a property should bring in a competitive and open market under all conditions requisite to a fair sale, the buyer and seller, each acting prudently, knowledgeably and assuming the price is not affected by undue stimulus. Implicit in this definition is the consummation of a sale as of a specified date and the passing of title from seller to buyer under conditions whereby: (1) buyer and seller are typically motivated; (2) both parties are well informed or well advised, and each acting in what he considers his own best interest; (3) a reasonable time is allowed for exposure in the open market; (4) payment is made in terms of cash in U.S. dollars or in terms of financial arrangements comparable thereto; and (5) the price represents the normal consideration for the property sold unaffected by special or creative financing or sales concessions' granted by anyone associated with the sale. . Adjusbnents to the com parables must be made for special or creative financing or sales concessions. No adjustments are necessary for those costs which are normally paid by sellers as a result of tradition or law in a market area; these costs are readily identifiable since the seller pays these costs in virtually alf sales transactions. Special or creative financing adjustments can be made to the comparable property by comparisons to financing terms offered by a third party institutional lender that is not already involved in the property or transaction. Any adjustment should not be calculated on a mechanical dollar for dollar cost of the financing or concession but the dollar amount of any adjustment should approximate the market's reaction to the financing or concessions based on the appraiser's judgment. STATEMENT OF L1MIllNG CONDITIONS AND APPRAISER'S CERTIFICATION CONTINGENT AND LIMITING CONDITIONS: The appraiser's certification that appears in the appraisal report is subject to the following conditions: 1. The appraiser will not be responsible for matters of a legal nature that affect either the property being appraised or the title to it. The appraiser assumes that the title is good and marketable and, therefore, will not render any opinions about the title. The property is appraised on the basis of it being under responsible ownership. 2. The appraiser has provided any required sketch in the appraisal report to show approximate dimensions of the improvements and the sketch is included only to assist the reader of the report in visualizing the property and understanding the appraiser's determination of its size. 3. The appraiser will not give testimony or appear in court because he or she made an appraisal of the property in question, unless specific arrangements to do so have been made beforehand. 4. The appraiser has noted in the appraisal report any adverse conditions (such as, but not limited to, needed repairs, the presence of hazardous wastes, toxic substances, etc.) observed during the inspection of the su bject property or that he or she became aware of during the normal research involved in performing the appraisal. Unless otherwise stated in the appraisal report, the appraiser has no knowledge of any hidden or unapparent conditions of the property or adverse environmental conditions (including the presence of hazardous wastes, toxic substances, etc.) that would make the property more or less valuable, and has assumed that there are no such conditions and makes no guarantees or warranties, expressed or implied, regarding the condition of the property. The appraiser will not be responsible for any such conditions that do exist or for any engineering or testing that might be required to discover whether such conditions exist. Because the appraiser is not an expert in the field of environmental hazards, the appraisal report must not be considered as an environmental assessment of the property. 5. The appraiser obtained the information, estimates, and opinions that were expressed in the appraisal report from sources that he or she considers to be reliable and believes them to be true and correct. The appraiser does not assume responsibility for the accuracy of such items that were furnished by other parties. 6. The appraiser will not disclose the contents of the appraisal report except as provided for in the Uniform Standards of Professional Appraisal Practice. 1. The appraiser must provide his or her prior written consent before the lender/client specified in the appraisal report can distribute the appraisal report (including conclusions about the property value, the appraiser's identity and professional designations, and references to any professional appraisal organizations or the firm with which the appraiser is associated) to anyone other than the borrower; the mortgagee or its successors and assigns; the mortgage insurer; consultants; professional appraisal organizations; any state or federally approved financial institution; or any department, agency, or instrumentality of the United States or any state or the District of Columbia; except that the lender/client may distribute the report to data collection or reporting service(s) without having to obtain the appraiser's prior written consent. The appraiser's written consent and approval must also be obtained before the appraisal can be conveyed by anyone to the public through advertising, public relations, news, sales, or other media. 8. The appraiser has based his or her appraisal report and valuation conclusion for an appraisal that is subject to completion per plans and specifications on on the basis of a hypothetical condition that the improvements have been completed. 9. The appraiser has based his or her appraisal report and valuation conclusion for an appraisal that is subject to completion, repairs, or alterations on the assumption that compietion of the improvements will be performed in a workmanlike manner. PAGE 2 OF 3 Form 205 - 'TOTAL for Windows' appraisal software by a la mode, inc. -1-800.ALAMODE Fannie Mae Form 2055 9-96 Desktop Underwriter Quantitative Analvsis Appraisal Report File No. 042508N APPRAISER'S CERTIFICATION: The Appraiser certifies and agrees that: 1. I performed this appraisal by (1 ) personally inspecting from the street the subject property and neighborhood and each of the comparable sales (unless I have otherwise indicated in this report that I also inspected the interior of the subject property); (2) collecting, confirming, and analyzing data from reliable public and/or private sources; and (3) reporting the results of my inspection and analysis in this summary appraisal report. I further certify that I have adequate information about the physical characteristics of the SUbject property and the comparable sales to develop this appraisal. 