HomeMy WebLinkAbout07-30-13 s �
1N THE COURT OF COMMON PLEAS OF CUMBERLAND COUNTY, PENNSYLVANIA
ORPHANS' COURT DIVISION
_.- ^,,
IN RE: : `i�? �;; ' �r;
�,�• r�� � ��
TAMMY LYNN RANEY, : No. 21-13-0213 �; : ' �- = ` ;;
an adjudicated incapacitated person : r . _ �,� -
: Prior Judge: Hon. C�ix;istylee L.�ck-
__:. .. �°
PETITION TO APPOINT GUARDIAN AD LITEM TO FACILITAI'-�� - ''
DISTRIBUTION IN KIND TO ADMINISTRATRIX S�-R�ING �--� ���
AS CO-GUARDIAN OF THE JOINT BENEFICI�RT'` ,-,, = °�;
,.. c.�
AND NOW, come Petitioners Melissa A. Dixon and Jason M. Dixon, 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 thereo£
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 Apri16, 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 S`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. Tainmy 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 of the
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: � 30 �,3 �
Bret P. haf er, Esquire
I.D.# 309180
19 West South Street
Carlisle, PA 17013
(717) 249-6873
Fax: (717) 249-5755
Attorney for Petitioners
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.
Mel . Dixon
1�/1 `�-.
�r �
DATE: °
�"�so^ M . p�xdn
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.
y,,,, 'f � � � ,---�
Jas n . Dixon
DATE: � 2�' �
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IN THE COURT OF COMMON PLEAS OF CUMBERLAND COUNTY, PENNSYLVANIA
ORPHANS' COURT DIVISION
IN RE: • � �,
TAMMY LYNN RANEY, : No. 21-13-0213 � o �-� � �
an adjudicated incapacitated person : � � � � �
� p P` N f'r; Y+'1
ORDER OF COURT i— � �"+ co �;; �
AND NOW thisa���t�.da of � 4: , 2013, upon r�f P�tionexs��
� Y c�, _
� ,� ` � �
i~-' �Y1
Petition for Appointment of Succeeding Guardians Pursuant to 20 Pa.C.�..A:� 5514�;:�t is� ca
� �i
:..J
ORDERED:
1. Melissa A. Dixon and Jason M. Dixon are made successor guardians to Luanne M.
Preece and for Tammy Lynn Raney, with those same 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 Tammy Lynn Raney.
(c) To supervise and secure appropriate training, educational, medical and
psychological services and social and vocational opportunities.
(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 authorizations required therefore.
(e) To determine and provide, when appropriate, at the discretion of the Guardian
any consents or approvals needed by Tammy Lynn Raney.
(� To handle all financial matters involving Tammy Lynn Raney;
EXHIBIT "B"
2. The Caurt autharizes Peti#ianers ta be compensated$200.00 per month for their care
of Tamrny Lynn Raney, in addition to their reimbursement af expenses incurred, and which wi�1
be paid primarily out of any monthiy remainder af Social Security payments�a Tammy Lynn
Raney, and secandarily out of any trust established now ar in the future far the benef t of Tarzimy
Lynn Raney;
3. The Successor Guardian(s}file annual guardianship reports as guardians of the person
and estate.
BY�THE COURT,
�,�,����,�,_._ �. �'-��
J.
A TRUE C�PY FRC1M RECORD
In Testimany wherof, I hereunta
set my hand and the seal
o#swaid Court at Caxlis�r PA
- � his�dry of�. 0�,
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t�Nrk ot!ha Orphana Caurt
cur»asrland counfy
Pa e#i
APPRAISAL OF REAL PROPERTY
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LOCATED AT
105 Park Place
Camp Hill,PA 17011
FOR
MEMBERS 1ST FEDERAL CREDIT UNION
5000 LOUISE DRIVE
MECHANICSBURG,PA 17055
OPINION OF VALUE
�zi,soo
AS OF
�iz�izo>>
BY
RICHARD W GIBNEY
DICK GIBNEY REAL ESTATE
4801 DERRY STREET,SUITE D
HARRISBURG,PA 17111
(717)564-4417
dickgibneyrealestate@verizon.net
Form GAtV—"WinTOTAL"appraisal sotlware by a la mode,inc.—1-800-ALAMODE
Exhi.bit "C"
Dick Gibney Real Estate Pa #2
20046083
Uniform Residential A praisal Re ort F,�e�z98
The purpose of this summary a praisal report is to provide Me lender/elient with an accurate,and adequately supported,opinion of Ne market value of the subject roperty.
