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LANDMARK COMMERCIAL REALTY, IN THE COURT OF COMMON PLEAS
INC. CUMBERLAND COUNTY
Plaintiff
V.
ELIEZER FRIEDMAN a/k/a ELI
FRIEDMAN, NAOMI W EINBERGER,
GREEN LION GROUP, LLC and
CAPITAL FAMILY PARTNERS, LLC,
Defendants
PENNSYLVANIA
NO:) - 35V3
CIVIL ACTION - LAW
NOTICE
YOU HAVE BEEN SUED IN COURT. If you wish to defend against the claims set forth
in the following pages, you must take action within twenty (20) days after this Complaint and
Notice are served, by entering a written appearance personally or by attorney and filing in
writing with the Court your defenses or objections to the claims set forth against you. You are
warned that if you fail to do so the case may proceed without you and a judgment may be
entered against you by the Court without further notice for any money claimed in the Complaint
or for any other claim or relief requested by the Plaintiff. You may lose money or property or
other rights important to you.
YOU SHOULD TAKE THIS PAPER TO YOUR LAWYER AT ONCE. IF YOU DO
NOT HAVE A LAWYER, GO TO OR TELEPHONE THE OFFICE SET FORTH BELOW.
THIS OFFICE CAN PROVIDE YOU WITH INFORMATION ABOUT HIRING A
LAWYER.
IF YOU CANNOT AFFORD TO HIRE A LAWYER, THIS OFFICE MAY BE ABLE
TO PROVIDE YOU WITH INFORMATION ABOUT AGENCIES THAT MAY OFFER
LEGAL SERVICES TO ELIGIBLE PERSONS AT A REDUCED FEE OR NO FEE.
CUMBERLAND COUNTY BAR ASSOCIATION
34 South Bedford Street
Carlisle, PA
(717) 249-3166
L ek kA--6I b
L3 -2
AVISO
USTED HA SIDO DEMANDADO/A EN CORTE. Si usted desea defenderse de las
demandas que se presentan mas adelante en las siguientes paginas, debe tomar acci6n dentro de
los pr6ximos veinte (20) dias despues de la notificaci6n de esta Demanda y Aviso radicando
personalmente o por medio de un abogado una comparecencia escrita y radicando en la Corte
por escrito sus defensas de, y objecciones a, las demandas presentadas aqui en contra suya. Se le
advierte de que si usted falls de tomar acci6n como se describe anteriormente, el caso puede
proceder sin usted y un fallo por cualquier suma de dinero reclamada en la demanda o cualquier
otra reclamaci6n o remedio solicitado por el demandante puede ser dictado en contra suya por la
Corte sin mas aviso adicional. Usted puede perder dinero o propiedad u otros derechos
importantes para usted.
USTED DEBE LLEVAR ESTE DOCUMENTO A SU ABOGADO
INMEDIATAMENTE. SI USTED NO TIENE UN ABOGADO, LLAME O VAYA A LA
SIGUIENTE OFICINA. ESTA OFICINA PUEDE PROVEERLE INFORMACION A CERCA
DE COMO CONSEGUIR UN ABOGADO.
SI USTED NO PUEDE PAGAR POR LOS SERVICIOS DE UN ABOGADO, ES
POSIBLE QUE ESTA OFICINA LE PUEDA PROVEER INFORMACION SOBRE
AGENCIAS QUE OFREZCAN SERVICIOS LEGALES SIN CARGO O BAJO COSTO A
PERSONAS QUE CUALIFICAN.
CUMBERLAND COUNTY BAR ASSOCIATION
34 South Bedford Street
Carlisle, PA
(717) 249-3166
LANDMARK COMMERCIAL REALTY, IN THE COURT OF COMMON PLEAS
INC. CUMBERLAND COUNTY
PENNSYLVANIA
Plaintiff :
NO:
V.