2. I have researched and analyzed the comparable sales and offeringS/listings in the subject market area and have reported the comparable sales in this report that are the best available for the subject property. I further certify that adequate comparable market data exists in the general market area to develop a reliable sales comparison analysis for the subject property. 3. I have taken into consideration the factors that have an impact on value in my development of the estimate of market value in the appraisal report. I further certify that I have noted any apparent or known adverse conditions in the subject improvements, on the subject site, or on any site within the immediate vicinity of the subject property of which I am aware, have considered these adverse conditions in my analysis of the property value to the extent that I had market evidence to support them, and have commented about the effect of the adverse conditions on the marketability of the subject property. I have not knowingly withheld any significant information from the appraisal report and I believe, to the best of my knowledge, that all statements and information in the appraisal report are true and correct. 4. I stated in the appraisal report only my own personal, unbiased, and professional analysis, opinions, and conclusions, which are subject only to the contingent and limiting conditions specified in this form. 5. I have no present or prospective interest in the property that is the subject of this report, and I have no present or prospective personal interest or bias with respect to the participants in the transaction. I did not base, either partially or completely, my analysis and/or the estimate of market value in the appraisai report on the race, color, religion, sex, age, marital status, handicap, familial status, or national origin of either the prospective owners or occupants of the subject property or of the present owners or occupants of the properties in the vicinity of the subject property or on any other basis prohibited by law. 6. I have no present or contemplated future interest in the subject property, and neither my current or future employment nor my compensation for performing this appraisal is contingent on the appraised value of the property. 7. I was not required to report a predetermined value or direction in value that favors the cause of the client or any related party, the amount of the value estimate, the attainment of a specific result, or the occurrence of a subsequent event in order to receive my compensation and/or employment for performing the appraisal. I did not base the appraisal report on a requested minimum valuation, a specific valuation, or the need to approve a specific mortgage loan. 8. I estimated the market value of the real property that is the subject of this report based on the sales comparison approach to value. I further certify that I considered the cost and income approaches to value, but, through mutual agreement with the client, did not develop them, unless I have noted otherwise in this report. 9. I performed this appraisal as a limited appraisal, subject to the Departure Provision of the Uniform Standards of Professional Appraisal Practice that were adopted and promulgated by the Appraisal Standards Board of The Appraisal Foundation and that were in place as of the effective date of the appraisal (unless I have otherwise indicated in this report that the appraisal is a complete appraisal, in which case, the Departure Provision does not apply). 10. I acknowledge that an estimate of a reasonable time for exposure in the open market is a condition in the definition of market value. The exposure time associated with the estimate of market value for the SUbject property is consistent with the marketing time noted in the Neighborhood section of this report. The marketing period concluded for the subject property at the estimated market value is also consistent with the marketing time noted in the Neighbomood section. 11. I personally prepared all conclusions and opinions about the real estate that were set forth in the appraisal report. I further certify that no one provided significant professional assistance to me in the development of this appraisal. SUPERVISORY APPRAISER'S CERTIFICATION: If a supervisory appraiser signed the appraisal report, he or she certifies and agrees that: I directly supervise the appraiser who prepared the appraisal report, have examined the appraisal report for compliance with the Uniform Standards of Professional Appraisal Practice, agree with the statements and conclusions of the appraiser, agree to be bound by the appraiser's certifications numbered 5 through 7 above, and am taking full responsibility for the appraisal and the appraisal report. APPRAISER: SUPERVISORY APPRAISER (ONLY IF REQUIRED): Signature: ~~ Signature: Name: Krista L. Barrick Name: Company Name: Diversified Appraisal Services Company Name: Company Address: 35 E. Hioh Street. Suite 101 Company Address: Carlisle, PA 17013 Date of ReporVSignature: April 25, 2008 Date of ReporVSignature: State Certification #: RL-003233-L State Certification #: or State License #: or State License #: State: PA State: Expiration Date of Certification or License: June 30, 2009 Expiration Date of Certification or License: ADDRESS OF PROPERTY APPRAISED: 231 N. Bedford Street SUPERVISORY APPRAISER: Carlisle, PA 17013 SUBJECT PROPERTY APPRAISED VALUE OF SUBJECT PROPERTY $ 63,000 o Did not inspect subject property EFFECTIVE DATE OF APPRAISAL/INSPECTION April 17, 2008 o Did inspect exterior of subject property from street LENDER/CLIENT: o Did inspect interior and exterior of subject property Name: COMPARABLE SALES Company Name: Kevstone Guardianship Services o Did not inspect exterior of comparable sales from street Company Address: 