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'93 rlil.1 ~ fH'11Q 05
INSfALLMENT SALE AGREEMENT
,...
110S INSfALI.MENT SALE AGREEMENT, made this to-day of February, 1993, effective IS of
February 24, 1993, by and amonS LAUREL HILLS DEVELOPMENT CORP., a Pennsylvania .:orporation, with
. prln~lpal pla~e of business located at 744 Wenzville Road, linola (East Pennsboro Township), Cumberland County,
Pennsylvania, hereinafter called .Seller" and THOMAS H. LUKOWSKI and MARY NORMA JEANNE
LUKOWSKI, his wife, of 11::i l'ea.:n Lane. Caribl~, f'cl"i.)lv~"ia. IM~i::~ft~~ ~:db! "P\l:'e~'..
WIT N E SSE T H:
WHEREAS, Seller, as De~laranl, is the owner of a flexible, residential condominium project known as laurel
H\IIs North Condominium I, situate in East Pennshoro Township. Cumberland County, Pennsylvania, created by
Declaration, dated April 4. 1989, record<:d in the Oftke of the Re~order of Deeds of Cumberland County in
Mis~"lIaneous Book 362, P~lle 661; and
WHEREAS, Lauie! Hills Nm1'l Condominium is constru~ted upon. Lot No, I, Final Subdivision PI~n for
Latlrel Hills North, n:corded in Ihe Offl~e of the Re~order of Dews of Cumberland County in Plan Book S4, Page
30, and IS shown on PI~1S and Plans-Site Plan. re~orded in the Oftke of the Re~order of Deeds of Cumberland COllnt)
in Plan Book S7. P~ge 126; and
WflEIlEAS, Seller, as Declaranl, has :llso recordtl\l an Amend~d and Rest~ted De~laration, dated 0\.1ober IS,
1990. re~orded in thll Om~e of Ihe Roe~order of Deeds of Cumhel'land County in Mis~ellaneous 1k1Ok 388, Page 843.
tostther with Piut Amendment to Plats and Plans.Sil~ Plan, recorded in the Ofti~e of the Re,order of Deeds 01'
Cumberland C"anty in Plan Book 61. Page 102; and
WHEREAS, Bilyeu desire to purchase Unit No. 0-22/0-22-0 (detached sarase) tusether with the ComlmJD
Elements appurtenant thereto, and Sillier desires 10 sell Ihe same \(I Buyers under ~1kI subject to the terms anll
conditions hereinafter provided; an"
~OOK 439 ,1\(,( 157
, .
'.
WHEREAS, the parties desire to confirm their understandina in writlns.
NOW,11IEREFORE, the parties hereto, each intendins to be legally bound hereby, aareo as follows:
1. Recitals. The recitals set forth above are incorporated herein by referen~e.
:I. Subject Condominium Unl13 and Common Elements Appurtenant. The condominium unit whi~h
II the subject of this Installment Sale Allreement is Unit No. 0-22/0-22-0 (detached aarase) named and identified in
tho Declaration, dated April 4, 19119, recorded in the Ofti~~ ot the Re~order of Dlled~ of CumberllUKl Count)' i,l
Mllcellaneous Book 362, Paae 661, creatlns Laurel Hills North Condominium I, situate in East Ponnsboro Township,
Cumberland County, Penn.'ylvania, which said Unit is more fully described in the Amended and RlIStated Declaration,
dated October 15, 1990. re<;orded in the OffI~e of the Recorder of Deeds of Cumberland County in Miscellaneous Book
3~8, Paae 483, and Plats and Plan,-Site Plan, recorded in the Offi~e of the Recorder of Deeds of Cumberland County
In Plan Book 57, Pqe 126, tosether with the above des~ribed First Amendment to Plat and Plans-Site Plan, recorded
In the Office of the Recorder of Deeds of Cumberland County in Plan Book 60, Paae 102. tOllllther with the
proponlonate undivided interest in the Common Elements (as defined in said De~laration, IS amended) of 6.93" ,
Seller reserves the riaht, in accordance with said Declaration, as amended, to reduce and reallocate Buyors'
proponlonate undivided interest in the Common Elements as provided in the De~laration. The above dea~ribed Unit
1>-22/0-22-0 tosether with the Common Elements appunenantthereto is hereinafter called "Unit,"
3. A.reement to Sell and PurchlSe. Under and subje~t to the lerms and conditioils hereinafter provided.
'ell", herehy Direes 10 ~ell and convey to Buyers and Buyers herehy asree to purchase from Seller Unit No. D-n.
to,ether with an includina the detached sarase, beini and desianated in the above described De~laration and tho above
described Amonded and Restated Declaration as Unit No, D-22-0, together with the proportionate undivided intorost
In the Common Elements of 6.93", subject to Seller's right, in a~cordance with the Declaration, as amended, to,
reduce and reall~ate Buyers' proportionale undivided interest in the Common Elements,
.e. Purchase Prlet. The pur~hase pri~e for the U nil shall be the sum of One Hundred Forty-Five,
Tllousand (SI45,OOO.00) Dollars which shllll be paid by Buyers 10 Seller as follows:
-2.
800K 439 ~m 158
A. Downpaymenl. Buyers have paid to Seller, upon the eKecution of Ihls Installment Sale AlI'eement,
the sum of Seven Thousand Three Hundred ($7,300.00) Dollars as a downpayment.
.. Balanee of Purchase Price. The balance of the purchase pri~e. One Hundred Thirty-Seven Thouund
Seven Hundred ($137,700.00) Dollars, shall be paid by Buyer to Seller, toaelher with interest at the rate 0
el.ht (8~) percent per annum In equal cons~utive monthly installments of One Thousand Ten Dollars and
Thlny-Nlne Cents ($1,010.39) with the first said installment of principal and installment beins due and payable
on the flrsl day of April, 1993 and on the first day of each month thereafter unlil March I, 1996, It which time
the lben rema1nini pcincipal toaether WIlli any a~~rued and unpaid illlerest shall be plliu, in full. E~II IlIOntbl)
payment of principal and interest shall be first applied to interest and the balance to principal until. otherwise
provided in this Installment Sale Aareement. Seller shall have the riaht to collect per diem Interest from the
effec:tlve date of lIIis Installment Sale A,reement (February 24, 1993) throuah lbe last day of the month in
which said Installment Sale Asreement is eucuted, The maturity date of this oblisaUon shall be March I,
1996.
C. Prepaymenl. Buyers shall have the riah1to prepay the prin~ipal balan~e of lbe obli.atlon. IS herein
provided, In whole or in part at any time without penalty or premium. Prepayments, IS herein provided, shall
lIOt alter the monthly principal and interest paymenls required 10 be paid by Buyers under lbe terms of this
Installment Sale A,reement and shall not affect. unless the principal obliaalion toselber wilb accrued and
unpaid interest, i,s (laid in full, the maturity date set forth above,
D. Lale Charae. Buyers shall pay 1I late charge equal to five (S '!Ii) p"rcent of the monthly principal and
Interest paymenl as herein provided by any monthly prin~ipal and interest payment receivti by Sell., more
lban ten (10) days l\I~er the due date,
5. Applla_. All applian~es currently in the Unit shall remain in the Unit durin, the term of this
Installment Sale A,reament. In the event that any such applian~e must be replaced by Buyers lhen, In thal evenl,
Buyers shall replace saklappllance with lhe !lme make and model appliance or 1\1I applian~e of equal quality and valuf.
.3.
~OOK 439 P~C[ 159
.. 11..., Tld. to dI. Unit eIlall be conv.yed at dI. lime of flllal settlement. IS herelnaft.r provided, by Seller
eo "11ft by 11*111 warranty dMd and lueh tltl. Ihall b. marketable, fee slmpl. titl. and such IS sball b. lnaured by
a npulllll..Id.lnaurw. company doln. bulln... In dI. Commonwealth of Pennsylvania at reilllar rates, subject to
lilt ftlIIow11lf Condominium Du.:umentl, ....m.nll, rlSblS and Ijlpu"enan~es:
A. 0.......1011. o.clarlllon, dated April 4, 1989, re~olded In dI. Oftl~e of die Recorder of Deeds 0
Cvmberland COIInly In Mls~.lIaneou. Book 362, Pas. 661, as thl:. same shall be amended from time to time
by Sell. <I*larant), wblch laid am'ndm.nll shall be re~orded in the Om~e of die R~order of Deeds 0
Cumberland County.
.. Amtndtcl and ".'111d DtclarlUon. Amended and Restated Declaration, dated October 1', 1990,
recorded In lb, om~, of dI. R.~ord.r of D.eds of Cumberland County in Mis~ellaneous Book 388, Pqe 843,
· dI. ...... eIlall b, furdl.r am.nded from tlm. to time by Seller (De~larant), wbicb said amendment eIlall be
recorded In lb. om~. of tb. Re.;ord.r of D.eds of Cumberland County.
C. ..... and ....11I-511. Plan. Plats and Plans-Site Plan, recorded in the Offic. of dI. Record.r of Deeds
of Cumberland Counly In Plan Book 57, Pall' 126, as the same shall be amended by Seller (Dec:laranO from
UIIM to IIIIM, which .ald am.ndment .hall b. recorded in the Oft1c. of the R~order of Deeds of Cumberland
COIIn.y.
D. "nl A/llfIIdmen..o Pills .nd Plllls-SII. Plln, First Amendment to Plats and Plans-Site Plan, recorded
In .IIt 0ffIc. of tb. Re.;ordfr of Deed~ of Cumberland Coonty in Plan Book 61, Pase 102, as die same sball
be furlllv IIIlInded by S.II., (D.clarant) from time 10 time, which said amendments sball be recorded In lb.
OllIe. of lilt Re.;ord.r of lJeeds of Cvmberland County,
I. "11I' luIl4l'la'on ....n. Subject to setback lines, easements, risbts-of-way and odler conditions IS SI.
fonIIln Final Subdivision Plan for Laur.1 Hills Nonh, dated June 26, 1987, recorded In dI. Oftlc. of lbe
Recorder of Deeds of Cumberland County In Plan Book '4, Pall' 30.
-4-
BOOK 43~J f,\C[ 160
P. Penlllyl,ula Power II Upt Company. Subject to the rishts of Pennsylvania Power'" Lisht COlnpaJ\y
as let forth In Instrument dated Ausust 10, 1977, re~orded in the Offi~e of the Recorder of Deeds of
Cumberland County In Miscellaneous Book 235, Pase 232; further subject to the riahts of Pennsylvania Power
'" Llpt Company pursuant to instruments r~orded in the Office of the Recorder of Deeds of Cumberland
County In Miscellaneous Book 59, Pile 273 and Miscellaneous Book 59, Paa. 270.
G. East Ptnnsboro Township. Subject to the risht of East Pennsboro Township as assisnee of East
Pennsboro Township Authority pursuant to easement recorded in the Office of the Recorder of Deeds of
Cumberland County In Miscellaneous Book 16S, Vaae 600; Assianment re~orded in the Oftlce of the R~orller
of Deeds of Cumberland County in Miscellaneous Book 230, Paae S51.
H. Sammons Communications, Inc. Subject to the rights of Sammons Communications, Inc. as set fonh
in Miscellaneous Book 346, Page 110,
I. Ptnnsyl,anla Power II Light Company/Bell Telephone Company. Subject to the rishts of Pennsylvania
Power'" L1Jht Company and Bell Telephone Company as set fonh in Mis~ellaneous Book 350, Pase 427 and
Miscellaneous Book 350, Pase 427 and Miscellaneous Book 3S0, Pase 70S.
J. Pennsylvania Am~rlcan Waler Company. Subject to the rights of Pennsylvania Ameri~an Waler
Company as let forth in Mis~ellaneous Book 35 I, Pase 1197.
K. Fulure Amendments to D~darllllon and Plal~ and Plans-Sit. Plan. Subje~t to future amendments 10
the ~Iaratlon, as described above, and future amendments to Plats and Plans-Site Plan, IS described above,
pmalnlnato the flexible, residential condominium project.
7. Future Encumbrance by Seller. Seller hereby spe~lfkally agrees that in the event that Seller shall, in
the future, encumber its legal title to the Unit by monsaae, judgment, I ien or other encumbran~e that any such
encumbran~e shall be paid or released at the time of final senlement. as hel'ein provided, and that the conveyance of
the Unit by special warranty deed from Seller to Buyers shall be free and clear of any such future encumbranct.
-S-
eoOK 439 PAGE 161
of Johnson, Duffle, Stewart & Weidner, 301 Market Street, Lemoyne, Pennsylvania, In the event that M.,~h 1, 1996
aball fall on a SatUrday, Sunday or holiday then senlement shall o~~ur on the next follow ins business day It the lune
time and place. Time shall deemed of the essen~e with respect to final settlement.
13. DeIl,eI'Y of Deed. At the time of final settlement, Seller shall deliver to Buyers, upon payment of the
then remalnln, prin~ipaltosether with any accrued and unpaid interest, a special warranty deed ~onveylns the Unit
to Buyerl.
14. Realty Tramf.r Tues. All realty transf~r taxes assessed in connection with the conveyance of the Unit
to Buyers shall be paid one-half (112) by Seller and one-half (1/2) by Buyers at the time of final senlement.
15. Encumbrance by Buyers. Buyers shall not, withoutthp. prior written consent of Seller, en~umber their
. equitable interest with respe~t to the Unit or any ponion thereof.
16. Condominium Documents. By the exe~ution of this Installment Sale Agreement, Buyers hereby confirm
that they received a Publi~ Offerins Statement, effective as of AUllllst IS, 1990, penalnins to Laurel Hills North
Condominium Itoselh~r with a copy of the De~laration, Amended and Restated Declaration, Bylaws. Amended and
Restated Bylaws, Plats and Plans-Site Plan, First Amendment to Plats and Plans-Site Plan and other condominium
documents .
17. Buyen' Default. Payment of all monies be~omins due htreunder by Buyers and the performan~e of all
covenants and conditions of thi~ Installment Sale Agreement to be kept and performed by Buyers are conditions
precedent to the performan~e by Seller of the covenants and ~onditi(lns of this Instalment Sale A,reement to be kept
and performed by Seller. In the event Buyers shall fail for a period of ten (10) days after they become due to malt~
any payments required by this Installment Sale A,reement or should Buyers fall to comply with any other ~ovenanl
or condition of this Installment Sale Asreement on their part to be performed, Seller shall sive written notice to Buyers
of lu~h default and upon failure of Buyers to ~ure said default within a period of thirty (30) days after the ,Ivin, of
laid wrinen IIOti~e, Seller may. at its oplion, de~lare the then remaining principal balance due under this Installment
Sale A,roement toselher with any accrued and unpaid interest, to be forthwith due and payable; or Seller may, at its
option, II<<I.,e this Installment Sale Asreemenl terminated and all riShts and oblisations under this Installment Sale'
.7.
!lOOK 439 i^GE U;3
Apeement shAll cell. and terminate, and all payments made by Buyers shall be retained by Seller IS liquidated
damll. (not IS a penalty) fQr the use of the Unit by Buyers and to ~ompensate Seller, In part, fQr the removal of the
property from the market, le,a1 account Ins expenses and other expenses In~identalto this transaction.
II. COllf..lon of Judament. In case of MUch uncured default by Buyers, Buy.... hereby authorlu and
llllpoww any allomey of any court or record to appear for them and confess Judament for the then remalnlns
principal balance due under this Installment Sale AlVeement toaether with the Interest remalnln, unpaid thfl'el)n
loIether with ny, (5") percent attorney'. commission, hereby walvlnlthe r1aht of exemption alld Inqulslllon
10 tar IS the tlnlt Is concerned. Or, Seller may, at Its option, In addition to any and all other remecllea available
to Seller at law or equity, proceeclln an action of ejectment on this Installment Sale Aareement aner default 15
made IS aforesaid for the recovery or the tlnlt and In such case Buyers authorize and empower any attorney or
any court of record to appear for them In an amicable action In ejectment ror the Unit, to be entered by the
Prothonotary In which Seller shall be the plaintlrr and Buyers the derendants, and conr.. Judsment for the Unit
and authorize the Immediate Issulns of a writ of possession (wlthoutlSklns leave of court) with F1 Fa clause or
_t and nve (5") percent attorney's commission (blSed on the unpaid principal balance), walvlna all stays and
....ptlon IaWl.
Buyers: ~~,~~,
Thomas H, Lukows . ~
- y /; Pi<Y-" -_ ~' ~~ ·
~ ~ ~y Normife ne L.ukowski
I'. RIsk of LoIs/Insurance. Buyers shall bear the risk of 1055 by fire, other perils, storm dama.e or any
oth" casualty damll'ts to the Unit occurrin, on or after the date of this Installment Sale ^Ireement. Until such time.
IS Seller shall deliver the special warranty deed ~onveyins the Unit to Buyers. Buyers shall maintain the Condominium
Unit Owners' Endorsement provldinl fire and ~asualty insuran~e for the Unit (excludins the Common El~ments)
to,ether with liability insuran~e for the Unit (excludin,the Common Elements). Seller sllall be desi.nated the loss
payee or additional Insured under the Condomllllum Unit Ownel! Endorsement and shall also be desl'nlted a loss
pay.. or RIOn'II" on the Condominium Master Casualty and Liability Poli~y.
.8-
"
w;JK 439 r"r,( 16\
20, Monthly Condominium Fee/Special Au_ments. Buyers shall effective the date of this Installment Sale
A,reement pay all monthly wndomlnium fees (Common Charles) and special assessments weaaed by the
CondomInIum Unit Owners' Association pertainins to the Unit.
21, Initial Fee. Buyers shall pay, upon the execution of this Installment Sale Asreement, the Initial fee to
the Unit Owners' Association in the amount of Three Hundred ($300,00) Dollars, The Initial fee Is oon.refundable
and 110 portion of the InitIal fee Is repaid to Buyers in the event that Buyers shall assllln this Installment Sale Asreement
or otherwise wnvey their Unit.
22. Malnt_nce. Buyers shall be responsible to maintain the Unit and the Limited Common Elemenls
wiped to the Unit, as set forth in the Declaration, in lood order and good repair and condition and they elllsted at
the of the execution of this Installment Sale ^Ireement, reasonabl" wear and tear alone accepted.
23. Warrantltll. Seller (as De~laranl) pursuant to the Pennsylvania Uniform Condominium Act, hereby
wananlS qalnatstructural defe~ts in the Unit (to Include the Common Elements). For the purposes of this Parqraph
"structural derects" means those defect, in components consisting of any Unit or Common Element which requires
repair, renovation, alteration or replacement In which either (a) reduce the stability or safety of die structure below
Kceptable standards or (b) restricts the normal intended use of all or part of the stru~ture, The foreloins sll\lctural
wananty shall not be construed to make Seller (as Declarant) responsible for any item of' maintenance relatlns to the
Unit or the Common Elements. The structural warranty pertaininllto the Unit and the Common Elements will ellplr
two (2) years after the date of this Installment Sale ^Ireement. Further, Seller hereby warrants for a period of one
(1) year from the date of this Installment Sale Allreement Ihe qualiry of malerial and workmanship for the Unit
(ellcludina Common Elements).
2.4. lnallllmenl Sal. Alreement Subject to Condominium Documents. This Installment Sale A,reement
and Buyers' use and ~~upancy of the Unit are specifically subje~t 10 all provisions of the Declaration, IS the Sl/llf
lIIIy bt amended from lime to time, Plats and Plans-Site Plan, as the same may be amended from time to time, th
Bylaws, to include the Amended and Restated Bylaws) and the Pennsylvania Uniform Condominium Act.
-9-
eOOK 439 r~r.E J 65
30. ModIftcatlon. Any ~hanle or addition to this Installment Sale Asreement ,hall be made In wrltLna and
executed by Seller and Buyers.
31, Alslanablllty. Buyers shall not assisn all or any pan of their interest under this Installment Sale
Apeemenl or 111 or any part of their interest with respect to the Unit without the prior written consent of Seller.
31. Blndlna Effect. This Installment Sale Asreement shall Inure to the benefit of and shall be blndlns upon
the parties hereto. their resrective h~lrs. ex~utor~, admini\lrator~ :Ind p~~Jl\illed a.\~llInees
33. nlllt of the Essence. Time is hereby de~lared to be of the essen~e with respect to this Installment Sale
Alreement.
34. R<<ordln.. This Installment Sale Alreement shall be re~ord\!d in the Office of the RKOrder of Deeds
of Cumberland County at Buyers' expense. The recorded Installment Sale ^Ireement shall be ret\lrned to Seller and
Iball be retained by Seller until final settlement as herein provided,
35, Umlttd Power of Attorney. Buyers hereby Irrevocably appoint Seller, actins throulh ilS officers. as
their attorney-ln. fact for the purpose of executina and recordina In the Office of the Recorder of Deeds of Cumberland
County a quit-claim doeed transferrinl and conveyinl all of Buyers' righi, title and interest with respect to the Unitlnd
all of Buyers' r1a11t, title and interest with respect to this Installment Sale Asreement to Seller in the event of an
uncured default by Buyers iii herein provided. Buyers, acknowledle by the execution of this Installment Sale
A....ment, that Seller nhall have the riJht. pursuant to this Paraararh, 10 e:lC~ute and r~ord a Quit-claim deed for the
Ualt termlnatlns any riaht. title and interest that Buyers have with respe~t to said Unit and with respect to this
IAltallmenl Sale Aareement.
U. Goyernln. Law. This ^Ireement shall be soverned by and construed in accordance wltllthe laws of the
Commonwealth of Pennsylvania.
31. Alslped Parkin. Spaces. In accordance with the Declaration. iii amended, Parkin. Space No.9 and
,.,kllll Space No, 10 are assianed to tile Unit,
-11-
~ooK439 i~r,E lG'7
. ..
'.
COMMONWEALTH OF PENNSYL Y ANIA
: a:
COUNTY OF CUMBERLAND
UCOlDED OR this tt\\'1 "..d~ of (Y)~;..., A.D. I~ In the Recorder's OffIce of the aid
CountY, ID MISCELLANEOUS BooK~' PAGE .L3U-'
Given under my band and the seal of the said Ofli~e, Ibe dale above written.
~~.')'.
__ r/:-~----, Re.:ordcr.
RetUrn to:
-14-
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OlICOUNT 'IIIQHT AMOUNT
'.J.D. Rnber 09 140835082
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RECEIPT FOR PAVMENT OF DELINQUENT REAL ESTATE TAXES
CUMBERLAND COUNTY
TAX CLAIM BUREAU
CARLISLE. PA 17013
WHEN THIS ACCOUNT INCLUDES CHECKS THE RECEIPT WILL
NOT BE VALID UNTIL SAID CHECKS ARE PAID.
REcn PT .
2.789
RECEIVED BY JLH
DATI 7/29/94
OWNER NAME
HAP/PARCEL ,
PROPERY LOCATION :
LOCATION OF PROPERTY:
PAID IY
LAUREL HILLS DEVELOPMENT
09-14-0835-082 -U22
0007 0 TORY CIRCLE
EAST PENNS80RO TOWNSHIP
CHECK 8048
CORP.
YEAR
1993
1n3
TAX
---------- ------------ ----------
AMOUNT
INTEREST
TOTAL
SCHOOL
COST
1,115.07
25.09
1,140.16
15.00
1.155.16
TOTAL AMOUNT
----------
----------
BALANCE DUE
.00
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-. DISC~"'TIDN TOTAl. DIOUC:TIONI NU
DAlI NO. AMOUNT DISCOUNT '11I- AMOUNT
Octobelr. 1994, ttonthl, Alleociat ,...
plua ...,. 1r..,..1 IIIljua...,t c:k f... at 11.t,
lAlt II 1A Southnont Dlrtye 173,67
18 311 Southnont Ilr:!.e 166,15
'13 " Southnont Ild.. 173,67
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Property Manag.m.nt, Inc,
,-
S.ptember 6, 199t,
Hr. Don He.kie
Laurel Hill. Development Corpor.tion
P.O, Box 323
Berwick, Penna. 18603
R.I Laur.l Hill. Horth Condominium I A..oci.tion
7D Tory Circle
D.ar Hr. He.ki.:
W. are writing on b.h.lf of the Bo.rd of Director. of the
Laurel Hill. Horth Condominium I A.aoei.tion regarding the unit .t
7D Tory Circl., .t L.urel Hill. in Enol., Penn.ylv.ni..
The own.r of record on this unit, .t the time the A..oei.tion
contr.ct.d with Prop.rty H.nag.m.nt, Inc., was Thom.. Lukow.ki.
Hr. Lukow.ki paid his month 1 y ......m.nt. through r.bruary 28,
1994. After th.t d.t., Hr. Lukowski bocame d.linquent, .nd h.s not
paid any ......m.nt. sine. that d.t..
Th. A.soci.tion .ttempted to eont~ct Mr. Lukowski through
corr..pondenc. r.g.rding hi. d.linqu.ncy, with no .uec.... It
sub.equ.ntly ha. com. to our .ttention that Hr. Lukow.ki wa.
aotually re.iding at the unit und.r a Sale. Avr..m.nt with L.ur.l
Hill. D.v.lopm.nt Corpor.tion, and that the D.velopm.nt Corpor.tion
ha. aotu.lly r.attain.d own.r.hip of the unit.
w. are, th.r.for., advidng th.t th.r. 18 an outstanding
bal.nc. on this .ccount in the ourr.nt total amount of
· 878.88, which repr...nt. monthly ......m.nt. of . 115.58 from
Haren 1911t through Septemb.r 19\1t, plus a remaining pr.viou.
bal.noe of . 69.82 (from the increa.. in J.nuary of 1994). In
order to bring this aooount curr.nt, the A,.ociation will n..d
payment of ,'.7',.8Ifrom Laur.l Hill. Development Corporation no
later than Septemb.r 26, lS1n. , ..m.nt. of
. 115.58 will alllo be ~u"'o, hom th'RI,Qe~~opm.nt orporaUon
.ffeoUv. Ootober I, 1994.,----- '.J, '.
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LAURIL HILLS NORTH CONDOMINIUM I HOMEOWNERS' ASSOCIATI~"
IX.cutlv. Bo.rd M..tlng
Augu.t 1, In4
7100pm
Att.nd.... L, Caffar.lla, L, H.mllton, S, Nad.au, J. H.llman, and S, L.nt.
