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IN THE COURT OF COMMON PLEAS OF CUMBERLAND COUNTY, PENNSYLVANIA
ORPHANS' COURT DIVISION
IN RE: :
ESTATE OF LUANNE M. PREECE : No. 2012-00587 �' � ` ""'
� ... � ;��
: �• - , -
PETITION TO APPOINT GUARDIAN AD LITEM TO 1��E�LITA�,``R�
DISTRIBUTION IN HIND TO ADMINISTRATRIX �RV�NG �-. :-•
AS CO-GUARDIAN OF THE JOINT BENEFICTARY --=
F—�
AND NOW, come Petitioners Melissa A. Dixon and Jason M. D�xon; by and through..;
, �� ,
their attorneys, Baric Scherer LLC, and request that the court appoint a limited guardian ad litem
and approve a distribution in kind, setting forth the following in support thereof:
1. This Petition is being simultaneously filed to the Estate of Luanne M. Preece,No.
2012-00587 and the Guardianship of Tammy Lynn Raney, No. 21-13-0213.
2. The first Petitioner is Melissa A. Dixon, an adult individual, who resides at 105
Park Place, Camp Hill, Cumberland County, Pennsylvania, and who is the sister of Tammy Lynn
Raney.
3. The second Petitioner is Jason M. Dixon, an adult individual, who resides at 105
Park Place, Camp Hill, Cumberland County, Pennsylvania, and who is the husband of Melissa A.
Dixon and the brother-in-law of Tammy Lynn Raney.
4. Tammy Lynn Raney was born on April 6, 1973, and was adjudicated a partially
incapacitated person on July 24, 1992. (The July 24, 1992 Order of the Orphans' Court Division
of the Court of Common Pleas of Clearfield County, Pennsylvania is attached as Exhibit A.)
5. Luanne M. Preece, the decedent, was mother to Melissa A. Dixon and Tammy
Lynn Raney; she was also guardian of Tammy Lynn Raney during her life.
6. Luanne M. Preece died intestate on April 16, 2012.
.
7. This Court, by Order, on February 28, 2013 (attached as Exhibit B), made Melissa
A. Dixon and Jason M. Dixon the successor guardians of Tammy Lynn Raney.
8. Melissa A. Dixon is the Administratrix of the Estate of Luanne M. Preece, having
been granted Letters of Administration on May 24, 2012.
9. Melissa A. Dixon and Tammy Lynn Raney are the only beneficiaries of the Estate
of Luanne M. Preece.
10. Pursuant to Pennsylvania intestacy law, Melissa A. Dixon and Tammy Lynn
Raney shall each have a one-half interest in the Estate of Luanne M. Preece.
11. The main asset of the Estate of Luanne M. Preece is a residential property located
at 105 Park Place, Camp Hill, Pennsylvania 17011 (the "Residential Property").
12. The Residential Property is currently home to Melissa A. Dixon, Jason M. Dixon,
their children and Tammy Lynn Raney.
13. Petitioners believe the Residential Property to be worth approximately
$121,900.00, based on the attached appraisal ("Exhibit C").
14. The Residential Property is encumbered by two mortgages from Members 1 st
Federal Credit Union, although one mortgage is serviced by Midwest Loan Services, Inc.
15. The two mortgages totaled $104,747.22 at the decedent's date of death.
16. Members 1 St Federal Credit Union has indicated that it will allow Melissa A.
Dixon to assume the mortgages.
17. Luanne M. Preece never resided at the residential property but used her credit to
buy it, having intended for her daughter, Melissa A. Dixon, both to live there and pay the
mortgages.
18. Melissa A. Dixon is also the Trustee of the Raney Family Special Needs Trust
.
, .
(the "Trust"), the corpus for which is comprised of a bank account worth approximately
$22,147.76.
19. The Trust was created for the support and maintenance of Tammy Lynn Raney.
20. It is submitted that as the primary caretakers and guardians of Tammy Lynn
Raney, Melissa A. Dixon and Jason M. Dixon are entitled to reimburse themselves from the
Raney Family Special Needs Trust for expenses incurred for the support and maintenance of
Tammy Lynn Raney.
21. Due to the complex nature of the guardianship and estate issues involved in this
matter, Melissa A. Dixon and Jason M. Dixon have not yet taken the opportunity to reimburse
themselves from the Raney Family Special Needs Trust for expenses incurred on behalf of
Tammy Lynn Raney and are therefore still owed this reimbursement.
22. Melissa A. Dixon wishes to effect an in kind distribution through her power as
Administratrix of the Estate, whereby she would take title to the Residential Property and assume
the related mortgages, thereby preserving the Trust corpus for the support and maintenance of
Tammy Lynn Raney.
23. Tammy Lynn Raney, who would otherwise be entitled to half of the equity of the
Residential Property, would instead receive the benefit of not having to reimburse Melissa A.
Dixon for expenses incurred on her behalf for her support and maintenance.
24. If the expenses incurred by Melissa A. Dixon for the support and maintenance of
Tammy Lynn Raney would not equal Tammy Lynn Raney's half of the equity in the Residential
Property, Melissa A. Dixon would be required to contribute the difference in cash or other assets
to a special needs trust for the support and maintenance of Tammy Lynn Raney, thereby
providing Tammy Lynn Raney her one-half interest of the Estate of Luanne M. Preece.
25. Any distributions to Tammy Lynn Raney from the Estate of Luanne M. Preece
shall be placed in trust for the benefit of Tammy Lynn Raney.
26. The present petition seeks to have appointed a limited guardian ad litem to review
the accounting and proposed distribution of the Estate to ensure that the distribution is done in a
way that does not in any way diminish Tammy Lynn Raney's one-half interest in the Estate.
27. This petition concerns §§ 3356, 3534, 5512.1(d), 5521(b) and 5536 ofthe
Probate, Estates and Fiduciaries Code.
28. 20 Pa.C.S.A. § 5521(b) makes 20 Pa.C.S.A. § 3356 applicable to guardians of an
incapacitated person.
29. In regard to a decedent's estate, 20 Pa.C.S.A. § 3356 provides,
In addition to any right conferred by a governing instrument, if
any, the personal representative, in his individual capacity, may bid
for, purchase, take a mortgage on, lease, or take by exchange, real
or personal property belonging to the estate, subject, however, to
the approval of the court, and under such terms and conditions and
after such reasonable notice to parties in interest as it shall direct.
The court may make an order directing a co-fiduciary, if any, or
the court's clerk to execute a deed or other appropriate instrument
to the purchasing personal representative.
30. 20 Pa.C.S.A. § 3534 provides,
The court, for cause shown, may order the estate to be distributed
in kind to the parties in interest, including fiduciaries. In such
case, when there are two or more distributees, distribution may be
made of undivided interests in real or personal estate or the
personal representative or a distributee may request the court to
divide, partition and allot the property, or to direct the sale of the
property. If such a request is made, the court, after such notice as
it shall direct, shall fairly divide, partition and allot the property
among the distributees in proportion to their respective interests, or
the court may direct the personal representative to sell at a sale
confined to the distributees, or at a private or public sale not so
confined, any property which cannot be so divided, partitioned or
allotted.