129 Market Street. Ste A, Millersburo, PA 17061 o Did inspect exterior of comparable sales from street PAGE 3 OF3 Form 205 - "TOTAL for Windows' appraisal software by a la mode, inc. -1-800-ALAMODE Fannie Mae Form 2055 9-96 Supplemental Addendum File No. 042508N Borrower/Cfient N/A Properlv Address 231 N. Bedford Street City Carlisle Counlv Cumberland Lender Kevstone Guardianship Services State P A lio Code 17013 Scope of the Appraisal: The appraiser inspected the interior and exterior of the subject property. This appraisal is based on the information gathered by the appraiser from public records, other identified sources, inspection of the subject property and neighborhood and selection of comparable sales within the subject market area. The assignment included an analysis of the subject's area, an estimation of the property's highest and best use, the consideration of all three approaches to value and the application of those relevant to the valuation of the subject property. Intended User: The Intended User of this appraisal report is the Lender/Client. The Intended Use is to evaluate the property that is the subject of this appraisal for valuation purposes, subject to the stated Scope of Work, purpose of the appraisal, reporting requirements of this appraisal report fonm, and Definition of Market Value. No additional Intended Users are identified by the appraiser. Additional comments: The subject is older than five (5) years old. All mechanical systems including the heating, electrical and plumbing systems were on and in working order at the time of inspection. No warranties are implied in this statement. One or more comparable sales are older than six (6) months old. Although there are comparable properties in the subject's area, none have sold recently, therefore, sales in excess of six (6) months old have to be used. All three comparables used were the best available. This report has been electronically prepared and transmitted in compliance with USPAP guidelines which include verification of the complete transfer and delivery, digitally protected signatures and adequate security measures in place to protect data transmitted by appraiser. Privacy Notice Pursuant to the Gramm-Leach-Billey Act of 1999, effective July 1, 2001, appraisers, along with all providers of personal financial services are now required by federal law to inform their clients of the policies of the firm with regard to the privacy of the clients nonpublic personal information. As professionals, we understand that your privacy is very important to you and are pleased to provide you with this information. In the course of performing appraisals, we may collect what is known as "nonpublic personal information" about you. This infonmation is used to facilitate the services that we provide to you and may include the infonmation provided to us by you directly or received by us from others with your authorization. We do not disclose any nonpublic personal information obtained in the course of our engagement with our clients to nonaffiliated third parties, except as necessary or as required by law. By way of example, a necessary disclosure would be to our independent contractors, and in certain situations, to unrelated third party consultants who need to know that information to assist us in providing appraisal services to you. All independent contractors and any third party consultants we engage are infonmed that any information they see as part of an appraisal is to be maintained in strict confidence within the firm. A disclosure required by law would be a disclosure by us that is ordered by a court of competent jurisdiction with regard to a legal action to which you are party. We will retain records relating to professional services that we have provided to you for a reasonable time so that we are better able to assist you with your needs. In order to protect your nonpublic personal information from unauthorized access by third parties, we maintain physical, electronic and procedural safeguards that comply with our professional standards insuring the security and integrity of your information. Form TADD - 'TOTAL for Windows' appraisal software by a la mode, inc. -1-800-ALAMODE Building Sketch (Page - 1) Comments: Cumberland Screened Porch 18.0' Kitchen Den " ~ " ~ living Room Bedroom 18.0' Code GLA1 GLA2 GLAJ PIP AREA CALCULATIONS SUMMARY Description Size Not Totals State PA 18.0' 18.0' Zi Code 17013 18.0' " .; Bedroom " .; 3.0' 3.0' LIVING AREA BREAKDOWN Breakdown Subtotals First Floor 594.00 594.00 First Floor Second Floor 396.00 396.00 18.0 x 33.0 594.00 Third Floor 174.00 174.00 Second Floor Porch 108.00 108.00 18.0 x 22.0 396.00 Third Floor 3.0 x 5.0 15.00 3.0 x 5.0 15.00 8.0 x 18.0 144.00 TOTAL LIVABLE (rounded) 1164 5 Calculations Total (rounded) 1164 Form SKT.BldSkl - 'TOTAL for Windows' appraisal software by a la mode, inc. - 1-800-ALAMOOE Location Map Cumberland State P A Zi Code 17013 ~~~ : ~i (} t~~ :$cSt -I.' -or ~~~ i~ <:M.p~iri" ~ CC:>F~;;'.I:~~-!I~;/;';((,~,~::~-"-_j !~-,' \= "'~.....-,. ~ ~",:t,..cti:81'::I;,;",!)t;li~=h:,,;,\,,!,JiL -. 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"" !i> ,', ,_):' --{:':'1C. :cr']! ~._~ I ir-"~:I'~~&fk~]'iJ, I~. ,1Ir :i 11 // ~'<\'1l~0l4t::St' /::,1/ C",/ i 'i_171t:~~i /'rP , F l;1 I' ',,:....1,1--., ., ,,-I" ;i-T~ - "':'N-oOfel3rvttl"C",:c TMorr\....ld Pw:ki , i;,'-_":~/ _ {; f/ -[)W)b'.i '1'", ~D... ~ / '~ "'9 "'<, <l1 .-1 1.15 JiW\1lh',j'(d I Z ,~-, ---. ~~-111j'.4<) . ''''~ W-~.s(':~i~ y~." ~,P" I . . W'SOOlf>'SI'tis 'f; '.'If \#.. I f l t3 \.f>'Iil vit.~ $1'0" ~ , .~ I ; 5'1' ~r"" J' :- is " i ,J J I " \ '6\ll ..~.~..\ . 16/".