Pro e Address 105 Park Place Ci Cam Hill State PA L COde 17071
8orrower Luanne Preece Owner of Public Recard Carl R 8 Eddie D Gault Coun Cumberland
le al Descri 6on See Below
Assessor's Parcel# 13-23-0551-728 Tax Year 2010 R.E.Taxes$ 2,100 EST
Nei hborhood Name Linden Gardens Ma Reterenee 25420 Census Tract 42041-Ot 11.00
Occu ant ❑Owner ❑Tenant �Vacant S ecial Assessments$ 0 ❑PUD HOA$ er ear ❑ er monN
"Pro e Ri hts A raised Fee Sim le Leasehold Other describe
Assi nment T e Purchase Transac6on Refinance Transactlan Other describe
Lender/Client MEMBERS 1ST FEDERAL CREDIT UNIC Address 5000 LOUISE DRIVE MECHANICSBURG PA 17055
Is the sub'ect pm e currentl oftered for sale or has it been offered for sale in Ne twelve monNs rior ro the eifec6ve date of this a praisal? Yes ❑No
RB ort data source s used,atferin rice s,and date s. Central Penn MSL has listed rice$117 700 as of 7/20I2011
I �did ❑tlitl not analyze the contract for sale for the suhject purchase transactlon.Explain the results of the analysis of the contract for sale or why the analysis was not
erformed. The contract rovided between Carl R Gault seller and Luanne Preece bu r dated 7/71/2011 with a urchase rice of$117,700 to
Settle on or before 8/16/2011.
: Contract Price$n/a �ate of ConVact 7/11/2011 Is Ne properry selier the owner af public record? �Yes ❑No Data Source s Tax Records
Is Nere arn tinancial assistance(loan charges,sale concessions,gift or downpayment assistance,etc.)to be paid by any party on behali of the borrawer? ❑Yes �No
�If Yes,re ort the rotal dollar amount and describe the items to be paid.
Note:Race and the redal composition of the neighborhood are not appraisai factors.
Nei hborAoodBharacteristics One-UnitNousfn Trends One-UnitHousin PresenbLendUseYo
Loca6on Urban ❑Suburban Rural Pro erry Values ❑Increasing �Stable Declining PRICE AGE One-Unit 100%
.8uilt•U Over 75% 25-75% Under 25% Demantl/Su ply Shorta e In Balance ❑Over Sup ly $ OOD yrs 2-4 Unit %
;Growth Ra id �Stable ❑Slow Marke6n Time ❑Untler 3 mNs 3-6 mths ❑Over 6 mths 105 Low 20 Multl-Famil 96
, Nei hborh0od Boundaries The boundaries for this ro ert include Lower Allen Townshi 150 High 65 Commercial 96
125 Pred. 50 Other %
��Nei hbo�hood Oescri tion 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 su ort fo�Ihe above conclusionS 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 Vew Develo ment
5 ecific Zoning Classifica6on Residential Zonin Descrip6on Residential
Zonin Com liance L al Le al Nonconformin Grandfatheretl Use No Zoning Ille al describe
Is ihe hi hest and best use of subject ro erty as im roved or as ro asetl er lans and s ecifications the present use? Yes ❑No If No,describe
Utilltles Public ONer�descrihe) Public ONer�describe) ON-sftelm rovements-Type PuWic Private
E�ecmciry � water � � Sveet Paved �
Gas Sanitary Sewer Alle None ❑
FEMA S ecial Flood Hazartl Area Yes �No FEMA Flood Zone X FEMA Ma # 42041 CO277E FEMA Ma Date 3/16/2009
Are the u�litles and off•site improvements pical far the market area? �Yes ❑No If No,describe
Are mere an adverse site condi6ans or exlernal facrors easements,encroac�ments,environmental condi6ons,lantl uses,etc.? Yes No If Yes,tlescribe
General Descri tion Poundation Exterfor Deacri tion materials/condition Interior materials/condition'
Units One�One with Accessory Unit �Concrete Slab ❑Crawl 5 ace Faundaoan Walls Concrete/Avera e Floors W1W-Vin I/Avera e
#of Staries Ranch Full Basement Partial Basement Exterior Walls Sidin /Avera e Walls D II/Avera e
Ty e�Det.❑Att S-DeCIEnd Unit Basement Area -0- s .tt.Rooi Suriace Shin le/Avera e TrirNFinish Wood/Stain/Good
Exis6n Pro osetl Under Const.8asement Finish -0- %6utters d Downs outs Yes/Good Bath Floor Yn I/Good
Design Sryle Ranch ❑Outside Entry/Exit Sump Pump Window T e D!H/Good BaN Wainscot Tile/Good
Year Built 1956 Evidence of Infesfatlon SWrm SasfNnsulated Yes Car Stora e None
EHective Age(Yrs) 35 M!L ❑Dampness Settlement Screens Yes Drivewa #af Cars 1
AtUC None Hea6n FWA HWBB Radiant Amenibes Woodsrove s # Drivewa Sudace Paved/Good
Dro Stair Stairs Other Fuel Gas Fire lace s # Fence Gara e #of Cars 1
Floor Scuttle Coolin Central Air Conditlanin Pabo/�eck Porch W/Roof Car art #of Cars
Finished ❑Heated Individual ❑Other ❑Pool ❑Other �Att. Det ❑Built-in
A liances�Refri erator Ran e/Oven ❑Oishwasher Dis osal ❑Microwave WasherlD er ❑Other describe
Fnished area above rade contains: 6 Rooms 3 Bedrooms 1 Bath s 1 200 S uare feet of Gross Living Area Above Grade
.Addibonal feaWres S eCial enet efticient items,e�.. Storm Doors and W indows Roof covered rear orch laund room off the dinin room.