31. 20 Pa.C.S.A. § 5536(b)provides that the court may
substitute its judgment for that of the incapacitated person with
respect to the estate and affairs of the incapacitated person for the
benefit of the incapacitated person . . . . This power shall include,
but is not limited to, the power to: . . . (7) Exercise options of the
incapacitated person to purchase or exchange securities or other
property.
Id. (Emphasis added).
32. Additionally, the Court has the power pursuant to 20 Pa.C.S.A. § 5512.1(d) to
appoint a limited guardian of the estate of a partially incapacitated person.
33. By these provisions, and to best effect a fair and equitable distribution of this
Estate, meanwhile preserving Melissa A. Dixon's desire to retain the Residential Property,
Petitioners respectfully request the appointment of a limited guardian ad litem for Tammy Lynn
Raney, whose powers be limited to reviewing the distribution of assets of the Estate of Luanne
M. Preece and reporting to the Court the result of that review, either by written report or through
a hearing, whichever best suits the preference of this Court.
34. Counsel for Petitioners has reviewed the facts underlying this Petition with Mark
F. Bayley, Esquire, who signed a consent ("Exhibit D")to serve as limited guardian ad litem if
this Honorable Court so wishes.
35. This Court, pursuant to 20 Pa.C.S.A. § 752, may designate the source of
compensation for a guardian ad litem, providing there is no authority to the contrary.
36. Petitioners submit that the attorney appointed as limited guardian ad litem may
bill a reasonable hourly rate to the Trust for services provided after being appointed limited
guardian ad litem.
37. After appointing a limited guardian ad litem, this Court may desire to have a
hearing to review the accounting and proposed distribution of assets of the Estate.
38. A copy of this Petition is being served upon Ronnie G. Raney, natural father of
Tammy Lynn Raney, although Ronnie G. Raney previously consented ("Exhibit E") to the
appointment of Melissa A. Dixon and Jason M. Dixon as successor guardians for Tammy Lynn
Raney.
39. Petitioners respectfully request that a citation be awarded, directed to Ronnie G.
Raney, to appear and show cause why this Court should not appoint a limited guardian ad litem
of the estate of Tammy Lynn Raney and approve the proposed distribution of assets of the Estate
of Luanne M. Preece.
WHEREFORE, Petitioners pray this Honorable Court
(1) appoint Mark F. Bayley, Esq., or such other suitable person, as limited guardian ad
litem of the estate of Tammy Lynn Raney for the purpose of reviewing the accounting
and proposed distribution of assets of the Estate of Luanne M. Preece;
(2) permit the limited guardian ad litem to bill the Raney Family Special Needs Trust at a
reasonable hourly rate for services provided as limited guardian ad litem;
(3) set a hearing date and time to review the positions of Petitioners and the appointed
limited guardian ad litem regarding the accounting and proposed distribution no
sooner than September 15, 2013;
(4) award a citation directed to Ronnie G. Raney to appear and show cause why this
Court should not appoint a limited guardian ad litem of the estate of Tammy Lynn
Raney and approve the proposed distribution of assets of the Estate of Luanne M.
Preece.
Respectfully submitted,
BARIC SCHERER LLC
Date: ��–� --�r ,—
Bret P. haffer, Esquire
I.D.# 309180
19 West South Street
Carlisle, PA 1701�
{717} 249-6873
Fax: (717) 249-57SS
Attot�ney for Petitioners
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VERIFICATION
I hereby verify that the statements made in the faregoing Petition to Appoint Gruardian ad
Litem to Facilitate Distribution in Kind to Administratrix Serving as Co-(".,uardian of the Jaint
Beneficiary are true and correct. I understand that false statements herein are made subject to the
penalties af 18 Pa. C.S. § 4904, relating to unsworn falsificatian to authorities.
Is a A. Dixon
n
DATE: c'�- ' �
VERIFICATION
I hereby verify that the statements made in the foregoing Petition to Appoint Guardian ad
Litem to Facilitate Distribution in Kind to Administratrix Serving as Co-Guardian of the Joint
Beneficiary are true and correct. I understand that false statements herein are made subject to the
penalties of 18 Pa. C.S. § 4904, relating to unsworn falsification to authorities.
� �
Jas . Dixon
DATE: � �Ii`L
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IN THE COURT OF GOMMON PLEAS C1F CUMBERLAND COUNTY, PENNSYLVANIA
ORPHANS' COLTRT DIVISIOI�'
IN RE: . � �
TAMMY LYNN RAI'�iEY, : No. 21-13-OZ I 3 � � R�°,, +T�
an adjudicated incapacitated persan : � �,° � �? c.�
m � c7 �' r�' �
ORDER OF COURT � �" rn `~" r'` �`'
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AND NOW, tlusa��.�L,day of���;,�, ,�, ZOI3, upon�v�;i�f P�tianers��
( � � �... _ �
Petition for Appointment of Succeeding Guardians Pursuant to 20 Pa.C.�;A��'§ 5514�`'t is`�'� yo
x�, e.-� "' -�
;.�
ORDERED:
1. Melissa A. Dixon and Jason M. Dixon are rnade successor guardians to Luanne M.
Preece and for Tammy Lynn Raney, with thase sarne powers of a Limited Guardian as Luanne
M. Preece, specifically the power
(a) To handle the general care and maintenance and retain physical custody of
Tammy Lynn Raney.
�b) To designate the residence of Tarnmy Lynn Raney.
(c) Ta supervise and secure appropriate training, educational, rnedicaI and
psychological services and social and vocational apportunities.
(d) To determine and secure, when necessary at the discretion of the Guardian,
appropriate medical care and treatment and to execute any necessary consents
or autharizatians required therefore.
(e) To determine and provide,when appropriate, af the discretion of the Guardian
any consents ar approvals needed by Tammy Lynn Raney.
(i� To handle alI financial matters invalving Tarnrny Lynn Raney;
EXHIBIT "B"
2. The Court authorizes Petitioners to be compensated$200.04 per month for their care
af Tarnrny Lynn Raney,in additian to their reirnbursernent of expenses incurred,and which wi11
be paid primarily out of any manthly remainder af Sacial Security payments to Tamsny Lynn
Raney, and secandarily out of any trust established now or in the future for the benefit of Tamtny
Lynn Raney; -
3. The Successar CTUard'ian(�}file annuai guardianship reparts as guardians ofthe person
and estate.
B�THE C4URT,
��,�'���,_. �- /�'-���'
J.