>;1< \lI', ~1 <' ~ ~ a ~:- ~',$ <;1 Brook Form MAP.LOC - 'TOTAL for Windows' appraisal software by a la mode, inc. -1.800.ALAMODE Subject Photos Borrower/Client N/A Prooertv Address 231 N. Bedford Street City Carlisle Countv Cumberland State P A Zin Code 17013 Lender Kevstone Guardianshio Services Subject Front 231 N. Bedford Street Subject Rear Subject Street Form PICPIX.TR - 'TOTAL for Windows' appraisal software by a la mode, inc. -1-800-ALAMODE Comparable Photo Page Borrower/CHent N/A Propertv Address 231 N. Bedford Street City Carlisle Countv Cumberland State P A lio Code 17013 Lender Kevstone Guardianshio Services Comparable 1 428 Factory Street Prox. to SUbject 0.46 miles Sale Price 59,900 Gross Living Area 1,142 Total Rooms 5 Total Bedrooms 2 Total Bathrooms 1 .5 Location Inferior View Average Site .06 acre Quality Age 107 years Comparable 2 23 N. East Street Prox. to Subject 0.23 miles Sale Price 60,000 Gross Living Area 1,092 Total Rooms 5 Total Bedrooms 2 Total Bathrooms 1 Location Similar View Average Site .05 acre Quality Age 127 years Comparable 3 42 E. Penn Street Prox. to Subject 0.07 miles Sale Price 68,000 Gross Living Area 1,234 Total Rooms 6 Total Bedrooms 3 Total Bathrooms 1 Location Similar View Average Site .05 acre Quality Age 137 years Form PICPIX.CR - 'TOTAL for Windows' appraisal software by a la made, inc. -1-800-ALAMODE .! I I CDlJ1l'Qljl~<Jt"..l'Ylq"a D ~..._- <~'r~ e.MId IlIIIfdRntJa1 ~ _II L IiUbIIQI. ;1t~~RS;I ~M'fl'!)1~ CeI"dlllCllJ:lt N.ahr RL..l'III3233 L ~ 07 46D928 ~"I ~ ..it'''~<<-o_ I8tIIWt lIf7 b.... n.. ~ ~L.~ ('~~.. '1dIio'. ~.'..""'...'.'.."..'.~.>~" ~.,,\ : n'.~ Form seA - 'TOTAL for Windows' appraisal software by a la mode, inc. - 1.800.ALAMODE FROM: Diversified Appraisal Service 35 E. High Street, Suite 101, Carlisle, PA 17013 Carlisle, PA 17013 Phone: 717-249-2758 Fax: 717-258-4701 Tax 10 #206-46-6731 INVOICE DATE REFERENCE 042508N April 25, 2008 TO: Keystone Guardianship Services 129 Market Street, Ste A, Millersburg, PA 17061 DESCRIPTION I AMOUNT 231 N. Bedford Street 275.00 Carlisle, PA 17013 (Neely) Fannie Mae Form 2055 : : SUBTOTAL : $ 275.00 Rate % ADJUSTMENT : $ SUBTOTAL : $ 275.00 Rate % ADJUSTMENT : $ SUBTOTAL : $ 275.00 TOTAL 1$ 275.00 Diversified Appraisal Services Form D2NIN - "TOTAL for Windows" appraisal software by a la made, inc. -1-800-ALAMODE APPRAISAL OF REAL PROPERTY LOCATED AT: 245 Willow Street Deed Book 29Q Page 797 Cartisle, PA 17013 FOR: Keystone Guardianship Services 129 Market Street, Ste A, Millersburg, PA 17061 AS OF: April 17, 2008 BY: Krista L. Barrick State Certified Residential Appraiser The intended user of the report is Keystone Guardianship Services The intended use is to be for valuation purposes only. Summary Appraisal Format Form GA 1 - "TOTAL for I EXHIBIT " C ,I 1-800-ALAMODE ~ FannieMae Diversified Appraisal Services Desktop Underwriter Quantitative Analysis Appraisal Report File No. 042508N THIS SUMMARY APPRAISAL REPORT IS INTENDED FOR USE BY THE LENDER/CLIENT FOR A MORTGAGE FINANCE TRANSACTION ONLY. Prooertv Address 245 Willow Street City Carlisle State PA lin Code 17013 Leoal Descriotion Deed Book 29Q Paoe 797 Counlv Cumberland Assessor's Parcel No. 04-21-0320-564 Tax Year 2008 R.E. Taxes ~ 1 786.97 S""cial Assessments ~ N/A .. Borrower N/A Current Owner Janette M. Neely Occunanti Owner rxI Tenant I I Vacant Neiohborhood or Proiect Name Carlisle Borouoh Proiect Tvoe r l PUD il Condominium HOA ~ /Mo. Sales Price $ N/A Date of Sale N/A Descriotion / $ amount of loan chames/concessions to be naid bv seller N/A Prooertv riohts aooraised IXI Fee Simole I I Leasehold I Mao Reference 21-0320 Census Tract 0124.00 Nom: .. Location 0 Urban ~ Suburban 0 Rural Property values i:2J Increasing 0 Stable 0 Declining . Buill up 0 Over 75% i:2J 25-75% 0 Under 25% Demand/supply 0 Shortage ~ In balance g Over supply Growth rate Fi Ra Id fXi Stable Fi Slow Marketino time Fi Under 3 mos. IXI 3-6 mos. I lOver 6 mos. Neighborhood boundaries The subiect orooerty is located in Carlisle Borouoh. The subiect neiohborhood is bordered bv PA Turnoike, Rte 34 Interstate 81 and Rte 465. Dimensions Irreoular Specific zoning classification and description Residential Zoning compliance i:2J Legal 0 Legal nonconforming (Grandfathered use) 0 liIegal, attach description 0 No zoning Highest and best use of subject property as improved (Dr as proposed per plans and specifications): i:2J Present use 0 Other use, attach description. Utilities Public Other Public Other I Off-site Improvements Type Public Electricity i:2J Water i:2J Street Macadam ~ Gas iXi Sanitarv sewer iXi 1 Allev Macadam [)<.J Are there anv aooarenl adverse site conditions feasements encroachments soecial assessments slide areas etc.)? il Yes [Xl No If Yes attach descri tion. Source(s) used for physical characteristics of property: ~ Interior and exterior inspection U Exterior inspection from street U Previous appraisal files . h MLS .IXJ Assessment and tax records 'n'Prior insoection n Prooertv owner n Other fDescribel: No. of Stories 2.0 Tvoe fDet.lAtt.l Att Exterior Walls Brick Roof Surface MetaVShinole Manufactured Housinn il Yes IX1 No Does the orooertv oenerallv conform to the neinhborhood in terms of sMe condition and construction materials? IX Yes I No If No attach descrintion. Are there any apparent physical deficiencies or conditions that would affect the soundness or structural integrity of the improvements or the livability of the properly? n Yes lX1 No If Yes attach descri tion. Are there any apparent adverse environmental conditions (hazardous wastes, toxic substances, etc.) present in the improvements, on the site, or in the immediate vicinity of the subject property? 0 Yes [8J No If Yes, attach description. I researched the subject market area for comparable listings and sales that are the most similar and proximate to the subject property. My research revealed a total of 4 saies rangi~ in sales price from $ 116,000 to $ 119,900 My research revealed a total of 2 Iisfings ranging in iist price from $ 110,000 to $ 120.000 The analysis of the comparable sales below reflects market reaction to sionificant variations between the sales and the subject property. FEATURE SUBJECT I SALE 1 SALE 2 "5 w,,~ S"",' ~. 