CIVIL ACTION - LAW
ELIEZER FRIEDMAN a/k/a ELI
FRIEDMAN, NAOMI WEINBERGER,
GREEN LION GROUP, LLC and
CAPITAL FAMILY PARTNERS, LLC,
Defendants
COMPLAINT
NOW COMES Plaintiff, Landmark Commercial Realty, Inc., by and through its
attorneys, Cunningham & Chernicoff, P.C., and files the within Complaint and in support thereof
states the following:
The Parties
1. Plaintiff, Landmark Commercial Realty, Inc. ("Landmark"), is a corporation
organized, operating and existing under the laws of the Commonwealth of Pennsylvania with a
principal place of business located at 20 Erford Road, Lemoyne, Cumberland County,
Pennsylvania.
2. Defendant, Eliezer Friedman a/k/a Eli Friedman ("Friedman") is a sui juris
individual with an address of 732 Clifton Avenue, #100, Lakewood, New Jersey, 08701, and,
upon information and belief, and was at times relevant hereto and/or is a principal of both Green
Lion Group, LLC and Capital Family Partners, LLC.
3. Defendant, Naomi Weinberger ("Weinberger") is a sui juris individual with an
address of 732 Clifton Avenue, #100, Lakewood, New Jersey, 08701, and, upon information and
belief, is a close family relation to Friedman and was at times relevant hereto and/or is a
principal of both Green Lion Group, LLC and Capital Family Partners, LLC.
4. Defendant, Green Lion Group, LLC ("Lion") is a domestic Limited Liability
Company duly registered with the Department of State of the Commonwealth of Pennsylvania,
with a registered address at 2109 Red Lion Road, Philadelphia, Philadelphia County,
Pennsylvania.
Defendant, Capital Family Partners ("Capital") is a domestic Limited Liability
Company duly registered with the Department of State of the Commonwealth of Pennsylvania, ,
with a registered address at 2109 Red Lion Road, Philadelphia, Philadelphia County,
Pennsylvania.
6. This Court has subject matter jurisdiction and personal jurisdiction over all
Defendants; venue is proper pursuant to Pa.R.C.P. 1006 because the transaction and occurrence
out of which the causes of action herein enumerated arose in Lemoyne, Cumberland County,
Pennsylvania by virtue of the fact that the contract was accepted upon the execution of same by
Igor Druker, an authorized representative of Plaintiff, at its offices in Cumberland County.
Background Information
7. The averments of Paragraphs 1 through 6, inclusive, of this Complaint are herein
incorporated by reference as though herein again set forth at length.
Landmark is a commercial real estate agency engaged in the business of locating
and placing potential buyers and tenants, and negotiating the terms and conditions of the sale and
lease agreements for commercial properties.
9. David Remmel ("Mr. Remmel") is the President and Broker of Record of
Landmark and is thereby authorized to bring the within action under the Pennsylvania Real
Estate Licensing Act.
10. On or about January 2, 2008, Friedman and Landmark, through its authorized
representative and Agent, Igor Druker ("Druker"), entered into a Right to Purchase Agreement
Buyer's Representation Commission Agreement (the "Contract"). A true, correct, and complete
copy of the Contract is attached hereto, incorporated herein by reference, and made a part hereof
as Exhibit "A."
11. The Contract provided, simply, that Plaintiff would represent Defendant,
Friedman and/or any of his affiliates, partners, relatives or other officers of his company(s) for
the prospective purchase of certain adult care and nursing facilities being marketed by their
owners brought by Druker via Capozzi & Associates, P.C. and/or its affiliates, partners, etc.
and/or Adler and Adler Law Offices and/or its affiliates, partners, etc. from January 2, 2008 and
continuing for a period of twelve (12) months.
12. In consideration of Plaintiff's performance of such representation and which
ultimately culminated in the consummation of a transaction involving one of the contemplated
prospective properties, Friedman promised to pay to Plaintiff a sum equal to one percent (1%) of
the total gross sale price at settlement.
13. On or about April 27, 2008, Lion and Capital consummated the purchase, in equal
shares, of the Ashton Hall Nursing & Rehabilitation Center, located at 2109 Red Lion Road,
Philadelphia, Philadelphia County, Pennsylvania 19115 (the "Property") for $8,225,000.00, as
evidenced by a Settlement Statement dated April 27, 2008 and executed by both Ashton and
Green Lion and Capital. A true, correct, and complete copy of the Settlement Statement is
attached hereto, made a part hereof, and is incorporated herein by reference as Exhibit "B".