A TRU�COPY FROM RECORD
1n Testlmony wherof,I hereunto
set my hand and the seai
of said Court et Carlisle,PA
his�,day q v
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�rk ot the Orphans�ourt
Cumbodand Ctnunty
Pa e#1
APPRAISAL OF REAL PROPERTY
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LOCATED AT
105 Park Place
Camp Hill,PA 17011
FOR
MEMBERS 1 ST FEDERAL CREDIT UNION
5000 LOUISE DRIVE
MECHANICSBURG,PA 17055
OPINION OF VALUE
�z�,soo
AS OF
�iz��zoi i
BY
RICHARD W GIBNEY
DICK GIBNEY REAL ESTATE
4801 DERRY STREET,SUITE D
HARRISBURG,PA 17111
(717)564-4417
d ickgibneyrealestate@verizon.net
Form GA1V—"WinTOTAL^appraisal sottware Dy a la mode,inc.—1-800•ALAMODE
EXrll.}J].t ��C��
Dick Gibney Real Estate Pa #2
Uniform Residential Appraisal Report FileM Zgg46063
The purpose of tNs summary appraisal report is to provide the lender/client with an accurate,and atle uately supported,opinion of ihe market value of the subjeot prop
Pro Address 105 Park Place Ci Cam Hili Stdte PA Zi Code 17011
Borrower Luanne Preece Owner of Public Record Carl R&Eddie D Gault Coun Cumberland
Le al Descri tlon See Below
Assessor's Parcel# 13-23-0551-126 TaxYear 2010 R.E.Taxes$ 2,100 EST
Nei hborhood Name Linden Gardens Ma Reference 25420 Census Traet 42041-0111.00
Occu ant Owner ❑Tenant �Vacant S ecial Assessments$ 0 ❑PUD HOA$ ❑per year ❑ er month
"Pro e Ri hts A raised Fee Sim le Leasehold Other describe
Assi nment T e Purchase TransacGon Refinance TransacUon Other tlescribe
Lender/Client MEMBERS 1ST FEDERAL CREDIT UNI( Address 5000 LOUISE DRIVE MECHANICSBURG PA 17055
Is Ne sub'ect ro e currentl offered for sale or has it been of(ered for sale in the lwelve months prior ro the ettective date of this a praisal? Yes ❑No
Re ort data source 5 usetl,offerin rice s,and date s. Central Penn MSL has listed rice$117 700 as of 7/2 012 0 1 1
I �did ❑did not analyze Ne conVaet tor sale for Ne subject purehase transaetlon.Explain the results of the analysis of the contract tor sale or why Ne analysis was not
ertormed. The contract rovided between Carl R Gault seller and Luanne Preece bu er dated 7171/2011 with a urchase rice of$717,700 to
Settie on or before 8/16l2011.
: Contraot Priee$n/a Date ot Contract 7/11/2011 is the properry seller the awner ot public record? �Ves ❑No Data Source s Tax Records
Is there any financial assistance(loan charges,sale coneessions,gift or tlownpayment assistance,ete.)to be paid by any parly on behalf of the borrower? ❑Yes �No
�If Yes,re ort the Wtal dollar amount and desctlbe the items ro be paid.
Note:Race and the racial com osition of the neighborhood are not appraisal facWre.
° Nei hborhoodCha�acteristiw Dne-UnlCHousfngTrends One-UnitHousin PresentLandUse%
LocaOOn Urban Suburban ❑Rural Pro erty Values Increasing �Stable ❑Declining PRICE A6E One•Unit 100%
,8uilt-U Over 75% 25-�5% Under 25% Demand/SuDO Shorta e In Balance ❑Over Sup ly $ 000 rs 2-4 Unit %
;Grovrth Ra id �Stable ❑Slow Marketln Time Under 3 mNs 3-6 mihs ❑Over 6 mihs 105 Low 20 Muitl-Famil 90
, Nei hbothood Boundaries The boundaries for this ro ert include Lower Allen Townshi 150 Hi h 65 Commercial 96
• 125 Pred. 50 Other %
��Neighborhood�eserip6an T ical suburban subdivision t e of older mixed st le homes all well ke t tree lined street with sidewalks and curbs,
alon with ublic water and sewer.
Market Conditions includin sup ort tor the abave canelusians Market conditions in this area are considered to be slow showin the si ns of the eneral
overall econom .
Dimensions 65 x 110 m!I Area 7 150 S .Ft. Sha e RECTANGULAR View Develo ment
S ecific Zoning Classifica6on Residential Zonin Descri tlon Residential
Zonin Com liance Le al Le al Nonconformin Grandfathered Use No Zonin Ille al descriGe
Is the hi hest and best use of subject roperry as im rovetl or as ro osetl er lans and s ecifieations the resent use? �Yes ❑No Ii No,describe
Utilitles Public Other�descri6e) Public Other(describe) Otf-sitelm rovemenfs-Type Public Private
Elecviciry � water � ❑ S�eet paved � �
Gas SaniCary Sewer � ❑ Alle None
FEMA S ecial Flood Hazard Area Yes �No FEMA Flood Zone X FEMA Ma # 42041 CO277E FEMA Ma Date 3/t 6/2009
Are the u61i6es and off-site im rovements pical for the market area? Yes No It No,describe
Are there any ativerse site condi6ons or external factors easements,encroachmenGS,environmental condibons,land uses,etc.? ❑Yes No If Yes,tlescribe
General Descri tion Foundation Exterior-0escri tion matedais/condition'Intedor materials/condition
Unils�One❑One with Accessory Unit Concrete Slab ❑Crawl 5 aee fountlatlon Walls Concrete/Avera e Floors W/W-Vin IlAvera e
#of Stories Ranch full Basement Partial Basement Exterior Walis Sidin IAvera e Walls D illAvera e
T e Det.❑Att ❑S-Det/End Unit BasementArea -0- s .tt.Roof Suriace Shin le/Avera e TrirNFinish Wood/Stain/Good
Exis6n Pro osed Under Const.Basement Finish -0- %Gutters&Downs ouLS Yes/Good Bath Floor Vin /Good
Oesi n Style Ranch Outside En /Exit ❑Sum Pum Window T e D/HlGood Bath Wainscot Tile/Good
Year Built 1956 Evidence of Ir�esmtlon Storm SasMnsulated Yes Car Stora e None
Effective Age(Yrs) 35 MIL ❑Dampness Seldement Screens Yes �rivewa #of Cars 1
AIUC None Hea6n FWA HW88 Radiant Amenitles Woodstave s # Drivewa Surface Paved/Good
Dm Stair Stairs Other Fuel Gas fire lace s # ❑Fence Gara e #of Cars 1
Floor Scuttle Coalin Central Air Conditlonin Pa6o/Deck Porch WlRoof Car ort #of Cars
Finished ❑Heated ❑Individual ❑Other Pool ❑Other �Att. ❑Det ❑Built-in
A liances�Refri erator �Ran e/Oven Dishwasher ❑Disposal ❑Microwave Washer/D er ❑Other describe
Fnished area above rade contains: 6 Rooms 3 Bedrooms 1 Bath s 1 200 5 uare feet of 6ross Livin Area Above Grade
.Additlonal features 5 e�ial enet etticient items,e�.. Storm Doors and W indows Roof covered rear orch laund room off the dinin room.
, �escribe the condition of the ro e includin needed re airs,deteriora6on,renova[ions,remotlelin,etc.. Home is in ood condition.There are no a arent
re airs needed at the time of this a raisal.