. Describe the contlition of the ro e includin neetled re airs,deteriora6on,renovations,remo0elin,etc.. Home is in ood condition.There are no a arent
re airs needed at the time of this a raisal.
Are there any physieal deficiencies or adverse conditlons that affect Ne livability,soundness,or structural integriry of the roperty? Yes �No If Yes,tlescribe
Does the ro erry enerally eonform to Ne neighborhood func6onal Wlity,s le,contlitian,use,sonstruc6on,etc.? �Yes ❑No If No,tlescribe
Freddie Mac Form 70 March 2005 Page t of 6 Fannie Mae Form 1004 March 2005
Form 1004—"WinTOTAL"appraisal sottware by a la motle,inc.—1-B00-ALAMO�E
Pa e#3
20046083
Uniform Residential Appraisal Report File#298
There are 5 com arable pro erties currently oftered for sale in the subjeot nei hborhood rangin in rice from$ 121,900 to$ 159,900
There are 2 com a2ble sales in the subject neighborhood wiNin Ne ast twelue monihs ranging in sale price from$ 116,900 to$ 125 000
FEATURE SUBJECT COMPARABLESALE#1 COMPARABLESALE#2 COMPARABLESALE#3
AddrCSS 105 Park Place 44 Essex Road 1710 Sherwood Road 4316 Allen Road
Cam Hill PA 17011 Cam Hill New Cumberland Cam Hill
Proximi to Sub'ect 0.93 MILES W 0.85 MILES E 0.83 MILES W
Sale Price $ n/a $ 120,000 $ 126,000 $ 120,000
Sale PricelGross Liv.Area $ s .tt.$ 726.32 s.ft. $ 129.10 5.tt. $ 147.78 s .ft.
Data Source s Tax Assessment Records Tax Assessment Records Tax Assessment Records
Veritica0on Source s MLS/23 DOM MLS/195 DOM MLSl48 DOM
VALUE A�JUSTMENTS DESCRIPTION DESCRIPTION +- $Adjustment DESCRIPTION +- $AdjusOnent DESCRIPTION +- $Adjustrnent
Sales or Financing Conventional Conventional Conventional
COncesSionS None Known 0 Seller Cost -2,500 Nona Known 0
Date ot Sale/fime 6/15/2011 7/15l2011 1/28/2011
Locadon Suburban Suburban Suburban Suburban
LeasCholdlFee Sim le Fee Sim le Fee Sim le Fee Sim le Fee Sim le
Site .17 acres m/I 23 acres m/I .17 acres mll .17 m/I
Vtew Develo ment Develo ment Develo ment Develo ment
OBSi n S le Ranch Ranch Ranch Ranch
�uel' ofConstrucBon Avera e Avera e Avera e Avera e
Actual A e 60 mll 65 M/L 60 m/I 65 m/I
Candibon Good E ual E ual E ual
Above Grade Total 8drms. Balhs Total Bdrms. Balhs Total Bdrms. Baths Total Bdrms. Baths
Room Count 6 3 1 6 3 1 5 2 1 4 2 1
6ross Living Area 1,200 sq.tt. 950 sq.ft. +3,750 976 sq.ft. +3 360 812 sq.tt. +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-
Func6onal UOIi Water&Sewer Water&Sewer Water&sewer Water&Sewar
. Heatin ooling GHA/CA Gas WA/CA OHAlCA Gas HA +1,000
,'Ener Efficient Items Storm Units Thermo Window Thermo Window Thermo Windo
; Gara e/Carport Gara e Car ort +1,000 Ca ort +1,000 None +2,500
' PorCh/Pa6olDCCk 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%
af Cam arables Gross.Ad. 5.6%$ 122,750 Gross Ad'. 11.4%$ 120 360 Gross Adj. 71.9%$ 124 320
I ditl tlid nat research ihe sale or transfer history of the subject properry and com arable sales.If not,explain
M research ❑ditl tlitl not reveal an rior sales or transfers of the sub'ect ro e tar the three ears riar to Ne effective date ot this a raisal.