Th. ...ting wa. call.d to ord.r by pr..id.nt Lori Carfar.lla .t 7.05 pm at
the Lau~.l Hill. North S.l.. Offic.,
Lori op.n.d the m..tlng with propo.lng that w. e.t.bll.h . .ch.dul. of
m..ting. fo~ the r.maind.r of 1"4, Th. Bo.rd agre.d to m..t at the
Laur.l Hill. SI1'. Offic. on the flr.t W.dn..day of the month, b.glnning
in S.pt.mb.r, Th. m..ting. would .tart at 7100 pm and would b. op.n to
all unit own.r. for the flrlt half hour to r.port on committe.. and
volc. any qu..tionl or conc.rn.. At approxlm.tely 7.30 pm, the m..ting
would be a olo..d m..ting of the Ix.cutiv. Board.
Th. n.xt m..ting il .ch.dul.d for ".dn.ld.y, S.pt.mber 7th. Th. following
...tlng dat.. ar.. Octob.r 5th, Nov.mb.r 2nd, .nd Decemb.r 7th,
At the ..pt.mb.r m.eting, w. will e.t.bli.h . Budget C~mmlttee,
rurth.rmor., the loard would like to h.ar from R. Hill., T. P.ter.on, and
H, rium.lli a. to what they have found out from their r....rch on ke.plng
our .onthly condo f... down, Th. Bo.rd would .110 like to dl.cua. the
areation of a H'int.nano. Commltt.e~
Th. loard than count.d the ballota for the r.cent voting on the anow
r.~Yal f..., l' Unit OWn.r. agr.ed to .pllt the coat b.twaen 30 own.~.,
and 11 Unit OWnar. reiact.d the Id.a, 81nc. thilWa. '~.jo~lt1j 811 Unit
ovn.~1 ~ill b. .ubjact to paling '233.34'to rapllca ou~ ~'Ier~" due to
.rtow reMOval; thl loard d_c did thataaoh Uhlt ownar .hould pa, thl.
In t"",l".t.U"'^U~''''' 'hi flfU"pIWla"t.';,l'.tSu'''''1t.h 'th., octob.i,tllt
bondo\ "~'hd Ihculd.b...l1'd,to .HI. Th. '.cond p.ym.nt i. due with tha
IIctV....1l.11t tioftdG t., and Ihou1d b. maU.d to PMI. '
In thl 1..t loird m..ting minut.., the loa I'd arprQv.d the .dditlon of
lar..n door. to your unit, It waa r.lt.rat.d that It i. Important that
Iou Inltall a Ipaclflc mod'l 10 that continuity of the unit. i. k.pt
ntaat, .1.... I.. Lori for the Information on the .peclflc mod.l numb.rl
If you II'. 1nt'rlltad in purcha.ing a .cr..n door. Al.o, It i. the Unit
Own.I'" lra.ponlibUi ty to InltaU the door and to m.hltdn it, It 11 not
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LAUREL HILLS DEVELOPMENT CORP.
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DATI NO.
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8
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557 166 l'
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DISC~I"'ION
TO'~
AMOUHT
DlIlUCTIONI NIT
IlIICOUNT ,_ _
Not...., 1994, Honth11 AalOC1at 011 .... pi
.. attached l1.t,
1.\ Soutt.ant Dr1.. $173.67
31.. 166.15
5' I. 173.67
5D.. 176,44
7D Tory Cicc1. 232.2'
7. tos:r Ci~c1. 221.56
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9D. · 170.30
9.. · 170.30
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LAURIL HILLS NORTII CONDOMINIUM I II0Hr.otlllr.nl'l' ASSOCIATION
Auguet ::14, 19'4
D..r Neighbort
I" 'A.,IDI THI VOTE "AS 19 IN FAVOR or SPLITTING Till fll ........"
~IR1'I OWNIRI VI, 11 NOT IN 'AVORI
"hl Illecutlve .olrd met on Augult ht to telly the baUot., Ind the
outcome wa. that you want to IpUt the COlt of the t7, 000 .now removal
tee equally between 30 unit owner.. See the att~ched meeting minutel
tor detaU.,
Additionally, the BOlrd hi. Iltabliehld a m.eting echldule for thl
relt of l"t, At each melting, all Unit Owner. ere encouraged to CO.I,
"he firlt half hour of eVlry meeting will be an opln forum to give you an
opportunity to h.ar firlt-hand what the Boerd il planning and to all' any
que.tlonl 01' conc.rn. that you may have, The flnt meeUng 18 Icheelldld
for "ednelday, leptlmber 7th at 7 I 00 at the Laure 1 1111 18 North Sale.
OlllcI, Thl lubl.quent mletingl are October 5th, November 2nd, and
DeceMber 7th, 80 mark you calendar. and WI hope to .ee you therll
Sincerely,
~~... /..~". r:'.Y,,_
L~Ul IIiUe tlorth '
CondominIum I Aeeoc
Illecut! v.. BaliI'd
.,.r~ec~~
..
---
LAURIL HILLI NORTH CONDOMINIUM I IIOMEoWtlllnS' ^BIOCII\TION
Ixecutive Boerd Meetin9
I\ugust 1, 1994
7.00pm
A\:tendees. L. Cafferella, L. H.mUton, S. N.dellll, J. lIellm"n, and S, L.nt..
Th. II..Ung w.. called to order by preBident l.or.1 Caffllrellll .t: 7.05 pm at
the Laurel Hill. North Bale. Office,
Lori opened the meeting .,ith proposing that we IJII~.lIbUsh a .chltdule of
lIeetlng. tor the remainder of 19S4, The Board 'greed to meet at the
Laurel HUle BU". OfUce on the flret Wednesday of the month, beginning
ln september. The m..tiny. would .tart at 7.00 rm and .,ould be op.n to
all unit own.r. lor the I ret half hour to repor.t on commlttee. and
volce Iny que.tion. or concerns. I\t approxlm.toly 7130 pm, the m..ting
would b. a olo..d m.etlng of the Executlve Bo.rd.
Th. ne.t m..ting 1. 'chedul.d for Wedne.day, B~rtAmb.r 7th, Th. 10110wlng
m,.Ung dU.. are. October 5th, November 2nd, Ilnd December 7th,
At the s.ptember meetlng,' w. will e.t.bll.h . Budget Committee.
furthermore, the Board would llke to he.r from n. H1ll8, T. peter.on, end
H, 'lum.l11 a. to whet they heve found out from the1r r....rch on keeping
our monthl1 oondo f... down. The Board would /11110 like to d1ecu.. the
or.atlon 0 a M'lnt.ninoe Commltte.~
The lolrd then oounhd the ballot. for the ncent voting on the .now
r.movll i.,., 19 Unlt Owner. agr.ed to .pllt the ooet between 30 own.r.,
Ind 11 Unit OWn'rj reieoted the lde., line. thl. we. a m.jor1tyj .11 Unit
OWn.r. ~1l11~. lubjlot to paling .233.34 to rlplac. Outrl.lr.l. d~. to
IdOM t..o~', tht 'olrd dec d.d thit 'aoh,Unlt own.r IhoUld DI~ lhl.
1n tW,dJlh'\.11M.~ttl Th' t1r.t,~.~.~t,il du. With'th. oateh.t-lit
GaH~~~ II Ahd Ihou d hi millid to tMI.th,'ild~nd ~Iym.nt 1. dUI with the
MdVw.p ~ lit bohdd t.. And ~hould b. malled to PHI. .
In th. 1..t lo'rd m..ting minute., the Bonrd Irpr.oved the addition of
I~r.'n doorl to YOUr unlt, It WI' reit.ratad th/lt 1t 1. important that
Y"',~ 'nltaU . IpadUo IIIodll .0 thlt oontinu1ty of the unit. .. lI.pt
. "I '~.. Pi.U' ... Lot! for the informaUon Oil the .p.olUo mod.l numb.r.
;'. ;'''.' I!r~ Intere.ted ln puroh..ing a .enln d(lIJt'. 1\180, it il the Unit
OWn.r'l rllponllbUitr to 1n.tln to". door and t.(l IIIftlntaln 1t, It il not
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2611 HIIrltet St.
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WEST SHOIlE PLAZA
LEMaYNE PA 17843
ACCOUNT' ".....763-8 JOB 12
LAUREL HILLB DEYELOPMENT CORP
PO BOX 323
BERWICK PA 18613 1323
171717:52-:5'14
IlALII NUMBER
BIZE PRODUCT DESCRIPTION
1--
-
Bhr'1 :!I:5l1
17171737-6773
CHRRGE
INVOICE
NR: ~IiIIIJ!I,,-e
BHIPPED TOI
REPAIR LOT 22
JERRY SIMPSON
17171732-89:51
DATE I 1111"'4
TIME I 8114 AM
2-44'4
116/11498 1 1 ....
TERMS, NET PAYMENT DUE ON NOY, 21th
OTY
PRICE IIALUE
',3:!1 141.2:5
,:!I:!I 43.11
.B6 115.40\
.67 4.12
212.81
0811 12.17
t214,"
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6ee-.357 BALLON B34W221
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154-"" EACH
IS3-31" 4 MIL
PM 4el FLT LTX WHT
DELUXE OYSTER ,WHITE
PAOCLAS91C
DUAON DELU ER~f.TEA
DIF WP STA PA 2201
PLST DAP C ,wIWIJTIOti
-------- Th.~k You ---------
rlcllpt rlqulrld for rlfund
SIGNED PACKING SLIP . 11:!I6e IIERI~I
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[ 0VfI OIlDlII MUMIIII MUll A"1A1I ON All
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IlIYIII COM'LIlI 01l0l~ ... Doni ".C"'ID,
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Sale Agreement to be kept and performed by Seller. In the event Buyers shall
fail for a period of ten (10) days after they become due to make any payments
required by this Installment Sale Agreement or should Buyers fail to comply
with any other covenant or condition of this Installment Salu Agreement on
their part to be performed. Seller shall give written notice to Buyers of such
default and upon failure of Buyers to cure said default within a period of thirty
(30) days after the giving of said written notice, Seller mav. at its option.
declare the then remaining princiDal balance due under this Installment Sale
Agraement together with any eccrued and unDaid interest. to be forthwith due
and Dayable: or Seller may. at its option. declare this Installment Sale
Agreement terminated and ell rights and obligations under this Instellment Sal,
Agreement shall cease end terminate. end all pevments mede bv BUVllrs shall be
retained by Sellers as liquidated damages (not as a penalty) for the use of the
Unit by Buyers and to compensate Seller, in part, for the removal of the
property from the market, legal accounting expenses and other expenses
incidental to this transaction.
18. Confe..lon 0' Judgment. In case of such uncured default by
Buyers, Buyers hereby authorize and empower any attorney of any court of
record to appear for them and confess judoment for the then remeining principal
balance due under this Installment Sale Agreement together with the interest
remaining unpaid thereon together with five (5%) percent attorney's
commission, hereby waiving the right of exemption and inquisition so far as the
Unit is concerned. Or. Seller may. at its oDtion. in addition to anv and all other
remedies aveilable to Sellers at law or equitv. Droceed in an action of
Injectment of this Installment Sale Agreement after default is made as
aforesaid for the recovery of the Unit and in such case Buyers authorize end
empower any attorney of any court of record to appear for them in an amicable
action in enjectment for the Unit, to be entered by the Prothonotary in which
Seller shall be the Plaintiff and Buyers the Defendants, and confess judgment
for the Unit and authorize the immediate issuing of a writ of possession
(without asking leave of court) with Fi Fa clause or cost of five (5%1 percent
attorney's commission Ibased on the unpaid principal balancu), waiving all stays
and exemption laws. (Emphasis added).
On or about 23 April 1994, the Condominium was vacated. On or about 1 May
1994, Defendant, Mary Norma Jean lukowski, delivered a lettor to Plaintiff's office advising
that as of 1 May 1994 Defendants would no longer be able to maintain the payments
2
r.qulr.d und.r the Installm.nt Sala Agr..m.nt. In the laU.r Mr.. Lukow.ki Itat.d that "aft.r
much thought and effort w. are adviling you to take po.....ion of the townhou.e and we
undarltand under the t.rms of our Sele. Agreement that we will be forfeiting our inveltment
and our monthly paym.nts. Enclos.d are the keys that we hav.,.
In responl. to Dofendants' correspondence Plaintiff sent out a wrlu.n notic. of
d.flult on 13 May 1994 which stated in part:
Upon your failur. to cur. both the above atat.d default a by providing
paym.nt to Laur.1 Hill. D.v.lopment Corporation within thirty (301 daYI of your
r.ceipt of thie I.U.r as defin.d in Paragraph 17 of the Agreement. Laurel HiIIl
Dev.lopment Corporation may, at its option, althar declare the remaining
A9,eement tooether with any, accrued and unD8id inte,est to be due and
DaV.bl. ft. laurel Hill. Development Corporation may at its oDtion dec'lIre the
In..allment Sal.. Avreement terminated and all your right. thereunder .hall
c.... and terminate and all payments made by you can be retained .s
liquidated damage.. (Emphasis addedl.
Thirty (301 daya after the notice of default was sent to the Defendants, Plaintiff decid.d not
to d.clar. the remaining principal balance due under the Agreement immediately due and
payable but, instead, exercised its option to terminate all rights and obligation. under the
Agreem.nt and retain Defendants' payment of $19.424.68 as liquidated damages.
Prior to instituting this action Plaintiff instituted a quiet title action against the
D.f.ndant.. Despite r.taining all of Defendant.' payments as liquidated damages Plaintiff
th.n instituted this action claiming contractual damages in the amount of .'6.512.831 in
r As a maller of law, on~e Plaintiff ~hose to e)(er~i~e its option 10 terminate all obliilations
and ri"hts under the ^ilreement in the beilinnintl of June 1994 there was no oniloins obliilation
for which Defendants could be held responsihle, T erminatintlthose ohli1l8tions reduced the
dornase f111ures asserted by Plaintiff in its, Complaint by atlea~l $1.376,9910 at most $9.1J',84.
e\'Cn if we were to aslJum~ that Plaintill"s Iillures were flKtually ~orrect and lellally supportable,
3
price and for other damages arising out of the contract (such an action is conditioned upon
transfer of title to the property to buyer and, in effect, a lagol action for specific
performancel. Trachtenburg v.. Sibarco Station. Inc.. 477 Pa, 517, 384 A.2d. 1209
(1978). If a contract permita it, the aeller has another alternative. If the contract provides
for liquidated damages, the seller may retain title to the property and retain all payments
made aaliquidated damages. That remedy, however, is only available where there is an
expra88 tarm of tha contract which permits it. That is, of course, what the Plaintiff h81
done here. Plaintiff has alected its contractual remedy of liquidated damages. It has retaken
posaession of the condominium, terminated Defendants' rights or claims to that property,
and haa retained all payments made by Defendants as liquidated damages, all pursuant to
the express terms of the contract. As a result, Plaintiff is no longer in a position to provide
legal title to the property to Defendants and to collect damages under the contract.
Moreover, by concluding the quiet title action, and returning title to the property to itself,
Plaintiff has, itself, terminated the agreement and may not now seek damages under the
agreement.
10 electing its contractual remedy, Plaintiff is bound by the terms of the Agreement.
Those terms provide Plaintiff with a choice: "Seller may, at its option declare the then
remaining principal balance due. . , , to bll forthwith due and payable; or Seller may at its
option declare this Installment Sales Agreement terminated, . . , and all payments made by
Buyers shall be retained by Seller as liquidated damages." Plaintiff drafted this language and
provided itself with these two options. The language clearly states that Buver may choose
5
-';;'"-.""",,.,
Thll language .IIowlng for multiple actions by a seller to retain paymentl made by buy.r.
IDd to recover any further payments is fundamentally different from the languaga of
Paragraph 17 which clearly provides for a choice of one Q.[ the other. Accordingly, tha
Hlmp. Bros. clSe il distinguishable from the situation presented here and hae no
IPplicability or relevant to this action.
,
II
0ln1>>'WW 1 If 10, IIlNIDWD/WHI3I750
.
.
.
LAUREL HILLS DEVELOPMENT
CORI'ORAnON.
IN THE COURT OF COMMON PLEAS OF .
CUMBERLAND COUNTY, PENNSYL VANIA
NO.
P1alntlff
VI.
THOMAS H. LUKOWSKI and MARY NORMA
JEAN LUKOWSKI,
CIVIL ArnON. LAW
Def.ndant
COMPI.AINT
AND NOW, comell lb. Plaimiff, Laurel Hills Developmenl Corporallon, by and Ibroulh lIS Iltorney., JoIIIII08,
Duffl., SleWan 4 W.ldner and av.rsll follows:
I. lb. Plalnliff, Laurel Hills Developmenl Corporalion, is a Pennsylvania corporation wllb a plK' of
business lQ\:ated It 744 W.rtzvlll. Road, Enola, EIII Pennsboro Township, Cumberland Counly, Pennaylvanla.
2. lb. Def.ndlDlS, Thomas H. Lukowski and Mary Norma Jean Lukowski, arll husband and wife believed
lo be Preaently r.ldln, II I(tIEllt AII.n Slreet, No. 116, Me~hanicsbur" Cumberland County, Pennsylvania.
3. On or about February 10, 1993, Plainliff and D"f"ndants enlerlld inlo an Inslallment Sale A,reemeat
for lb. sal. and purchase of a condominium unil own"" by Plainliff 10 Defendant 1'Xl1l1Id II 7.0 Tory Circl., EnoIa,
ClIJlIbcrland Cvunty, Pennsylvania. Ana~h"" h"r"lo and mad" a pan her\lOf is a lrue and correct copy of IIId
lnallllllltllt Sal. A,reemtnl ('A,reemenl').
... lb, Defend;ws loot POSSession of lhe ~ondominium unil pursuant 10 lb. A,reement and pursuant 10
"''''.''.8. WIl' required 10 pay 10 Ibe Plalnli" monlhly insl"IIm"nls of $1,010.39 on or before Ib.lentb (IOtb)
day of _II montb until Marcil I, 1996.
S. The Defendants brea.:hed Ibe A.reemenl by failin, 10 mate monthly inslallment paylllllltJ lbat_1IIlI
clue and p.yabl. be,iMiDJ on April I, 199.. and ~ominuln. Ihrou.'" tu lhe dallll of lhe IIlln, of lhil Complalnt.
.'
. ... .
.
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INSTALLMENT SALE AGREEMENT
,. .....'
nos INSTALLMENT SALE AGREEMENT. mad. lIIis I.., -day of F.bruary, 1993, tlfectiv. II u(
FebNary 24, 1993, by and amonl LAlTREL mLLS OEVELOPMENT CORP., a Pennsylvania corporllion, wilh
I prlno.:lpid pia.:. of buslnasloo:aled al 744 Weraviil. Road, E:nola (East P.nnsboro Township). Cumberland Count)',
Petwylvania, h.t.inal'ler o:aJled 'S.II,,' and THOMAS H. LUKOWSKI "od MAllY NOR~IA JEANNE
LUXOWSKI, his wlf., of 113 ...ao:n L..anc, C""bl~. f'c"'i.~t,.~;\;a. l:wr~i:l;*;: ~::l!_-.! '!'u:'t:,.'
WIT N E SSE T H:
WHEREAS, S.II.r. as D.~laranl, islll. own.r of a Iluibl". r"sid.nlial condominium proj.o:t known as Laur"t
HUls Nonh Condominium I. situal. in EUI Pcnns~llro Tllwnship. Cumbdrland Cllunly, PennsylvilIIla, creaellKl by
D.o:larallon, daled April 4. 1989, record"d in th" Oftic" of the R'll~ord.r of Deeds of Cumb..rl:.tnd County in
Mis~.,lIaneous Book 362. Pa~" 661; and
WHEREAS, Lau.d Hills !'i'h1'l Condominium is constru~tdd upon L(1t No. i. Final Subdivision Pllm fur I
laur.1 Hilb Norlll, r\lCu'.'d<<l in th" Ol'tk. uf th. R.~ord"r III O""us (11' Cumb.rland COUnlY in Plan Book 54, POl'"
30, and as shown on PlalS and Plans-Sill Plan. r\lCll,d.d in 1II. O1'Iic" of th" R"~ord.,r of Oceds of Cumb..rland COline)'
in Plan Book 51. Paa. 126; and
I
WHEREAS. S"lIer. as Oeclarant. has :llso recordcll an Amen,k-d and R"slated D\lClaralion. daled ().1ol\.r 15.1
1990, record"" in 1II. Or'll,. of Ih" R~ord"r of Dc.ds of Cl.\ln~.rland County in Mis,,,lIan\lOus &.olc 388, Paa.. 8.U.\
IOafth~r with fir~l Amtudm"nt to Plats and Plans.Sit" Plan. r"cnnlc<.l in ,he Otti~. 'Jf lh. R.I:ord.r of O..."h ell
C\lm~rland C..anlY in Plan il.1ok 61. Pai~ \02; and f
I
.
\VlfEREAS, Bl.\yer~ d~sir" III rurchJS~ Unic Ntl. D.22tD.n.G (d~ta,htll ia'ai~) I...."'h.r willi 1II~ C,'mmtln:
EI~m"nlS aprufttnant th~r~t". and Seller d~~ir~~ !II ~ell th~ ~am'll 1" BlIy.r~ under anll suhje';1 tll Ihe lerm.. al'l,,1
.
.;vnJiti'JI1.:I h~r.inar'ter prv. ideo.!. anJ
II
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t~,r;:\
.\"'.)",'
~39 i\ ~
IlOOBIT ",."
WHEREAS, lIIe partia dai" 10 contlnn lIIeir und"rslandin~ in wrilini.
NOW, THEREFORE, the parties h.relO, .ach inlendin, 10 b.1eaally bound hereby, arr" II follows:
1, RlClla~, The recitals sel forth above are In~orporalolll her.in by ref.r.n~e.
2. Subject CondominIum Unlls snd Common EI.m.nlS Appurlenanl. Th. coNiominium unic whi.;h
II dI. subject of Ibis Insllllmenl Sale Aireemenl is Unil No. D-22/0-22.0 (d.ca.:htd ,ara,e) a.amecI and k1.alit1ed In
tb. DKlarllioa, dlled April 4, 1989, rec:ordlll in 1ft" utrl~" of th. R..urd.r vi C.,.us vi Cumberlauu CU\llll) ill
Miscellaneous Book 362, Pa,e 661. crealini Laurel Hills Nonh Condominium I, silUa!l in Ellt P.nnsboro Township.
Cumberland County, Pe:lllSylvania, whi~h said Unil is more tully described in the Amended and Reswed D.::laratkln,
dared O:tobtf IS. 1990. r.cordtd in dI. 0ffI.:. of die R.cord.r of Oe.ds of Cumb"rland CounlY in Misc.llaneous Book
381, PII' "83, and Piau and Plans-S ite Plan, r.cord.d in ,he 001.. of lb. R.cord.r of Oeeds of Cumberland Counly
in Plan Book 57, Pale 126. lo&.dI.r willi 1II" above d.scrib"" Fim Am.nl1m"nl 10 Pial and Plans-Sit. Plan, recordt\!
in llIe OffIce of dI<I R.corder of O"eds of Cumberland Coumy in Plan Book 60, Pa,e 102. lo,elller willi 1II.
proponionlle undivided inltrest ill dI.. Common Elements (as dtrlntl! in $3id D,,~laration, as amended) of 6.93~.
Seller resef'lll Ill. riiht, in a.:cordan~e willi said OedaraliQn. as am.nd.d. 10 r.duce and r.allo.:a.. Buyeu'l
proponionll' undivided inl.ral in dI. Common EI.ments as provid.d in lh. O"ciaralion. Th. abov. described Unil
D-22/0-22-G 10iedler willi the Common Elem.nls appllnenam ther"lo is her.inaft..r call1ld "Unil.'
3, A"eemenl to Sell and Pull:lla.se. Und"r and subj...lIO lb" I.rms and condilioll:l hereinafter provklolll.1
~ell~r her.lly ;lirftS III ~.:II 3/1d conv"y 10 Buyers and Buy.rs lI.r,,"y air.. 11\ purchase from S.lIer Unil No. 0-22.1
lO,edler widl an includina th<l detachtd,aui" beina and d.sianall!d in lb. above described O.c1aralion and die abov.l
described Amended and Restated Oe.:f!ualion as Unit No. 0-22..0. tQ,.lh.r willi th. proponionall uadivkllld in!lUIl .
in die Common Elemenls of 6.93". ~ubJect to Sell.r's right in accordance with Ih. D.claralion. as amended. Iu
red\lc, and reallo.:a.. Buyers' proportil1nale undivided inl..r,sl in III.. CQmmQn EI..menls. I
I
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... Purcha.s. Price. Thf pur~IIa.'e prke for '11. Unit ,IIJJI ~~ Ih" ,urn of On.. Hundred Fony-Fh'1:
Thousand (Sl4'.000.00) Oolla" ""hi~1I ,h.1I lie pJid hy Buy.r, !" S~111r J.< (nJln,...,: I
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A. Dowopaymenl. Buyeu have paid to Seller, upon Ibe ue~ulion of lhis Il'ISlIIlmenl SaI. Alt'eem.nr.1
lIIe sum of S.ven Thousand Thr." Hundred (S7,3oo.oo) Dollars as a dl)wnpaymenl.
.. "lance or Purdlas. Price. Th" balanc. of the pur~hll" pri~., On" Hundred Thiny.Seven ThousanoJ .
Sev.n Hundred (SI37,700.00) Dollars, shall b. paid by Buyer 10 S"lIer, lO,elh.r willi iDltr.t It Ill. rlt.o
.I,ht {I"> p.rc.nt per annum In equal consecutlv. monthly il'lStallmenu of On. Thousand Ten Dollars and
Tblrty.NIne C.nlS ($ 1,010.39) willi III. tl:sl said Il'lSwlmenl of principal and installmenl beln, due and payabl"
on lb. ftrSl day of April. 1993 and on III. tlrst day of eaclI monlll lher.al'ler until Marcb 1, 1996, II wblch 11m"
1II.IlI.n r.mainin, principal to,etlltt With any accrued and unp:.till im,llrolSl 5i1ii1i b. p;6id. i.r. i\lll. E.:1a Il1Ulldily
paymenl of prln~ipal and inler.lshall b. first 'Ppl ied 10 Inler"Sl and Iboe balanc. to prin~ipa1 unless olb.rwise
provided In lhis wlailment Sale Alt'eemenl.. Seller shall have lhe rl,hlto collect per diem inter.t from lIIe
.ffecliv. dare of Ibis Il'IStallmenl Sale Alreemenl (F"bruary 24. 1993) Ibrou,h the last day of llIe monlll in
which said Inslallmoenl Sale A,reemenl is execuled. Th. macurilY dale of Ibis oblilalion shall b. March I.