5"'" """", S",," Address Carlisle Carlisle Carlisle Proximitv to Subiect 0.14 miles Sales Price 1$ 1$ ~ 118900 Price/Gross Livino Area 1$ r/J 104.62r/J ~$ 97.46 r/J 103.91 r/J Data & Verification Sources Courthouse/MLS Courthouse/MLS/lnsoection Courthouse/MLS VALUE ADJUSTMENTS _ESCRIPTION DESCRIPTION I +f-I$Must. DESCRIPTION I +1-\$ Must. DESCRIPTION Sales or Rnancing Conventional: Conventional Conventional Concessions None Known: None known None known Date of SalpJTime 4/23/07: 3/12/07 : 3/28/08 Location Averaae Similar : Similar : Similar Site .04 acre .03 acre .04 acre : .04 acre View Averaae Averaae : Averaae Averaae Desion fSlvle\ 2 st row Similar Similar Similar - Actual Aoe IVrs.1 60 vears 53 vears 107 vears 116 vears 4 Condition BricklAveraae Brick/Similar Brick/Similar Brick/Similar - Above Grade Total :Sdrms: Baths Total : Bdrms: Baths Total :Sdrms: Baths Total :Bdrms: Baths : Room Count 6 3 1 6 3 2 -1,000 6: 3 : 1.5 -500 5: 2 : 1 . Gross Livino Area 1 024 So. Ft. 1 146 So. Ft. -1 800 1 220 So. Ft. -2900 1 125 So. Ft. : Basement & Finished Full basement Full basement: Full basement: Full basement . Rooms Below Grade Unfinished 25% Finished : -1 000 Unfinished: Unfinished Garane/Carnort 1-car oaraoe None +2000 1-car oaraoe None None Porch -1 000 2 PcheslBatcony: -3000 Porch ~1 FP/Central Air: -2000 None : None - Net Ad!. (total\ + - : $ 4800.- : $ 6400llli- : $ - Adjusted Sales Price of Comparables 1$ 115100 1$ 112,500 1$ Dat" of Prior Sale 1/7/82 7/30/87 1/31/92 2/27/06 Price of Prior Sale 1$ 1 1$ 49 000 1 $ 45 000 1$ 5 300 Analysis of any current agreement of sale, option, or listing of the subject property and analysis of the prior sales of subject and comparables: No sale has taken olace on the subiect orooertv within the oast three vears. No sales have taken olace on the comoarables in the oast 12 months. Summary of sales comparison and value conclusion: The Cost aooroach was not considered since this is not new construction or the Income aooroach due to the fact that this is an owner occuoied sinale familv dwellina. The Sales Comoarison aooroach is the best aooroach for this tvoe of orooertv. Site area .04 acre Single family housing Condominium housing PRICE AGE PRICE lit applic.) AGE $(000) (yrs) $(000 (yrs) 75 Low New Low _ 600 Hioh 225 Hioh ~lr/J Predominant _Predominant I~.lilll 150 40 1 Shape Irregular Private R SALE 3 428 Arch Street Carlisle 0.13 miles 116900 +1-1$ Must. +1,000 -1500 +2 000 -1000 500 117 400 This appraisal is made i:2J .as-is', 0 subject to completion per plans and specifications on the basis of a hypothetical condition that the improvements have been completed, or o subject to the following repairs, alterations or conditions BASEP ON AN 0 EXTERIOR INSPECTION FROM THE STREET OR AN PROPERTYTHATlS THE SUBJECT OF THIS REPORTTO BE $ 115,000 [2'J INTERIOR ANO EXTERIOR INSPECTION, I ESTIMATE THE MARKET VALUE, AS OEFINEO, OF THE REAL ,ASOF April 17, 2008 PAGE 1 OF 3 Form 205 - .TOTAL for Windows' appraisal software by a la mode, inc. -1-800-ALAMODE Fannie Mae Form 2055 9-96 Desktop Underwriter Quantitative Analysis Appraisal Report File No. 042508N Project Information for PUDs (If applicable) - -Is the developer/builder in control of the Home Owners' Association (HOA)? 0 Ves 0 No Provide the following information for PUDs only if the developer/builder is in control of the HOA and the subject property is an attached dwelling unit: Total number of phases Total number of units Total number of units sold Total number of units rented Total number of units for sale Data Source(s) _ Was the project created by the conversion of existing buildings into a PUD? 0 Ves 0 No If yes, date of conversion: Does the project contain any multi-dwelling units? 0 Ves 0 No Data Source: Are 1I1e common elements completed? 0 Yes 0 No If No, describe status of completion: Are any common elements leased to or by the Home Owners' Association? Describe common elements and recreational facilities: OVes DNa If yes, attach addendum describing rental terms and options. Project Information for Condominiums (If applicable) - -Is the developerlbuilder in control of the Home Owners' Association (HOA)? 0 Yes 0 No Provide the following information for all Condominium Projects: Total number of phases Total number of units Total number of units sold Total number of units rented Total number of units for sale Data Source(s) Was the project created by the conversion of existing buildings into a condominium? 0 Ves 0 No If yes, date of conversion: Project Type: 0 Primary Residence 0 Second Home or Recreational 0 Row or Townhouse 0 Garden 0 Midrise 0 Highrise 0 _ Condition of the project, quality of construction, unit mix, etc.: Are 1I1e common elements completed? DYes 0 No If No, describe status of completion: Are any common elements leased to or by the Home Owners' Association? Describe common elements and recreational facilities: o Ves 0 No If yes, attach addendum describing rental terms and options. PURPOSE OF APPRAISAL: The purpose of this appraisal is to estimate the market value of the real property that is the subject of this report based on a quantitative sales comparison analysis for use in a mortgage finance transaction. DEFINITION OF MARKET VALUE: The most probable price which a property should bring in a competitive and open market under all conditions requisite to a fair sale, the buyer and seller, each acting prudently, knowledgeably and assuming the price is not affected by undue stimulus. Implicit in this definition is the consummation of a sale as of a specified date and the passing of title from seller to buyer under conditions whereby: (1) buyer and seller are typically motivated; (2) both parties are well informed or well advised, and each acting in what he considers his own best interest; (3) a reasonable time is allowed for exposure in the open market; (4) payment is made in terms of cash in U.S. dollars or in terms of financial arrangements comparable thereto; and (5) the price represents the normal consideration for the property sold unaffected by special or creative financing or sales concessions' granted by anyone associated with the sale. . Adjustments to the comparabies must be made for special or creative financing or sales concessions. No adjustments are necessary for those costs which are normally paid by sellers as a result of tradition or law in a market area; these costs are readily identifiable since the seller pays these costs in virtually all sales transactions. Special or creative financing adjustments can be made to the comparable property by comparisons to financing terms offered by a third party institutional lender that is not already involved in the property or transaction. Any adjustment should not be calculated on a mechanical dollar for dollar cost of the financing or concession but the dollar amount of any adjustment should approximate the market's reaction to the financing or concessions based on the appraiser's judgment. STATEMENT OF L1MITlNG CONDITIONS AND APPRAISER'S CERTIFICATION CONTINGENT AND LIMITING CONDITIONS: The appraiser's certification that appears in the appraisal report is subject to the following conditions: 1. The appraiser will not be responsible for matters of a legal nature that affect either the property being appraised or the title to it. The appraiser assumes that the title is good and marketable and, therefore, will not render any opinions about the title. The property is appraised on the basis of it being under responsible ownership. 