14. Upon information and belief, Druker via Louis Capozzi of Capozzi & Associates,
P.C. and/or William L. Adler, Esquire or Craig A. Adler, Esquire of Adler & Adler, who assisted
the principals of Lion and Capital with the legal tasks that accompany a complex commercial
property acquisition, including, but not limited to, drafting agreements for the sale of the real
estate, deeds, settlement documents, and the like, which constitutes "negotiation" as such term is
contemplated in the Contract.
Count I - Breach of Contract - Against All Defendants
15. Plaintiff hereby incorporates the averments contained in paragraphs 1-14,
inclusive, as if fully set forth.
16. As reflected on the Settlement Sheet, executed by Naomi Weinberger on behalf of
the buyers, previously attached as Exhibit "A," no disbursement was made in any form by any
party to the transaction to Landmark; such non-performance constitutes a material breach of the
Contract.
17. At all times material hereto, Landmark acted in good faith and in accordance with
its duties and obligations as a real estate broker licensed with the Commonwealth of
Pennsylvania and consistent with the Contract.
18. The Contract was for a legal purpose.
19. The Contract contemplated adequate consideration.
20. Landmark is entitled to a commission in the amount of $82,250.00 for the sale of
the Property.
21. Despite repeated demands of Landmark, Defendants have failed to pay the
commission due and owing to Landmark.
22. All condition(s) precedent, if any, to recovery by Plaintiff under the Contract
has/have been performed or has/have occurred.
23. Defendants' actions and representations - and specifically the failure to pay the
commission to Plaintiff -- constitute an express breach of their agreement have caused Landmark
to suffer damages in the amount of $82,250.00, plus reasonable attorney's fees and costs
incurred as a result thereof.
24. Defendants' failure and continued refusal to pay the sum owed to Plaintiff is
wrongful.
25. Defendants' failure and continued refusal to pay the sum owed is not excused.
26. Because of Defendants' failure and refusal to pay Plaintiff in accordance with the
Contract, Plaintiff has been damaged in a sum in excess of $82,250.00, plus continuing interest,
and costs of suit, no part of which has been paid to the Plaintiff.
WHEREFORE, Plaintiff, Landmark Commercial Realty, Inc. demands judgment against
Defendants, Eliezer Friedman a/k/a Eli Friedman, Naomi Weinberger, Green Lion Group, LLC
and Capital Family Partners, LLC in the amount of $82,250.00, together with interest, attorney
fees and costs of suit, which sum is outside of the limits of compulsory arbrit:aration in this
Judicial District, and any other remedy this Honorable Court deems just and proper.
Count II - Unjust Enrichment
Against Green Lion Group. LLC and Capital Family Partners LLC
27. The averments of Paragraphs 1 through 26, inclusive, of this
Complaint are herein incorporated by reference as though herein again set forth at length.
28. Beginning on January 2, 2008 and continuing through the date of the
consummation of the purchase and sale of the Property to the expiration of the Contract, Plaintiff
provided to Defendants specialized services in the nature of the marketing and negotiation of a
complex commercial property transaction.
29. Plaintiff spent substantial time and effort performing these services, thus
conferring a benefit upon Defendants.
30. Defendants accepted and retained such benefits with the knowledge that Plaintiff
expected payment in full pursuant to the Contract.
31. No part or portion of the outstanding amount owed by Defendants has been paid
to Plaintiff.
32. As a result of Defendants receiving and utilizing the services provided by
Plaintiff, Defendants Lion and Capital (through their principals) were able to negotiate and
consummate a complex commercial property transaction, without remitting any payment for the
fair, customary, and reasonable value of said services.
33. Therefore, Defendants have been unjustly enriched by their willful nonpayment to
Plaintiff for the services rendered.
34. It would be inequitable for Defendants to retain those benefits without payment
to Plaintiff for services rendered.