1996.
C. Pr.paym.nt. Buyers shall have lbe ri,hlll) pr"pay lhe prin..:ipal balan~oe of lhe obli,alion, as ber.in
provided, In whole or in part al any time wilboul p"nallY or premium. Prepay menu , as heroein provided, shall
DOl aller llIe C\onlhly prin~ipal and inl~resl payments requirold to be paid by Buyers undoer Iboe lerms of Ibis
Inslallmenl Sale AlI""moenl and shall nOl affect. uniess Ibe prin..:ipal oblilalion IOlelller wilh a~crued anll
unpaid interesl. is raid in full, lhlll macurilY dale S"l fonh :.tnnve.
D. Lat, Chara', Buyers shall pay a lat" ~harle equal 10 five (5") p"r~.nl of the monll'lly principal anll.
inleresl paymenl as herein provided by any monthly prin..:ipal and interesl paym.nl rec.ived by Seller more
lIIan ten (IO) days after the d~ dale.
5. AppllanclII. All appliances currently in th" Unil shall r"main in lhoe Unil durin, lh. lttm of lhis
Installmenl SaI. A,r.emenl. In lIIe oevenl Ihat any such appl Ian..:" must b. replaced by Buyers men. in lIIat .vent.l,
I
Buyers shall ,.place said applian~. with th. sam. make and mod", app\lan~e or an applian~. of equal quality and value!
I
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,. Tille. Tid. 10 Ill. Unllshall b. ~onveyed alllt. lime or tlnal s"niem.nl. as h."ln:aft.r provided, by S.lIer!
10 Buyers by sp<<laI warranly d.ed and such lille shall be markllabl., f.e simple lill. and su.:h II shall" Insurtd by '.
. reputabl. tide Insur~. l:Ompany doln, businoess in lite Commonwealth of P.Mlylvania II reflllar ratoll, subject II) .
Ill. t'ollowln, Condominium DocumenlS, .asem.nlS, rilhlS and appurlenan.:es:
.. _. "",...... ,.., April '. "... ....."'oj ,. ... O/II~ .f... """', .f""" .J
Cumberland Counly In Mis~.llaneous Book 362, Pal' 661, as th. S:lDle shall b. arunded from lime lO 11m.
by S,UIl (Deo:laranl), whi.:h said amendmenlS shall b. r.~ord.w in lit. 001.:. of tht R.ecorder of Deeds of
Cumberland Counry.
.. Amtncltd and a.taled D<<larallon. Amended and Ileslal.d De~iaradon. dlled October 15, 1990.
rlll:orded In dI. Ol'fI~e of dI. Record.r of Dellds of Cumb.rland CounlY in Mis.:ellaneous Book 381, Pal. '.n.
II lb. sam. shall be furdler amend"" from lime 10 11m. by 5.II"r (O'll.:laranl). whi.:h said am.ndmenl shall b"
re.:orded in dI. Offi.:e of die Il'll.;ord", of O,,""s of Cumb'llrland CounlY.
C. PlalllUld Plans-Slle Plan. PlalS and Plans-Sil. Plan. r'll.;ordlld in lit. Oftl.;. of dI. Iltcorder or D.oId~
of Cumbtrland Counly in Pian Book S7, Pa,. 126. as dI'll sam'll shall be am"ndtd by Stlltr (De.:laranl) from
lim.lO 11m., whi.:h said am.ndm.ne shall b. r..:ordlld in Ih. Oft1.:. or lit. Il.~ord.r of Doeeds of Cumberland
Counly.
D. I1nl A/rMndmenllu Plals and Plans-Slle Plan. Firs! i\m"ndm'llnllO Plals and Plans-Sil' Plan, recordt\t
In the OffI~e of dI. Il..:order 01 Deed~ of Cumb"r1and Couney in Plan Book 61, Pa,. 102, II dlt Sllll<ll sh;a1'1
bot furlh., amtnde.l by Stller (O.daranl) from eim. 10 lim'll. whi.:h said amendm.nls shall b. recorded In th.
Of'flc. of llIe Recorder of O.eds of Cumberland CounlY. . ~.
I
E. I1MI Subdivision Plan. SubJe~llo Selba.:k tin'll'. easdm'llnlS. rilhes-or.way and othtr .:onditions as s)
Ionh in Final Subdivision Plan for laurtl Hills Nordl. ual.d Jun'll 26. 1987. r'll.:orded in the OflIc. of lh~1
Recordtr of O'lloNS of Cumb"rland CounlY in Plan Book :S4. Pal' 30. I
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F, PenNylnnlll Power" L1lhl Company- Subj.e.:t 10 lh" riihls of P"nnsylvania Power" L1pt Company i
II SIC tonh In Inslrumoant daled AUJUlt 10, 1977, record<N in lboa Oft1~oa of lbe Re.:ordoar of Deeds, oil
Cumberland COUll!)' in Miscellaneous Book 23', Pale 232; further subj"cllo lbe rl,hll of P.nnsylvanla rower
&: Lip' Company pursuanl 10 inslr\imenlS recorded in lb" Oft1ce of llIe Recorder of Deeds of CullllMrll\lIll
County in Miscellaneous Book '9, Pale 273 and Misc.llaneous Book '9, Pale 270.
G. East PlII/ISboro Township. Subjecl 10 lbe rilbl of East Pennsboro Township as assi'l\tI of ElI:Il
P'lUI.Sboro Township Aulbori!)' pursuanl 10 ...emenl re~ordlild in lIIe OO1ce of Ibe Re.:order of Deeds lIi
Cumb...land Coun!)' in Miscellaneous Book 168, ....e COO; Assilnmenl recordlild in lbe Ol'ftc. of lb. Re.:orll..r
of De<<1s of Cumberland Coun!)' in Misc.llaneous Book 230, Palle 85 I.
H. Sammons Communleallons, Inc. Subj"~llo lbe riil'llS of Sammons Communicalioas, In~. as set forth
in Miscellaneous Book 346, Pa,e 110.
I. P.nNylvanla Power" Lllhl Company/B.II Telephon. Company. Subjecllo the ri,hlS of P.nnsylvani~ .
Power" Lllhl Company and Belll"elephone Company as set forth in Mis.;ellaneous Book 350, Pa,e 427 anJ'
Misc.llan\lOus Book 350, Pa,e 427 &r.d Mis~"llaneous B<lok 330. Paie 708.
I
J. PtnMylvanla American Waler Company. Subj"" 1<) the riihlS oi Pennsylvania Ameri~an Wat~r I
Company as sel forth in Miscellaneous Book 35 I, Pai" 1197.
K. Fulur. Amendmenu to DlIdaralion and PllIl.t and Plans-Silt Plan. Sullje~llo fuN" am.ndmenll'I>'
the Oeclaralion. as described above. aIId future amendmenls 10 Plals and Plans-Site Plan. as describlld abov...
penainin. 10 llIe IItl1ible, resillenliaJ condominium projoaCl. I
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1. Fulurll Encumbranc. by Seller. Seller hereby speciikally airees lbal in lbe .vent lbat Seller shall. inl
1
the fuNre. .ncumber ils leiai lide 10 lbe Unil by mortlalle. judgm"nc. lien or olber encumbran,. lbat any su~hi
I
.ncumbranc. shall be paid or relea:s<N allboa limoa of tinal settlem"nt. as herein provided. and thaI the c\)nv.yan~. <Ii'
lb. Unit by sp.~ial warramy deed from Seller 10 Buyer~ shall be ire" and dear oi any ludl futur. .ncumbranc.. I
oj.
MO~ 43~J iJ'~ Hi1
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.. ........Ion. Posst$sion ot lIIe Vnlt shall be d"Uvered by Seller 10 Buyers upon lIIe ueculion of llIis I
Installment SaI. Alfeemenl, subject 10 a Pre.Senlemenl Lease amoni 1II" pardiCs her"IO. I
" AdJllltmenls. lb. followinl adjustmenlS shall be madiC upon the dale ot lIIe euculion of llIis lasllllmenl
Sal. Aar..ment:
A. SdIooI DIstrict Real !stale TL1:elI. Proralion of school distri~l r"al eSlille taxes Is waived.
I, Coun*1 and Township School DIstrict Real !slale Ta.1:IlI. Proralions of ~ounr;y and lOwnship real i1S1lUe
laX.. Il. waivlld.
C, Sewer. Sewer charles adjustmiCnlS are waived.
D. Trash. Trash adjusnnenlS ar" waived..
10. Future RlIlII Eslale TaulI. Buyers shall b" anll remain responsible tor th" ~ounlY, lownship and s~h\Jol
disui~t rllal ..we laxes assesslid willi respe~t 10 the Unic after th" Ilate ot the ue~ution of this Inslallmenl Sale
Alreemenl. Counly (1993). cownship (1993) and s~hool distri~t (l993/9~) real estate laxes shall be paid by Buyeu
lo th. respeclivlI laxinl aulllorilY nOllaler lIIan lIIe expiralion ot th" "ta~e period" and shall, within thiny (30) days
after paymenl of .ach laJl bill, sub mil a copy 0'1 the paid la)! bill 10 5",II"r. Failure 10 pay "al estal. laxes shall be
deemed a d.fault hereunder.
II. Sewu, Tr...h and Vlililies. Eff'~tive the dale of the o!x"ution of this lnslallment Sale A.".ment, lIuyer
sllall be responsible 10 pay a1llulUr. Slwer charles, "ash as well as all ulilicies used or consumed in cOl\lllll1ion Will'll
lIIe Un!l indudin" bur norlimired 10. electricity. lel.phone and th", like. Stller shall have lIIe rilhl. II its oplion. c..,1
requeat llIal Buy.rs provide proof of payment of sewer and lrash ..:har."". I
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12. final Stlll.menl. Final senlemenr shall occur on or !le(nre Mar~h I. 1996 al a lime and plac. mlllU3t1yl
.,,,'able 10 Buyers and Seller. In ch", "votnr chat Buyers and S",lIo:l( ~ann"l mutually a:l,e", as 10 tltelime and pi..:".)
said fiN! stnlemenuhen linalsenlem.nt shall occur on M3"h I. 1996 3t 2:00 p'. M. (pr.,ailini limt) in th.l"w o"l.,;~>:
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of JoblllOn, Dutil., SI.wan &. W.idn.r, 301 Mark.. Str.... L.moyn., P.nnsylvania. In lIIe .v.nllllal Mar~h I. 1996i
shall fall on a SllUrday, Sunday or holiday lIIen s.tti.m.nl shall o~~ur on III. n.)(1 fullowin, business day III lb. sam.
lime and plao:.. Time sball doeem<<l of III. essence wllb resp,cllO Ilnal s.nhlm.nl.
13. Delivery of Deed. Al III. limo! of final senl"m"nl, S"IJ"r shall d<eliv"r 10 Buyers, upon paymenl of th.
llIen r.malnlna principaltolelller willi any ac~rulld and unpaid imerest. a sp\lCial warranty deed conv.yin,lII' Unit
lO BUYlls.
I". a..lt)' Transfer TIl:ces. All realty transfer ta.us ass.ss"" in ~oMcction willi lIIe conv.yanc. of III. Vnil
lO Buyers shall be paid one-half (112) by S.ller and on.-half (1m by Buyers al rh. lime of finalsen1.mem.
15. Encumbranc. by Buyers. Buy.rs shall not, without the prior writt<en ~onsenl of S.II.r, encumb.r th.eir '
cquillble lnl.r"l with resplllCllo the Unit or any portion thertor.
16. Condominium DocumenlS. By th. t)(e~ution orthis Installment Salol Alrtem.nl, Buyers hereby confirm
llIal llIey rec.ived a Publi~ Off.rinl Stat.m.m, effe~tiv. as of AUiUSt 15, 1990, p"nainini 10 Laurel Hills North I
Condominium Ito,ethu with a copy of th. D.c1aration. Am.nd.d and R"'tatold Dol~laralion. Bylaws, Am.ndlld and
Reswed Bylaws, Piau and Pians-Sit. Plan. First Am.ndment to Plats and Plans-Sit. Plan and oth.r condominium
docum.nls.
17. Buyers'Defaull. Paymenl of all moni., b.coming du. h.reund"r by Buyers and tb. performance of all'
cov.nanu a/ld CQndilions of lIIi~ Inslallm.enl Sal" A,r.em"nl to tl" k"pt and po:rform"d by Buyers arlll cOndill"n:!1
prKedent to llIe ptrfonnan":lI by Sell.r of mol cov.nants and ~ondilions of lIIis 'nSl:llmenl SaI. ArreemenllO b, ktpll
and performed by Seller. In th. .vene Buyers shali fail for a period of l.n (10) days at'ler lIIey blllCom. due 10 make
any paymtnls uquired by lIIis Inst3l1menl Sale Airetmenl or should Buyers fail to comply willi any oilier cov.nant
or condition of llIis In'lallmenl Sale Agrellmenl on lIIeir part 10 be perform\ld. S.II.r shall liv. wrinen notice 10 Buye,.. I,
of such d.faull and upon failurlll of Buy"rs to cur. said default willlin a v"riod of thirty (30) days aller lilt ,Ivin, Iltl
said writt.n noli~.. Sol"., may. at iu oplion. de..:lar. the th.n remaining prin.;ipal balan..:e due undtr this Ins.allm.ntt
Sale A,u.menllol.lhtr Wilh any a..:..:rued and unpaid inw'~l. 111 h~ ILlrthwieh duo: and payabl.: or Sell" may. at il,1
i
Oflion. d~lar. lhis llUl.IIlm.nl S.II. ^arc.m'llnl l.fmin.lt~d and all rijht:l an.! ubliaalion:! und.r c1'Iis Inslallm.nl SJlc,
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A"eem.nl shall C.II. and l.rminal., and a1i paym.nu made by Buy"rs shail be relaintd by S.i1.r II Iiquldaloll.l:
dam.,. (nolll a penallY) (or lbe us. o( llIe Unil by Buyen and 10 ~omp"nsal" S"UlIlr. in pan, !'or III. r.moval of Ill"!
properly from Ill. markel, i"iaJ a~coundni expenses and olllotr exp..nsots in~id"nlallo lIIis lransacllon.
.1. Conr...lon of Jud,menl. In case or sudl uncured defllull by Buyers, Buy," Illl.by sUlhorlz. and
empower any IUom., or sny courl of record 10 sppesr for lhem and conf.... Judlment for llle lhen remalnlnlll
prlndpal bslancs due under this Instalhntnl Sal. A.reement 10lelher wllh lh.lnlereu remalnln. unpaid Ihertun I
lopdMr wtlh ny. (5') percenl sllorn.y's commission, hereby waiYlnl lh. rllJhl or ~empllon snd Inquislllun
10 tar II the Unllls conc.rned. Or, Seller may, al ir.s opllon, In lIddllion 10 any and all olher rem.ell. IYllllllble
CO Seller II law or eqully. proceed In sn sellon of ejeclmenl on lhls Inslallmenl Sal. Aveemenl Ifter d.faull 1.\
made II sror"'d ror lh. recoyery or lh. Unit snd In such 1:lU. Buyers aulhorlze and empowll any IUorney ur
soy court of record 10 appear for lhem In an amicable aclion in ejeclmenl for lh. Unll, 10 b. enlered by lh.,
Prothonotary In which Seller shall be lhe plalnlirr and Buyers the defendllnlS, and confess Jud,m.nl ror lhe Unll
sod &uthori~e .he Immedlale issuinl of a wrll of possesSion (WllhoUlll.'lkinl Ifllve of courl) whh f1 Fa claus. ur
. COIl and ny. (5'!1t) perunl aUorney's commission (based on the unpaid principal balanc.), wlIIYlnl all slaysl.md
. exemption. laws.
Buyers :
---" - .... '-'" .
-y I.' ~,/ /.
.:;1>/-.t............_ /'7- _~~...:.,._,
Thomas H. Lukowski
i
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//1 ......,,../ III,; ......;-"...4-z;.44.~~....., ~"~_': /..,,--,,,,,,_,,_
../ Mary Norma Jeanne Lukowski
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19. Risk of l.oss/ln.\urllnce. Buy..rs shall bear Ill" risk of 10$S by tire. olh"r potrils. Slonn dama,e ot <In)' '
CIdIer cllually dama,es 10 llIe Unil occurrinl on or after lbe dale ot !his Inslallm"nl Sale A,reem.nl. Until such lim,,1
II Seiler shall d.liver lhespecia! w3l'r3l1ly d....d conv..yini lh.. l'nit to Buy..rs. Buy..rs shall mainlaln lhe Condominiuml
Unit Owners' Endorsemenl providinll f1r~ and casually insuran';1 f,'r Ih1 Unil (ucludin,llht Common Eltm.nlstl
I
IOlethtr with Iiabilily insur3l1~' tor lilt Unil (ucludinllh.. Common Eldm1nls). SotU.r shall bt d~silnalod lilt'''$>;
pay.. or addition:!.! insur1d und~r Ih~ Condominium Unil Own1r~ Endl1rs.m"nl and shall also bot dotsiln;11~ a !"$,
pay.e or mon,Ji'" (In lh1 C"nd"minium Mm..r Casualty and li lhllit) p"rky I
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20. Monlhly Condominium Fee/Special Au_menU. Buyers shall ett'e~livIIIIIIIII dale of llIislaswlmenl Sale
Alr"menc pay all monlllly condominium fllles (Common Char,es) and spedal a$$essmenu assessed by the
Condominium Unit Owners' Associadon plllrlaininllo lIIe Unil.
U. Inldal F". Buyers shall pay, upon lIIe execulion of lhis Inslallmenl Sale A,reemenl. lile inidal "" \0
III. Unic Owners' Assocladon in die amounl of lbree Hundred (5300.00) Dollars. lb. inilial f" Is IlOn-r.tl.tndable
aDd DO portion of die inillal fee is repaid lO Buyers in llIe IIIvenllllal Buyers shall assi,n lIIis lnswlmenl Sale Aar"menl.
or Olllerwise convey lIIeir Unit.
3:1. Malntensnc.. Buyers shall be responsibllll 10 mainlain lIIe Unil and lIIe Limiced Common EI.mlllnll
usiped 10 tht Unic, II sec fonh in the Dllclaralion, in ,ood order and ,ood repair and condidon and llI.y exi"ed al
Iblll of lhe execution of lIIis Installmenl Sale A,reemenl, rl!asonable wear and l"ar alone accepted.
33. Warranlies. Sellllr (as Dedaranl) pursuanllo lhe Pennsylvania Uniform Condominium Act, hereby
warranu a,alnslstructUral defeeu in che Unil (10 include lIIe Common El"menu). For lIIe purposes of this Paraarapn
'scrucnaral (l,lIlfecu" means those defe~ls in componl!nts consislini of any Unit or Common Eiemenl which requires
repair, renovation, alleUlion or replacemenl in which eith"r (a) reducl! Ih" slabililY or safelY of lile SINecure betolll
accepllbie "andards or ('0) "$Cricu the normal inlended use of all or part of ch" struccure. lbe foreioinlslrUccur~1
warranty shall noc be cOnslNe<! 10 make Seller (as D"claranl) responsibl" for any ilem of maintenance relacin, lO lIIe
Unit or III. Common Elemencs. The slNc:tural warranlY penaininv 1011I" Unil and the Common Elemenu will'lIpir
two (2) years after the dale of this Installmenl Sale Aifeemenl. Funner. S"lIer her"by wananlS for a period of one
(I) year from the dale of Ibis Installmenl Sale AlIreeml!nl the quality of malerial and workmanship for llIe Uni.:
(ncludin, Common Elem"nu).
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3~. Inslallmenl Sale A,reemenl Subject 10 Condominium DocumenlS. lbis Inslallmenl Sale A.reemenc
and Bllyen' use and occupancy of th.eUnil are specifically subjecllo all provisions of cht Oeclaralion. II Ill. sam1c
may bill amended from lime 10 lime. PlalS and Plans-Sile Plan. as th" sam" may be amended from lime to lim., th
Bylaws. 10 include the !\m'llndo:d and Reslaled Bylaws) and the Pennsylvani3 Uniform Condominium Act.
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25. Tencltr Waived. T.nder of lilt special wananly de'" and pur~h3St monty, II htrein provldlld, is h.rtby
waived.
~,. Endr. Aareement. Thislnslallmtnr SaI. A,reotmenl ~onlains lIIot enlir. .,r,"m.nc by UId amon, S.lItr
IlI4 Buyers and llIert Ut no other lotrms, obll,allons, covenanu. r"pr.s.mlalions. scac.mtnU or cOndilions, oral or
otb.rwlM, of any kind whalSoever con~ernin, Ibis salt. Th. provisions ot lIIis Inslallmtnl Salt A,rHmlllnlsup.rsotdt
any and all prior wrlda,s amon,lIIe parties.
f7, NotICtl. Unless otherwise provided hotr.in, any nOlle. 10 b. liv.n h.r.under by .ither pany 10 Ibe olhtr
may be mad. by persow d.liv.ry in wrilin, or by ~'rlitlild mail, posla,. prepaid, ret\lm rec.lpl requesced and shall
be deemed rll:.ived as of we. (3) days from mallin,. Mailild nOli~es shall bt addressed as StC botiow, but each party
may c:ban,. llIeir or its addrwss by ,Ivinl wrinotn nolle. 10 III. olll"r in ae~ordan~e with lIIis Paralraph.
If 10 S.II.r:
Laurel Hills OevelOpmotnl Corp.
744 Wenzville Road
Enola. P.nnsylvania 17025
If 10 Buyers:
Thomas H. Lukowski
Mary Norma J.ann. Lukowski
11 S P.aeh Lan.
Carlisle. PA 17013
28. Waiver. The failure of eilller pany co insisl upon Slri~l .ntorcemenc of any of 11I11I provisions of lIIisl
Itlstalhnenl SaI. Aareem.nl shall nOl conslilUI. a walv.r of lb. riahl 10 "nfurceOl"nl of thaI provision or any olh., :
provis ion.
.
29. o.crlpllve HtlldlnlJ.'. Th" des~ripliv. hudinls us.d h.r.in ar. for eonveni.n~ot only and lblllY a,. nul
Intended 10 indi~al' all of lIIe maner in lIIe puaaraph whi~h follow Ih" d.s~riplive headin,. Ac~ordin,ly. deseriPliv)
I
h.adinls have no al'f"cl wharso.ver in d"lermininalhe rilhls or obllaalions of lh" pani.s und.r llIi~ Inslallmenl Sar.i
A.rHmenl. . I
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30. l\lodlncallon. Any chan,e or addilion 10 llIis Inslallm~nl Saie Aar..menl shall bt m1d. In wrilln, antJ
.xecUled by Seller and Buy.rs.
31, A.ullJlllblllly. Buyers shall nOl assi,n all (lr any part of lIteir inl.rotSl under llIis Inslallm.nl $ai.
A,reemenl or all or any part of th.lr inleresl wlllt rtSpeCllo Ill. Unit without lite prior wrlll.n ~onsenl of S.II.r.
32. Blndlnl Effecl. This Inslallm~nl Sale Aareemenl shall inur" to lite benet11 of and sball bt bindin, upon
lit. parties h.relO. Ibeir resl'.e.:live heirs. exe~uton, adminimuors :lIloJ l""rmitt..:! 3S~illn."
33. Tim. or the Essenc.. Time is lIereby declar\ld 10 b" of lit. eS$en~lt willt r"plCllo llIislnslallm.nl Sal.
ApeelDlnt.
34. Recordlnl.This Inslallm"nl Sail! A,reemenl shall be recordetJ in lite Ott1.:e of llIe Record.r of DMb
of Cumb.rland CounlY at Buyers' npense. The re~ord\ld Installmem Sale A,re"ment shall b. r.tum\ld 10 S.ller anoJ.
shall be rtlained by Seller unlit final senlemenl as lIerein provided.
35. Llmlled Power of Allorney. Buyers hereby irr"vo~ably appoim Seller, a~lin, lItrou,h ilS offl~ers, a.~
llIeir Iltomey.in.facl for lite purpose of eu~ulina and r".ordina in tll. Oft1." of lite Re.ord.r of Deeds of Cumb<trl:.tnoJ
County a quil.claim deltd transf"rrini and ~cnveyini all of Buyers' riillt. litl. and inlerest with rilSpecllo Ill. Unh anoJl
all of Buyers' rlilll, ticl. and int"re.~t willt rtSp.~t to litis Installment Sale Aire~m.nt 10 Selltr in llIe IV.nl of anI.
uncured defauh by Buyers as lIerein provided. Buyers. a~knowledie Ill' lite execution of llIis Installment Sal~'
A,ceement. that S.ller shall have the riahl. pursuanlto this Paraaral"lI. to necute and recurd a QUll-.iairn dttd fer the
Unil lerminatlni any riiht, lill. and inter.st lItat Buyers have with r'$p..t to said Unit and willi respect 10 lhi,
Installment Sale A,r..m.nl.
36. Governl", Law. This Aar.ement shall be iovern.d tly and .onmu.d in a~.ord:lll~e willt lit. laws of III)
I
Commonweallh of Penn.sylv:.tnia. i
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37. Aul.ned Parkln, Splices. In a,,;0Id3n,. with lit. Oed3ratinn. as 3m.ndltd. Parkina Spa<:1 No.9 anJI
;
. Pattin, Spac. No. 10 are assi,ned to the Unil.
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LAURIL HILLS DIVILOPMENT
CORPORATION,
)
)
)
)
)
)
)
)
)
IN THI COURT or COMMON PLEAS
or CUMBERLANO COUNT1&',
PENNSYLVANIA
CIVIL ACTION - LAW
NO. 94-5837 CIVIL TERM
Plaintiff
v.
THOKAS H. LUKOWSXI and MAR1&'
NORMA JIAN LUKOWSKI,
Defendant
...L:l:II:r--y OBJ.Cl'I':l:01l8 DI DI D'l'ua. gr a D...08-.
.uo"Cy gr ..:1:0. AC'l':l:OII. aim a 110'1':1:011 m .'1'.:l:II:~
AND NOW comes the Defendants, by and thro~gh their
attorneys, Andes, Vaughn' Bangs, to file the following
Preliminary Objections avering as follows:
1. The Plaintiff filed the within action to recover damages
allegIng breach of II certain Installment Sales Agreement attached
hereto and marked as Exhibit A.
2, Under the terms of Paragraph 17 of the Installment Sales
Agreement, upon Defendants' alleged default, Plaintiff had the
option of either declaring the remaining principal balance due
under the Installment Sales Agreement to be forthwith due and
payable or declaring the Installment Sales Agreement terminated,
retaining title to the property which is the SUbject matter of
the Installment Sales Agreement (the "Property") and, retaining
all pa)'lllents made by Defendants "as liquidated damages (not as a
penalty)".