2. The appraiser has provided any required sketch in the appraisal report to show approximate dimensions of the improvements and the sketch is included oniy to assist the reader of the report in visualizing the property and understanding the appraiser's determination of its size. 3. The appraiser will not give testimony or appear in court because he or she made an appraisal of the property in question, unless specific arrangements to do so have been made beforehand. 4. The appraiser has noted in the appraisal report any adverse conditions (such as, but not limited to, needed repairs, the presence of hazardous wastes, toxic substances, etc.) observed during the inspection of the subject property or that he or she became aware of during the normal research involved in performing the appraisal. Unless otherwise stated in the appraisal report, the appraiser has no knowledge of any hidden or unapparent conditions of the property or adverse environmental conditions (including the presence of hazardous wastes, toxic substances, etc.) that would make the property more or less valuable, and has assumed that there are no such conditions and makes no guarantees or warranties, expressed or implied, regarding the condition of the property. The appraiser will not be responsible for any such conditions that do exist or for any engineering or testing that might be required to discover whether such conditions exist. Because the appraiser is not an expert in the field of environmental hazards, the appraisal report must not be considered as an environmental assessment of the property. 5. The appraiser obtained the information, estimates, and opinions that were expressed in the appraisal report from sources that he or she considers to be reliable and believes them to be true and correct. The appraiser does not assume responsibility for the accuracy of such items that were furnished by other parties. 6. The appraiser will not disclose the contents of the appraisal report except as provided for in the Uniform Standards of Professional Appraisal Practice. 1. The appraiser must provide his or her prior written consent before the lender/client specified in the appraisal report can distribute the appraisal report (including conclusions about the property value, the appraiser's identity and professional designations, and references to any professional appraisal organizations or the firm with which the appraiser is associated) to anyone other than the borrower; the mortgagee or its successors and assigns; the mortgage insurer; consultants; professional appraisal organizations; any state or federally approved financial institution; or any department, agency, or instrumentality of the United States or any state or the District of Columbia; except that the lender/client may distribute the report to data collection or reporting service(s) without having to obtain the appraiser's prior written consent. The appraiser's written consent and approval must also be obtained before the appraisal can be conveyed by anyone to the public through advertising, public relations, news, sales, or other media. 8. The appraiser has based his or her appraisal report and valuation conclusion for an appraisal that is subject to completion per plans and specifications on on the basis of a hypothetical condition that the improvements have been completed. 9. The appraiser has based his or her appraisal report and valuation conclusion for an appraisal that is subject to completion, repairs, or alterations on the assumption that completion of the improvements will be performed in a workmanlike manner. PAGE 2 OF 3 Form 205 - 'TOTAL for Windows' appraisal software by a la mode, inc. -1-800-ALAMODE Fannie Mae Form 2055 9.96 Des top n erwrlter uantltatlve nalysls lppralsa eport File No. 042508N APPRAISER'S CERTIFICATION: The Appraiser certifies and agrees that: 1. I pertormed this appraisal by (1) personally inspecting from the street the subject property and neighborhood and each of the comparable sales (unless I have otherwise indicated in this report that I also inspected the interior of the subject property); (2) collecting, confirming, and analyzing data from reliable public and/or private sources; and (3) reporting the results of my inspection and analysis in this summary appraisal report. I further certify that I have adequate information about the physical characteristics of the subject property and the comparable sales to develop this appraisal. 2. I have researched and analyzed the comparable sales and offeringS/listings in the subject market area and have reported the comparable sales in this report that are the best available for the sUbject property. I further certify that adequate comparable market data exists in the general market area to develop a reliable sales comparison analysis for the subject property. 3. I have taken into consideration the factors that have an impact on value in my development of the estimate of market value in the appraisal report. I further certify that I have noted any apparent or known adverse conditions in the subject improvements, on the subject site, or on any site within the immediate vicinity of the subject property of which I am aware, have considered these adverse conditions in my analysis of the property vaiue to the extent that I had market evidence to support them, and have commented about the effect of the adverse conditions on the marketability of the subject property. I have not knowingly withheld any significant information from the appraisal report and I believe, to the best of my knowledge, that all statements and information in the appraisal report are true and correct. 