Data Source s Public Records and MLS
M research did �did not reveal an rior sales or transfers of the com arable sales for the ear rior ro the tlate of sale of Ne com arable sale.
Data Source s Public Records and MLS
Re ort the results ot the research and anal sis of the rior sale or transfer hisro ot Ne suh'ect ro e and com arable sales re ort atlditional rior sales on a e 3.
ITEM SUBJECT COMPARABLESALE#1 COMPAflABLESALE#2 COMPARABLESALE#3
D2fe of PriOt SaleR�ansfer No Prior Sales in the No Prior Sales in the No Prior Sales in the No Prior Sales in the
Price of P�iot SeIClfranStet Past 36 Months Past 36 Months Past 36 Months Past 36 Months
Dala Source s Tax Assessment Office Tax Records Tax Records Tax Records
Eftecbve Date ot Data Source s 7/27/2011 7/27I2011 7/27I201 t 7/27/2011
Anal sis of rior sale or transfer hista of the su6'ect ro e and com arable sales Sub'ect is under contract with the bu er to urchase for$117 700 and
to settle on or before 8/16/2011.
Summa of Sales Com arison A roach Due to the lack of sales activit in the area of the sub'ect the"ideai"area and time frame had to be extended
to close b similar nei hborhoods and ro erties.Com arable#3 is'ust out side the ideal time frame,but it is considered to be the best
com rable available at the time of this a raisal.the ma'or ad'ustments that where made for s uare foota e which is at this time the best
available,and basements alon with car As and off street arkin com ared to the sub'ect havin a attached ara e.
Indicated Value b Sales Comparison A raach$ 121,900
Indicated Value by,Seles Com arison Approach S 121,900 Cost A proach(if developed)3 n/a Income Approach(if developed)S Na
The sales com arison a roach is considered to be the best a roach to value in this t e of nei hborhood and ro ert.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 completion per plans and specifications on the basis of a hypothe6cal conditlon that the improvements have been
complete4 ❑subject to Ne following repairs or alterabons on the basis af a hypathetical condidon that the repairs or altera600s have been completed,or❑subject ro the
•followin required ins ecUon basetl on the extraortlina assumpGon that Ne condi6on or deficiency does not require alteratlon or repair:
� Based on a oomplete yisual inspection of the interior and exterior areas of the subject property defined scope of work,statement of assumptions and limiting
conditions,and appreiser's certificatian,my(our)opinion of the market value,as defined,of fhe real property that is the subject ot this report is
t 121,900 as of 7/27/2011 which is the date of ins clion and the ettective date of this a raisai.
Freddie Mac Form 7D March 2005 Page 2 of 6 Fannie Mae Form 1004 March 2005
Form 1 U04—"WinTOTAL"appraisal soflware by a la mode,inc.—i-800-ALAMODE
�.�.�_ e._��. �.,r.:�„ �... �.,� �, ,�� „._,�,., �, ,., � y;,a, , K
Pa e#4
Uniform Residential Appraisal Report Filep Zgg46083
Sco e of A raisal:I have ins ected the interior and e�derior of the sub'ect ro ert and have measured the finished livin areas from tha e�derior
of the im rovements based u on ANSI American National Standards Institute uidelines.The rima source of data used in the colledion of
sales data was obtained from the local Multi le Listin Service s.Seconda sources of data,u on which[he rima data source is com ared
are the count sales re orts count tax assessment databases andlor the State Tax E ualization Board STEB re orts.Data from numerous
saies is obtained for com arison to the sub'ect ro ert.I have ins ected and hoto re 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 Count Tax/�ssessment Data.I review the interior hoto ra hs of the com arable sales when ossible to
detertnine their condition and de ree of ersonaliration of the interior decor at the time of the sale:and an featured im rovements such as
u dated kitchens,baths and finished basemenLs.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.
COSTAPPROACHTOVALUE(notr uiredb FannieMae)
Provide adequate informatlon tor Ne lendedclient to replicate the below cost ti ures and caloulatlans.