3. On 12 October 1994 Plaintiff instituted an action to
quiet title in the Property against the Defendants pursuant to
1
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~he ~erm. of the In.tallm.nt Sal.. Agr....nt. A copy of the
action to qui.t title i. attached h.r.to and mark.d a. Ixhibit B.
4, A. a r..ult of D.fendant.' alleg.d d.fault of the
In.tallm.nt Sal.. Agr..m.nt, Plaintiff as.erts a claim for
mon.tary damag.. in the amount of $16,512.83,
DlIKuaU
5. The t.rms of the Installment Sales Agreement detailed
preci.ely what type of actions Plaintiff could take against
Oef.ndants upon default of that agreement,
6. By the t.rms of the Installment Sale. Agreem.nt,
Plaintiff having taken action to r.take title to the Prop.rty is
limited in r.cov.rable damages to those paym.nts pr.viously mad.
by Def.ndant. and r.tained by Plaintiff as liquidat.d damag..,
7. Und.r the terms of the Installment Sal.s Agr....nt,
Plaintiff has no cause of action against Defendants for the
da..g.. which it now claims.
8. A. a matt.r of law, Defendants are nat liable for the
da.ag.. which Plaintiff alleg.. Plaintiff's Complaint faU. to
.tat. a cognizabl. cau.. of action.
'DOBey QI ..10. AC'l'IO.
9, Plaintiff, pursuant to the Install.ent Sal.. Agr....nt,
ha. institut.d a qui.t title action in the Prop.rty against the
Def.ndant..
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10. Th. right. a...rt.d und.r the qui.t title .ction .r.
the .... olai..d by Plaintiff in thie .ct.ion.
11. H.ving r.tak.n title to the Prop.rty, Plaintiff ha.
.ought it. r.li.f pur.uant to the term. of the In.tall..nt Sal..
Agr....nt.
.....woa., D.f.ndant. r..p.ctfully requ..t that th.ir
Preli.inary Obj.ction. be .u.tained and the Complaint be
di..i...d with prejUdice.
. R..pectfully .ubllitted,
ANDES, VAUGHN , BANGS
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INSTALLMENT SALE AGREEME"'''
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nos .....STALLMEl'Ii SALE AGREEME"". made lIIi~ ~day of February. 1993, effectiv. II uf
February H. 1993, by and among LAUREL tD!.LS OEVELOPME"" CORP., a P'lWylvanla corporadon, withl
. principal place of busin&ss lo.:artd at 7~ Weravill" Road. E:nol~ (East Ptnnsboro Township), Cumberland Councy,
Ptnasylvania. her.inatler called .Stlltr" and THOMAS H. LUKOWSKI and MARY NORMA JEANSE
LUKOWSKI, his wif., of 113 ..ea.:n Lane, Cu,blc. r'clh;.;~:~'.:..;ia. l:~r~i::::~;~ ,:::,I!.'\! .!!:l~t~...
WIT N E SSE T H:
WHEREAS, Seller, as D~larant, is lilt owndr of a I'e~ible. r"siddncial conl!ominium projtl:c known as llUrtll
Hills Nortb Condominium I. sicuace in Ea:;c Penruhoro Township. Cumbolrland Councy, Penruylvania, cre:aced b11
Declaration. daced Anril 4, 1989. reo:ord-:d in 1II1 01't1~" or !hI RClcord.r of Deeds of Cumbtrl4lJl<l COUnl\' in!
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M~.:..lIa".....us Book 362, Pa~Cl66I; and
WHEREAS. lau.d Hills Nlh", Condominium is conwu,ced upon l(lc No. I, Final Subclivislon Plan I'vr;
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Laurel Hills North, recurdld in thCl OffiCI of !hI RClcllrdlr 1Ir' Doled, (If Cumb"r1:\nd County in Plan Book '4. Pa~t:
30,and II shown on PlalS alld Plans-Sice Plan. uCl'r<Jed in lIIol 01'l1ct oflht R.ecordlllr ofOtolds ofCumlHrland COllnl~l.
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In Plan Book 51. Pa,. 126; and I
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WHEREAS. S.lIlr. as O.<:lar<lOl. has :,150 recordC\l an Amtnd~'(\ and RtSlalold Otclaralion. daled o..1(lNr ".1
.
1990, r~ordt" in ch'll Ofl1ct of Ih. R~llrdtr or O."d, of Cumtlotrland CllunlY in Mis.:~llaneous 1k1Ok 311, 'a,ot U3.1
to,tthor wilh fir., Amendm"nc 10 Piau and Plan$-Sic" P13n. r",ord~d in lht Ofti~e of lhot RtI;order of D..-Ni ~I;
ClImb.,land C"<.lnly in PI:IlIII"(lk 61. P3i4 11)2: and
WlfEREAS. B~y.~~ "'Ilsirt t" rur.:!lJ3ot I1nil :-':v. 0.12/0.21-0 (dotI3.;hed 83,al') ltJl.chfr wich lIIe C.'mm,'n
Elem"nu aprurt"nanc In"tC.). ~nd Sell" d.~irt~ II' ~.1I Ih. i30l" c" 8uyeti uncl., and sub;..:, ,., III" ,,,rm, a~\:
';Vn.!ili'JIlj httolin3ft.r p!'J,i..!4\!. anJ
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EXHIBIT .11.
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.1' . in ....fitini.
. \\cm !}Ieic \1ndec\t;ln \n.
_.~,tl.f.~ \tI. Qat\\CS de\\fe tl) 0:01\
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.\l \l\tel\d'\I\' to ~4 14'>> '1
""". ."u.o<fO"'" ". ..... ....,...' \
e.1 Mceil\ b'1 cetectl\.;e. \
( rU\ abO'i1 are \1\.;oC\ll)cat \
_-' IS 't'ne ce.;it>>\ \et 0
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15 ,."9\1(\ll\l)l\t. ...e
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, sobl'" C......'..... ".... .. .' .,.1'.n-"" t'''''''' .....) .
. S" ...._" "... "".' . """" " C...-'.... C""" ~
. . ... .....,- .' .. , ". .",,01" " "
. ... ....... . . "". ."".... " "'. u<n" . . .1.... " .... .-"'- ..
.. ~ .......... ............ ",,, ""'" C........,'''' .. ~.. .......... ""I."'"
,,.. ......,.- . . ,,,,,,,..,-
____ ... . , .'''' "'" "ol " ",," "", ",,' ,.... "",," .. "'''''''- ""\
.,-..... """. ....."..... " 0'.'''' ". .",...- .. 0...... C"..- . 0 ..... C.......'.... "",..
" .... ...,..... . ()ltI.. .'''' .~~"-' · ...
".,;."",... ..... "...$" "". ....... .. .. . ' ... w ... .... "....,.. .".. ,... \
,$I. ......,..... ".. _ .,,, ". ..." ..."".. ,.." ..."'" .... ,,,,. ......- .... ". \
.. ".....' ". .... ",. ...... ~ I C"....,,,, C.....' " .1<' ...,.... .. ........ .1 .."..
. ~.... .. O'~, . ' ol' "" 0.,..... '
.. ... ""'" ., "... . C _' ."....... t.. ..,. .. ... ... ......... ..,."
..' .... "",,,. ,,'" . . ........ .. .~~. . .
....._ _'"~ . ," .." 0<"..... .. ..... .....' .""",", U.",
... .... .. ~......... . "ol " ". 0.'.-' .'
""" ......... . C _' ."........ .... .. 'U.I' . '
- ...."".. ........ .... . ,.",,, ...... I. ....,....' ",,' "
..... . ....,........ .,...... ... .
0-",,0-"'" ...-.... .. ""'..................\
bi .;t to \tit te(1l\\ al\d 0:01l \t ,'I" '
...... "...,....., . . ,,,.. Uoi' ",. .....,
,. ...- w SO"..' "" '.. .,,," ...", ...'" " ,.,,,.... .,0 ..... """.'
.. ,,,..., .. ..,'" ... . " ""."'"' ..,...."" .
W'" ...., ...... " ~" · .... ".,..... ...11..... .. ". ... . ... ,..',.... ......,
..._ ....... ,......,..... ,:;"",,:;:.: .. "." .... 0-".0. w."'- .'" :: ::".::.".. .. ........ ""
...."'"' ............... . '..,.... .11"" ,. ~,~...". .,' '
C __. ."...,. .f 6."" ....,,,,' .. . ... C.-. ......... .
\I\!}I' 0""'- . . ,'e ,..,..... ....,... ..
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_... ...."'... "", . I "" ",..... ,..,.f'''
. h \J nit \h1\1 'co. th. \Il(l\ 0
.. Ilf.;h~. 9(\';. (oC t ·
. ..."'" "k" '" · .... '" SOl. " "II'"
... . . I" 9:1\4 \\'1 ..Il~."
^"" 00\ o->lIat\ ....hl.:h ~h"'\ ..
't'n01l\~ IS \" ~ .\IV'"
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A. DoW1lpllymenl. Buyers have paid 113 Seller, upon the e:uculi,m of lhis IlISt~lm..nt S~e AIfHmenc.'
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th.. sum of Seven Thousand Thr.... Hundred ($7,300.00) Dollars as a dl)wnpaymenl. '
.. Balanc. of Purcluue Prlc., Th.. balanc. .Qf III. purchase priClIl. One Hur..dred Thirty.S..ven Tbousan.! I
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Sev.n Hundred ($ 137,700.00) DoUars, shall b. paid by Buyer II) S..lI..r. 10lether whh iDcerest II Ill. rale of;
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.I,bl (I") perc.at per annum in equal cOlI.Stc\lllv. monthiy Inswlmenu of On.. Tbousaad Ten Dollars anl1.
TbIrcy.NInt CeDlS ($ 1,010.39) willi lb. ftrsl said installm.nt of principal and ill.StallmellC beiD, due and plyabl,,1
OD dI. ftnt <\Iy of AprU. 1993 and OD the fttSt day of ea.::b month cherulter unlil Marcb 1, 1996, at wblch 11m. I
the dI.D remainln, priJlclpallOltlher Wltll any acr;rued and unp..i4 interest sil:.tll b<Ir pll.id, i:: (ull. E...:1a ulUl\dll~
p&yaMDt of principal and iDter.l shall b. flnt applied 10 Int.rat and d1e ba1~. 10 principal uoltU orb_IS',
pro~lded lIllbis lII.Stallrneat Sale AIfHmenl.. S.iler shall have che ri,ht co collect per di.m Interest from the
effective date of this IlIStallment Sale Aif..menl (February 24, 1993) throuah lIIe last day of Ill. DIOnlll In
which said Insullment Sale A,rHm.nl Is ex,,:uled. Th, marurity date of this obii,adotl shall be March I.
1996.
C. Pr,pllym.nl. Buy.rs shall have the ri,he to prepay th.. principal bal;l/lce of the obii,alioD, as b'reii'\~
provided, In Ilollole or in part al any time without p"naley or premium. Pr"payments, as her.in provicWd, Ih~1I r
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DOC a1!1r llIe lllOnthly principal and intsrest payments required to bot paid by Buyers under Ibe !Inns of lIIis'
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Installmenl Sale AlI""ment and shall DOl affeCl, unless lIIe principal obli,alion loaether with a.:CI\iN an.!.
\Iapaid inllflSt. is raid in full, lh. maruriry dace set fOr'lh abllV".
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D. Lale Char.e. Buyers shall pay lI. lac. ~harle .quai 10 five ($") percent of Ill. monlbly prino;lpal an" l
Inlerest paymenl II berein providtd by any monthly principal and interut paym.nt received by SeU.r mor..
rba.n liD (10) days atter lIle dQII dall. I
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S. Applillnc... All appliances currently in the Unilshall r.main in the Unit durin, lIIe lerm of !his!
IlI.Slallmenl Sale "arumenl. In lIIe even. Ihal any such appliance muse b" replaced by Buyers chen. in llIat 'Vfltl.;
Buyers shall repla-:e SJid applian~e with III. 13m. make and mocle' al'plianc~ or an appliance of .qual qualiay and VJlu~ .
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6. Till.. Title to lbe Unit sh3l1 be convey"" al lbe lime of 11n31 settlement. as her.inafter provlded;by Sell.~'
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\0 Buyers by spoll:laI wuranly d.ed and such llde shall be muk:"rable, fe.. simple lide aM such IU shall be insurold by:
a repurabl. lid. insurance company doina busin"ls in lbe Commonw.eallb of PelUUylvania II r'JUlar raldS, SUbjot.:tl)
lb. followin, Condominium Do<:uments, casements, rl,hts aM appurl"nancc:s: I
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A. D<<larallon. Declaralion, daled April 4, 1989, recorded in lb" Ot't1ctt of IlItt Recorder of Deeds uf
Cumb.rlaM County in Misc.lIaneous Book: 362, Pa,. 661, as lbttSamll shall b. anwnded from lime \0 rlmel
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by Sellll (Declarant), which said am.ndm.nts shall be recorded in lII. Office of Ill. R..."Order of Deeds otj
Cumberland Coullty.
a, Amended and ReslalN Oed4rallon. Amended and Rallted Declaralion, dared <klob4r is, 1990.
recorded in lII. Ol'fIc. ofllle Recorder of Deeds of Cumberland County in Miscellaneous IIook 31S, Pal" 143. .
IIlbe sam. shall b. furth.r amend\ld from lime 10 lim" by S.lIer (D"claranl). which said amendmefttshall be
rtl:orded in lIIe Oft1ce of lIIe Recorder of Deeds of Cumb.rl3lld County.
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C. PIaIS lUId Plam-Sile Plan. Plats and Plan.s.Sire Plan. rccord.cd in lbe Office of lbe RoII:ord.r Qf D..4I.!:l'
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of Cumberland CounlY in Plan 1Iook: 57, Paae 126, as 1II" sam" shall be am"nded by Seller (Dot.:laranr) ffllm:
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lime lO lime, which said amendment shall be recorded in Ill. Oft1ce of lII. Recorder of Deeds of Cumb.r1anJ.
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D. flnl Amendment l~ PlalS and Plans-Sile Plan. First Amendmenllo PlalS and Plans-Sil. Plan. recurdedl
In lbe OM.:e of lII. R.corder of Deed~ of Cumb"rland County in Plan Book: 61, Pa,. 102. as lb" same Sh~lI:
b.. funh~r amended by Seller (D.claranl) from lime 10 lim". whi.:h said am.ndmenll shall b4 ftl:ordtcS In lhe~
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Offic. of th. Recorder of O.~ of CumberlaM Counly. I
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E. final Subdiv\Jlon Plan.Subjecr to serba.:k lines. us.ments. rilhts-of.way and olller conditions IIs"r'
fonh in Final Subdivision Plan for Laurel Hills North. .Jared June 26. 1987. r.corde<lln lbe OM.::e of III,,!
Recorder of Deeds of Cumb"rland County in Plan Book: 5~. Pale 30
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F. Pennsylvanill Power'" Lillhl Company. SubJ.e.:t to th<l ri~hts ol' PClnnsylvania Power" Li,ht Compan~ , ,
II see fOM In inslrumenl daled AUJUSt 10. 1971, r.e.:ord.ed In III" Ol'ti~e of lIIe Re.:order of o.1s or'
Cumberland County in Miscellan.eous Book 235, Pase 232: furlher subj"~l to lIIe ri,hts of PeMSylvanla Power i
'" Lllbl Company pursU3lIll0 inslrUments re~ord.ed in 11I11 Ot'tl~e of lIIe R.~order of Deeds of Cumb,erlanJ
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County In Mis~ellancous Book 59, Pal' 273 and Miscellaneous Book 59, Pal' 270. 'I
G. Ease pennsbCiro Township. Subj~e to lIIe rl,bt of East Pennsb.:lro Township as assl,n<< of Ease!
Pea.asboro TowllSbip Al,llhorlty pursuane to easemene r~ordlld in III. Ot'tlce of III. R"."order of Deeds u~:
Cumb",land County In Misc.llan.eous Book 168, )'al' COO; A$)iSMlene recordold in lIIe Ol'I'Ic. of Ibe Recorder I
of Deeds of Cumberland County In Miscellan.eous Book 230, Pa" 851.
H. SarnmOClS CommuniClllloClS, Inc. Subject eo III. rilhts of Sammons Comrnuni~aliol1S. Inc. II Sel forth I
In Miscellaneous Book 346, Pa," 110.
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I. Pennsylvunla Power '" Li.hl Company/Bell Telephone Company. Subjoe.:e to III. rishu of Pennsylvania:
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Power" Li.ht Company and S<l1I Tel.pbone Company as S<lt l'orth in Mis~<lllanllOus Book 3S0, Pase 417 an~
Misc.llancous Book 350, Pa,. ~17 and MiscellanllOus Book 350. Pale 708.
J. P.nnsylvania Am.rlaan WUler Company. Subje~t e,) the riihll of Pennsylvania Am.(i~an Wa:=;',
Company II S.l fOM in Misc"llaneous Book 351, Pilot 1197.
K, Fulur. Am.ndments 10 D<<lllralion and Pial.' and PloIns-Silt Pllln. Subj"''110 fuNre amendments '''i
III. Decluac\on. II des~ribed abov.. and future amendmenls 10 Plall and Plans-Silt Plan, as d.scribtd above.
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p.nalnln, to Ibe flexible, resideneial condominium project.
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7. fulur. Encumbranc. by s.ner. Seller h.reby sp.dfi.:ally air<l.s lIIal in III. ev.nt chll Seller shall. in
thl future. .ncumber its l'lal lid. 10 the Unit by monias,. j.udiment. lien or other .n~umbran~' thaI any su,h
an.:umbranc. shall b. paid or "Ieued at tI'Ie lim. of f1n.1l setdem"nt. as h.rein provided. and lilac ch. convey..'~e II(
; th. Unil by spe.;ial ",arranty d.fd from Sellfr 10 Buytn shall be fr.. and ~Iear of any such fuNre tncumbranc~.
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a. POIlSes.slon. PO$SoCSsion o( the Unit shall be deUverl!l1 by S"ller 10 Buyers upon the eucuclon o( thi.'
Installm.nl !ial. Arre.:menl, subjc..:110 a Pre.Settlement Le:ue amona cb" parti"s h"reto.
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The (ollowina adju$Cmenes shall be made upon cbe dacd o( the ue~ucion of this 1II$1aIlmcnl
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9. AdJuslments.
Sale Arr"m.nt:
A. School District Rea.l Eslale TL-ces. Proration of school dislrkl r"aJ <lSlaCe la.US is waived.
B. Count;r and TGW1IShlp School District Real Esrlll. Ta.'(I:I. Prorations o( .:ouncy and township rultsUlc I
ru.. are waivlld.
C. s.wtr. Sewer charaes adjusanenlS are waived.
O. Trash. Trllh adjusanenlS are waive<!.
10. Futur. Roeal Eslale Ta.'<I:I. Buyers shall boO and remain usplJnsible (or the ~ounlY, cownship and scll":\JI.
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. disui~l real esCllt lUt5 IISe.sSed with respe~'t co the Unic al'ler lI1e dale of the euculion of this Inslallmenc Sal'i
Apeemenc. Counl'f (1993), 10wII$hip (1993) and s.:hool dislri~c (1993/94) real IIlace lUes shall be paid by BU)'fr.~
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lo lb. respe.:civlll luin. authorilY n<)c laler 1.''1an the expiracion o( che '(a..:e period' and shall. within thiny (30) da)'~:
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alter paym.nt of .ach CI.'C bill, submil a copy of th. paid cax bill 10 Seller. Failure 10 pay "a1esuc. la.,<es .h2l1 hi,
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dftmtd a d.fault hereunder. I
II. s.w..., Trash and Utllilies. Effe~liv. the dace 0' llIux.~ulion of this InscaJlmenl Sale Arreemenc, BUY.)
.Ilall be rtsponsibl. 10 pay all fuNrt !,we~ char,a, trllh II well II all ucililie.s used or consumed In connec:ion with!
the Unillncludln,. bUI noclimiced 10. eltctricity. celephon. and the like. SeUer shall have the ri,ht, ac ils option. 1<1'
"quesclllal Buy.rs provide proof of paymenl of sewer and lrash .:har,es. ~
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U. final Senl.m.nl. Final SClllcmenc shall o.;~u, on or I>ef,"e M31,1I I. 1996 ac a lime and place mUN.lI!:,
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a,TI.abl.lo Buy.n and Sener. In IlIe .venc chac Buyers and Seller .:ann"l munul!y air.. as 10 lIle lime and pll.:. ,II'
said final s.nl.m.nl 1."I.n ilnalsecdemcnc sh:ul \J..:.;ur \In MJr,h l. 1996 a! ~OO P. ~l. (pl.'3ilin~ lim.) il\ 1Il.law "ft1.,.
.6.
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of Jobnson, Dutfl., Srewan '" Weidner, 301 Marker Stre"r, Lemllynol. PoInn:sylvani:J. In th.. .vent thaI Mar~h I, 1996
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shall fall on a SatUrday, Sunday or holiday then uttlem..nt shall o.:.:ur on th. n"~t fllllowini bUSUlllSS day at lilt sam.
IImt and pla.:e. Tim. shall d.emtd of the esSolnce with rCSpoll:l to rlnal s"tdement. I
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13. Dellyery or Deed. At th. tim. of final SoIal.m"nt, SoIlI"r shall dotlivoer to Buyers, upon paymtnl of th, I
datil r.malniJIl principal to,elher with any accru"" and unpaid inter\llt, a sp.cial warranty de<<! conv.ylD, lilt Unll I
to Buy.n.
1". Realty Transf.r Ta.ns. All realey lransf.r la,'ltes asSt.sSclU in COMICtion with da.. conv.yance of lb. Unir
to Buyen shall bot paid one.balf (In) by S.lIer and on..halr (In) by Buyers alth. time of final stttl.lII.llt.
15. Encumbrance by Buyen. Buyers shall not, withoulthe! prior written consent of Stilt(, en.:umb.r th.ir
.quilabl. interest with usp"Ct 10 the Unir or any p,mion the!reof.
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1'. Condominium DocumenlS. By the!e~ecurion ofthlslnsrallm"nr Sale! Air".mtnt, Buyers hereby confirm I
1Iw thty received a P\iblic Ot'lerin, Statem.nc, effectiVe! as of AUiUSt IS, 1990. pollCUiniJIllO Laurel Hills North I
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Condominium IlOltthtr with a copy of th. Declararlon, Amendtd and Restalold Ot..:laratiol\, Bylaws, Amtndtd ar.J.
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Rawlld Bylaws. Plw and Plans.Sire Plan, First Ame!ndmenl 10 Piau and Plan.,.Silt Plan and other coa40minium'
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documtnlS.
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17. Buyen' o.raull. Paymenl of all monies bt~ominl due h"r.under by Buyers and lI1e ptrfonnanc. of aU l
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cov.nanll and ":Ondiliol\$ of 1lIi., InslaJlment Salt A,reemtnl 10 b" ke(ll and ptl10rm<<l by Buyers .,. cundilion.1
prectc:l.nllo the ptrforman..:t by Seller of the covenanlS and condili<'ns of chis Instalmtnt Salt ""..m.nllO bt kepI1
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and performed by Seller. In llIe evel\' Buyers shall fail for a ptriod of len (10) days aft.r they b<<om. due to maktf
any paymenu nqutur! f:ly this Insrallment Sale Alntm.nl or should Buyers fail to comply with any oeller cov.rtlnl
or condition of this InSllJlmenl Sal. Alrt.menl on their pan 10 bt performtd. Seller ~hall ,Iv. written nolic.lO Buyersl
of su.ch dtlauh and upon failure of Buyers 10 cure said default within a p.rilld of thiny (30) Ila)'s Irter Ill. .ivin'llf'
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said wria.n nolice, SOlUte may. ae ies oplion. declare the then remainin:J principJI bal:in..:. due ~nd., chi.s Insllllm~nl
Salt A.rt.mtne IOlether wieh any a.;.;rued and unpaid ine.resl. e<1 II. f,'rthwith dut and J':iya!:lle: or Sol"'" may. II ii,
oplion, d...:r..e chis Insr~lmem S.ue A:J".menr l.rminJI.1! anoJ .&1\ riii'u; JnoJ ublij,ui<Jns un..tn U1is InSla.Hm.ent SJI~
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AI"Hment shall cease and lerminaee, and all payments made by Buy"rs shall be reeained by Seller as Iiquidaee<.l
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damal- (not as a penalty) for the use of che Unil by Buyers and to ~ompen~ae. S"ller. in part, for che removal of che'
pro~ny from the marlm. leiala~couneini expenses and ocher e~penses inddeneal to chis cransal:tion. I
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11. Confession of Judlm.nl. In cas. ot such uncured detllull by Buyers, Buyers hereby o.uthorlu o.nd
.....- "" ._ .,.., _ ., ,,,,,, .. ..pou '0< ..... ~. w"" J'....... 'M ... ..... ,..,101'. I
_pol .._ ......'" ... ..."'..... So. _' ........ .... ... '''..... .......... ....... "'."i
&opdIM wUh n.. (5"') pe..cent allomey's commission, hefeby \VlIivini the rl;ht ot tlIempllon and Inqu\slllun
10 far. ..... V... . w_. "'. Sol'" ...,. .. I. ....... 10 od'"'' .. Oft, Oft' .Ii .... ....... .........\
to Sel.... st law 0.. equil', proceed in an a..lIon of ejectmenl on lhis Inslo.llmenl So.le Al1'eemenl anll dtfo.ull 1:\,\
~cI<t as sto...ald to.. the recO.et'Y of the trnll and In such case Buyers o.uthorbe o.nd empower any alCorney ut\
an1 coun of ..ecord 10 appc:lU' tOI' them In an amicoble action In ejeclmenl tor the Unil, 10 be mlet'ed by th.
Prothonoco.r} In which Selle.. sho.lI be lhe plo.lnlltr and Buyers the defendllnlS, and contess Judzrnent to.. the Unh,
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and aulhorbe the Immedi:ll' issulnl ot a wrll of pos.session (w\choue 3:lkinllea.' of courl) w\lh Fl Fa do.us, ur
COIl ancl nve (5"') percent o.llorney's commission (bllSed on the unpllid principal balo.nu), wlllvinl all sto.)'s land
..emption laws.