Are Nere any physical deficiencies or adverse conditlons that affect the livabiliry,soundness,or stmcNral integriry of ihe roperty? Yes No It Yes,tlescribe
Does the roperry generally conform to the neighborhood tunetional u�liry,sryle,contlition,use,consVuction,etc.? �Yes ❑No If No,describe
Freddie Mac Form 70 March 2005 Page 1 of 6 Fannie Mae Form 1004 March 2005
Form 1004—°WinTOTAL"appraisal soflware by a la mode,inc.—1-800-ALAMOOE
Pa e#3
Uniform Residential Appraisal Report File//Zgg46063
There are 5 com arable properties current otlered for sale in the subject neighborhood ran in in ptice from$ 121,900 to$ 159,900
There are 2 comparable sales in the subject neighborhood within Ne ast twelve monihs ranging in sale rice fram$ 116,900 to$ 725 000
FEATUflE SUBJECT COMPARABLESALE#1 COMPARABLESALE#2 COMPARABLESALE#3
Address 105 Park Place 44 Essex Road 1710 Sherwood Road 4316 Allen Road
Cam Hill PA 17011 Cam HIII New Cumberland Cam Hill
Proximi to Sub'ect 0.93 MILES W 0.65 MILES E 0.83 MILES W
Sale Price $ n/a $ 120,000 $ 126,000 $ 120,000
Sale Price/Gross Liv.Area $ s.tt.$ 126.32 s.ft. $ 129.10 s .ft. $ 147.78 s.ft.
Daha Source s Tax Pssessment Records Tax Assessment Records Tax Assessment Records
Veriticatlon Source s MLS/23 DOM � MLSH95 DOM MLS/48 DOM
VALUE ADJUSTMENTS DESCRIPTION DESCRIPTION +- $Adjustment OESCRIPTION +• $Adjustrnent DESCRIPTION +-$Adjustment
Sales or Financin9 Conventional Conventional Conventional
CO�CBSSi0n5 None Known 0 Seller Cost -2,500 None Known 0
Date of Sale/fime 6/15I2011 7I75/2011 1/28/2011
Locatlon Suburban Suburban Suburban Suburban
LeaseholdlFee Sim le Fee Sim le Fee Sim le Fee Sim le Fee Sim le
Slte .17 acres m/I 23 acres m/I .17 acres m/I .17 m/I
View Develo ment Deveio ment Develo ment Develo ment
DBSi n 5 le Ranch Ranch Ranch Ranch
Uu21i af ConsVUCOon Avera e Avera e Avera e Avera e
ACtual A e 60 m/I 65 M/L 60 m!I 65 m/I
CondiOOn Good E ual E ual E ual
Above Grade Tofal Bdrms. BaNs Total Bdrms. Baths Total Btlrms. BaNS Tolal Bdrms. Batl�s
Room Count 6 3 1 6 3 1 5 2 1 4 2 1
6ross Living Area 1,200 sq.ft. 950 sq.tt. +3,750 976 sq.ft. +3 360 812 sq.ft. +5,820
Basement&Finished -0- Crawl Space -2,000 Full -5,000 Full -5,000
Rooms Below Grade -0- -0- Partiall Finish -2 500-0-
functlOnal U61i Water&Sewer Water&Sewer Water&sewer Water&Sewer
. Heatlng/Cooling GHA/CA Gas WAICA OHAlCA Gas HA +1,000
,'Ene� Efficientltems Storm Units Thermo Window Thermo Window Thermo Windo
: Garage/Carport Gara e Car ort +1,000 Ca ort +1,000 None +2500
� Po�clVPat101Deck Roof Cover Por Porch Patio Patio
•Net Ad'ustment otal + ❑- $ 2 750 ❑+ �• $ -5 640 + ❑- $ 4 320
Adjusted Sale Price Net Atlj. 2.3% Net Adj. 4.5% Net Adj. 3.6%
of Cam arables Gross.Ad'. 5.6%$ 122 750 fiross Ad'. 11,4%$ 120 360 Gross Ad. 11.9%$ 124 320
� I tlid tlid not research Ne sale or transter history of Ne subject properry and comparable sales.If not,explain
M research ❑ditl �did not reveal an rior sales or transfers of the sub'ect m e for the three ears rior ro the effecfive date of this a raisal.
Dat2 Source s Public Records and MLS
M research did did not reveal an rior sales or transfers of Ne com arable sales for the ear rior ro the tlate of sale of the com arable sale.
Data Sou�ce s Public Records and MLS
Re ort Ne results of the research antl anal sis at the rior sale or transfer histo oi Ne sub'ect ro e and com arable sales re ort atlditlonal riar sales on a e 3.
ITEM SUBJECT COMPARABLESALE#t COMPARABLESALE#2 COMPAAABLESALE#3
�ate of Prior 5ale/fransfet No Prior Sales in the No Prior Sales in the No Prior Sales in the No Prior Sales in the
Pfice of P�io�Sale/fransfer Past 36 Months Past 36 Months Past 36 Months Past 36 Months
Oata Sou�ce s Tax Assessment Office Tax Records Tax Records Tax Records
EffecGve Date of DaCa Source s 7/27I2011 7/27/2011 7/27/2011 7/27l2071
Anal sis of rior sale or transfer histo of Ne sub ect ro e antl com arable sales Sub'ect is under contract with the bu er to urchase for$117 700 and
to settle on or before B/16/2011.
Summa of Sales Cam a�isan A roach Due to ihe lack of sales ac[ivit in the area of the sub'ect the"ideal"area and time frame had to be e�dended
to ciose b similar nei hborhoods and ro rties.Com arable#3 is'us[out side the ideal time frame,but it is considered to be the best
com arable available at the Gme of this a raisal.the ma'or ad'ustments that where made for s uare foota e which is at this time the best
available,and basements alon with car rts and off street arkin ,com ared to the sub'ect havin a attached ara e.
Intlicated Value by Sales Com arison A roach$ 721,900
Indicated Value by:Sales Com arison Approach$ 121,900 Cost Approach(if developed)S nla Income Approach(if developed)S Na
The safes com arison a roach is considered to be the best a roach to vatue in this t e of nei hborhood and ro e .The cost and income
� a roach are not considered to be reliable a roaches to value in this a raisal.
� This appraisal is made�"as is", ❑ subject ro compleGon per plans and specificaDOns on the basis of a hypothe6cal conditlon that ihe improvements have been
completed, ❑subject to the following repairs or alterabons on the basis of a hypathetical conditlon that the repairs ar alteratlons have been completed,ar❑subject to the
�followin re uired inspection based on the extraordina assum Oon that ihe condifion or tleficiency does not require altera6on or repair:
� Based on a compiete visuai inspection of the interior and ezterior areas of the subject property defined scope ot work,statement of assumptions and limiting
conditions,and appraiser's certification,my(our)opinion of the market value,as defined,of fhe real property that is the subjecc of this report is
S 121,900 asof 7127/2011 which is the date of ins ction and the eftective date of this a raisal.
Freddie Mac Form 70 March 2005 Page 2 of 6 fannie Mae Form 1004 March 2005
Form 1004—"WinTOTAL"appraisai sottware by a la mode,inc.—t-B00•ALAMODE
Pa e#4
Uniform Residential Appraisal Report Flleq pgg46083
Sco e of raisal:I have ins ected the interior and e�erior of the sub'ect ro ert and have measured the finished livin areas from the e#erior
of the im rovements based u on AN51 American National Standards Institute uidelines.The rima source of data used in the collection of
sales data was obtained from the local Multi le Listin Service s.Seconda sources of data,u on which the rima data source is com ared
are the count sales re orts count tax assessment databases and/or the State Tax E ualization Board STEB re orts.Data ftom numerous
sales is obtained for com arison to the sub'ect ro ert.I have ins ected and hoto ra hed the sales used as com arables from the ublic street
when ssible.I have verified the sales data of the com arables includin the s uare foota e a e site size consideration and date of recordin
via the internet on a website of the Coun Tax Assessment Data.I review the interior hoto ra hs of the com arable sales,when ossible to
determine their condition and de ree of ersonalization of the interior decor at the time of the sale:and an featured im rovements such as
u dated kitchens,baths and finished basements.Sales used as com arables are volunta "arms-len th"transactions,similar h icall and in
t e of location and are as recent as ossible.The sales selected as com arables are considered to be the most re resentative of the sub'ect
ro ert .Dollar ad'ustments are made for differences between the sub'ect ro ert and the com arables,to reFlect market reaction to items of
si nificant variation.