Su ort for the o inion oi site value summa ot com arable land sales or other methods tor estima6n site value
ESTIMATED ❑REPROOUCTION OR ❑REPLACEMENT COST NEW OPINION OF SITE VALUE...................................................................... _$ 20 000
.Source of cost data DWELLING S.F[@$ ..... _$
� Uuali ratin trom cost service Etfee6ve date of cost dap 5.FL @$ .. _$
- Comments on Cost A roach ross livin area oaloulabons,de reciation,etc. ___....... _$
Gara elCar art S.Ft @ 8 .... _$
' Total Estimate of Cost-New .... _$
Less Ph sical Fune6anal External
oe reciatlon =S
Oe reciated Cost of Im ravements ...................................................._$
"As-is"Value of Site Improvements ...................................................._$
Es6matetl Remaining Ecanomic Life HUD and VA aNy 40 Years INDICATED VALUE BY COST APPROACH.............................................=S
INCOMEAPFROACHTOYAWE(notr uiredb FannieMae)
�Es6matetl ManNl Market Rent$ X Gross Rent Multl lier =$ Indicated Value b Income A roa�h
Summa of Incame A raach including sup oR far market rent and GRM
PROJECT INFONMATION FOR PUDs(if applicable)
Is the devela e7builtler in control of the Homeowners'Assaciatlon HDA? Yes ❑No Unit e s ❑Detached Attached
Provide the tollowing information for PUOs ONLY it Ne developedbuilder is in control of the HOA antl Ne suhject pro erry is an attached tlwellin unit.
Le al Name of Pro'ect
�Total number of phases Tatal number of units Total number ot units sold
Total number af units rented Total numher af units for sale Data source s
Was the ro ect created b the conversion of exis6ng buildin s into a PUD? ❑Yes ❑No If Yes,date of conversion.
�Does the ro ect contain an muld-dwellin units? Yes ❑No Data Source
Are the units,eommon elements,antl recreaban tacilities complete? ❑Yes ❑No It No,tlescribe Ne status of completion.
Are the cammon elements leased ro or b the Homeowners'AssociaUon? ❑Yes ❑No If Yes,describe ihe rental terms and o 6ons.
Describe common elements and recreational facili6es.
Freddie Mac Form 70 March 2005 Page 3 of 6 Fannie Mae Form 1004 March 2005
Form 1004—^WinTOTAI^appraisal soflware by a la mode,inc.—1-BOU-ALAMODE
Pa e#5
20046083
Uniform Residential Appraisal Report F;�e�298
This report form is designed to report an appraisal of a one-unit property or a one-unit properry 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 brganization, 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) pertorm a complete visual
inspection of the interior and exterior areas of the subiect 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 ar her analysis, opinions, and conclusions in this appraisal report.
INTENDED USE: The intended use of this appraisal report is for the lender/client to evaivate the properry that is the
subject of this appraisal for a mortgage finance transaction.
INTENDED USER: The intended user of this appraisal report is the lendedclient.
DEFINITION OF MARKET VALUE: The most probable price which a property should bring in a competitive and open
markei 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) botfi
parties are well informed or well advised, and each acting in what he or she considers his or her own best interest; (3) a
reasonabte time is allowed for exposure in the open market; (4) payment is made in terms of cash in U. S. doliars 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 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 saies transactions. Special or creaUve 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 flnancing or concession but the doliar amount of any adjustment should approximate the markeYs
reaction to the financing or concessions based on the appraiser's judgment.
STATEMENT OF ASSUAAPTIONS AND LIMITING CONDITIONS: 7he appraiser's certification in this report is
subiect 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 performing this appraisal. The
appraiser assumes that the titie 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 examined the available flootl 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 performing the appraisal. 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 environmental 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 pertormed in a professional manner.
Freddie Mac Form 70 March 2005 Page 4 of 6 Fannie Mae Form 1004 March 2005
Form 10�4—°WinTOTAI"appraisal soflware by a la mode,inc.—1-B00-ALAMODE
. ,a; �.� ,....�, �..4. ,��,n�.� .�� .., , �.�,.�.��..�,.��..�:.� �.�-r.....,,. �
Pa e#6
Uniform Residential Appraisal Report FileN 29846083
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 performed a complete visual inspection of the interior and exterior areas of the subject property. 1 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 integriry 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 sales
comparison approach to value. I have adequate comparable market data to develap 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 af the subject properry 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 selected and used comparable sales that are locationally,physically,and functionally the most similar to the subject property.
8. I have not used comparable sales that were the result of combining a land sale with the contract purchase price of a home that
has been built or will be built on the land.