Buyers :
-r't: k I '-,/ J I
.,Z/.-o1........v-- I'T- ..":-'..,,,(-:.,.~.. .-"""J-'!.,.;;
'Thomas H. Lukowski
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. ../ Mary Norma e3llne Lukowski
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19. Risk ot Loss/Insuranc.. Buyers shall bear che risk of loss by tire, ocher perils. Slorm damale or .,
other casualty damaltS 10 the Unit oc~"ln, on or afler ch. date o( lhis Installmellt SaI. Alr..m.nt. UlIlllsuch tl.
as Sen., sh3l1 c1,llvlf 1II, Sp.C131 warnney deed conveyinS lIIe Unit to Buym. Buyers sh3l1 mainlain th. Condomill"
Unit Own.rs' Endorsement providini 11f1 and casuallY insuran.;t for eht Unit (.,,,ludinS chi Common EI.m.'
to.ether with liabililY insuran~" for che Unie (e:\cludini chI Common EI"ments). S.II" sll3l1 be dofSi,nattd the I
pay.. 01' additional insurtd under the Condominium Unit Own"r' En..!or,tmtnt and ,hall also be dtsi.nalN a
P3Y" or mort,s,ee (lr. lIIe Condominium Master CasuJhy an<.l liltlil it~ P", ;.;y.
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20. Monlhly Condominium Fee/Special A.ssessmenlS. Buy~rs shall effo!l:live !l1I1 dale of lIIis Inslallmenl SJI~i
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"'"eemenl pay all monlllly condominium feICS (Common Charies) and sp"dal a.ssessmenlS wess~ by lh~1
Condominium Unic Owners' Asso.:iacion p'lrtainini 10 lIIe Uni!.
U. Initial Fee. Buyers shall pay, upon Ill" execution of lIIis Inslallmenl Sale "'ireemenl. lb. lnitial fN cu
lb. Unlc Owners' Auo.:ladon in lIIe amounl of Three Hundred (5300.00) Dollars. Th. inilia! fee is non'reAindabl~1
IIId DO ponion of Ill. initial fit is repaid co Buyers in lIIe ev.nllllll Buyers shall assisn lIIis lnslallm.nl SaI. Arre.m.ncl
or oth.rwise coQvey Ibeir Unic.
22. Malnlensnce. Buyers shall b. respoasible 10 maincain lIIe Unit and lII. Limiled COlDlllOn EI.m.nu
wiped lO Ill" Unll, a.s sel forth in lIIe De..:laralion, in ,oocl order and Soud repair and condition ancl Ibey exiJleclll
lb. of lIIe tllolCution of lIlis Insllllm.nc Saloll ...'reollm"nc, rea.sonable wear andlear alon. ao;cepl~.
23. Warranties. Sell.r (a.s De..:lacanc) pursuanc lO lIIe Pennsylvania Uniform Condomlnium "'ct. h.reb~
wlCranlS a,ainslsauaunl defects in Ill. Unit (co include lIIe Common ElemenlS). For Ill. purpos.s. of llIiJ Para,raph
.suuaural d.folCu' means lIIose defeo.:u in componenu consiscinl of any Unil or Common Eiem.nl whi~h requir~s'
rcp:alr. r.novllion, a11t,mion or replacemenc in which eilll"r (a) roNu.;t lIIe scabilily or safelY of m. sauccur. bel"" I
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acc.ptable scanduds or (1)) resui.:u lIIe normal incendoCd USoll of all or pact of lIIe Slru~cur.. The (or.,oln, SllU~"Nr~l:
w&nanty shall nol be ':Onsll'UoN co muolI Sell.r (a.s D"o;laraDl) responsible fur any icem of mainlell3llc. rellllll, lO Ill"!
Ullh or llIe Common Elemenls. The scruc:tural warranty pectaininv 10 lIIe IJnil and lIIe Common Elem.llu will expir~
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lWO ('2) years afttr iii. dale of lIIis Insl31lmenc SaI.. "'"...m..nt. Funher. S.II., hereby warranlS (or a period o( onel
(1) year trom llIe dale of llIis Insllllm.enc Salol Aireem.nl llIe qualilY of mallrial and workmanship (or Ill. Un ill
(.:'Ccludin, Common El.menu). !
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1'-. Inslallm.nl Sale Aireement SubJecl 10 Condominium Docum.nlS. This Inslallment Sale A,reem'nll
and Buy.rs' use and o.;.;up;an.:y of Ill. Unit are specifically subj.o:t 10 all provisions of lIIe O.o;luallon, as Ill. sam)
may b. am.nd~ from lime 10 lime, PIau and Plans-Sil. Plan. a.s lIIe same may be amend~ from tim. lO lim.. 1II~
Bylaws. 10 include lIIi ....mended and Rutacfd Bylaws) and lIIe P.nns>'lvania Uniform Condominium Act.
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30. l'tIodlnClllon. Any chan,. or addllion to Ihis Installm.nt SOli" Air".m"nt shall be made in wrllinll an.!
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execuced by S.U.r and Buyers. I
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31. Asslpabillly. Buyers shall noJl assim all or any part of th.:ir Int"r':$t under this Inswlmenl SJI~1
. A,r..m.nl or all or any part of their Interesc with resp\ll:t to th. Unit withouc thol prior wrltt.n cOllSenc of S"U.,. I
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32. Ilndln, EtrKt. l'11is Inslallmlllnl Sale A,reem.nt shall inur. to thol boln.t1t of and sball be blndln, upon
lb. parties hereto. llIeit r.p....<tiv. b"irs. execulors, administrators SIll.! [I.m'littred s:s~illn.tM
33. TIme or lh. Essence. Time is liereby dtclared 10 b" of the essence with resprtCllO Ibis Inswlmenl SiAi.
"lfeemeal.
34. Recordinl. This Instailm.ent Sale A.reemtnt shall bol rtcord"" in tht Office of lIIe Record~lf of 0""'1$1'
of Cumberland County ac Buyers' exptnse. The recordtd Installmellt S:lI. A.re"m.ent shall b. rtcurnred lO S.U.r anJ.
shall b" r.wned by StUtr uncil final senlement as htreln provided. i
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3$. Umlled Power of ""orney. Buyers htreby irr.evocably appoint $.n.r, actin, lII.roulh. its offic.rs. 1I01
llI.ir lllO"",y.in.facc for III" purpos" of execulin. and re.:ordin. in III.: Ol'tiCol of thol R\lI:or<:ler of O..sds of Cumb.rlanJ.
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County a ~ulc-clalm dffif transf"rrin, and conveyin. all uf Buyers' ri.ht. cidol and inltrt$c with rapoect lO the Unic an.!l
all of Buyers' r1Pl, licl. and incm." willi respe.;r co lIIis Insullmenc Salol Alr..menc 10 Sener in the .venl of ant
unc:urld default by lIuyers II he~eln provided. Buyers. acknowled.. by the execulion of lhis IlIStallment Sa",1
"If"m.nt. thu sener shall. have the riJhl, pursuanllo this Parallra[lh. 10 uecut. and r.curd a Quic-clairn deed I(1r thol!
Villi I.rm1nadn, any ri,hl, lill. and inlere" that Buyers have with respecI 10 said Unic and with resp...' lO lhi)
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Inslallment SaI. Alfeem.nt. , I
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36. Ciov.rnlnl Law. This AI,eement shall b. loverned tly and construred in accordance with the laws of lh)
Commonw.alth or r.n.nsylvania.
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37. Assl,ned Parkin:: Spaces. In a.:cordJnce with lb.: O.:,!Jr3cion. as 3m.nd,d. Parkinl Sp~.:e No.9 2n..!
'atllin, Spa.:. No. 10 artl IIsilned to lbe Unit
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00113C).00034/~r 10. 19t4/DWD/MHtJI7'~
5. Th. Inslallm.nl Sale A,re~m~nl WII record\ld In lhe Oftlc. of th. Recorder of DeIlds In and lor
Cumberland County, Pennsylvania, on March", 1993 in Miscellaneous Book "39, Pq. 1S7.
6. Th. D.fendanlS are in defaull of the lerml and condhions of said Inslallm.ne Sale A,reement and bav.
faUed lo cure said le.ms of d.faull wilhin IlIlrly (30) days of said wrillen nodce as required under puqrlph sev.nteen
(17) of III' InscaJlmem Sales ^Ireemenl. Anached herelo and made a pan hereof II Exhibie "S" is III. Notlc. of
Delaull sene boch cenilled mail and r'JUlu mail 10 lh. D.fendanlS allh.lr llIen known lilt address.
7. Oa or aboue May I, 1m, llIe Oef.ndanl, Mary Norma Jean Lukowski, delivered lleaer to an ofllet
of lb. Plallltlff advlsin, Ibae II of May I, 199<t, her and her husband, th. other D.f.ndanl, would 110 loftl" be able
to malnlalD lb. paymencs required under 1lI.INlallmenl Sale ^Ireemenl, and relllrned possession of Ill. condomlnlum
unlllO lh. Plalnllt'f. Atta.c:hed h.relO and made a pan herelo II Ellhibil "C" is a true and correcr copy of....d leccer.
I. Th. InslaJlmenl Sale Alr"emenl, as record\ld, creale., a cloud on lhe lid. of llIe Plaintiff lo lht
c:ondomlnium unit and real properly more particularly dC$crib\ld IIUnil No. 0-2210-22.13 in th. final subdivision plan
for Laurel Hills North, recorded in llIe Office of lhlll Record"r of Deeds In and for Cumberland Counly in Plan Book
s.., Pa,. 30, and IS shown on plalS and sire plan, as recorded in lhe Office of IIIC1 Recorder of DeedJ In and lor
Cumberland County In Plan Book '7, Pa;le 126.
9. Th. Plainliff, Laur,,1 Hills D"v"lopmenl Corporal ion duir.s lO have llIe ri,ht, lid. and interest of Ill.
Def.ndancs, 1bomas H. Lukowski and Mary Norma Jean Lukowski and lheir heirs and lIIi,lII d.t.rmined and .
dlschu,ed and thus, clear and resolve any cloud thaI may IIllisl upon lid. 10 Ill. subJe<:I premises.
WHEREFORE, Ill. Plainlilf requeslS thaI lhis Coun enler a d.cree forever barrin., rermlllltin. and
dischu,ln, any and all rilhlS, 111111I, lilies or inlerC$1 which lhe above namlld Oel.ndanu, Thomas H. Lukowski and .
Mary Norma J.an Lukowski and llIeir h.irs and assilN, may personally have or hereinbefore .ver had In the aforaaid
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INSTALLMENT SALE AGREEMEi"o'T
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nos INSTALLMENT SALE AGREEMENT, madd !his /..... -day of February, 1993, etfectivd U ut'
February 24,199), by and arnon, LAUREL roLLS DEVELOPMENT CORP., a Pennsylvania corporalion, wilhl
I prlno:lpal pia.:. of business loo:aled al 7~ "'enzyille Road, i:nola (Easl Pennsboro Township), Cumberland Counly,
p.nnsylvania, hereinafter called .Seller' and THOMAS H. LUKOWSKI and MARY NORMA lEANNE
LUKOWSKI, his wife, ot' 113 t'eao:n L.an., C<ll',i)l~. F.II..~y:~.:.;'lia. l:~r;i:'l::f:~: .;:;!!~'\! .?:J:.t~.'
WIT N E SSE T H:
WHEREAS, Seller, II Oeclaranl, is !he own"r of a tleltibl". r"siddnlial condominium project known u Laur,1
HUls Nonh Condominium I. siNal. in EMl Pennstloro Township. Cumbdrland CounlY, Pennsylvania, creal"" by
Deo:laralion. daled April 4, 1989. re~ord'td in Ih. Ofti~d nf Ihe Re.;order of Deeds of Cumbdrland CuunlY in
MisO:lIlllaneous Book 362, Pai" 661; and
WHEREAS, Lau(cl Hills NOI"; Condominium is conslru_wl upon Lor No. I, Final Subdivision Plan fur
Laurel Hills North, rdo:ord'lld in .lId Offi~" of III. Rd~orddr lit' Odeds of Cumb"rla.nd CounlY in Plan Book 54. Pa;t
30, and as shown on Plars and Plans-SilO Plan. u~,'rded in Iho! Ofli_" ot' rh" R"_ord,,r of OdedS of Cumbdrland Counly I
In rlan Book 51. Pa,e 126; and
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WHEREAS, Selltr. II Ded<lranl. has :\Iso r.~ordf\l an Amdnd~'(j and Rdslat.ed D.o:laralion. daled 0I.1oller 13.1
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1990, re~ord"" in IlId om.:" of Ihe R~ord"r of Oddds of Cumhdrland CnunlY in Miso:"lIaneous Jk",k 381, Paid U3.\
IOlflhcr wilh rir~t Amdlldmcnl 10 Plals and PlJns.Silt Plan. r".;onl.:d in Ill" Oftkd of lhd Record" of 0,""$ vlt
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Cumbfrland CII;,anIY in PI3I\ 8."l(lk 61. P<lI. 102: an" 1
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WHEREAS, Buycn ':.:sird III r\lr~hJ$t lInir N\!. 0-22/0-22.0 (dttao:hdd lIal'all") 10,.1II.r willi lIId C,'mm,'nl
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EI.m.nts aprundnanr Ihtrt!L>. and Sdll.r d.5ird~ (<1 ~tll lh~ ~3md 1" 8uyer~ ulld,,' and subj.o:1 10 ,he l.rm~ an"!
~onJiliQn.' h.r.ina.l'l.r prl)..i.tdd~ and
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WHEREAS. lhol patli"s desir" to c:on/irm lholir und"ulInding in writinll.
NOW, THEREFORE, lh" patlies hereto, ea~h int"ndlnlllo b" 1"1Ia1ly bound hotreby, a,ree as (ollows:
1. Reell.ls. lbe recilals sel forth above are incorporal\llJ h"rotin by refotrence.
2, Subject Condominium Vnlls and Common Elements Appurlell4nl. lbe c:ondominium unil whi.:h
Ls the subjec:t of llIis Inscallment Sale AlIreemenl is Unil No. D.22/D.22.Q (d"lach\ld aaraae) namlld and Idenliflec;l in
lb. Declaration, dated AprU 4, 1989, rec:orded in mol Uftic" of lh" P."~QflJolr ui [iced,. vf Cumbolrl:&II.1 CUUIII) i,~
MLsc:.llaneous Book 362, PII' 661. crellin, Laurel Hills North Condominium I, silUate in Easl Pennsboro Township.
Cumberland Councy, PClUlSylvania, wbich said Unil is more fully described in lhe Amotnded and Resllllld Dec:larllivn.
dated Oaober 15, 1m, recorded in the Offic:e of lhe Recorder of Ooteds of Cumb"rland County in Misc.llaneous Bouk i
318, Paa. "83, and Pl1ts and Plans-Sill Plan, recorded in th" Offi~e oflh" Recorder of Dellds of Cumberland CounlY
in Plan Book 57, Pa,. 126, lo,elller with thol abovol doescrib"d Fim Amolndm"nl 10 Pial and Plans-Silol Plan. record"" .
In the OffIce of lhol R.ecordcr of Defds of Cumberland County in Plan Book 60, Pa,. 102, lO,eth.er willi lhol
proponionll" undivid"" inlolresl in th" Common Eiements (as doltinfd in said Oe~iaration, II am"ndold) of 6.93llG. .
Seller r...rves lbe rilht, in accordanc. wilh said Declaralion. as alnolnd\ld. 10 reduce and r.a1loc:ate Buy.rs' ~
proponionall undividold inl.resl in the Common Elem.nts as providfd in lh" D"ciarltion. lb. above dot$cribed Unil~
D-22/0-22-Q 10lethcr with the Common Elements apllurtolnant lh"wo is hfr"inatiolr called .Unit.. r
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3. Al"eemenl to Sell and Purchase. Und"r and SUbjol\:1 to lhol l"rms and conditiolls hereinafter provided. I
~elhlf h.rothy .rr<<s Itl ~oIlI and ~(lnvey to Buy.,s ~nd Buy"u holrolhy allr.ol 10 purchase from Seller Unit No; 0.22.1.
lO,ether with an includin,the detached .arlle, bein. and dolsilnal"d in lh. above described Dec:larlli(l!l arid the above t
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d..cribed Amendtd and Resllltd Oeclaralion as Unil No. 0-22-0. 101l"lher wilh lh. proponionat. undivided incerest[
In the Common ElemolnlS of 6.93", ~UbJec:l 10 Seller's f1.hl, In accordancol wilh th. DeclarauQn, II amendtd. llJ
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reduce and reallocall Buyers' proporlionall undivided inlere51 in lIIe Common Elements. t
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... Purchas. Price. lbt purchase prlct for lhol U nil shall h'" lht sum of On. Hundrold
Thousand (514',000.00) Oollan which ~hall II. paid hy Buy~r~ III S~"~r a~ tuliows:
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A. Downpllymenl. Buyers havd paid 10 5"Il"r, upon lh" u,,~ulion of lhis Instalimdnt Said A"eem..nc.1
....wm .fS~m Th<>~"'" Thm Hw","" ($7.300.00) """u." 'dow"'''...... I
8. Balanee of PurehlUe Price. The bal~ce of lhe pur~hasd prke. One Hundrlld Thirty-Seven Thousan..l
Seven Hundred ($137,700.00) Dollars, shall be paid by Buyer 10 Sell.r, lo,.lher with inleresl.r lb. rat. of
ei,hl (a.> pdrcenl per annum in .qual consecutive monlhly InslallmenlS of One Thousand T.n Dollars and
Thlny-I'!ine CeDIS ($1,010.39) wilh llIe titSl said lnslallmenc of principal and Instaliment btin. due and payablol
on the first day of April, 1993 and on llIe lint day of each monlh lhereal'l"r until Marcb 1, 1996, at wbich rim..
th. Ib.D remainlnl principallo,.ther With any accrued ~d unp<li<l imot"'SlshaJi bOil paid, in (ull. E-=" UlUudil)
payment of prin~ipal and inlerest shall be tint appl ied 10 inle"'sl and lhe balance 10 principal uDiess oth.rwisc
provided in dlis1D.slallmeDl Sale A,reement.. Seller shall have lh" ri,hllO collece per ditm inlerese from lhlll
.ffeaiv. dll' of Ibis Inslallmenl Sale Allreemenl (February 24, 1993) lhroulh lhe last day of lhe monlh in
which said Inslallmenl SaI. A,reemenl Is execuled. The malUrilY dale of lhis obli,:ation shall be March I.
1996.
C. Prepaymenl. Buyen shall have lhe riihllo prepay lhot prin.:ipaJ balance of tht obii,alion, II h.rein
provldlld, in whole or in pan al any lime wilhout p"nahy or premium. P"'paymenlS. II herein providlld, sh<lll
DOl alte, lhe monlhiy principal and inluesl paymenlS required 10 b" paid by Buyers undtr Ill. ltf1l1$ of this
In,llallmtnt Sa'. Allrd"m.nl and shall nOl affect, unicss lh" principal obli,alion lo,eth.r willi accrued an.;!
unpaid int.resl. is (I3id in Mi, Ihe malUrily dale sel forth ahov..
O. La'e ChlIr.t. Buyers shali pay 1Ilal. ~harie equ<lllo live (S") p"rc.nl of th. monlbly prlnciPal.nul
interest paymtnlll herein provided by any monthiy ,.rincipal and inlercst paymenl rec.ived by Seller morc'
than ..n (10) days all" lhe d~ dale.
5. Applillnee!. All appliances currenliy in lIlot Unil shall rotmain in Ill. Unil durin. 111. t.rm of llli$1
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Installm.nt Salt A,,..m.nl. In lb. ev~nl Ihal any such applianc" mUSl b" replaced by Buy.,. llI.n, in mat .v.nt.:
Buyers .,hall r.pla~. said appliancd with lIlot same maltd and modotl applian~ot or an appliance of equal qualilY and valu.. i
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Ii. nUe. Title to the Unil shaJi be conveyed al th" limlll of IlnaJ s"tti"m~nt. II hereinafter provided, by Sell"r I
lo Buyers by special warranly deed and such Ii lie shall b" mark"labl~, f,,~ simple tille and such as shall bot Insured by
. reputable lid. Insurance company doinK business in the Commonwealth of PeMsylvania al rel\llar rales, subjecrlo
Ibe followln, Condominium DocumenlS, easements, ri,hlS and appurt"nanc"l:
A. Declaration. Declaralion, daled April 4, 1989, record"d in th" Office of thot Recorder of Deeds of
Cumberland County in Miscellaneous Book 362, PaKe 661, as lhlll same shall be amended from lime to lim"
by Seller (Declarane), which said amendments shall be recorded in the Oftlce of llIe Recorder of Deeds of
Cumberland COUDty.
B. Amended and Reslaled Declllrallon. Amended and R"Ilaled Deciaracion, daled O\."tOber IS, 1990.
recorded in the Offlce of Ibe Recorder of Deeds of Cumberland County in Miscellaneous Book 388, Pa,e 843,
II the same shall be further amended from eim" 10 lime by Seller (D,,~laranl). which said amendmenlshall be
recorded in th. Office of the Recorder of Deeds of Cumb"rland County.
C. Plal.llllld Plans-5lle Plan. Plats and Plans-Sile Plan. recorded in the Oftlce of lb. Recordu of !neds
of Cumberland Counly in Plan Book 57, Pale 126, as the sam~ shall b", am"nded by Seller (Deciaranl) from
lime to lime, which said amendmenl shall b" recorded in the Ot'llce of the Rclcorder of Oeeds of Cumberlan)
Counly.
D. Flnt Amendmenllu PilUS and Plans.Sil. Plan. Fine Am"ndmenllO Plals and Plans-Silt Pian, record"'"
In the OIfl~e of the Recorder of Oeed5 of Cumb"riand County in Plan Book 61, PaKe 102, as llIe sam" Sh:dl~
be further amended by Seller (Declarane) from eime 10 lim". whi~h said am,lndmenu shall be recorded In Ihot.
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OffIc. of Ill. R.corder of De~s of Cumberland Counly. ,
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E. Flnat Subdivision Plan. Subjecl 10 seeback lines. eas"menu. riihls-of-way and othotr condiliollS II s"ef
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fonh in Final Subdivision Plan for Laurel Hills North. Jaled Jun" 26. 1987. recorded in Ill, Otllc. of lh.!
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R..cord.r of 0..0<<15 of Cumberland County in Plan Book 5~. Pag" 30. I
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F. PenNyl.Ylnla Power" L1,hl Company. Subj<M 10 Ih~ righls or P"~nsyl.vania Power '" Liahl Company I
II Sll fordl In inslrum"nl daled AUIIISI I. 0, 1977, rtl:orll"" in th" Ol'tke of lhe R~ord~r of D.eeds or
Cumberland Counry in Miscellaneous Book 23', Pa,e 232; furdl"r subj"":IIO the ri,hlS of Pennsylvania Pow"r
'" Li,hl Company pursuanl 10 in.slruments re~orll\ld in th" Ol'tk~ of lh" Record"r of De\lds of Cumberlan.!
Counry in Misc.llaneous Book '9, Pa,e 273 and Miscellaneous Book '9, Pa,e 270.
G. East PtnNboro Township. SubjKt to the ri,hl or Easl Per.nsboro Town.ship II IIsi,nee of Easl
Pennsboro Town.ship Aulhoriry pursuant 10 ellement re~orded in the O1'ti..:e of lhe RKorder of Deeds or
Cumb.r1and Counry in Miscellaneous Book 168, i'a,e 000; As.i,nm"nl r~ordlld in lh. Of'f\c. ofllle RKClrll"r
of Deeds of Cumberland Counry in Miscellaneous Book 230, Pa,e 8' 1.
H. Sammons Communleallons, Inc. Subje..:t lO lhe ri,hlS of Sammons Communicallon.s, Inc. IIser forth
in Miscellaneous Book 346, Pa,e 110.
I. Pennsylvania Pow.r " L1ahl Company/Bell Tel.phone Company. Subje":ll,) lhe rl,hlS of Pennsylvani~
Power'" Li,hl Company and Bell Telephone Company as S"I rorth in Mis..:"lIaneous Book 3'0, Pa,e 427 an\!
Misc.llaneous Book 3,'0, Pa,e 427 and Mis..:ellar.eous Book 350, Pa,e 708.
J. P.nnsylvania Amerlean Waler Company. Subj~~1 III Ih" rights or Penn.sylvania American Waler,
Company II s~ fordl in Mis~ell,,"eous Book 3' I, Pa,,, 1197.
K. Fulur. Amendmenls 10 Dwlarlltion and PiaU and Plans-Silt Plan. Subj<eo.:t 10 future amendm.nU ,..I
lhe Oeclaralion, II des~rib<ed above, and futurlll amendmenls 10 Plals and Plans-Site Plan, II described abov". i
I
penainln, to llIe lIellible, resi~enlial condominium projKl. I
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7. Fulure Encumbrance hy Seller. Seller hereby sp"o.:itkally agr~es that in the ev.nllhal Seller shall. inl
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tII. future, .ncumber ils le,al lille 10 llIe Unil by mort,a,~. judjmenl. lien or olh.r .n~umbran..:e lhat any suo.:h!
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.ncumbrance shall be paid or r.leased allhe lime of final selllemem. .... herein provided. and lhallh. o.:onveyano.:. \,('
th. Unit by sptl:ial warramy deed from Seller 10 Buyers shall be (ree and dear of any su..:h fuaur. .ncumbran..:.. I
.,.
" 43CJ .,.. if'
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.
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a. PolISeulon. Possession of 1lI~ Unil shall boe d"li...eroed by S~lI~r 10 Buyers upon 1IIl1l elllcudon of lIIisl
Installment Salt A,reemenl, subjecIlo a Pre.Selllemenl l~ase amon'lh" pard"s hoer"IO.
9. AdJuslmenls. Thoe followinl adjuSlmenlS shali b~ made upon 1II~ dal" of lIIe execution of lIIis Insrallmenl
Sal. AlTeemenl:
A. School D1s1rlC:l Real Esllll. TLUS. Proralion of school dislticl reai eSlale lUes Is waived.
.. Count1snd Townshlp Sc:hool Dislricl Real Eslale Ta.'lel. Proralions of county IIll! IOwnship real eslat.
lIltll 11. walved.
C, Sewer, Sewer char,es adjuSlmenlS are waived.
D. Truh. Trash adjusanenlS are waived.
10. Futur. Real Esla.. TL'les. Buyers shall "" and remain responsibl" for 1II" ~ounly, lownship and schuul
dl!ulcl real ISlale lllles IISessed willi respeo:r 10 !he Unil after lhe dale of lIIe IX"cution of this Installment Sal.