6
WHEREFORE, Plaintiff, Landmark Commercial Realty, Inc. demands judgment against
Defendants, Green Lion Group, LLC and Capital Family Partners, LLC in the amount of
$82,250.00, together with interest, attorney fees and costs of suit, which sum is outside of the
limits of compulsory arbritaration in this Judicial District, and any other remedy this Honorable
Court deems just and proper.
Respectfully submitted,
By;
CUNNINGHAM & CHERNICOFF, P.C
Vcholas A. Fanelli
PA Attorney ID No. 308136
2320 North Second Street
Harrisburg, PA 17110
p: 717-238-6570
f: 717-238-4809
Attorneys for Plaintiff
I
Date: April, '2011
FAHome\BMDOCS\LANDMARK\ELI FRIEDMAMComplaintrevised.wpd
VERIFICATION
I, David Remmel, President of Landmark Commercial Realty, Inc., hereby verify that the
statements made in the foregoing Complaint and Notice are true and correct to the best of my
knowledge. I understand that false statements herein are made subject to the penalties of 18
Pa.C.S. §4904, relating to unsworn falsification to authorities
Date:
#?W, 1
David Rem el
EXHIBIT "A"
% 'ut-NT 't.'RCI,ASE AcW EW
j.L -R' F ?R St.NTA?'f;h r^MA?1 SSt .?:,Rcr?` ^
Te onaersignea as ar, rtorested Buyer t,.Ar. Flirzer fri?c.',`^ar a kol- 3^x ut "
affiliates, pann rs, relanvf;S or othpr officers of nis : orrpary s; rf t^n `?^i! ?tirng
properties.
Confidential Listings:
Nursing Homes, Adult Care Facilities, Assistant Living Facilities.
Hospitals and Adult Day Care Facilities brought by
Igor A. Druker of Landmark Commercial Realty Inc.
via Capozzi & Associates, PC attorneys at Law and/or its affiliates. partners, etc.
and/or Adler and Adler law offices and/or its affiliates, partners, etc.
Coes 7eret)y grant to Landmark Comrrerc al Retity rc. iEt 7 iS??0r3 t:"1 't"IS!? ?C apx:L_ r? •-
?rformaticrelating to the aforesaid properties T?%is agregrneri! ;na,i ea?rnn ;e ef`?
period of 12 (twelyel Month from Ina date of signing This period set forth above has
been determined as a result of negotiations between Broker and Buyer.
duri^g the pericd of this agreement the agent shou'd negotiate un 3'cr Idh e acreHrT'i;n
'or said properies. or any ,Wner terms as may be accep'ar,le to the :I^17er5 gna?, I
-hnderslgned shall pay to the agert a commission ;?nd.or efe•ru tads (,' total of 1°r? done
er n of tn:al gross safe pre-o at settlement. The fees set forth above have been
determined as a result of negotiations between Broker and Buyer. Ij^ders-grr.d
to use Igor A. Jr, jker, AIAA of Lardmark Commercial Realty as a- )rly 5'C?:e' ? n
9uyer Agency representa!?ve in this trarsacGor
The undersigned has also received and acknowledges receipt of the Consumer
notice.
L'a*ad and sealed ,,-is 2 day of J nu 2009
Accepted by
Ovra,
,y
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EXHIBIT "B"
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'I rWF MENT OF HkiUSING & URBAN LEVELC;FMENt
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SETTLEMENT STATEMENT
6 Aa'3R7GAGE INS GCSE N11yd5E..R. -
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ENO A _RESS OF 30RROWFR E NAW AND ADDRESS Of SELLER _F '4AMC AND ADC ESQ !:rt -_E'NCJER
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1. SUMMARY OF 9MROWEWS TRAPZACT1ON ?
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LANDMARK COMMERCIAL REALTY,
INC.
Plaintiff
V.