9. I have reported adjustments to the comparable sales that reflect the market's reaction to the differences belween 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 sate 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 furnished 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 vaiue 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 conditlons, 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 properry.
15. I have not knowingly withheld any significant information from this appraisal report and,to the best of my knowledge, ail
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 only 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 partially 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 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.
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
appraisat report. I certify that any individual so named is qualified to perform 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 10D4 March 2005
Form 1004—"WinTOTAL^appraisal soilware by a la mode,inc.—1-800-ALAMODE
Pa e#7
20046083
Uniform Residential Appraisal Report 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 reporting services; professional appraisal organizations; any department,
agency, or instrumentaliry 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) consent. Such consent must be obtained before this appraisal
report may be disclosed or distributed to any other parly (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 afso 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 ariginal hand written signature.
25. Any intentional or negligent misrepresentation(s) contained in this appraisal report may result in civil liability and/or
criminal penalties including, 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.
SUPERVISORY APPRAISER'S CERTIFICATION: The 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, apinions, 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 pertorm this appraisal under the applicable state law.
4. This appraisal report complies 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"electranic 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 Company Name
COmpBlly AddfBSS 4801�ERRY STREET SUITE D Company Address
HARRISBURG,PA 17111
Telephone Number (7��)56a�a17 Telephone Number
Email Address dickaibnevrealestateCa�verizon.net Email Address
Date of Signature and Report 7/28l201� Date of Signature
Effective Da[e of Appraisal 7127i2oi i State Certification#
State Certification# R�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 O6/3012011 SUBJECT PROPERTY
ADDRESS OF PROPERTYAPPRAISED ❑ Did not inspect subject property
�05 Park Piace ❑ Did inspect exterior of subject property from street
Camp Hill,PA 17071 Date of Inspection
APPRAISED VALUE OF SUBJECT PROPERI'Y$ �2i,900 ❑ 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 exterior of comparable sales from street
17055 � Did inspeot 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 saitware by a la mode,inc.—i-800-ALAMODE
Pa e#8
20046083
Market Conditions Addendum to the A raisal Report fileNo. 298
The purpose of this addendum is to provide the lender/client with a clear and aceurate untlerstanding of the market trends and eondibons prevalent in the subject
nei hborhood.This is a re uired addendum for all ap raisal re oRS wiN an effective date on or after A ril 1,2009.
Pro Address 105 Park Place Ci Cam Hill State PA 1JP Code 17011
Borrower Luanne Preece
Instructions:The appraiser must use the informabon required on this form as the basis for hislher conclusions,antl must provide support tor those eonclusions,regarding
housing trentls and averall market condi6ons as reported in the Neighborhood sectlon of the appraisal report torm.ihe appraiser must fill in all Ne information to the extent
it is available and reliable and must provide analysis as indicated below.If any required data is unavailahle or is considered unreliable,Ne appraiser must provide an
euplanation.It is recognized that not all data sources will be able ta provide data for the shaded areas below;if it is availa6le,however,the appraiser must include ihe data
in the analysis.If data sources provide the required informaGon as an average instead of the median,the appraiser should report the available figure and identiry it as an
average.Sales and listlngs must be properoes Nat campete with the subje�t properry,tletermined by applying the criteria that wauld be used by a prospec6ve buyer of the
subject properry.The appraiser must e�lain any anomalies in the data,such as seasonal markets,new consVucbon,foreclosures,etc.
Invenrory Analysis Prior 7-12 Months Prior 4�Manths Current-3 Months Overall Trend
Total#ot Comparable Sales Settletl 3 1 9 Increasing Stable Declining
A6sorption Rate otal Sales/MOnths 0.50 0.33 3.00 ❑Increasing ❑Stable �Declining
Total#ot Comparable Active Listlngs 3 1 4 ❑Deelining �Slable �ncreasin
Mor�hs oi Housing Supply otal Listlngs/Ab.Rate) 6A 3:0 1.3 �Declining` Stable ❑Increasing
MWIenSaledListPrice,DON;SaIe/List% Prior7-12Months Prior4-6MOnths Current-3Months OverallTrend
Median Comparable Sale Price 118,967 129,900 118,300 ❑Increasing �5table ❑Oeclining
Median Comparable Sales Days on Market 324 94 36 �Declining ❑Stable ❑Inereasing
Median Com arahle List Price 128,837 129,90D 119,667 ❑Increasing �Slable ❑Declining
Median Comparable Listlngs Days on Market 334 184 52 �Declining �S1a61e ❑increasing
� Median Sale Price as%of List Price 92% 100% 99% ❑Incteasing �Shable ❑Declinin
,Seller-developer,builder,etc.paid tinancial assistance prevalent? �Yes ❑No �eclining �Stable ❑Increasing
Explain in detail ihe seller concessions trends for the past 12 mooths(e.g.,seller contributlons insreased from 3%to 5%,increasing use of buydowns,closing cosCS,contlo
' tees,op6on5,eto.. Seller concessions have remained consistent for the ast 12 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 foreelosure sales REO sales a factar in the market? ❑Yes �No If yes,ex lain insluding the trends in listings and sales of foreclosed roperties.