COSTAPPROACH TO VALUE(not r uired b Fannie Mae)
Provide adequate informatlon for Ne lender/client to re licate the below cost fi ures and calculations.
Su art for the o inion of site value summa of com arable lantl sales or other methods for estima6n site value
ESTIMATED ❑REPRODUCTION OR REPLACEMENT COST NEW OPINION OF SITE VALUE...................................................................... _$ 20 000
.Source of cost data DWELLING S.Ft.@$ ..... _$
% Uuali ratin from cost service Eftective tlate of cost data S.Ft @$ ... =S
- Commenls an Cost A roach ross livin area calculations,de reciation,etc. ...... _$
Gara e/Car ort S.FL $ _...... _$
� Tatal Estimate ot Cost-New =$
Less Ph sical Funcbonal External
De reciaGon =$
De reciatetl Cost af Im rovements ............................................._._.._$
"AS-is"Value af Site Improvements _..._..__.............._......................_$
EsGmatetl Remaining Economic Life HUD and VA only 40 Years INDICATEU VALUE BY COST APPHOACIi.............................................=5
` INCOMEAPPROACH TO VALUE�not require8 b Fannle Mae)
�Estlmatetl MonNl Market Rent$ X Gross Rent Multi lier =$ Indicated Value b Ineome A roach
Summa of Income A roach including su aR for market rent and GRM
PROJECT INFORMATION FOR PUDs pf applicable)
Is the tlevelo erPouilder in control of the Homeowners'Associa0on HOA? ❑Yes ❑No Unit e s 9etachetl ❑Attached
Provide the fallowing information for PUOs ONLY if the developer/huilder is in contral ot Ne HOA antl Ne subject pro e is an attached dwelling unit.
Le al Name of Pro'ect
�Toql number of hases Tatal number ot units Total number ot unils soltl
TDlal number of unils rented Total num6er of units for sale Dap source s
Was the ro'ect created b the conversion of exis6n buildin s inro a PU�? Yes No If Yes,date of conversion.
�Does the ro'eet contain an multi-dwellin units? Yes ❑No Data Source
Are the unils,common elements,and recreatlon facilitles complete? ❑Yes ❑No If No,describe the status of completion.
Are the common elements leased to or b the Homeowners'Association? ❑Yes ❑No If Yes,describe ihe rental terms and o tlons.
Describe common elements and recrea6onal facili6es.
Freddie Mac Form 70 March 2005 Page 3 of 6 Fannie Mae Form 1004 March 2005
Form 1004—"WinTOTAL°appraisal soflware hy a la mode,inc.—t-800•ALAMODE
Pa e#5
20046063
Uniform Residential Appraisal Report F��e�29a
This report form is designed to report an appraisal of a one-unit property or a one-unit property with an accessory unit;
including a unit in a planned unit development (PUD). This report form is not designed to report an appraisal of a
manufactured home or a unit in a condominium or cooperative project.
This appraisal report is subject to the following scope of work, intended use, intended user, definition of market value,
statement of assumptions and limiting conditions, and certifications. Modifications, additions, or deletions to the intended
use, intended user, definition of market value, or assumptions and limiting conditions are not permitted. The appraiser may
expand the scope of work to include any additional research or analysis necessary based on the complexity of this appraisal
assignment. Modifications or deletions to the certifications are also not permitted. However, additional certifications that do
not constitute material alterations to this appraisal report, such as those required by law or those related to the appraiser's
continuing education or membership in an appraisal organization, are permitted.
SCOPE OF WORK: The scope of work for this appraisal is defined by the complexity of this appraisal assignment and the
reporting requirements of this appraisal report form, including the following definition of market value, statement of
assumptions and limiting conditions, and certifications. The appraiser must, at a minimum: (1) perform a complete visual
inspection of the interior and exterior areas of the subject property, (2) inspect the neighborhood, (3) inspect each of the
comparable sales from at least the street, (4) research, verify, and analyze data from reliable public and/or private sources,
and (5) report his or her analysis, opinions, and conclusions in this appraisal report.
INTENDED USE: The intended use of this appraisal report is for the lender/client to evaluate the property that is the
subject of this appraisal for a mortgage finance transaction.
INTENDED USER: The intended user ot this appraisal report is the IendeUclient.
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 actlng in what he or she considers his or her 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 comparables must be made for special or creative financing or sales con�essions. 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 parly 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 ooncession but the dollar amount of any adjustment should approximate the markeYs
reaction to the financing or concessions based on the appraiser's judgment.
STATEMENT OF ASSUAflPTIONS AND LIMITING CONDITIONS: The appraiser's certification in this report is
subject to the following assumptions and limiting conditions:
1. The appraiser will not be responsible for matters of a legal nature that affect either the properry being appraised or the title
to it, except for information that he or she became aware of during the research involved in pertorming this appraisal. The
appraiser assumes that the title is good and marketable and will not render any opinions about the title.
2. The appraiser has provided a sketch in this appraisal report to show the approximate dimensions of the improvements.
The sketch is included only to assist the reader in visualizing the property and understanding the appraiser's determination
of its size.
3. The appraiser has e�mined the available flood maps that are provided by the Federal Emergency Management Agency
(or other data sources) and has noted in this appraisal report whether any portion of the subject site is located in an
identified Special Flood Hazard Area. Because the appraiser is not a surveyor, he or she makes no guarantees, express or
implied, regarding this determination.
4. 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, or as otherwise required by law.
5. The appraiser has noted in this appraisal report any adverse conditions (such as needed repairs, deterioration, 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 research involved in pertorming the appraisai. Unless otherwise stated in this appraisal
report, the appraiser has no knowledge of any hidden or unapparent physical deficiencies or adverse conditions of the
property (such as, but not limited to, needed repairs, deterioration, the presence of hazardous wastes, toxic substances,
adverse environmenial conditions, etc.) that would make the property less valuable, and has assumed that there are no such
conditions and makes no guarantees or warranties, express or implied, 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, this appraisal report must not be considered as
an environmental assessment of the property.
6. The appraiser has based his or her appraisal report and valuation conclusion for an appraisal that is subject to satisfactory
completion, repairs, or alterations on the assumption that the completion, repairs, or alterations of the subject property will
be performed in a professional manner.
Freddie Mac Form 70 March 2005 Page 4 of 6 Fannie Mae Form 1004 March 2005
Form 1004—"WinTOTAL"appraisal sottware hy a la mode,inc.—1-8U0-ALAMODE
Pa e#6
Uniform Residential Appraisal Report fGeq zgg46063
APPRAISER'S CERTIFICATION: The Appraiser certifies and agrees that:
1. I have, at a minimum, developed and reported this appraisal in accordance with the scope of work requirements stated in
this appraisal report.