Apllllltnt. County (1993), lownship (1993) and school dislticl (1993/94) .eal eSlale lllles shall be paid by 19uy.n
to 1II. rtllp4l:tivlt llllin, aulllorilY !Wllaler llIan lIIe ellpiralion of the 'fac" period' and shall. willlin thiny (30) d<lYSI
.teer paym.nt of .ac:h lall bill, sub mil a copy of lIIe paid lall bill 10 Seller. Failure 10 pay real eSlale 11.'l1S shan bel.
d"med a default hereunder.
I
II, Sewer, Trash and Utllilles. Efleclive lIIe dal" of lIIe ueculion of this Inslallmenl Sale A,reement, BUY.,!
lIlall be rllponslbl. 10 pay alllulUre sewfl char,es, lrllh II weUII aU ulililies used or c:onsumed In cOMl<o."tion Wilh
tlse Unit Includin., but not Jimiled 10. elec:tricilY, lelephont and the like. Seller shall have lIIe ri,hl. II lis oplion, 1"1
requIIlllIat Buy.rs provide ploof of paymtnl of sewer and !rash charles.
I
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U. f1nal Seulemenl. Final seltlemenl shall occur on or l1"fo'd March I. 1996 al a lim. and place mUlUall~:
.,reeablt 10 Buyers and S.Uer. In the evenllhal Buy"lS and Sell", cannol mUlUally a,,,. 1110 1II. lime and place 1)1'
said IInal Stnlemenllhen flnal$.ltt.menl shall occur on Mar.;h I. 1996 at 2:00 P.M. (pre~'3ilin'lime) in the law offi.;",
-6-
II
~'J'j,< 439 w~ Hi;.?
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of JoblllOn, Duffle. S!ewan & Weidner, 301 Marktl Slrt"l. Lemoyn", P"nnsylvania. In lIIe event lIIal March I, 1996 i
sllall fall on I Saturday, Sunday or holiday IIItn settltmtnl shall o.:.:ur on III" ntXll'ollowin, busincss day Illlle samt
time and place. Time shall deemed of lIIe essence willi r"sp"~IIO 11nal s"ttltm"nl.
13. Dtllvery or Deed. At lIIe lime of final settl"mllnl. Stll"r shall d"liv"r 10 Buyers, upon paymenl of lh",
llI.n r.malnln, principallo,elh"r willi any accru"" and unpaid inctresl, a sp"cia! warranty delld conveyin, llIe Unil
110 Buy.rs.
1... Realty Trlnsrer Tues. All realty uansfer taxes ass"ssed in COMIl~lion willi lIIe conveyance of llIe Unit
110 BuYlls sball be paid one-balf (In} by Seller and one-half (1/2) by Buyers al Ibe time of t1nalseulemellt.
15. Encumbrance by Buyers. Buyers shall nOlo willloUlllle prior writttn cons.nl of Sell.r, encumbtr lII"ir
equitable inleresl with respect 10 the Unil or any portion lII"r.of.
Ill. Condominium Documenls. By lilt execulion of III is IlUlallmcnl Salt A,r"emtnl. Buyers hereby confirm
lIIat Ibey received a Public Otferin, Slalemenl, eff"ctive as of AUiUsl 15. 1990, p"lUinin, 10 Laurei Hills North I
Condominium IlO,elller with a copy of 1Il. Declaralion, Amend",d and Reslal"d Declaralion, Bylaws, Amended 10111
Restated Bylaws, rialS and Plans-Sil, Plan, Fim Am"ndmcnc 10 Piau and Plans.Sillll Plan and oilier condominium I
docum.nlS. I
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17. Buyers' Default. Paymenl of all monies b"~omina due h"rllund.r by Buyers and lIIe performance of :1111
cov.nanlS and cOndilions of thi~ Inslalim.nl Sale Aareem"nc 10 b. kepI and p.rformed by Buyers are COndilion.1
precedent to lIIe performance by Seller of lIle covenanrs and ~ondili(lns of lIIis Inslalmenl SaI. AITeem.nt 10" k.ptr
I
and performed by S.lIer. In the even~Buyers shall fail for a period of !en (10) days alter llIey b<<ome dU'IO mak"'l
. any paymenlS required by this In.stallmenl Sale A,reement or should Buyers fail 10 comply with any olber covenanc
or condilion of lIIislnslallmtnt Sale A,recmenl on lIltir part 10 be p.rformed. Seller shall aive writt.n nOlic.lO Blly",,,1
of such d.fault and upon failure of Buyers 10 cur. said default within a period of thiny (30) days al'ter llIe ,ivlns I>r:
said wrinen nOlice, S.lItr may, ac ilS oplion. dedar" the then r"mainin:i prin.;ipal balan.;, due under thisllUlallmenc:
Sal. A.re.m.nclo,ether wilh any accruoed and unpaid inler",c. 1(1 tie forthwith due and payabl.: or S.ller may. MI ir.' I
option. declar. lIIis Inscallm<ilnt Salt A."emenl wminac",d anll all riShes and oblisacions under this Inslallmenl Sal",
.
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e0'J~ 439 i\ ~ ).~
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A,reement shall ceast and l"rmlnalt, and ali paym"nls madt by Buyers shall b" r"lain\ld by Stlltr II IiquldaloNi
,
duna.es (not as a ptnallY) for lilt US" of lIIe Unll by Buyers and 10 ~omp"nsal" Stll"r. In part, for lIIe removal oflll",I
propeny from lIIe markel, le,aI accoundne expenses and other exp"ns"s indd"nlai 10 1II1s lransacdon.
II. Confession of Jud.ment. In ClISe of such un..:ured detllull by Buyen, Buyen hereby sulhorlae andi
empower sny sUomey of sny court ot record to sppear for them and confess jud,menl for the lhen remalnlnK
principal b.lanct due under this Inslallment Sale A,reement 10lelher wilh lhe Inleresl remalnln. unpaid thereun
toc~ wtlh ny. (5'J1.) percent attorney's commls.slon, hereby \Vllivln'lhe rlllhl of t:fempllon Ind Inqulslllon
10 far a lh. Unll Is concerned. Or, Seller msy, Illls opllon,ln addhlon 10 any and all other remedl. sYllllllble
CO Sel.... sl law or equllJ, proceeclln sn Ictlon of ~eclmenl on lhls Inslallmenl Sale A,reemenl Iner d.fault I~
maele a Ifor"'d for the recovery of lh. Unll snd In such cu. Buyen aulhorllle and empower sny SUom.,. ur
soy courl of record 10 sppear for lhem In sn amicable action in ejeclmenl tor lhe Unil, 10 be enltl:'ed by lhe
Prothonotary In which Seller shall be the plalnlirt and Buyers lhe defendanu, and contess jud,menl for the Unll
sod .ulhorlze the Immediate Issuinl of a wrll ot posseuion (",Ilhoulaskine leave ot courl) wllh FI Fa clause or
COlt snd nv. (5'J1.) percenl allorney's commission (based on lhe unpaid principal balance), walvln, sll Slays und
exempllon laws.
Buyers:
:-71. . ..c -- '
27J.~-.,..___ -f,L ~./-__......J~
Thomll H. Lukowsk.i
- ."... ,; -:..-- .) ,7 .,' .",.,. ...,:...... // ./ ,-
/,'1.....,1 1/./'/?t';t1~~ /L'.-?_~",:,," ~"-:'""'_~ .......'~'-.._
.j Mary Norma J~~ne Lukowski
,,' '41"
,
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19. RIsk or Loullnsurance. Buyers shall bear lIIe risk of loss by 11,., olller perils, storm damale or <lnyl
oilier casually d.ama,.s 10 llIe Unit oCOjlnin, on or alter the dalt of lIIis Inslailmtnl Sale A,r<<menl. Unlilsuch tim..1
II S.lIer shall deliver lIIe special warranly deed conv.ying 1M Unillo Buyers. Buyers shall mainlain lIIe COndOmlniUm,1
Unit Owners' Endorsemenl providing fire and casuallY insuran,.. for lhe Unil (excludinl lIIe Common EI.m.nl'"
,
!Ocelller with liabilily insuran.:" tor th. Unil (excludinltht Common ElemtnlS). S.lIer shall bt dolSi,naled lilt Iou!
pay.. or additionai insured und.r the Condominium Unil Own"rs En.J,.mtm"nl and shall also bt d.si,naled' a los.,'
payet or mort,3,et on lilt Condominium Masler Casually and LiJtlililY P,'Iky. I
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10. Monlhly Condominium Ftc/Special Assessmenls. Buy"n shall eff\lClive th~ dale of thls Inslallmene Sale
A,reemene pay all monthly condominium f<<s (Common Charllcs) and sp,,~ial assessments assessed by the
Condominium Unic Owners' AS$o~ialion pertainlnlllo the Unil.
n. Inlllal Fee. Buyers shall pay, upon th" execulion of this Inslallmenl Sale Aareemenl, lIle inidal feolllu
rhe Unit Owners' A.ssocialion in the amoune of Three Hundred (S300.00) Dollars. The inlcial f.. is DOn-ret'undablll
Uld no ponlon of the inicial fee is repaid 10 Buyers in llIe ev"nlthat Buy"rs shali assi,n this InscaJlmenl Sale Aare.m'nl
or ocherwlse conv.y their Unie.
n. Maintenance. Buyers shall be responsible 10 mainlain the Unit and 1iI. Limielld Common EI.m.nll
wiped lO the Unit, II sel forth in liIe Oeclarallon, in lood ord"r and ,ood repair and condition and they .xiseed at
lb. of th, elllCulion of Ibis Inslallmenl Sale Allrccmenl, rcasonable wcar and lear al<.'ne accepted.
13. WlUTanlies. Seller (as Dedaranl) pursuant to !he P"nnsylvania Uniform Condominium Act, hereby.
warrants aaalnslstruc:nlral defectS in lIIe Unie (to include !he Common Elements). For the purposa of Ibis Para,raph
.sUllc:nIral d.fecu. m.1DI those def~u in compon.nll consislina of any Unit or Common Elemenl which requires.
repair, reDOvalion, alteration or replacemenl in whi~h ei!hcr (a) reduce lhe slability or safeey of lIIe slrucNre belo\\
"ceplabl. slandards or (b) reslri~lIli1e normal imcnded us. of all or part of 1iI" Sll'1l~rure. Th, fore,oln, sU\lcrur~1
warrancy sllall DOt be construed 10 mab Seller (as O"ciaranl) responsibl. for any ilem of mainlenance reladn, lO !hill
Unit or the Common Elemenls. The Sll'1lcrural warranlY pertaininll II' 1iI. Unil and liIe Common Elements wiJI expirel
two (2) years after th, dat. of this Inmllmenl Saie A,reemenl. Further. Scller hereby warrants for. period of onel
(I) year from th. dat. of this Installmenl Sale Allreem"nl lhe qualilY of material and workmanship for the Unil[
(llCcludiDa Common Elem"nts). : I.
24. Installmenl Sale ^.rtcment SubjICI 10 Condominium Documenls. This InscaJlmenl Sale A,r..menll
and Buyers' use and occupancy of llIe Unit are specifically subjecl 10 all provisions of the Oe.;larllion, II th. sam)
may be amend<ed from lime Co 11m., Plals and Plans-Sile Plan. as liIe sam" may be amended from 11m. 10 tim., thJ
,
Bylaws. to include the Amend<ed and Reslaled Bylaws) and liIe P"nnsylvania Uniform Condominium Ace. '
-9.
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25. Tender Walvecl. Tender of Ill. sp~ial warranlY d.ed and pur~has" money. II h.rein providecl, is herebY,'
waivlld.
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26. EnUr. Al"eemenl. This Inslalim.nl Sale Aare"m.nl ~onl3in5 th" "mire a,r""m.nl by and arnon, S.ller
and Buy.n and lIIere art no oth"r t"rms, obli,alions, covenanu. repres"nlalions. slatemenu or conditions, oral or
odl,rwbe, of any kind whauoever con~erninllllis sale. Th" provisions of this Inslallmenl Sale A,re.menlsupenede
IA)' snd all prior wrllia,s arnon, llIe panies.
27. NOllces. Unless otherwise provided herein, any nOli~" 10 b" liven her"under by eilller pany lO llIe other
allY be mad. by personal delivery in wrilin, or by cenit1"" mail, poslaa' prepaid, foIlUrn rCll:eipt requallld and shall
be deemed rec:eived II of llI"e (3) days from mailin,. Mailed noli~es shali be address<<lll see below,. but .ach pafly
all)' cban" dleit or iu addras by ,ivin, wrin.n nOlice 10 thoe other in a~cordan~e with this Paralflph.
If to S.ller:
Laurel Hills Oevelopmoenc Corp.
744 Weruville Road
Eaola, Pennsylvania 17025
If to Buyen:
Thllmas H. Lukowski
Mary Norma Jeanne Lukowski
11 S Peach Lane
Carlisie. PA 17013
28. Waiver. The failure of eilller pany lO insisl upon stricl enforcement 01 any of th, provisions of this
IAstallment Salt A,reem.nl shall DOl conslilule a waiver of tho ri,hl IU .nfor~emeDl 011ha. provision or Iny Olhdll
~
provision. '_ f
29. Descrlplive Headinas. The descriplive headings used herein ar" for convenien..:e only and they art nUl'.
Intended to Indicall all of die maner in iIle panaraph which follow the d4Scriplive headin,. Ac:cordin,ly. dacriPliJ
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Il.sdin,s have no alfect whauo"ver in detoerminina the rightS or obligations of the parties under llIis Installmenl Sal,,'
. A,r..menl. I
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~.~, 43<J ; ~',; 16f
~'J J" . ...
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30. lIoIocIlfleallon. Any chan,. or addillon 10 this Insllllm"nl Sal" Alr""m"nl shall be mad" in Wrilinl anul,'
,xl\.'\Illld by S"lIer and Buyers.
31. AssIIDllbUlI)'. Buy,m shall nOl assian all or any pan of lII"lr Inl"r"'l under lIIis Inslallm"nl Sale
A"..ment or all 0\' any pan of lII"lr inl"reSI willi resp"cllO 1II" Unit withouI th" prior wrinen consenl of Seller.
31. Ilndlnl Errect. This Inslallmenl Sale A,reem"nlshall Inut" 10 th" ben"fll of and shall 1M bindin, upl)n
, tIl. panles hertlO. lIl.lt resjleaive b"irs. execulOrs, admininralOrs 3/1.1 I'''~!l\illold :I$~illnees
3..1. nm. of lhe Essence. Time is hereby declarlllllo b" of Ill. essence willi respect 10 Ibis Inslallmenl Sale
A"eem.nl.
34. Recordin,. this Inslallm"nl Sale A,rnmenl shall b" reconled in lIIe Office of llIe RI\.'Order of Doted,
of Cumbolrland CounlY al Buyers' expense. The recordold Inslallmenl Sale Alreemenl shall be returned 10 Seller an.!,
shall be relained by Seller unlil final senlemenl as herein p~ovided. I
,
3$. Llmlled Power of Allorney. Buyers h"reby irr"vocably appoinl Seller, aclinllhrouah lIS officers. J
llI.ir anomey.in-facl for th. purpos. of execulinl and r".:ordinl in 1II. Offic. of 1II" Recorder of Oetds of Cumberlan.! I
County a quil-claim de\ld Iransf.rrinl and conveyln, all of Buyers' rilhl.lill" and InlereSl willi respect 10 the Unil anul
all of Buy.rs' rl&hl. lltle and inler~l with resp"':l 10 this Insllllmenl Sal. A,r"emenl to Selin in 1II. .venl of all,
uncured default by Buyers II herein provlued. Buyers. acknowledle by the elleculion of this Inslallmenl sal.:1
A"..ment. Ibat Seller shallhaveth. ri,hl, pursuanllo lhis Para,rajlh, 10 exe.:Ule ;and recurd a Quil-Clalm dud for lIIe
Unit terminatlnl any r1ahl. lille and inlerest lIlat Buyers have willi rnpect to said Unit and willi respto:1 10 Ihi.
laslallment Sale A,reement. ..
36. GOYlrnlna14w. This Aareemenl shall boe aovelOed lIy and consllll"d in accord3/lc, willllll. laws of lh)
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Commonweal III of Pennsylvania. .
37. Asslaned Parklna Spaces. In accordan.:oe willi 1II~ D.eclaralion. :1$ am"ndold. Parkina Space No.
Partinl Spa.:. No. 10 ar. Wi,nold 10 th. Unu.
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9 an.!
.11.
~1f)~ 439 w,~ if);
Defendants failed to make monthly installment payments that
became due and payable beginning 1 April 1994. Paragraph 17 of
the Installment Sale Agreement entitled "Buyers' Default" reads
aa follows:
Payment of all monies becoming due hereunder by
Buyer. and the performance of all covenants and
conditions of this Installment Sale Agreement to be
kept and performed by Buyers are conditions precedent
to the performance by Seller of the covenants and
conditions of this Installment Sale Agreement to be
kept and performed by Seller, In the event Buyers
ahall fail for a period of ten (10) days after they
become due and payable to make any payments required by
this Installment Sale Agreement or should Buyers fail
to comply with any other covenant or condition of this
Installment Agreement on their part to be performed.
Seller shall give written notice to Buyers of such
default and upon failure of Buyers to cure said default
within a period of thirty (30) days after the giving of
said written notice, Seller may, at its option, declare
the then remaining principal balance due under thia
Installment Sale Agreement together with any accrued
and unpaid interest to be forthwith due and payable: or
Seller may at its option, declare this Installment Sale
Agreement terminated and all rights and obligations
under this Installment Sale Agreement shall cease and
terminate, and all payments made by Buyer. shall be
retained by Seller as liquidated damage a (not as a
penalty) for the use of the unit by Buyers and to
compensate Seller, in part, for the removal of the
property from the market, legal accounting expen.es and
other expense. incidental to this transaction.
On or about 23 April 1994 the condominium was vacated. On
or about 1 May 1994 Defendant Mary Norma Jean Lukowski delivered
. letter to Plaintiff's office advising that as of 1 May 199..
Defendants would no longer be able to maintain the payments
required under the Installment Sale Agreement, In the letter,
Mrs. Lukowski stated "After much thought and effort, we are
2
<<dvi.ing you to take possession of the townhouse and we
understand under the terms of our s<<les agreement that we will be
forfeiting our investment and our monthly payments, Enclosed are
the keys that we have."
In response to Defendants' correspondence, Plaintiff sent
out a written notice of default on 13 May 1994 which stated in
part:
upon your failure to cure both of the above stated
defaults by providing payment to Laurel Hill.
Development corporation within (30) days of your
receipt of this letter a8 defined in Paragraph 17 ot
the Agreement, Laurel Hill. Development Corporation
may, at its option, either declare the rem<<ining
principal balance due under the Installment Sale
Agreement together with any accrued and unpaid interest
to be due and payable; or Laurel Hill. Development
corp<?ration may, at its option, declare the Install.ent
Sale Agreement terminated and all your rights
thereunder shall cea.e ~nd terminate and all paywent.
made by you can be retained as liquidated damag.s.
Thirty day. after the notice of default was .ent to O.f.ndant.,
Plaintiff decided not to dealar. the remaining. principal balanc.
due under the Agreement i1ll1llediately due and payable but instea"
exercised it. option to terminate all rights and obligations
under the Agreement and retain Defendants' payments of $19,434.68
as liquidated damage..
Prior to instituting this action, Plaintiff instituted a
quiet title action against. Defendants. Plaintiff then institut..d
this action claill.ing contr<<ctual d<<lIage. in addition to the
liquidated damages they have already received in the amount of
3
DX8ClU88IOII
D"'~"
.LaI.rI.. ... IIOf ALLIGID 8UrrIClIIMT WaClT8 TO STATI a
ClOG.nULI ClaUII ow aClTXOII UllDI. TBI X.STALLIIIDlT SALI AGallllDT.
Under the clear and unambiguous terms of the Agreement, upon
a brea~h of any of its terms by Defendants, Plaintiff had two
aeparat. and mutually exclusive course. of action open to it.
Upon Defendant.' default, plaintiff could have ~ither declared
the th.n remaining principal balance due under the Agreement
toq.th.r with any accrued and unpaid interest to be forthwith due
and payable or plaintiff could have declared the Installment Sale
A9r....nt and all rights and obligations under that Agreement
t.rminat.d and retained all payments made by Buyers "a.
liquidated damage. (not a. a penalty) ". Upon Defendants' default
plaintiff cho.. the .econd course of action.
In Penn.ylvania, ordinarily, a seller of real estate has
thr.. re.edies available when a Buyer repudiates a contract.
rirat, the s.ller can sue at law for damages, Second, in limited
.ituations, specifi~ performance .ight be available to a ..ller.
rinally, a.sump.it action at law for the purchase pric. of the
land and other damages is a third remedy which i. available to
.ellera. Such an action is conditioned upon the transfer of the
property to the buy.r and i. in effect a legal action for
.p.cifio performanc.. Trachtenbura ~ sib.rco station... ~,
417 Pa. '1', 384 A.3d 1309, 1211, 1212 (1918). In the pres.nt
action, Plaintiff has elected its contractual remedy. since it
6
has retaken possession of the condominium, it i. no longer in a
position to require specific performance or institute an action
in assumpsit for the full purchase price.
In electing its contractual remedy, however, Plaintiff i.
bound by the terms of the Agreement. The Agreement'. sole
contractual remedy once Plaintiff has retaken posse.Bion of the
property is to retain the payments made by Defendant. as
liquidated damages. It is hornbook law that where the purchaser
repudiates an agreement of sale of real estate containing a
provision for liquidated damages, what the vendor is entitled to
i8 the aum aqreed upon as liquidated damages. Lauahlin ~
Daltalden. ~, 191 Pa. Super. 611, 159 A.2d 26, 29 (1960); see
also U BAl PlYWood COIIIDanv ~ fA, 425 F,2d 151 (3rd CIR 1971) 1
K1Dg gf Prussia EnterDrises. Inc.. ~ Grevhoun~ Line.. ~, 457
r.supp. 56 (E. D. PA. 1978); and TUdesco 3LL Wilson, 163 Pa.
super, 352, 355, 60 A.2d 388 (1948),
Plaintiff, has retained Defendants' payments a. liquidated
damage.. Having exercised that contractual re.edy available to
it under the terms of the Agreement, Plaintiff cannot institute a
separate contractual action for additional damaqes, Sinoe the
term. of the Agree.ent do not provide for anything other than the
liquidated da..ges which Plaintiff has already received,
Plaintiff's Co.plaint fails to state a cognizable oause of action
under the Agree.ent and therefore Defendants' Prelblinary
Objections Bust be sustained,
7
PBMDIBG 'RIOR ACTIOB
PLAIKTI"" IB.TITUTIOB 0' A PRIOR QUI.T TITL. ACTIOB
co..TITUT.. A .IMDIBG .aIOR ACTIO. WHIC. 8Aa. T.. coaa.KT ACTIO..
In ord.r to sustain a Preliminary Obj.ctions on the basis of
p.ndency of a prior action, in .ach cas. it must be determined
that, the sam. parties w.re involved, the same rights were
a...rt.d, and the sam. relief was sought, procacina ~ Su..n,
301 Pa. Super. 319, 447 A.2d 1023, 1025 (1982). "As to the
av.rm.nt of lis pend.n. .., it is purely a que.tion of law
d.t.rminabl. from an inspection of the records in the two
cau..., " H.. (quoting the Pennsylvania Supreme Court in
H....nbruch ~ Markle, 194 Pa, 581, 45 A 699 (1900).)
Prior to instituting the current action again.t the
D.t.ndant. based on rights asserted under the Agr.em.nt,
Plaintiff institut.d a quiet title action against the D.fendant.
bas.d on that sam. Agre.m.nt. A review of the record of both
caus.. of action immediately r.veals an id.ntity of parti.s.
With r.gard to the oth.r two prongs of the t.st to .stabli.h lis
p.nd.ns, ordinarily if one of the pending caus.s of action is in
.quity and the other is at law, lis p.nd.ns would not be
availabl.. How.ver, the law in Pennsylvania for mar. than a
century has be.n thatl
Wh.r. a final det.rmination in the prior .uit would
con.titut. the d.tense of res adjudicata in the sUbs.qu.nt
suit, the general rule is that a prior action pr.dicat.d
upon substantially the same facts, though diff.ring in form,
i. a ground of abat.ment. A p.nding prior suit is aground
for abat...nt where a final d.termination in the prior suit
.
would constitute the defense of res adjudicata in the later
suit.
Wilkinsoo ~ Wilkinson (No.2), 48 Luz, L. Reg. 223, 225 (1957)
(citations omitt.d).
In Wilkinson the Plaintiff instituted two complaint., one in
.quity and one in aesuapsit. Despit. this, the court determin.d
that lis p.ndens was applicable stating "the partie. are
id.ntical; the facts pl.aded in both complaint. are, tor all
practical purposes the same, and only the torm of the prayer is
diff.r.nt.,..Either a judgment in assumpsit or a decree in equity
would constitute the defense of res adjudicata in the other case.
Plaintiff should not be permitted to try her case twice. She
should be requir.d to .lect h.r remedy." ~ See also Bozit.~Q
L. Hoffman, 51 Luz. L, Reg. 259, 260 (1960). In lis pend.ns "the
teet of identity of subject matt.r and relief is this - could a
judgment r.nd.r.d on the m.rit. in the prior action be pl.ad.d in
bar ot the s.cond action1,,2
This action and the qui.t title action meet allot the test.
nec...ary to ..tablish lis p.nden.. As discu..ed abov., the
contract on which Plaintiff base. both actions had a v.ry cl.ar
2The law in P.nn.ylvania applied by these court. was
.stablished by the penn.ylvania Supreme Court in Pittsburgh and
~ a.. t.Q... ~ IlL. Plusant II... L a.. t.Q..., 76 Pa. 481 (Slllith 1875).
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and unaabiguous liquidated damage. provision. Judgm.nt in the
qui.t title action acts as a bar to plaintiff pursuing any oth.r
option under the Agre.ment aside from .l.ction of the liquidat.d
da"9.s provision since those other options require title to be
maintained by Defendants, plaintiff has elect.d to r.tain the
funds which it has alr.ady r.ceived fro. Def.ndants as liquidat.d
da..g.s. The.. action. preclude any further action on the
Aqr....nt for additional damage..
For the for.going reason., plaintiff's quiet title action
a9ainst the D.f.ndant. constitutes a prior pending action and
D.f.ndants' Pr.liminary Objection. on that basi. mu.tbe
su.tain.d.