Cite daCa sources for above informatlon. Cumberland Count Public Records and Local MLS service
Summarize the above information as support tor your conelusions in the Neighborhootl sectlon of the appraisal repoR farm.Ii you used any additional information,such as
an anal sis ot ending sales and/or e�ired and wilhtlrawn listlngs,to formulate our conelusions, rovide both an explanation and su port for your conclusians.
THIS APPRAISER OBTAINED THE 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 subject is a unit in a eondominium or cooperadve pro�ect,complete the following: Project Name:
Subject Project Data Prior 7-12 Months Prior 4�MonNs Current-3 Months Overall Trend
Total#of Comparable Sales Settled Increasing Stable Declining
Absorption Rate apl Sales/MOnths Increasin Stable Oeclinin
Tatal#of Ac6ve Comparable Listings ❑Oeclinin �Stable ❑Increasing
Monihs of Unit Suppty otal LisGngs/Ab.Rate) -0eclining Sqble �ncreasing:
Are foreclosure sales(REO sales)a factor in the project? Yes No If yes,indicate Me number of REO listings and e�lain the trends in listlngs and sales of
foreclased roperties.
.
.Summarize me above trends and atltlress the impact on the subject unit antl project.
5i namre Si nature
� A raiser Name D W IB Y Su erviso Appraiser Name
Com an Name DICK GIBNEY REAL EST E Compan Name
� Compan Atldress 4801 DERRY STREET,5UITE D,HARRISBURG,f Com any Atltlress
� State License/Certficabon# RL 000540 L State PA State License/Certificatlon# State
EmailAddress dickgibneyrealestate@verizon.net EmailAddress
Freddie Mac Form 71 March 2009 Page 1 of 1 Fannie Mae Form 1004MC March 2009
Form 1004MC2—"WinTOTAL"appraisat saitware by a la mode,inc.—1-BOD-ALAMODE
Pa e#9
Subject Photo Page
Owner Carl R&Eddie D Gault
Prope Address 105 Park Place
Ci Cam Hill Counly Cumberland State PA Zi Cotle 17011
BormwedClient Luanne Preece
Subject Front
�='�* 105 Park Place
Sales Price n/a
G.L.A. 1,200
Tot.Rooms 6
� ,. Tot.Bedrms. 3
�, �"`�,� —' Tot.6aNrms. 1
—3'�"'"" �'' -- Loca6on Suburban
' Vew Development
z � Site .17 acres m/I
�� Duality Average
������" { Age 60 mll
• .� Subject Rear
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Form PIC4x6.SR—"WinTOTAL"appraisal sottware by a la mode,inc.—t-800-ALAMODE
Pa e#10
Interior Photos
Owner Carl R 8 Eddie D Gault
Pro e Atldress 105 Park Place
Ci Cam Hill Coun Cumberland State PA Zi Catle 17011
Bor�owe�/Client Luanne Preece
Living Room Dining Room
from Living Room
� . -
Kitchen Additional Photo
Kitchen
i
r
x_i' �
i
Laundry Area Garage
off Dining Area
Form PICINT6—"WinTOTAL"appraisal soflware by a la mode,inc.—1-800-ALAMODE
Pa e#11
Interior Photos
Owner Carl R&Eddie D Gault
Prope Atldress 105 Park Place
Ci Cam Hill Counry Cumberland State PA Zip Code 17011
BormweqClient Luanne Preece
f q�ll
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Form PICINT6—°WinTOTAL^appraisai soilware by a la mode,inc.—1-B0�-ALAMODE
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Pa e#t2
Comparable Photo Page
Owner Carl R&Eddie D Gault
Pro e Addtess 105 Park Place
Ci Cam Hill County Cumberland State PA Zip Code 17011
Borrower/Client Luanne Preece
Comparable 1
� 44 Essex Road
Ptox t0 Subj. 0.93 MILES W
Sales Prise 720,000
G.L.A. 950
Tat.Rooms 6
� Tot.8edrms. 3