2. I pertormed a complete visual inspection of the interior and exterior areas of the subject property. I reported the condition
of the improvements in factual, specific terms. I identified and reported the physical deficiencies that could affect the
livability, soundness, or structural integrity of the property.
3. I performed this appraisal in accordance with the requirements 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 at the time this appraisal report was prepared.
4. I developed my opinion of the market value of the real property that is the subject of this report based on the saies
comparison approach to value. I have adequate comparable market data to develop a reliable sales comparison approach
for this appraisal assignment. i further certify that I considered the cost and income approaches to value but did not develop
them, unless otherwise indicated in this report.
5. I researched, verified, analyzed, and reported on any current agreement for sale for the subject property, any offering for
sale of the subject property in the twelve months prior to the effective date of this appraisal, and the prior sales of the subject
properry for a minimum of three years prior to the effective date of this appraisal, unless otherwise indicated in this report.
6. I researched, verified, analyzed, and reported on the prior sales of the comparable sales for a minimum of one year prior
to the date of sale of the comparable sale, unless otherwise indicated in this report.
7. I setected and used comparable sales that are locationally,physically,and functionally the most similar to the subject property.
8. I have not used comparable sa�es that were the result of combining a land sale with the contract purchase price of a home that
has been built or will be buiit on the land.
9. I have reported adjustments to the comparable sales that reflect the markeYs reaction to the differences between the subject
property and the comparable sales.
10. I verified,from a disinterested source,all information in this report that was provided by parties who have a financial interest in
the sale or financing of the subject property.
11. I have knowledge and experience in appraising this type of property in this market area.
12. I am aware of,and have access to,the necessary and appropriate public and private data sources,such as multiple listing
services,tax assessment records, public land records and other such data sources for the area in which the property is located.
13. I obtained the information, estimates, and opinions furnishetl by other parties and expressed in this appraisal report from
reliable sources that I believe to be true and correct.
14. I have taken into consideration the factors that have an impact on value with respect to the subject neighborhood, subject
property, and the proximity of the subject property to adverse influences in the development of my opinion of market value. I
have noted in this appraisal report any adverse conditions (such as, but not limited to, needed repairs, deterioration, the
presence of hazardous wastes, toxic substances, adverse environmental conditions, etc.) observed during the inspection of the
subject property or that I became aware of during the research involved in performing this appraisal. I have considered these
adverse conditions in my analysis of the property value, and have reported on the effect of the conditions on the value and
marketability of the subject property.
15. I have not knowingly withheld any significant information from this appraisal report and, to the best of my knowledge, all
statements and information in this appraisal report are true and correct.
16. I stated in this appraisal report my own personal, unbiased, and professional analysis, opinions, and conclusions, which
are subject oniy to the assumptions and limiting conditions in this appraisal report,
17. 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 partiaily or
completely, my analysis and/or opinion of market value in this appraisal report on the race, color, religion, sex, age, marital
status, handicap,familial status, or natlonal 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 taw.
18. My employment and/or compensation for performing this appraisal or any future or anticipated appraisals was not
conditioned on any agreement or understanding, written or otherwise, that I would report (or present analysis supporting) a
predetermined specific value, a predetermined minimum value, a range or direction in value, a value that favors the cause of
any party, or the attainment of a specific result or occurrence of a specific subsequent event (such as approval of a pending
mortgage loan application).
19. I personally prepared all conclusions and opinions about the real estate that were set forth in this appraisal report. If I
relied on significant real property appraisal assistance from any individual or individuals in the pertormance of this appraisal
or the preparation of this appraisal report, I have named such individual(s) and disclosed the specific tasks performed in this
appraisai report. I certify that any individual so named is qualified to pertorm the tasks. I have not authorized anyone to make
a change to any item in this appraisal report; therefore, any change made to this appraisal is unauthorized and I will take no
responsibility for it.
20. I identified the lender/client in this appraisal report who is the individual, organization, or agent for the organization that
ordered and will receive this appraisal report.
Freddie Mac Form 70 March 2005 Page 5 of 6 Fannie Mae Form 1004 March 2005
Form 1004—°WinTOTAL^appraisal soitware by a la mode,inc.—t-800-ALAMODE
Pa e#7
20046083
Uniform Residential Appraisal Re ort FileN 298
21. The lender/client may disclose or distribute this appraisal report to: the borrower; another lender at the request of the
borrower; the mortgagee or its successors and assigns; mortgage insurers; government sponsored enterprises; other
secondary market participants; data collection or repoRing services; professional appraisal organizations; any department,
agency, or instrumentality of the United States; and any state, the District of Columbia, or other jurisdictions; without having to
obtain the appraiser's or supervisory appraiser's (if applicable) conserit. Such consent must be obtained before this appraisal
report may be disclosed or distributed to any other party (including, but not limited to,the public through advertising, public
relations, news, sales, or other media).
22. I am aware that any disclosure or distribution of this appraisal report by me or the IendeUclient may be subject to certain
laws and regulations. further, I am also subject to the provisions of the Uniform Standards of Professional Appraisal Practice
that pertain to disclosure or distribution by me.
23. The borrower, another lender at the request of the borrower, the mortgagee or its successors and assigns, mortgage
insurers, government sponsored enterprises, and other secondary market participants may rely on this appraisal report as part
of any mortgage finance transaction that involves any one or more of these parties.
24. If this appraisal report was transmitted as an "electronic record" containing my"electronic signature,"as those terms are
defined in applicable federal and/or state laws (excluding audio and video recordings), or a facsimile transmission of this
appraisal report containing a copy or representation of my signature, the appraisal report shall be as effective, enforceable and
valid as if a paper version of this appraisal report were delivered containing my original hand written signature.
25. Any intentional or negligent misrepresentation(s) contained in this appraisal report may result in civil liability and/or
criminal penalties inclutling, but not limited to, fine or imprisonment or both under the provisions of Title 18, United States
Code, Section 1001, et seq., or similar state laws.
SUPERVISORYAPPRAISER'S CERTIFICATION: 7he Supervisory Appraiser certifies and agrees that:
1. I directly supervised the appraiser for this appraisal assignment,have read the appraisal report,and agree with the appraiser's
analysis, opinions, statements, conclusions, and the appraiser's certification.
2. I accept full responsibility for the contents of this appraisal report including,but not limited to,the appraiser's analysis,opinions,
statements, conclusions, and the appraiser's certification.
3. The appraiser identified in this appraisal report is either a sub-contractor or an employee of the supervisory appraiser(or the
appraisal firm),is qualified to perform this appraisal,and is acceptable to perform this appraisal under the applicable state law.
4. This appraisal report camplies with 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 at the time this appraisal
report was prepared.
5. If this appraisal report was transmitted as an "electronic record"containing my"electronic signature," as those terms are
defined in applicable federal and/or sTate laws (excluding audio and video recordings), or a facsimile transmission of this
appraisal report containing a copy or representation of my signature,the appraisal report shall be as effective, enforceable and
valid as if a paper version of this appraisal report were delivered containing my original hand written signature.