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On or aboul May 1, 1994, llIe Defendanl, Mary Norma Jean Lukowski, delivered aleller lo an olrlc. of tbe
Plaintiff advialnJ llIat u of May 1, 199<4, she and her husband would no lon,er be able lo m.1nllln lb. pa)'lDllltS
required undll lbe Insllilmenl Sale A,reemenl, and enclosed what appeared 10 be Ibe k.ys lO lb. condollliDlum IlIIlt.
By IIttIr dated May 13, 199", couns.1 for llIe Plalnllff ..nla NOlice of Defaull bolb cenllled and reJUlU' malIlo tbe
DefendllllS II Ibeir lasl known sddreas. Oeaplle lb. Defaull NOlie. and demand for paym'Dl, the Oefflld-nll have
failed lo au. lbe defaull within Iblny (30) days of lb. wrillen 1I01lce as required undlllr par.,nph 17 of lb. A,rtemlllt.
On October 12, 1994, Ibe Plalnlifl insliculed llIe pendin, aClion for dama,es .,a1nsl Ibe Defendanla seeklnJ
judament .,a1nslllle Def.ndanlS in lb. arnounl 01S 16,512.83 lo,elher wilb inleresl, COSlS ofsuil and lIIrtber liquidated
datnlJea which U'e caused by lbe Defendanls' conlinuin, defaull under lbe !erms and condilions of Ibe loslallmenl Sale
A,reernenl. Slmullaneous willi lbe tllin, of llIe dama,es a~llon, lbe Piainliff inslilUled a quiet lide actioD docteted lO I
number 94.5836 ClvU Term, seekln, 10 ciear llIe lido willi ",ard 10 llIe subjecl condominium unit. The DefendlDlS i
failed 10 answer llIe quiet lille Complainl, and as a resuh thereof, a defaull judlmenl was enlered by Judie Bayley on I
November 17, 199<4, ,ranlin, Plainlifl clear lide 10 llIe subject condominium unit. A lrue and <.:orrecl copy of lbel
Defaull Jud,menl and Order of Coun is alla~h\ld hereto, made a pan hereof and marked as Exhibit' A'. I
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The DefendanlS have filed Preliminary Obje~tions 10 lbe civil a~lion for damales in lbe form of a demurrer
alle,ln,llllllll. Plainlifl has no cause of action alaioslllle O"fendanls for dama,ilS, and aJl'lin,the Jl<Indency of II
. prior Ktlon. This Brief is IIled on behalf of lbe Plainlifl in Opposilion 10 the DefendanlS' Preliminary Obje<i:lions.
.
, _. """... ......, ... ... "...." ... ,....., .. .." ~,... Th;' ......, " ,"0, _""M .'" ..;
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III supPOrt of Defendants' preliminary objections In dI. naNre of a demurrer, dley anel' dlat under th. mma
of dI. bIItIIllIIIIIl Sale Alfeemenl, Plalnllff bid twO separate and muNally ,llcluslve courses of action.. set out In
parapaph 11 of the AIf..ment. parllfaph 17 provides thllln Ibe event of the D.fendanlS' default, the p\ainlIff may
Declare Ibe dlen rema\nlD' principal balance due under the Installm.nl Sale A"eement
toleth.r with any accrued and unpaid Inter.t, . . . or may declare this Installment Sale
Alfeement tIfIIll...Ie6 and all rlplS and obllllllons under this Installment Sale
Alfeement shall c.... and termllllle. and all paymenlS made by Buyer shall be
retained by Se\ler .. IIquldaled damlles . . .
Defendanls con!end Ibat this paraaraph alone selS forth die Plainllff'~ available remedies. However. the
Defeadanls' araument failslo like into conslderalion paralraph 18 of die Alreement which authorizes the Plainllffupon
default by the O.fendanll, to confess judament for the then remalnlnl principal balan..:e due under Ibe A"..mm
IOlether with Inlerest remainlna unpaid and 5" altomey's commission. Moreover, paraaraph 18 10es on lO provide
'or, Seller may. at ils oplion,ln sddltlon 10 any and all olher remedies available 10 Seller st law or eqully, proceed \
In an action of ejectment on dlis Installment Sale Alreement after deraull is made as aforeuid . . .' In the present \
case, the Defendanll failed 10 make mondlly inslallnlenl paymenll aruJlate chataoll paymenll for April 1994 throup
"""... ,.... __.~ bUod ro ,., "";,,,. .... ... ..w~ .m, ho" ...., ,... """"" J," ,.....1
well as 1993-94 school district real eslale tax, 1994 county/township real eslate lax, monthly condominium fees from
OoIcember 1993 dlrou,h October 1994 and caused various darnaae to the unit, all in violation of the !erms and
conditions of the Installment Sale A,reement. These variouS defaulls under the Aareemenl have been pl.ad In llIe
Complaina and serve as the basis for this a..:tkm for d;Ullales. \
As OIfendanu conc.:t1y point oul in th"ir brief. in Pennsylvania, ordinarily, the seller of real estlte has thr"\
(3) available remedies when a buyer repudiatOlis a conlfa~l. Tholl f1nl such remedy is that the sellOlir can sue at law for I
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0ln1__4IIlIllmNr2,IIlMIILHIMH/39962
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lImII and conditions of parqraph 17 and in particular parqraph 18 of lbe Installm.nt SaI. ^"eement wllldl provides
lbll Ill. Ieller may 'llerclse any and all other remlldies available al law or equily. As Ill. Defendants Ib.mselv.
ecllllend, an action for dlD\ll. is an avallabl. remedy for a seller upon a bruch of a real .w. contract.
It should be pointed OUl Iballbe O.fendanu have nol chlllenled the val idily of lbe conlract in lelllll of its
fofllllllon. Therefore. Ibe OefendanlS are subject co lbe terms of the Installmenl Sale A,reemeDl, whldl terlIII permit
lb. Plaintiff multiple remedies upon Ibe Defendanls' default. II is basic conlract law thallb. parti. are bouDd by th.
tmna of Ib.ir qreemenu. Slml!lOne v. Siml!lOne, 525 Pa. 392,581 A.2d 162 (1990). The lmIIS of lbe A"eellllnt
In this cue ,rant lIIe Plalnliff mulllple remedies includin, an action for unpaid principal IlId inleresl, retainl",
paymenlS II IIquidlled dama,es. confession of judllment or any olber remedy available II law or equity. As
D.f.ndanu themselves admll, an aClion for dama,es is available 10 a sell"r upon a buyer's defaull on a real estate
. contract. Accordin,ly, lIIe presenl aClion for darnalles is aulllorized bolll by law and under llIe lerms of Ill. SubjKl i
A,r..m.nl.
Therefor., lIIe Plainliff has pled sufficienl fa.;lS 10 "slablish a cause of action for damales resullinllrom Ill.
O.fendanlS' breach of lIIe Inslallmenl Sale AlIreemenl. and th"refor", Oefendanls' preliminary objeclions in lIIe nalUre I
of a demurrer mUSl "'" denied.
., PLAINTiff'S QUIET TITLE ACTION IS CONSISTENT WITH THE
PLAlNTIFf'S CAUSE OF ACTION FOR DAMAGES AND AS SUCH
DOfS Nor CONSTITUTE A PENDING PRIOR ACTION THEREBY
BARRING THE CURRENT ACnON.
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Pr.llminary objections in llIe narure of lIIe pllndency of a prior a('ion require llIe party raisin, th. defeMf 10 !'
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bear Ill. burd.n 0' show in, llIal in each <:'l.'IlIl III" same pani.s wert illVolved, the sam. rilhlS asscnlld and Ill. same '
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0071~W ImlMr2,1994IJLHItotH/39962
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rall" wu aoupt. Merely uaerrlnl only thalllle prior actions were pendin, Islnsufficienl. Procacina v. Susen, 301
Pa. Super. 392, 447 A.2d 1023 (1982).
!n Ibelr Brief, the o.fendanlS incorreclly Slale lIIat prior 10 inslilUllnallle currenl acrlon for dllllllea Plaintiff
lnatltuted a quiet lide ac;rlon qainst llIe OefendanlS. (DefendanlS Brief al 8). In facl, bolb lIIe dama,es and quiet lid. .
actions wer. med in Ibe Prolbonotary's office slmullaneously on OclOber 12, 1994. In revl.win, bolll Ktlons, It II
clear that the same panles are involved, however, the same ri,hlS are nolassened nor Is the sarno relief soupt. ne
dllllll_ Ktion Is seekina lO recover monetary dam.,es based on llIe DefcndanlS' breach of the Inslallment Sale
A"eement. The quiet lide action is seekln, 10 ciear lIIe litie 10 lIIe subject condominium unh so thaI is may be freely
lrlDSferred in the future. Since the relief souaht in each case is differenl, lIIe quiellille jud,menl does not act II res
judicata 10 the subsequenl damaalS action.
The Inslallmenl Sale A,,,em,,nl was re~ord\ld in th" Oftic" of th" Re~order of De\lds in and for Cumberland
County, Pennsylvania on March 4, 1993 in Miscellan\lOus Book 439. Paae IS7. As recorded, lIIe Inslallment Sale
Aareemenl creales a cloud on the tilie of the Plainliff 10 th" condominium unit and lIIe real propeny
in llIel
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condominium project known as Laurel Hills NOM Condominium I.
The law in the Commonweal III is thaI an aClion 10 quiellille may be brouahllO determine any ri,ht, lien, title
or interest in land or admit lIIe validilY, invalidity or discharlle of, any do~umenl. obli,alion or deed effeclin, any
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ript, lien, Ihle or inlerlSl in land. Pa. R.C.P. No. 1061(b)(2); .'imaill.. Township Authority v. Cily of McK~.pon, I
111 PI. Super. 377,90 A.2d 581 (19S2). An Allreemenl of Sale has the elfe~1 of vlltin, in the buyers' an equitabl.;
tille to the land. Payn" v. Clark. 4()9 Pa. SS7, 187 A.2d 769 (1963). There can be no doubl thai an Aareem"nt of:
I
. Sale of Real ESlale and recordin, ther\lOf CODSlitutes a cloud upon Plainliffs litie and the Coun has jurisdiction lo !
,
I d-.:r.. its can~ellalion of re~ord. Sh:q>iro v. Kazmi"uki. 283 Pa. 242, 128 A. 842 (I92S). An i1ction 10 quiet .ille:
0ln1>>OOOWD I J ImlNr 2, 1994IJLHlMH/39962
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,IvII Jurbdlctlon lo me Court lo undertake me removal of every typlll of cloud on lllle lO real eswe. Ray v. Guida_
... D. 4 C. 2d 2'1 (Bucks County 196.5). This wllme Plainliff's purpose In inslilUllnll such an a.:lion,
Plalnllff desires and is ealidlld lo a decree, lerminalinl and dischar,ln,l all ri,hlS which the OefendanlS, lbelt
b.lts and usllDS may have or ever bad m Ibe aforeaald property In me Inslallment Sale AlIreemenl so Ibll Ibe Plalnliff
. II Ill. owner In fee simple absolule and enlllled lo possession of said real proper.y. Wirhout sucb a decree Ill.
Defendanls would Slm have an equitable Inlerealln the unll, llIereby prevenlinll rhe Plainllff from transferrin, Ibe ualt
1IO amlrd party.
The eefendanlS arJUe Ibllme qulellllle aClion COll5tilutes a prior pend in, action and 15 such bars Ibe current
damaaea action. This Issue is very similar 10 liIe one faced by this Court in liIe ca.~e of Hempl Bms . Inc. v. GaroMik,
No. 9<t7 Civil 1990, affirmed. Copies of bolil liIe Iflal court opinion and liIe Superior Coun opinion are anached
herelo, incorporallld herein and marklld as ExhlbilS "B" and "C" r"specliv"ly. In llIal Cl5e, Hempl Bros. wlIllIe
oWlMlr of a Ifact of land and enlered an loslallmenl Sale Alreemenl for liIe lraCl wllil Garonzib. As in our case, llIe
A,reemlllnl WII recorded in the Offj~e of the Re~order of 0"""5. Th" DefendanlS subsequenlly defaulllld and as a
reault, me Pla/nliff .nlered jud,menl by conf"ssion in liIe amounl of $32,231.73 in April of 1986 and then inslilUled I
,a civil action whlcb "sulled in a judlm"nl allaiosllile Oefendanl5 in liIe amounl of $39,796.70 in September of 1988.
AIllIoup Ibe Plainllff was in possession of liIe premises, il fit"" a qui"l litie action in March of 1990. AIllIoulh llIe
Plaintiff had possessloll of the lfaCl of land, llIe COlin after a !rial entered a quiet lille order which was affirmed by
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,III. Superior Court. The Superior Coun opinion Slaled thaI under both the Sale A,reemlllnl and the Inslallmenl Land :
Conlfact law, 68 P.$. 1901 It seq., the Plainliff could maintain an aClion for dama,es as weI!ll an a.:tion for quiet. I
titl.. Section 9OS(a)(2)(d) of llIe InstaJlm.nl Land Con!racl Law provides "the Seller upon lerminatlon of any I
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IMlallm.nt land contract. may mainlain an a~tion for dam31u for brea~h of liIe conlfacl II hereinafter provided, or I
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an "'1ion for th. r~ov.ry of possasion of Ill. property as now provid\ld by law, or both.' 68 P.S. 1905(a)(2)(d). I
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0lr71~1 I "r2, 1994IJLHItoIHI39962
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In th. pr.ent ICllon. Ill. r.mlldles of an action for dlllllles and action for quiet tld. are IIItlrely coaslaltnt.
PrlCllcally ape."I".. II would do th. Plalnllff Iinle ,ood 10 have possession of th. condominium unlt wilhout . clear
dd.. Sllould lb. Plalnllff deslr. lo llanafer Ibe prop'rly 10 a IlIlrd parry, th. fact thillll. Insllllmenl SaI. Ap'1IIIItDI
II. belli recorded creates a cloud on th. lid.. Because of Ill. cloud, Plainllff's lide Is not mark.table. and th. unit .
CIlIIlOC be transferred wilhoul first oblainln, an Order 10 quletlide, which the Plaindff obliilled on Nov.mber 17, 199<t.
Prior lo Ill. quiet lide Order bein, sl,ned on Nov.mber 17, 1994, llIe DefendanlS bad a ripllO poallllloll
of lb. pr.mI.. As such, Ill. Plalnliff's claim for damaaes conlinues oniy 10 llIe dale of lb. quiet lid. Jud.ment,
Nov.mber 17, 1994. The Def.ndanlS ar&Ue thalth. Plainliff's sole conlraccual rem""y one. il bll relat.n possession
of th. properly Is 10 retain llIe paymenlS made by Defendants as Iiquidaled damaaes. (DefendanlS' Brief II 7). lb.
Plaintiff WII unabl. 10 retake ll:tUal le,al possession of llIe unil prior 10 llIe quiet lid. judJlllenl. As such, dI.
Plalntilf'srecoverabledama,es conllnuelllrouah and Include November 17, 1994. See~emDl Bros..lnc. v. a.roMit,
Supra.
In their brief Defendants cile!he cases of},'Lillcinson v. Wilkinson, 48 Luz. L. Re,. 223 (1957), and Iknils~o
v. Hoffman, 51 Luz. L. Rea. 259 (1960), for the proposilion thallhe Piainliff shouid be required 10 .Iecl ils remedy. I
. Bolb llIe Installmenl Sale A,reemenl and lIIe lnslallmenl Land Conlra~l Law, 68 P.S. I 901 et seq., provide llIe l
. Plaintiff with multiple remedies for llIe OefendanlS' default. 'rhe Plainliff in !his case chose 10 .xercise lWO (2) of Its
available remedies; an aClion allaw for dam.,es, and an aClion for quiellide. Bolli aClions are consi~tenland available
I
It law 10 lb. Plalmiff. The fact llIallll. Plainliff oblain"" a jud,menl for quiet lide does not bar Ill. Plalntiff from I
pursuln, other available remedies, includin. llIe currenl aclion for dama.es.
objections must be denilld.
Th.refore, Oef.ndanlS' preliminary i
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CDTD'ICATE OJ' SIlRVlCE
I, JoeepII L. HllChlDp, of Ill. law firm of JoblllOn, Duffle, Stewart" W.ldner, aaorneya for P1alDdff, LaunI
HUla Developllltlll Corporllloll, do hereby certify Ibat I served by hand dellvllln, s true and correct copy of tbt
..acllld Brief III Opposltlon lo Def.ndUlIS' Preliminary Objections upon lIle Counsel listed below:
J. Bart DeLoM, Esquire
ADd.., VauJhn 4 Ban,s
'2' Norlh Twelfth Street
L.moyne, PA 17()t3
...
Dat.: I l - ':l. ' q ...(
,.~' i. 'r~ .Ivd~
. Joa.ph L. Hltcblnp C
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001'~''''''''' '~WDMHIS"'2
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Plaintiff
IN THE COURT OF COMMON PUAS OF
CUMBERLAND COUNTY. PENNSYLVANIA
NO. 84-5138 CIVIL TERM
LAURIL HILLS DEVELOPMENT
CORPORATION.
VI.
QUIET TITLE ACTION
THOMAS H. LUKOWSKI Ind MARY
NORMA JEAN LUKOWSKI.
Deflndlnts
ORDER Oil COURT
AND NOW. this -L:1.- dlV 01 November. 1994, In Affldlvit 01 Service of the Complaint with
Notiee to Pleld ha~'ing been filed. end no Inswer having been mlde bv the Defendlnts. upon
eonslderation 01 the Motion 01 the Plaintiff pursuant to Pa,R.C.P. No. 1066(1). it Is ordered that I
judgment bV delault be entered aglinst Oelendants. Thomas H. Lukowski Ind Marv Norml Jean Lukowski.
Ind it i. further ordered, Idjudged Ind deer..d IS follvws:
1. Plaintiff is the owner In I.. simple Ind entided to possession of I condominium unit situlte
In ElSt Pennsboro Township. Cumberland County. Pennsylvania. known IS Unit No. D-221O.22.G
Idetached garage) together with an undivid.d 6.930/0 interest in the Common Element'. said Unit. together I
with the undivided intlr.,t in the Common EI.m.nts.II' id.ntiti.d In the Declaration. dated April 4. 1989.
flcorded In the Office 01 the Record.r 01 D..d, 01 Cumberland County in Miscellaneous Book 362, Page
661 Icreating "Laur.1 Hills North Condomini'Jm I") and in the Amended Ind Rutated Declaration, dated
October 15. 1990. recordlld in the' Ollio::e 01 the Recorder 01 Dllds 01 Cumberrlnd County in,
Miseellaneous Book 388. Page 483. and Plats and Plans. Site Plan. "eorded in the Office 01 the Reeorder I
01 Dlld. 01 Cumberland Count., in Plan Book 57, Page 126. and the First Amendment to Plat Ind Plans. i
Site Plan. fleorded in the Ollie. 01 the Recorder ot Oeeds ot Cumberland County in Plan Book 60, pagel
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102; I
,
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2. The Ottendants Thomas H. Lukowski and Marv Norma Jean Lukowski hive no claim. es"". i
",ight. titl',. lie". or int.rlSt whalSoever in or to said eondominium unit or Iny pan thereol;
001'30-4OClWNo.lllllu n. '~WDlNHlSNQ .
.
Plaintiff
IN THE COURT OF COMMON PLEAS 0"
CUMBERLAND COUNTY, PENNSYLVANIA
NO. 94-5638 CIVIL TERM
QUIET TITLE ACTION
LAUREL HILLS DEVELOPMENT
CORPORATION,
VI.
THOMAS H. LUKOWSKI and MARY
NORMA JEAN LUKOWSKI.
Oefendantl
MOTION FOR DEFAULT JUDGMENT
The Plaintiff. Laurel Hills Development Corporltion. by its undersigned attorneys. files this Motion
for Delault Judgment Igainst Delendants and In suppon thereol avers the following:
,. This Is an action to quiet title in which Plaintiff requuts that Delendants. Thomas H.
Lukowski and Mary Norma Jean Lukowski. and any person claiming under Oelendants. be permanently
enjoined Ind loravlt batted Irom ISserting any claim or interest In or to real property described In
Plaintiff'a Complaint. e copy 01 whieh is anached IS Exhibit" A".
2, Attach.d IS Exhibit "il" is an Affidavit stating that a Complaint containing a NoticI to
Delend was served upon Oelendants and that Oelendants have not lIIed an answer to the Complaint.
3. Attaehed IS Exhibit "C" Ire copies 01 the ten day Notices to Enter Oelault Judgment which
were .ant by regula; marion November 2. 1994. to the Oelandants at their address where orlginalllrviee
01 proelSs was made.
[
4. Pa.R.C,P. No, 1066(al allows the Court to grant appropriate raliel upon affidavit that a :
Complaint eontaining the Notiee to Oelend has been served and Oalendants have not filed In answI'. l
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JUl ~ I, 1991
JOHNSON. W~t:lf
STEWART AHD WElDNER
I IN THE COURT OF COHMON PLEAS OF
I CUHBERLAND COUNTY, PENNSYLVANIA
I
I NO. 947 CIVIL 1990
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HEHPT BROS" INC.,
Plaintitr
:
DANIEL A. GARONZII,
SAHUEL GARONZII a/k/a SAMUEL
C. GARONZIl and their heirs'
and a..igns,
.
Defendants
IN REI CIVIL NON-JURY TRIAL
Before HOrrER( J.
ORDER or COURT
AND NOW, 10;;; z... 2, I qq , , pursuant to
the opinion filed thi~~:~ it is ordered, adjudged, and decreed
as follOWS:
1. plaintiff is the owner in fee simple and entitled
to possession of certain real property situate in the Borough of
Ht. Holly Springs, Cumberland County, Pennsylvania, which is
tract na, 4 as described in a deed from Max C. Hempt and Hartha
O. Hempt, his wife, and L. T. Hempt, also known as Or. L. T.
Hempt and Margaret R. Hempt, his wife, to plaintiff, dated April
19, 1961, and recorded in the Office of the Recorder of Deeds of
Cumberland County in Record Book E-20, page 282, said deedbe1ng
recorded on April 28, 1961.
2. The claims of defendants Daniel A. Garonzik and
Jeffeey Gaconzik, as Executor in the Last Will and Tellamant of
Samuel Garonzik, and all who claim title under Samuel Garonzik,
a/k/al Samuel C. Garonzik, in and to said ceal property .ce
without any ,i~ht whateve~, and said de'e~da~ts have no claim,
e.tate, r19h't. tltle, lien, oc interest w!'1ate'!!c in or to lald
real p~op.rty or any part thereof.
DWDlDecelllbcr ll, 19901511
FilE COPY'
P1ainclff
IN THE COURT OF COMMON PLEAS OF
CUMBERLAND COUNTY, PENNSYLVANIA
NO. 947 CIVIL 1990
AcrION TO QUI!T mLE
HEMPI' nos" INC"
VI.
DANIEL A. OAJlONZIK,
SAMUEL OAJlONZIK alkJa SAMUEL C,
OARONZIX 11I4 their belrs and ualpl,
Defendants
I
The above entitled action bavin, come before this Court for trial on December 14, 1m, bel'ore thll Court !
linin, wilhout a jury with David W. Deluce, Esquire appearin, as anomey fot Plaintiff, and Defendants bavln, been .
duly served with the Complaint and bivin, filed an Answer and havln, been duly served with Notice of Trial and
fallin, to appear; lbe Plaintiff bereto bavin, introduced evidence botll oral and documentary, the Court havln, heud
. and considered the evidence and atsuments of counsel; and tile Court hlvin, reviewed Plaintiff, propqlecl ftndin"
of fael Iud conclusions of law;
ORD~R OUlrrlNG TITLE
NOW THEREfORE, it is ordered, adjud.ed, and decreed as followS:
I. PIIimiff is the owner in fee simple and entitled to possession of certain real property situate in the
Borou,b of Mt. Holly Sprin,s, Cumberland County. Penn.sylvania, which is tra~t no, 4 as described in I doled from,
Max C. Hempt and MU1ha D. Hempt, his wife, and L.T, Hempt, also known lIS Dr, L.T. Hempt and Mar,uet It '
Hempt, bis wife, to Plaintiff daced April 19. 1961 and recordod Int he Office of tile Recorder of Deods of Cumberlan6 .
County In Record Book E-20, Pa,. 181. said deed bein, recorded on April 28. 1961 and tract no. 4 deacribed, as
follows:
,~
ALL THAT CERTAIN tract of land .ltuate In the Borou,h of Mt. HoUy Sprln,.,
Cumberland County, Pann.ylvanla, more partlcularly bowu1ad and dllcrlbed II follow., to will .
BEOINNINO at a .take on line or land formerly or tha Mt. Holly Papar Company, now or
formerly of Mllllcant Klt~mUlor, IIld point beln, North 311 de,re.. 2S mlnut.. W..t, 443
r..t, mon or Ie.., alon, laId Une froM the centor of the road l..dlnl from Mt. Holly
Sprin,. to Cul,hud and known II Mountain Str..tl thenoe by IIld land now or formerly of
. Millicent KltamUler and land now or formerly of Cholmer. Tonor, Nor th 3SI delre.. U
mlnut.. Wilt, no f..t to a corner fence PO.tl thenco by land now or formerly of MUlleont
Klt~mUler, North 39 de,r... 10 minutes W.,t, 238.5 r..t to an Iron pin; thence by Ilnd of
Oeorle E. Foote and F. Wilson, North 43 de,r..s 45 mlnutll Ea,t, 511 het to a point;
thence by tho wastern .Ide or East Str..t utended, by land or f. Wllaon and Oeorle I.
Foote, North 40 de,r"s Wilt, 456 f..t to a polntl thence across Jut Str..t ntended and
by land formerly of Oeor,e Naulle, now or formerly of Olcar Spertzel aneS othel'l, North 40
de,re., 30 mlnut.. East, 835 f..t to an Iron pin; thence alon, the w..tern .Ide ot I tarm
lane, by land now or tormerly of Joseph Stover and Thoodore 'ahn.. took, South 40 delreu
30 mlnute6 Eu t, 1440 feat to an Iron plnl thence by land beln, retained by Theodore A.