IN THE COURT OF COMMON PLEAS
CUMBERLAND COUNTY
PENNSYLVANIA
NO: 11-3543
CIVIL ACTION - LAW
ELIEZER FRIEDMAN a/k/a ELI
FRIEDMAN, NAOMI WEINBERGER,
GREEN LION GROUP, LLC and
CAPITAL FAMILY PARTNERS, LLC,
Defendants :
CERTIFICATE OF SERVICE
ern `
<C:)
I;* C-)
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)
a -
I, Julieanne Ametrano, Legal Assistant with the law firm of Cunningham & Chernicoff,
P.C., certify a true and correct copy of the Complaint filed in the above-referenced matter with
the Cumberland County Prothonotary on April 8, 2011 was served on April 8, 2011 via U.S. first
class certified mail, return receipt requested, as evidenced by Exhibit "A" attached hereto, on the
following parties indicated :
Mr. Eliezer Friedman
732 Clifton Avenue
Apartment #100
Lakewood, NJ 08701
Date: April 11, 2011
Ms. Naomi Weinberger
732 Clifton Avenue
Apartment #100
Lakewood, NJ 08701
r ? f ? J??' /
LA.O
Julieanne Ametrano
F:\Home\BJW\DOCS\LANDMARK\ELI FRIEDMAN\COS.Complaintmpd
EXHIBIT `A'
Postal
CERTIFIED MAIL RECEIPT
171 (Domestic Er '
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O Postage $ S d
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Certified Fee
0 Return Receipt Fee stma
O (Endorsement Required)
O Restricted Delivery Fee
O (Endorsement Required)
O Total Postage & Fees r /
O Sent To -
LStreef, t. No.;
........ .........
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()oj Aj..1 d f j ?c?
-------------
Postal CERTIFIED MAIL RECEIPT
Lf? (Domestic Only; No Insurance
C3 ? :• Provided)
0
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IM dotal Postage & Fees
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Street, Apt. No.;
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or --------
'- Box Na. 7 6
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Crty, Slate, Z1F?r4 °^
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THE TIM
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2011 JUN -8 PM 12: 21
CUMBERLAND "OUNIT"
PENNSYLVA 1!A
COHEN SEGLIAS PALLAS
GREENHALL & FURMAN, P.C.
By: Steven M. Williams, Esquire
Identification No: 62051
silliams@cohenseglias.com
Steven D. Usdin
Identification No. 36381
susdin@cohenseglias.com
240 N. Third Street, 7th Floor
Harrisburg, PA 17101
(717) 234-5530
Attorneys for Defendants
LANDMARK COMMERCIAL REALTY.
INC.,
Plaintiff
V.
ELIEZER FRIEDMAN, a/k/a ELI
FRIEDMAN, NAOMI WEINBERGER,
GREEN LION GROUP, LLC, and
CAPITAL FAMILY PARTNERS, LLC,
Defendants
IN THE COURT OF COMMON PLEAS
CUMBERLAND COUNTY,
PENNSYLVANIA
NO. 11-3543
CIVIL ACTION - LAW
PRAECIPE TO ENTER APPEARANCE
To the Prothonotary:
Please enter our appearance on behalf of the Defendants in this case.
Papers may be served at the address indicated hereon.
Date:
Respectfully
COHEN SEGL S PALLAS GREENHALL
& FURMA . P.C.
By:
Steven M. Williams, PA I.D. #62051
Williams@cohenseglias.com
Steven D. Usdin, PA I.D. #36381
susdin@cohenseglias.com
240 North Third Street, 7th Floor
Harrisburg, PA 17101
(717) 234-5530
Attorneys for Defendants
CERTIFICATE OF SERVICE
I hereby certify that the foregoing Praecipe was sent by first class mail, postage prepaid
this day to the following:
Bruce J. Warshawsky, Esquire
Nicholas A. Fanelli, Esquire
Cunningham & Chernicoff, P.C.
2320 North Second Street
Harrisburg, PA 17110
Attorneys for Plaintiff
Date: (Q) tP I )r
Respectfully submitted,
Cohen Seglias Pallas
Greenhall & Furman PC
By: Obw 0 ?`
Alison A. Zortman, Leg Assistant
240 North Third Street, h Floor
Harrisburg, PA 17101
(717) 234-5530
Attorneys for Plaintiff
#1313345-v1 50883-0002
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2011 JUIN -8 PM 12: 21
CUMBERLAND COUN TY
°ENNSYLVA
COHEN SEGLIAS PALLAS
GREENHALL & FURMAN, P.C.