APPRAISER SUPERVISORY APPRAISER(ONLY IF REQUIRED)
Signature Signature
Name RICH � Name
Company Name DICK GIBNEY REAL E$ ATE COmpeny Name
COmpany AddfeSS 4601 DERRY STREET,SUITE D, COmpany AddfeSS
HARRISBURG,PA 17111
Telephone Number (717)564-aa�7 Telephone Number
Emall AddfesS dickaibnevrealestate(a�verizon.net Email AddreSs
Date of Signature and Report 7128i2o1� Date of Signature
Effective Date of Appraisal 7127i20�i State Certifica[ion#
State Certification# RL 0005ao L or State License#
or State License# State
or Other(describe) State# Expiration Date of Certification or License
State PA
Expiration Date of Certification or License Os13012011 SUBJECT PROPERTY
ADDRESS OF PROPERTYAPPRAISED ❑ Did not inspect subject property
105 Park Piace ❑ Did inspect exterior of subject property from sVeet
Camp Hill,PA 17011 Date of Inspection
APPRAISED VALUE OF SUBJECT PROPERiY$ 1z1,s0o ❑ Did inspect interior and exterior of subject property
LENDER/CLIENT Date of inspection
Name COMPARABLE SALES
Company Name MEMBERS 1ST FEDERAL CREDIT UNION
Company Address 500o LOUISE DRivE,MECHANICSBURG,PA � Did not inspect e�Rerior of comparable sales from streei
17055 � Did inspect exterior of comparable sales from street
Email Address Date of Inspection
Freddie Mac Form 70 March 2005 Page 6 of 6 Fannie Mae Form 1004 March 2005
Form 1004—"WinTOTAL^appraisal software by a la motle,inc.—1-8D0-ALAMODE
Pa e#8
20046083
Market Conditions Addendum to the A praisal Report FIeNo. 298
The purpose of this addendum is to provide the lendedclient with a clear and aceurate untlerstanding of the market trends and conditlons prevalent in the subject
nei hborhood.This is a re uiretl addendum for all appraisal reparts wiN an effective date on or atter April 1,20D9.
Prope Address 105 Park Place Ci Cam Hiil State PA LP Code 17011
Borrowe� Luanne Preece
Instructlons:The appraiser must use Ne informaUOn required on Nis form as the basis for hislher conclusions,antl must provide support tor those canclusions,regarding
housing Vends and overall market condibons as teported in the Neighhorhaod secUon of the appraisal report farm.The appraiser must fill in all the informatlon to the extent
it is available and reliable and must provide analysis as indicated below.If any required data is unavailable or is considered unreliable,Ne appraiser must provitle an
explanation.It is recognized that not all tlata sources will be able to provide data for the shaded areas below;if it is availahle,however,Ne appraiser must include the data
in the analysis.If data sources provide Ne required information as an average instead of the median,the appraiser should report the available figure and identify it as an
average.Sales antl listlngs must be properties Nat compete with Me subject properry,determined by applying fhe criteria that would be used by a prospeetive buyer of the
subject properry.The appraiser must e�lain any anomalies in the tlata,such as seasonal markets,new consVUC6on,toreclasures,etc.
InvemoryAnerysis Pnor 7-12 Manths Prior 4-6 Months Current-3 Months Overall Trend
Total#of Comparable Sales Settled 3 1 9 Increasing Slable Declining
Absorption Rate otal Sales/MOnths 0.50 0.33 3.00 ❑Increasing ❑Shable �Declining
Total#ot Comparable AcUve LisGngs 3 1 4 Declining �Stable ❑Jncreasin
Moriths of Housing Supply otal LisfingslAb.Rate) 6A 3.0 1.3 �Declining �Shabte ❑Increasing
Me�an Sale&Llst Priu,D061,Sek/Cist% Prior 7-12 Manths Prior 4-6 Months Current-3 Months Overall Trend
Median Comparable Sale Price 118,967 129,900 118 300 ❑Increasing �Stable ❑Declining
Median Comparable Sales Days on Market 324 94 36 �Declining ❑Slable Inereasing
Median Comparable List Price 128,837 129,90D 119,667 ❑Increasing.�Stable -0eclining
Median Comparable Listlngs Days on Market 334 184 52 �Declining Statile ❑Increasing
� Median Sale Prioe as%of List Price 92% 100% 99% ❑Increasing Stable ❑Declinin
,Seller•develo er,huilder,etc.paid financial assispnce prevalent? �Yes ❑No Declining Stable ❑Inereasing
Explain in detail the seller cancessions Vends for the past 12 months(e.g.,seller contribuGOns increased from 396 to 5%,increasing use oi buydowns,clasing cos4s,condo
• tees,options,etc.. Seller concessions have remained consistent for the ast 72 months.Seller concessions have been used as a tool for
ne otiations and marketin aide to allow urchasers with limited cash available to bu sooner.
' Are foreclosure sales REO sales a factor in the market? ❑Yes �No If yes,ex lain inciutlin the trends in listlngs and sales of toreclased roperties.
Cite data sources for above infarmatlon. Cumberland Count Public Records and Local MLS service
Summarize the above infarmaGon as support tor your conclusions in Ne Neighborhootl secbon of the appraisal repoR form.If you used any addiGonal information,such as
an anal sis of ending sales and/or e�ired and withdrawn listings,to tormulate your conclusions,provitle both an explanatian antl su port for your canclusions.
THIS APPRAISER OBTAINED TFiE STATISTIC ABOVE USING THE CRITERIA OUTLINED IN THE INSTRUCTIONS ABOVE AND LIMITED
THE SEARCH AREA TO THAT OF THE DEFINED SUBJECT NEIGHBORHOOD ON PAGE 1,AS DIRECTED BY FANNIE MAE FOR THE
COMPLETION OF THIS FORM.THE RESULTS ARE LIMITED TO THE POINT AT WHICH THESE FEW EXAMPLES FAIL TO GIVE A"BIG
PICTURE"OVERVIEW OF THE SUBJECTS MARKET SUFFICIENT TO"PREDICT'THE MARKET TREND AS IS BEING ASK OF THE
APPRAISER.THOUGH LIMITED,THE COMPARABLE SALE STATISTICS ABOVE APPEAR CONSISTENT FOR THE MOST PART OVER
THE PERIOD STUDIED.
If the sub�eet is a unit in a condominium or cooperadve project,complete the following: Pro�ect Neme:
Subject Project Data Prior 7-12 Months Prior 4�Months Current-3 Months Overall Trentl
Total#of Comparable Sales Settled Increasing Stable ❑Declinin
Absor tion Rate atal Sales/Months Increasing Stable Deelinin
Total#of Active Com arable Listings ❑Declining ❑Stable increasin
Months of Unit Suppty otal Lisdngs/Ab.Rate) -0eclining Sta61e Increasing
Are toreclosure sales(REO sales)a factor in the project? Yes No If yes,indicate the number of REO listlngs and e�lain the trends in listlngs and sales of
foreclosed properties.
.
. Summarize me above trends and address the impact on the sub'ect unit and project.