4. I stated in the appraisal report only my own personal, unbiased, and professional analysis, opinions, and conclusions, which are subject only to the contingent and limiting conditions specified in this form. 5. I have no present or prospective interest in the property that is the subject of this report, and I have no present or prospective personal interest or bias with respect to the participants in the transaction. I did not base, either partially or completely, my analysis and/or the estimate of market value in the appraisal report on the race, color, religion, sex, age, marital status, handicap, familial status, or national origin of either the prospective owners or occupants of the subject property or of the present owners or occupants of the properties in the vicinity of the subject property or on any other basis prohibited by law. 6. I have no present or contemplated future interest in the subject property, and neither my current or future employment nor my compensation for pertorming this appraisal is contingent on the appraised value of the property. 7. I was not required to report a predetermined value or direction in value that favors the cause of the client or any related party, the amount of the value estimate, the attainment of a specific result, or the occurrence of a subsequent event in order to receive my compensation and/or employment for pertorming the appraisal. I did not base the appraisal report on a requested minimum valuation, a specific valuation, or the need to approve a specifiC mortgage loan. a. I estimated the market value of the real property that is the subject of this report based on the sales comparison approach to value. I further certify that I considered the cost and income approaches to value, but, through mutual agreement with the client, did not develop them, unless I have noted otherwise in this report. 9. I pertormed this appraisal as a limited appraisal, subject to the Departure Provision of the Uniform Standards of Professional Appraisal Practice that were adopted and promulgated by the Appraisal Standards Board of The Appraisal Foundation and that were in place as of the effective date of the appraisal (unless I have otherwise indicated in this report that the appraisal is a complete appraisal, in which case, the Departure Provision does not apply). 10. I acknowledge that an estimate of a reasonable time for exposure in the open market is a condition in the definition of market value. The exposure time associated with the estimate of market value for the subject property is consistent with the marketing time noted in the Neighborhood section of this report. The marketing periOd concluded for the subject property at the estimated market value is also consistent with the marketing time noted in the Neighborhood section. 11. I personally prepared all conclusions and opinions about the real estate that were set forth in the appraisal report. I further certify that no one provided significant professional assistance to me in the development of this appraisal. SUPERVISORY APPRAISER'S CERTIFICATION: If a supervisory appraiser signed the appraisal report, he or she certifies and agrees that: I directly supervise the appraiser who prepared the appraisal report, have examined the appraisal report for compliance with the Uniform Standards of Professional Appraisal Practice, agree with the statements and conclusions of the appraiser, agree to be bound by the appraiser's certifications numbered 5 through 7 above, and am taking full responsibility forthe appraisal and the appraisal report. APPRAISER: SUPERVISORY APPRAISER (ONLY IF REaUIRED): Signature: ~~ Signature: Name: Krista L. Barrick Name: Company Name: Diversified Appraisal Services Company Name: Company Address: 35 E. HiQh Street. Suite 101 Company Address: Carlisle, PA 17013 Date of ReporVSignature: April 25. 2008 Date of ReporVSignature: State Certification #: RL-003233-L State Certification #: or State License #: or State License #: State: PA State: Expiration Date of Certification or License: June 30 , 2009 Expiration Date of Certification or License: ADDRESS OF PROPERTY APPRAISED: 245 Willow Street SUPERVISORY APPRAISER: Carlisle. PA 17013 SUBJECT PROPERTY APPRAISED VALUE OF SUBJECT PROPERTY $ 115,000 o Did not inspect subject property EFFECTIVE DATE OF APPRAISAL/INSPECTION April 17. 2008 o Did inspect exterior of SUbject property from street LENDER/CLIENT: o Did inspect interior and exterior of subject property Name: COMPARABLE SALES Company Name: Kevstone Guardianship Services o Did not inspect exterior of comparable sales from street Company Address: 129 Market Street Ste A. MillersburQ. PA 17061 o Did inspect exterior of comparable sales from street k U d Q A A IR PAGE 3 OF 3 Form 205 - 'TOTAL for Windows' appraisai software by a la mode, inc. -l-BOO-ALAMOOE Fannie Mae Form 2055 9-96 Supplemental Addendum File No. 042508N Cumberland State P A Zi Code 17013 Scope of the Appraisal: The appraiser inspected the interior and exterior of the subject property. This appraisal is based on the information gathered by the appraiser from public records, other identified sources, inspection of the subject property and neighborhood and selection of comparable sales within the subject market area. The assignment included an analysis of the subject's area, an estimation of the property's highest and best use, the consideration of all three approaches to value and the application of those relevant to the valuation of the subject property. Intended User: The Intended User of this appraisal report is the Lender/Client. The Intended Use is to evaluate the property that is the subject of this appraisal for valuation purposes, subject to the stated Scope of Work, purpose of the appraisal, reporting requirements of this appraisal report form, and Definition of Market Value. No additional Intended Users are identified by the appraiser. Additional comments: The subject is older than five (5) years old. All mechanical systems including the heating, electrical and plumbing systems were on and in working order at the time of inspection. No warranties are implied in this statement. One or more comparable sales are older than six (6) months old. Although there are comparable properties in the subject's area, none have sold recently, therefore, sales