Tot.Bathrms. 1
z^-;, LoCaOOn Suburban
k
� View Development
Site ,23 acres mll
Duality Average
Age 65 MIL
s
Comparable 2
1710 Sherwood Road
Prox.to Subj. 0.85 MILES E
Sales Price 126,000
G.L.A. 976
, � ; Tot.Rooms 5
Tot.Bedrms. 2
' Toc Bathrms. 1
Loca6on Suburban
View Development
Site .17 acres mA
Duality Average
Age 60 m/I
' � � `' Comparable 3
c�'�!':_ �" ^ 4316 Alfen Road
' "'" - Prox ro Subj. 0.83 MILES W
'�' Sales Price 120,000
r I � G.L.A. 812
_ ? ��'� Tat Rooms 4
� � *. "' ToC Bedrms. 2
— . ��;�;t...,. ' ���.� .. .�,:_ —_::�:.._ Tot.BaNrms. 1
LoCa6an Suburban
View Development
Site 17 m/I
�uality Average
- Age 65 m/I
Form PIC4x6.CR—"WinTOTAI^appraisal sottware by a la mode,inc.—1-800-ALAMODE
.•
Pa #13
Building Sketch
Owner Cad R 8 Eddie D Gault
PtOperty AtlOress 105 Park Place
City Cam Hill Counry Cumberland State PA Zip Code 17011
BorrowerlClient Luanne Preece
40' 13'
Master
Bath Laundry
eedroom Family Ki[chen Dining _
Bath
Hallway 30'
Garage
Bedroom gedroom Living Room
�
40'
First Floor
1200.0 sf
Drawing
Not to Scale
sao-„wrom�.,m�ti..
Comments:
AREA CALCULATIONS SUMMARY LIVING AREA BREAKDOWN
Code Descriptlon NetSire NetToqls Breaktlown Subtolals
Q.T1 FYZSt Sloor 1200.0 1200.0 Sizst Floos
GAR Garage 390.0 390.0 90.0 x 30.0 1200.0
Net LIVABLE Area (rounded) 1200 1 Item (rounded) 1200
Form SKT.BIdSkI—"WinTOTAL"appraisal soitware by a la mode,inc.—1-60�-ALAMODE
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Pa e#14
Location Map
Owner Carl R&Eddie D Gault
Property Atltlress 105 Park Place
City Cam Hill Counry Cumberland Siate PA Zip Code 17071
Borrower/Client Luanne Preece
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��' ° - " ' Initial Eertification Date �
_ :--
t7/15/1991
RICHpRD W GIBNEY Cerhficate
48D1 DERRYSTREET Number
SUITED'
HARRISBURGPA 17111 RL000540L Expiration Date o-
U613012013
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Form SCA—°WinTOTAL"appraisal soriware by a la mode,inc.—1-BOU-ALAMODE
.; �'
1N THE COURT OF COMMON PLEAS OF CUMBERLAND COUNTY, PENNSYLVANIA
ORPHANS' COURT DIVISION
1N RE: ;
TAMMY LYNN RANEY, : No. 21-13-0213
an adjudicated incapacitated person :
: Prior Judge: Hon. Christylee L. Peck
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.
�
� �
Date:
Mark F. Bayley, Esquire
EXHIBIT "D"
4 y, /�
IN THE CC3URT OF C+DMM(JN PLEAS OF CLEAItFIELi}COUNT'Y,PENNSYLVAI�IA
tJRPh[ANS'COURT�1TVISIC}N
IN RE: .
TAMMY LYNN RANEY, . No. 92-269 -
an adjudicated incapacitated person :
AFFIDAYIT CiF CUNSENT
I,ROIrCNIE G.RA:NEY,he�by consent to the�ppointment ofMELISSA A.DIXQRI and
3t1SQN M.DTXON as Guardians of the Person and of the Estate of TANIlt+�YY LY21N R��IrTEY,
at�adjudicated incapacitated person.
1�'�i/�""' s
Ronnie G.Raney
� � �2 I --1 z,
DATED; � ---
ExxzBZT «���
� • �
.
CERTIFICATE OF SERVICE
I hereby certify that on Juiy 30, 2013, I, Bret P. Shaffer, Esquire af Baric Scherer LLC,
did serve a copy of the faregoing Petition ta Appoint Guardian ad Litern to Facilitate
Distribution in I�ind to Administratrix Serving as Co-Guardian of the Joint Beneficiary by first
class U.S. mail, pastage prepaid, to the parties Iisted beiow, as follaws:
Ronnie G. Raney
I335 Caunty Road
1175 East
Carmi, Illinois 6�$21
.----
r
Bret P. Shaf r, Es uire i