Si namre Si nawre
� A praiser Name D W IB Y Su erviso Ap raiser Name
Company Name DICK GIBNEY REAL EST TE Com an Name
� Campan Atltlress 4801 DERRY STREET,SUITE D,HARRISBURG,f Com any Atldress
� State License/Cer�ficatlon# RL 000540 L State PA State License/Certiticatlon# State
EmailAtldress dickgibneyrealestateQverizon.net EmailAddress
Freddie Mac Form 71 March 2009 Page 1 of 1 Fannie Mae Form 1004MC March 2009
form 1�04MC2—°WinTOTAL^appraisal soflware by a la mode,inc.—1-800-ALAMO�E
Pa e#9
Subject Photo Page
Owner Cad R&Eddie D Gault
Prope Address 105 Park Place
Ci Cam Hill County Cumberland SUte PA Zi Code 17011
8orrawer/Client Luanne Preece
Subject Front
- '�''�+ 105 Park Place
- Sales Price n/a
G.L.A. 1,200
Tot.Roams 6
Tot.Bedrms. 3
'� �„2�:' '� -i;" _ Tat.Bathrms. 1
'�" #;;,-; ' --- - Loca6on Suburban
' " _ View Development
; � Site .17 acres m/I
�• �uality Average
�'�'� t I Age 60 mll
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Pa #10
Interior Photos
Owner Carl R 8 Eddie D Gault
Pro erry Address 105 Park Place
Ci Cam Hill Coun Cumberland State PA Zi Code 17011
Borrowe�/Client Luanne Preece
a�
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Living Room Dining Room
from Living Room
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Kitchen Additional Photo
Kitchen
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Lau�dry Area Garage
off Dining Area
Form PICINT6—"WinTOTAI°appraisal sofiware by a la mode,inc.—i•800•ALAMO�E
Pa e#11
Interior Photos
Owner Carl R&Eddie D Gault
Properry Address 105 Park Place
Ci Cam Hill Counry Cumberland State PA Zip Code 17011
BorrowedClient Luanne Preece
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Form PICINT6—"WinTOTAL"appraisal sottware by a la mode,inc.—t•B0�-ALAMODE
Pa e#12
Comparable Photo Page
Owner Carl R 8 Eddie D Gault
Pro Address 105 Park Place
Ci Cam Hill Coun Cumberland State PA Zip Code 17011
Borrower/Client Luanne Preece
Comparable 1
� 44 Essex Road
PrOx t0 Subj. 0.93 MILES W
Sales Price 120,000
G.L.A. 950
Tot Rooms 6
� Tot.Bedrms. 3
Tot.Bathrms. 1
LoCatlon Suburban
��, View Development
Site ,23 acres m/I
Quality Average
Age 65 MIL
K�,a,,
Comparable 2
1710 Sherwood Road
Prox to Subj. 0.85 MILES E
Sales Price 126,000
G.L.A. 976
i 5 Tot Rooms 5
Tot.Betlrms. 2
' ToL Bathrms. 1
Loca6on Suburban
View Development
Site 17 acres mll
�ualiry Average
Age 60 mll
� `' Comparable 3
�I:�;'�v �P • 4316 Allen Road
' "��'` ' Prox to Su6j. 0.83 MILES W
�' Sales Price 120,000
� � G.L.A. 812
F= t�* Tot.Rooms a
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View Development
.,�; Slt¢ .17 m/I
Qualiry Average
` Age 65 m/I
Form PIC4x6.CR—"WinTOTAL"appraisal sattware by a la mode,inc.—1•800-ALAMODE
Pa e#13
Building Sketch
Owner Carl R&Eddie D Gault
PtOperry Address 105 Park Place
City Cam Hill County Cumberland State PA Zip Code 17011
Bormwer/Client Luanne Preece
40' 13'
Master
Bath Laundry
Bedroom Family Kitchen Dining
Bath
�
Hallway 30'
Garage
Bedroom gedroom Living Room
i
40'
First Floor
1200.0 sf
Drawing
Not to Scale
sarcnw rom mm�ti�
Comments:
AREA CALCULATIONS SUMMARY LIVING AREA BREAKDOWN
Cotle Uvscriptlon NetSiu NetTopls Breaktlown Suhrotals
GLA1 Ficst Eloor 1200.0 1200.0 FirsY Floor
GAR Garage 390.0 390.0 40.0 x 30.0 1200.0
Net LiVABLE Area (rounded) 1200 1 ltem (rounded) 1200
Form SKT.BIdSkI—^WinTOTAL"appraisal software by a la mode,ine.—1-B0�-ALAMODE
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Pa e#14
Location Map
Owner Carl R&Eddie D Gault
Property Adtlress 105 Park Place
City Cam Hill Caunry Cumberland Sfate PA Zip Code 17011
BorrowedClient Luanne Preece
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Commooweatth of Pennsylvania . �-4 �6 J 1�2 7 �
DepaTCrt�neut,'of State ,, �
Bureau of Pro�i�ita��an�:Qcclupational Affairs' �
PO Box��3�'�iarrasburR F�I�?1Q5-3649
;`( /
Certiticate Type i L ?; Certificate Status °'
i
Certified Residential Appraiser '� � Active
'- ----` � Initial Cectification Date �
. 19/15/1991
RICHARD W GIBNEY Certificate
4801 DERRY STREET Num6er
3UITE D'
HARRISBURGPA 17111 RL000540L Expi[ation Date
U6/30/2013 �
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Form SCA—°WinTOTAL"appraisal soflware by a la mode,inc.—t-800-ALAMODE
IN THE COURT OF COMMON PLEAS OF CUMBERLAND COUNTY, PENNSYLVANIA
ORPHANS' COURT DIVISION
1N RE: :
ESTATE OF LUANNE M. PREECE : No. 2012-00587
CONSENT
I, Mark F. Bayley, Esquire, of Bayley& Mangan, 17 West South Street, Carlisle,
Pennsylvania 17013, hereby consent to my appointment as limited guardian of the estate of
Tammy Lynn Raney, an adjudicated incapacitated person.
I hereby certify that I am not related by blood or otherwise to Tammy Lynn Raney, nor
do I have any interests which are adverse to her interests.
� �C- �
Date:
Z
Mark F. Bayl , squire
EXHIBIT "D"
IN'THE COURT OF COMMON PLEAS OF CLEARFIELD COUNTY,PENNSYLVANIA
ORPHANS' COURT DIVISION
IN RE: �
TAMMY LYNN RANEY, . No. 92-269 -
an adjudicated incapacitated person :
AFFIDAVIT OF CONSENT
I,RONN�G.RANEY,hereby consent to the appoin�inent of MELISSA A.DIXON and
JASON M.DIXON as Guardians of the Person and of the Estate of TAMMY LYNN RANEY,
an adjudicated incapacitated person.
����vu. .
Ronnie G.Raney
DATED: � --- -Z f —"/ �,
EXHIBIT "E"
CERTIFICATE �JF SERVICE
I hereby certify that on July 30, 2013, I, Bret P. Shaffer, Esquire of Baric Scherer LLC,
did serve a copy of the foregoing Petition ta Appoint Guardian ad Litem to Facilitate
Distributian in Kind to Adrninistratrix Serving as Co-Guardian of the Joint Beneficiary by first
class U.S. mail, postage prepaid,to the parties listed below, as follows:
Ronnie G. Raney
I335 County Road
1175 East
Carmi, I1linois 62821
--,�_.� � . -
Bret P. Shaffer, squire