in excess of six (6) months old have to be used. All three comparables used were the best available. This report has been electronically prepared and transmitted in compliance with USPAP guidelines which include verification of the complete transfer and delivery, digitally protected signatures and adequate security measures in place to protect data transmitted by appraiser. Privacy Notice Pursuant to the Gramm-Leach-Billey Act of 1999, effective July 1, 2001, appraisers, along with all providers of personal financial services are now required by federal law to inform their clients of the policies of the firm with regard to the privacy of the clients non public personal information. As professionals, we understand that your privacy is very important to you and are pleased to provide you with this information. In the course of performing appraisals, we may collect what is known as "nonpublic personal information" about you. This information is used to facilitate the services that we provide to you and may include the information provided to us by you directly or received by us from others with your authorization. We do not disclose any nonpublic personal information obtained in the course of our engagement with our clients to nonaffiliated third parties, except as necessary or as required by law. By way of example, a necessary disclosure would be to our independent contractors, and in certain situations, to unrelated third party consultants who need to know that information to assist us in providing appraisal services to you. All independent contractors and any third party consultants we engage are informed that any information they see as part of an appraisal is to be maintained in strict confidence within the firm. A disclosure required by law would be a disclosure by us that is ordered by a court of competent jurisdiction with regard to a legal action to which you are party. We will retain records relating to professional services that we have provided to you for a reasonable time so that we are better able to assist you with your needs. In order to protect your nonpublic personal information from unauthorized access by third parties, we maintain physical, electronic and procedural safeguards that comply with our professional standards insuring the security and integrity of your information. Fonn TADD - "TOTAL for Windows' appraisal software by a la mode, inc. -1-800-ALAMOOE Building Sketch (Page - 1) Cum berland State P A Zi Code 17013 16.0' 16.0' Bedroom Dining Room Kitchen Bedroom r ~ I I b f--- b b I r= b l'i l'i l'i l'i == Bath f= I ~ ~ t--- f:= Living Room '---- == Bedroom ~ 16.0' 16.0' Sketct1 b"......... IV'" Comments: AREA CALCULATIONS SUMMARY LIVING AREA BREAKDOWN Cod. Description Size Net Totals Breakdown Subtotals GLAl Firat Floor 512.00 512.00 Firat Floor GLA2 Second Floor 512.00 512.00 16.0 x 32.0 512.00 Second Floor 16.0 x 32.0 512.00 TOTAL LIVABLE (rounded) 1024 2 Calculations Total (rounded) 1024 Form SKT.BldSkl- 'TOTAL for Windows' appraisal software by a la mode, inc. -1-800-ALAMOOE Location Map Cumberland State P A Zi Code 17013 -1)w>bar ~ ~o... ~ ./ ."~ "'9: ~<'" IScSI U' f"/-tstCI" '<'M~p pint' _.........." .....1..,'..-. ,,"5 ~,.., ;.... - _ "11'r.J.P. \', //".", --.._--~ r'--9t,~:---.~:=)L~ir""H _,.... Q I"'~ I' :---' , <c:-. _ <a ~ ~,E$l_ -t ~lr", " !, -"! , ~, j~'Sf 1-.", ,<f . -,~'-: ',.... _. _ i) '.ff' 1'""" ~~~ -'-"__5',,-J. /illl!'A,,;J i' '-1'1 ,~, ,/' ~Q.:.:__ ~ I > JJ:- .~ ---.; --< :1 ~ Iii <, ? ;/M~ ~, J' C'$t~~-_~ ,~lI>:j\~_j,!: ,',', I>> 'I ~..::.!llh:A'$1 '-'~ C~ !~cW-_,II_ II \~' " !li1 Jfst::-,::;~}-J~ '14lb!~'-'1 j' ,il, US_yWa i 11/. -! 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J\ , .>;:J"r1 ~d-6 '" ~1 \::>- ~ Form MAP.LOC - 'TOTAL for Windows' appraisal software by a la mode, inc. -1.800.ALAMOOE Subject Photos State P A Zi Code 17013 Subject Front 245 Willow Street Subject Rear Subject Street Form PICPIX.TR - 'TOTAl for Windows' appraisal software by a la mode, inc. -l-aOO-ALAMODE Comparable Photo Page State P A Zi Code 17013 Comparable 1 247 W. Baltimore Street Prox. to Subject 0.06 miles Sale Price 119,900 Gross Living Area 1,146 Total Rooms 6 Total Bedrooms 3 Total Bathrooms 2 Location Similar View Average Site .03 acre Quality Age 53 yea rs Comparable 2 421 Arch Street Prox. to SUbject Sale Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 0.14 miles 118,900 1,220 6 3 1.5 Similar Average .04 acre 107 years Comparable 3 428 Arch Street Prox. to Subject Sale Price Gross Living Area Total Rooms Total Bedrooms T otai Bathrooms Location View Site Quality Age Form PICPDCCR - 'TOTAL for Windows' appraisai software by a la mode, inc. - 1-800-ALAMODE 0.13 miles 116,900 1,125 5 2 1 Similar Average .04 acre 116 years I c~."....'" 'ot".~OItll D . .,.--"'..-... BuftU j)f . ..mdn fO .]649 .~.~ ~ RMJlNn'UaI Appnluot I I KIlI:!IllI L II.IIIIIII(:Il 11f~~1IIl ~M 'I1'Ql$ ~L,.~ -:; ,t'~~_ :dIIi. c.rtIiIIItlIli: N....r R1IlD233L !; 07 46DS2B Certilkm 5URU ~ taJUi.l~.D", IIfIIIt IIf7 ...... n. ~ ~~ :. Form SeA - 'TOTAL for Windows' appraisal software by a la mode, inc. - 1.800.ALAMODE FROM: Diversified Appraisal Service 35 E. High Street, Suite 101, Carlisle, PA 17013 Carlisle, PA 17013 Phone: 717-249-2758 Fax: 717-258-4701 Tax 10 #206-46-6731 INVOICE 042508N DATE April 25, 2008 REFERENCE TO: Keystone Guardianship Services 129 Market Street, Ste A, Millersburg, PA 17061 DESCRIPTION I AMOUNT 245 Willow Street 275.00 Carlisle, PA 17013 (Neely) Fannie Mae Form 2055 : : : : SUBTOTAL :$ 275.00 : Rate % ADJUSTMENT : $ : SUBTOTAL :$ 275.00 Rate % ADJUSTMENT : $ : SUBTOTAL : $ 275.00 TOTAL 1$ 275.00 Diversified Appraisal Services Form D2NIN - "TOTAL for Windows" appraisal software by a la mode, inc. -1-800-ALAMODE , THE MATTER OF JANETTE NEELY AN ADJUDICATED INCAPACITATED INDIVIDUAL IN THE COURT OF COMMON PLEAS CUMBERLAND COUNTY, PENNSYLVANIA ORPHANS COURT DIVISION NO. 21-08-0032 VERIFICATION I verify that the averments in this Petition to Sell Real Estate and Corporate Assets are true and correct. I understand that false statements herein are made subj ect to the penal ties of 18 Pa. C.S. 4904, relating to unsworn falsification to authorities. Esquire KEYSTONE GUARDIANSHIP SERVICES Date, ~. O'l, ~~ ~} dl-u~ ~onstance E. Stoneroad