By: Steven M. Williams, Esquire
Identification No: 62051
swilliams@cohenseglias.com
Steven D. Usdin
Identification No. 36381
susdin@cohenseglias.com
240 N. Third Street, 7th Floor
Harrisburg, PA 17101
(717) 234-5530
Attorneys for Defendants
LANDMARK COMMERCIAL REALTY.
INC.,
Plaintiff
V.
ELIEZER FRIEDMAN, a/k/a ELI
FRIEDMAN, NAOMI WEINBERGER,
GREEN LION GROUP, LLC, and
CAPITAL FAMILY PARTNERS, LLC,
Defendants
IN THE COURT OF COMMON PLEAS
CUMBERLAND COUNTY,
PENNSYLVANIA
NO. 11-3543
CIVIL ACTION - LAW
ACCEPTANCE OF SERVICE
I hereby accept service of the Complaint in this case on behalf of all Defendants and
certify that I am authorized to do so.
Date:
Respectfully submitted,
COHEN SEGLIAS PAS GREENHALL
& FURMAN, P.C.
By:
Steven M. Williams, PA I.D. #62051
silliams@cohenseglias.com
Steven D. Usdin, PA I.D. #36381
susdin@cohenseglias.com
240 North Third Street, 7th Floor
Harrisburg, PA 17101
(717) 234-5530
Attorneys for Defendants
CERTIFICATE OF SERVICE
I hereby certify that the foregoing document was sent by first class mail, postage prepaid
this day to the following:
Bruce J. Warshawsky, Esquire
Nicholas A. Fanelli, Esquire
Cunningham & Chernicoff, P.C.
2320 North Second Street
Harrisburg, PA 17110
Attorneys for Plaintiff
Respectfully submitted,
Cohen Seglias Pallas
Greenhall & Furman PC
Date: tPI L011I By:
Alison A. Zortman, Legal ssistant
240 North Third Street, 7 loor
Harrisburg, PA 17101
(717) 234-5530
Attorneys for Plaintiff
#1313348-v1 50883-0002
LANDMARK COMMERCIAL REALTY,
INC.
Plaintiff
V.
ELIEZER FRIEDMAN a/k/a ELI
FRIEDMAN, NAOMI WEINBERGER,
GREEN LION GROUP, LLC and
CAPITAL FAMILY PARTNERS, LLC,
Defendants
IN THE COURT OF COMMON PLEAS
CUMBERLAND COUNTY
PENNSYLVANIA
NO: 11-3543
CIVIL ACTION - LAW
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PRAECIPE TO SETTLE, DISCONTINUE AND END
TO THE PROTHONOTARY:
Please mark the above referenced matter settled, discontinued and ended with prejudice
as the parties have resolved their differences.
Respectfully submitted,
Date: August .3 , 2011
COFF, P.C.
G-' ce J Wwfhawsky, Esquire
D.#58799
2320 North Second Street
P. O. Box 60457
Harrisburg, PA 17106-0457
Telephone: (717) 238-6570
(Attorneys.for Plaintiffi
CERTIFICATE OF SERVICE
I, Julieanne Ametrano, Legal Assistant with the law firm of Cunningham & Chernicoff,
P.C., hereby certify that I served a true and correct copy of the PRAECIPE TO SETTLE,
DISCONTINUE AND END upon the following via first Class Mail, postage prepaid.
Steven M. Williams, Esquire
Cohen Seglias Pallas Greenhall & Furman, PC
240 North Third Street
Seventh Floor
Harrisburg, PA 17101
Date: August 3, 2011
F:\Home\BMDOCS\LANDMARK\ELI FRIEDMANTRAEDISC.WPD
CUNNINGHAM & CHERNICOFF, P.C.
ieanne Ametrano
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