Tichy and Annlo L" Tlohy, h(' wllo, South 42 do,r... 30 minutes Wost, 1317.8 f..t to tho
Place of Be,lnnln" Contalnln, ')C" acrll, more or loss. ,
. ;.Z-
SUBJECT, however, to (1) the rl,ht-of-way or RudIn, Rallrold Company, whloh cross..
said tract In a oorth-,outh directlon; and (2) any ouemont, for ,tr..t purlo'ous exlstln, In
the 48 f..t wide strl" of land Immodiately adjacent to ustward &Ion, the e..tern lino of
land of Goorie E. Foote and F. WHson, a, above ..'....d to, from the Northe..t corner of
land of Oeor,e E. Foote to tho Southoast corner of land or F. Wll.on.
TOGETHER with I rliht-or-wlY 35 hat In width to be used In common by the parties
he..to, tholr heirs and assi,n., over, alon, and u~on the Southerly 33 fa..t or the land of
Theodore A. Tichy and Annie Lee Tichy, his wife, leadine from Mountain Str..t to the lands
herein convoyed, and to,ether also with a ri,hl-of-way 15 f..t in width o'llr, alon, and upon
the private ro.d on the northerly ,Ide of the land or Theodore A. TIchy and wire, lead In,
from MOWltain St,'eat to the land herein conveyed, for the uu In common of the pa~tles
hereto; both or the rights-of-way to be ror the ~ur~ose of Ingress and a,ress by Grantor
herein, Its ,uccessors lIRd us~lgns, in common Wltll the Grantee herein, hIs heirs and as.t,ns;
and wIth ru~ect to thll 15 root rliht-or-way to be used In common by tha parties hero to,
and ,ueh oth.. parsons who may hava acquired tho right to tho use of the said r1iht.o'-way.
BEING the same tract which Max C. Hem"t, ot aI, by their Dead datad ^"rl1 19, UGl,
and racordod In the Cumberland COWlty necorder 01 Deeds OWce In Dead Book "E", Volume
20, Pa,e 282, conveyed to Hem"t 8ro,., Inc., the Grantor herein, EXCEPTING 'rom 'he said
tract a""roximately .386 acres which Hompt Bros. convoyod to HoUy Industries, Inc. by It.
daad racorded on Fabrull'Y 5, 1919 In the Cumbertond COt.lnty Recorder 0' Deeds Off Lee In
Dead Book "0". Volume 28, Page 936, which laid tract Is ahe sot forth In a plen recoroded
In saId Reoorder's OHlce In rlon Bool< H, "eio 121, and an a~proxlm.te 1.0 aava traat
convoyod by "am"t Bro.. to Me. Itolly Spdn,s Ilorouih In a deed UQov;lod on July !t, usa
In the Cumberland COt.lnty Recorder of Dead", OUice In Dead bool( "N'. Voluma 211, 'a,. 3U,
which lrao: Is .Iso ..t torth In a "Ian f7' d in 1M! r.soorder'. OWOI In Pia" Book 3 . Po,o
100.
. "
I ? II
I.'" j
... I. ..j~, ~_~~1
. l I l \ - .
~
DWDIDectmber II. 1990/Sll
.
,.
"
""..1
2. ne clalms of DefendanlS DlI1Iel A. Oltonzlk and Jettrey Oltonzlk u EXIC\Ilor Inth. Lut W11l and
rawnent of SlIDuel OWnzlk. and all who claim lltle uncl.r Samuel Oaronzlk a/kIa Samuel C. OWnzlk In and to
..1c1 real property III wlthoul any rl,hl whalever. and .ald DefendanlS have DQ claim, lltate, rlpl, title, lieD, or
laterat whatever la or 10 .aId teal property or any part thereof;
3. ne Anlcl. of A,reemenl tor the IMtalrmenl Sale of Real Ealale recorded 111 th. Offtce of the
Rec:or4tt of Deeda of Cumberland County In MisceUaneoUJ Book 302, Pa,e '32 is canceled and III the rl,hlS, If any,
of Defelldaau DlDlel Ownzlk, Samuel Oaronzlk a/kJa Samuel C. Oaronzlk, and III helts who may clalm tltIethrou.h
11111I10 this Articla of A.reement Ite hllnlUished and canceled.
... Defendants, Daniel A. Oaronzlk, Jettrey Ciaronzik, Samuel Ciaronzlk a/kIa Samuel C. Oaronzlt lad
all ptrIODI clalmlDa under him Ite hereby permanently eqJolned from w'nln, any claim, estate, ,Ipt, tltI., 'lilli, or
Inlerat la or to .ald real property or any part thereof.
BY THE COURT,
Dale:
Cieor.e E. Hoff'er. Jud,e
v.
IN THE COURT OF COMMON PLEAS OF
CUMBERLAND COUNTY, PENNSYLVANIA
NO. 947 CIVIL 1990
HEMPT BROS., INC.,
Plaintiff
DANIEL A. GARONZIK,
SAMUEL GARONZIK a/k/a SAMUEL
C. GARONZIK and their heirs
and asaigns,
.
Oelandants
IN REI CIVIL NON-JURY TRIAL
Before HOFFER, J.
DECISION OF THE COURT
, Facti
Plaintiff, Hempt Bros., Inc., is the owner of a tract
of land situate in Cumberland County. On Deeember 27, 1984, the
plaintiff contracted for the installment sale of this tract of
land to the defendants, Oaniel and Samuel Garonzik. This
agreement was recorded in the Office of the Recorder of Deed..
Since this agreement was signed, the defendants have
defaulted bi' having made only one payn'Elnt of principal in the
amount of $4,000. As a result of this default, plaintiff entered
a Judgment by Confession against the defendants in Cumberl~nd
County in the amount of $32,231.73, plus interest, on April 30,
1986. Plaintiff also instituted a civil action in Cumberland
County, which resulted in II judgment in its favor and aglllinst the
defendants in the amount of $39,796.70, plus interest, on
September 2, 1988. To date. neither of these judgments has been
satilfied and both remain of record.
Tht present un?aid principal bala~ce under the original
agreement, which is still owed to plaintiff, amounts to $26,000.
'47 CIVIL 1"0
Plaintiff has al.o continued to pay real eltate taxe. on the
property, even though this wal the d.fendant'. obligation, in
order to avoid the property being sold for non-payment of taxe..
Defendants al.o owe the plaintiff interelt at the rate of 12' per
annum from 1985, and attorney'. fe.. under the terms of the
agreement. The balance due the plaintiff, including both the
principal and th... additional expense., is greater than $50,000.
Plaintiff filed this action to quiet title against the
defendant. on March 13, 1990. public notice, pur.uant to an
Order for publication, was,given in both the Cumberland Law
Journal and The Evening Sentinel, a Carlisle Newspaper.
Defendantl Daniel Garonzik and Jeffrey Garonzik, who is the
Executor of the Estate of Samuel Garonzik, the original
defendant, now deceased, filed an answer with new matter. The.e
defendants were not present at the pretrial conference, but were
duly served with the Notice of Trial and the Court's pretrial
Conference Memorandum by the Sheriff of Cumberland County.
DiscUS8io~
Defendants raise basically two issues in opposing
plaintiff's Motion to Quiet Title. First, they assert that
plaintiff may not maintain an Action to Quiet Title subsequent to
obtaining a judgment for the purchase price of the property plus
damagel which remains unsatisfied, and that to allow such an
Action would be unconscionable. Second, defendants allege that
plaintiff hat not pleaded and proved the required facts for an
Action to Q~iet Title, and must instead pursue an Action of
Eject:a~t. ~~e3e i33~~S !:~ addressed b!low in turn,.
.
-2-
, .
'.7 CIVIL 1"0
A. May plaintitt maintain an Action to Quiet Title
atter having previoully obtained a judgment for the
pureha.e price ot the property plus damage. whieh
remain. uns.ti.tied?
In 1'86 and 1988, plaintiff obt.ined judgmentl for the
purcha.e price of the property against the defendantl.
Detendant. h.ve failed to satisfy this judgment in any way, yet
m.intain that plaintiff may not pur.ue other remediel again.t
them. Not only i. .uch an ...ertion illogical, it i. .1.0 in
contradietion to the Article. of Agreement betw~en the partie.
wbich provide. that the "seller.' failure on any occasion to
entorce .ny rightl or exereise any remedy shall not constitute a
waiver ol .ny delault or the right to e.erci.e any remedy."
(emph.ais added) Oelendants have failed to re.pond to
plaintift's lirst attempt to enforce its legal rights, and
plaintiff must now be allowed to pursue other remedies.
Although plaintitf may not pursue inconsistent remediel
by suing for the purchase price and suing for the premises at the
.ame time, Piersol v. Neill, 63 Pa. 420, ____A. (1869), such
is not the case here. Plaintiff has stated that any judgments
shall be reduced by the amount ol the unpaid principal and shall
only refleet costs incurred as a result of the defendant's
bre.ch; it i. not attempting to take back the property and at the
s.m. time claim the purchase price. Accordingly, there is
nothing unconscionable about maintaining an Action to Quiet Title
when the right to recover th~ purchase prLce is relinquished.
!. p.~s pl~lr.tLff pleaded ar.d p~over. tne
.
"3-
'47 CIVIL 1'90
n.c....ry flet. for .n Action to QUiet Titl.?
Th. Agreement ot S.le between the p.rtie. ha. pllc.d I
cloud on the title of this realty which mUlt be remov.d before it
cln b. fre.ly trln.t.rr.d. Sh.piro v. Kazmi.r.ki, 283 PI. 242,
128 A.2d 842 (1925). D.t.ndantl claim that an Action of
Ejectment i. the appropriate r~m.dy here, but .uch .n IctioR
would only give pllintit! a po.se..ory int.r..t in the prop.rty,
erennln v. Shore Brother., Inc., 380 Pa. 283, 110 A.2d 401
(1955), the cloud on the title would .till r.main. The pllintiff'
would not b. able to conv.y the prop.rty, and ....ntially would
have no more interelt in it than at pre..nt. An Action to Qui.t
Title il the more appropriate remedy in thil caae ~wh.r. an
action ot .jection will not lie, to determine any right, li.n,
title or interest in the land or determine the v.lidity or
discharge of any document, obligation or deed affecting any
right, lien, title or intereat 1n land.l The facts of this ca..,
al pl.aded and proven, show that .uch an order is approprilte and
.
nece.sary.
Conclusion
Plaintiff il entitled to an Oedee Quieting Title on the
llnd in qu.stion. Def.ndant', objections are without merit, IS
pllintitf is not attempting to pue,ue inconsistent rem.di.s
against th.m and has set forth the neces,ary facts to obtain such
.n ord.r. D.fendants have had ample time to eetain the prop.rty
by paying th. purchas. peic. to the plaintiff. B.caus. of th.ir
...........
1 Pa.P..~.p. lO~2"bl(2l. (e~?h~s1! a~ded}
-4-
.....,....~""',0It. ,....... ... _..... .
, .
... .. c
"
"
"
..
.
J..AU023 (19511)
MAY 0 (. 1.992
.
HJMilT BROS., INC..
.: :il'<;I:/':, CUFr I E
SWI,1,iH #.:,0 wtIO~:~ IN THE SOi'ERIOR CO:""R't' 0;
) PE~~SYLV~~IA
)
)
)
)
)
)
)
)
)
)
Appellee
v.
DANIIL A. G~'ONZIK,
SAMUlL GARONZIK a/k/a S~~L C.
GARONZIK, and their heirs and
a..igns ,
Appellan~s
No. 00515 Harrisburg 1991
BBFORE:
Appeal from the Order ot the Court ot Common
ple.s, Civil Divilion. ot cumberland County a~
No. 947 Civil 1990.
POPOVICH, HUDOCK and HESTER. JJ.
MEMORANDUM:
r~tED, Key 4, 1992
O.niel Garonzik and Jeftrey Garonzik (Garonzikl), the la~ter
being exec~:or of ~h. el:a:e of S~~uel Garonzi~. appeal the order
of the trial cour~ whicr. quieted title to a piece of real properey
loca~.d in Cumberland County. Penr.sylvania. in favor of K.~p:
Bros., I:1C. (Hemp: Bros.). We affirm.
;ollowing are the faccs as found by the trial courc:
~t~~: arol.. :r.:., ~s the o'~er o~ a tract o~
land .ituate in Cumberland County. On Oecem.
cer 27, 19H, (Hema>': aros.] cO:'.':racted for the
installment la1e of this trac: of land to
. . . Daniel and Samuel Garonzik. This agree"
~enc was recorded in the Office o~ the Record.
er or Deeds.
Since this agreemen: was signed. (GaronziksJ
have deraulted by having ~Ade only one payment
or principal in the amount of $4.000. As a
rU'..l: o~ this default. (He:np~ Bros.] entered
a Jud~e~t by Cont.ssio:'. against CGaronzikl]
in C~~.rland County in the LT.O~:'.: of
532.231.73. ~luI interese, on April 30. 1986.
Cr.empt 8ros.1 also instituted a civil actio:'.
in Cumberland County, which re.ulted in a
:'_:i~,!:-.: ~:-. ::3 ~!'..:= 3.::: 3.3'1::':-:3: ('j3.:-'::".:~~<'~
~~ th~ ~~?~~~ o~ Sli,7~6,70. plul in:ere.:. O~
9.p~'!tl".b.r 2. 19H. To da~e. n.i.lti'ler of tile..
Jl A11023 (1991)
.
.
jud~ene. ha. been saeisfied and boeh remain
0= record.
The pre.lne unpaid principal balance under ehe
original agreemene, which is seill owed to
plaintiff, amounes to $26,000. (Kempt Bro..!
hat also continued to pay real e.eate taxe.
on the properey. even though thil was the
defendant" obligation, in order to avoid the
property being .old for non-payment of taxel.
(Garonzik.J allo owe (Kempt Brol.J interelt at
the rate of 12' per annum from 1985, and
attorney" feel under the terme of the agree-
ment. The balance due (Kempt Bro..J, in-
cluding both the principal and th..e
additional expeD.e., i. greater than $50.000.
(Kempt Brol.J filed this action to quiet title
againlt (GaronziklJ on March 13, 1990. Public
Dotice, pur.uant to an ,Order for Publication,
wal given in both the cumberland Law Journal
. and The Evening Sentinel, a Carlille New.pa-
per. oeeendants Daniel Garonzik and Jeffrey
Garonzik, who il the Executor of the Sstaee of
samuel Garonzik, the original defendant, now
deceased, filed an anlwer with new matter.
(Garonzikll were ~ot present a: the pretrial
conference, but were duly .erved with the
~otice of Trial and the Court'S pretrial
Conference Memorandum by the Sherife of c~~-
berland County.
opinion of the Ronorable George E. Hoffer. July 22. 1991. at pp.
1-2.
The ilsue before this Court is whether, having obtaine~
judgments A;&ir~st Garonziks eo: tha ~oney owed under t~e ins:all-
ment lal.s contract, Hempt Bros. il also .~titl.d to a~ order
quieting title in itl favor where the jud~.ents have not been
satisfied and He~pt Srol. wishe. to transfer the property to a
third parey.
Hemp: Sros.' reque.t eor clear title spring. fro~ it. desire
:0 c:a~3:!: c~~ 9:~~~::Y :~ a ~~i:~ ;~::y. 7~~ :i:~~~~~ ~~J:~::.
ment lale. agre.~.nt createl a cloud on Hempt Bros.' title. k~
.2.
J, 'AU,Q23 (lUl)
..
,
. ,
order removing the cloud is necessary to accommodate Hemp: Brol.'
intended transeer of the property,
The trial court's order statel that Kempt B:ol. il the owner
in eee simple and entitled to pO.lel.ion of the real property
situate in CUmberland County. pennlylvania. The claim$ o~ the
Garonziks, continue. the order. "in and to .aid real property are
vithout any right whatever; they have no elaim, e.tate, right,
title, lien, or intere.t whatever in or to .aid real property or
any part thereof," Order of the HOnoraDle Geo~ge E. Hoeeer, July
22, 1991. Thi. one.page order doe. not mention either oe the
judgments entered in Hempt Bro.. eavor or how the quiet title
order afeects them. if ac all. However. in hil opinion, Judge
Hoffer note.. " (Hempe Bros.] has stated that any judgmenes shall
be red~c.d by the arnounc o~ the unpaid bal~nce and Ihall only
reflece costS incurred as a result of (GaronzikS'] breach; (Hempt
Brol.] is not attempting to eake back t~. properey and a: the SL~e
time claim the purchase price." Opinion at p. 3.
Garonzika raise twO errors in challenging ehe trial court's
order. First, Garonziks claim that Hempt Bros. may not ~~intain a
quiet title action in a1d:tion to obtaining a jud~.ent ~o: the
purchase F:ice of the p:o~e:ty; to allow both of these rerne.
die. would be unconscionable. Second. Garonziks argue that Hempt
Bros. has no: pleaded and proved the required factS for a q~i.t
title ace.io:'l.
The c:ux o~ Garo~z~~I' unconscionabiliey a:i~~an: c~a:act.:.
::11
~I ,.-.-.'.-..' '-a .". ~.-~~;1l. 9..~...a'. '~'I "a-_-
.. _.............,_....-;;.... ...... ....... ..-a...':OI...I.... ~ ........._';;1_ -.I ..';ilI..........
. .
===!. !.~4
~h1., C.I., Accordin? ~o oaronziK.' arg1.1..\'\.n~. ~n. la.... 0: ~nis
.3.
J;All023 (U!n)
.. ,
. ,
Commonwealeh pr.v.nes an injur.d parey from purluing m~l:iple
remediel where the available r.medi.1 are inconsise.ne. Pitts.
~urQh Unio~ S~oek Yard. Co. v. pitt.burah Joitt~ S~o~k ~o., 309 Va.
314, 319. 163 A. 668, ___ (1932). The judgment. ..cur.d for Hempe
Bro.. th.ir righe to the unpaid purchale pric. and addieional
exp.n..I. The qui.e title ord.r .neielel Hempe Brol. eo full
l.gal and .quitaDl. tiel.. as w.ll al pOII..lion of the land. T~e
practical consequ.nc. of awarding boeh remedi.. eo H.mpe Bro.. il
to obligate Garonziks for the purchas. pric. and to deny th.m
.Po....lion of the
To ehe firse
land.
.
illue. Hempt Brol. responds with an 'el.c:ion o!
remedies- claus. coneained in the Inseallmene Sales Agreeme~t,
Sp.cifically, paragraph Foureeen (14) of ehe Agreement 0: Sale
.eae..:
In ehe event of a default of any payment in
excel. of thirty (301 days after the .~~e
I~all become due and payable by the terms
hereof. or any other default by Suyer
(Garonziks]. Seller may have ehe following
remedies:
A. Money Judgment. Upons (sicl $~ch default.
the whole of the purchase price shall become
immediaeely due and payable .... Suyer hereby
authorized and empowers any a:corney of any
court of record within the Commonwealth of
pennsylvania or ellewhere to' appear for him
and confe.s judgment again.t him foor the w~ole
of the purcha.e pric. and intere.t th.reon
remaining unpaid; an additional fifte.n (15')
;ercent attorney'l commission. an~ the co.t.
of luch action.. ... The authority hereby
granted .hall no: be .xhau.ted by one exercil.
tltereot. but r:ay be exercin:! as o!ten &5
there Ihall occur defaultl by Suyer.
_ ~ ' .. ' .... -'1
:l. r :) iUIl! :I i ~ ::J ~. , " il ::J :: 5 '':' :::. '-.. 1.:. " :. ;:, t ~ - t:' r.'A J'
..........1,....;a =..,...'''' ....,.......... o. p~I..lf.;......., ~.....~.;
__..._;10.... "'_,:_..;;:11 ..._:;1.... ... oJ ~- .'"J.. ....";I'..~"....
~a~.1, ~~1 ~~~~ w:,i~~.~ ~o~i~. ~h.r.~~ 9~v.r
a9re.1 to .~rrtnd.r pr.m11'1 1~m.d1at.ly.'
..;...
.., .
J. A11021 (1991)
, .. .
Upon a d.claraeion eerminating Buy.r" righe.
o! po.....ion, Buy.r h.reby authorize. and
empower. any aeeorner of any coure of r.cord
wiehin the commonw.a th of ,.nn.ylvania or
.l..wh.r. eo app.ar for them and conee..
judgment again.e ehem or. any p.r.on. claiming
ehrough ehem for po.....ion and co.t..
C, Terminaeion. Upon .uch d.faule, Seller may
~oeiey Buyer thae this Agr.emene i. termi-
~at.d. Upon .uch notic. all right. oe Buy.r
u.'1der this Agreement .hall b. null and void
and Buy.r .hall ehereafter have no inter..t
whae.oevr (lie] in the premi.... Seller may
additionallY retail1 all paytMnt. made by Buyer
and may recover any further payment. which
.hall th.n b. due and unpaid or which .hall
ther.aft.r become due under th. te~ of this
Aqreemant. which total .~ .hall constitut.
liquidated damage. for the br.ach of this
Agr.ement and not a penalty.
Th. foregoing remediel shall ~ot b. exhauleed
by one exercise thereof. but may be .x.rci.ed
a. oft.n a. there shall occur default. by
suyer. Such remedie. may be pursued by s.ller
ind.pendently of or in aMition to any oth.r
remedY herein pr~de4 and any further or
other remedies provided by law or in equity.
Seller'S failure on any occalion to .nforc.
a~y right or exercile any remedy shall not
conltitute a waiver of any defaule or the
right to exercil' any remedy. Sell.r" dil-
::~:ir.~~~:e oe any action or oe their exerci..
of any rem.dY against Buy.r .hall not con.ei-
:u:e a waiver oe any right to pursue any
ace ion or exercise any remedy upon further
default.
complaint. Exhibit B. Inl:allment Sah. Agreement. at Pi>. ".,
lempha.is added) .
The erial cour: found eh. .ale. con~ract clear on it. face.
Hempt Bro.. re.erved the righe to pur.ue any of three r.~edie.. al
oft.n a. r."ded and in any order. Rempe Brol. did no more than
tni,. according to the trial court. Th. trial court no:ed tna:
-5 .
J. A11023 (1"1)
r .. .
, I I .
when Hemp~ Bro.. was un.ucce..ful in .a~i.fying ~he money judg-
ment. again.t Garonlik., Kempt Iro.. op~ed to pur.u. ~h. r.m.dy oe
po.....ion through a quie~ title ac~ion.
We conclude that the installmen~ contract control. the ou~'
come oe this ca.e. Garonziks have not challenged the validity oe
~he contract in te~ of i~. eormation. While they have alleg4d
uncon.cionability in t.rms oe allowing multiple r~dies,
Garonzik. have not claimed a lack oe meaningful choice about
wheth.r to acc.pt ~he remedy provi.ions oe the contrac~, Koval v.
Libertv Mutual In.. Co., 366 Pa.Super. 415, 531 A.2d 487 (1987),
.lloc. dJA. 518 Pa. 619. 541 A.2d 746. A d.terminacion o~ w~ether
~his contract or ~he remedy provilionl are unconlcionable il a
queltion oe law eor the court. ~ov.l. 531 A.2d at ___' Appar-
ently, tnt trial court concluded the contract wal eair a~d rlalon-
a~le. W. agree. Garonzikl. thereeore. are lu~j.ct to ~~e te=rn5,
oe the installment 141t' contract. which terms permlt Hempe Sro~.
multlple re:nediel upon deeault by Garonzikl. bA Simeone v.
aimeone, 525 Pa. 392, 581 A.2d 162 (1990) Icontracting partiel are
normally ~ound by their agreement I without regard to whether te~
thereoe were read and eully underlcood and irrespective o~ w~ether
agreaments embody realonAble or go~d bargains) .
We further opine that Kempt Brol. conduct il permillible
under lec:ion 905 oe the Installment ~and Contract Law. 69 i.S. S
tOl ~~. (Purdon 19'5), Section 905(a) provides, in pertinent
part, "In the event oe any deeault by the purchallr in thl payment
0: a:-'1 i:-.I:J.llt':',t:-.:, . . . ::-.t rt::',t:Uts 0: c:'oe liner 1;,10:'. ct
l!~tt.1 t: tith':-: III Tt:-:-ir..tio:". 0: tl".' CO:ltract in accordance
., .
J. All023 (UU)
of.' ., ..
. .. .
with the provi.ion. ot .ection [904 (notic. ot t.rmination)) ot
this act, or (2) An action tor th. recov.ry ot th. in.tallment
"
Section 905(a) (2) (d) turther .tat.I, "Th. .eller upon
. . . .
termination ot any in.tallment land contract, may maintain AD
aetiott tor damaa.. tor breaen at the eon~rae~ a. h.r.in&f~.r
arovided. O~ an .~~ion tor ~h. r.~QV.rv at ~o.....ion at ~h.
prqcerev .. now Drovid.d bv law. or bo~h.' (Empha.i. added.)
Finally, .ection 905(a) (2) e.) r.ads.
"In any action by the ..ller to r.cov.r dam-
ag.. tor a br.ach ot any inltallment land
contract, th....ll.r .hall be .ntitl.d to
recov.r d&m&i.' tor all 10.... r..ulting trom
the breach, ncluding but not limited to, the
'xc.,' ot the contract price over the market
price at the time or br.ach. (and] the unpaid
in.tallment paym.nt due prior to the .urr.nd.r
or the dw.lling by the purchaler . . ~
u~'Oaid halance of the 'Qurcha.. oric8 _ha.ll no~
be ~on.id.r.d an item ot r8cov.rahle damaa...~
(imphali. added.l
.
Althou~h w. tind Rempt Brol. entitled to pur.u. both r.m..
dies. we note the trial court's order tail. to .nsure that Rempt
Bro.. will not recover the balance oe the purchase price by .xe.
cuting the judgments againlt the property at ilsue, We ther.eore
clarity the ord.r by dir.cting that. 'upon tranlt.r or the property
to a third party by,H.mpt Brol., the judgmentl againlt Garonziks
be reduced by the balanc. ot the purchase pric. ($26,000.00). In
addition. Garonzik. are liable only for int.r.st under the con.
tract t.~. i.... thr.. years ot interest at 12' p.r ar.n~~ (thr..
y.ar. b.ir.i the length oe the installm.nt contract). plus COlt.
and &~to:~IY f....
.7.
kA-vr?tl 1\.ll~ ~di.'dr';'lN\Lt
('t...) \^. ~
In The Court of Common Plea. of
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County, ~lnDaylvan1a
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We do .01~y svear (or afHl'1II) that ve vill IUpport, obey aDd deiend
the CODlCituCion of the United States and the CODltitut10a of thi. Common~
vealCh qcl thac ve will discharle the duti.. of our fidel1ty.
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'We~" the' 'uDder.ilDed arbitrators, having been duly appointed .nd sworn
(or alfiraed), make the follovtDI award:
(Nocel It d&llllll. for delay are avarc\ed, they sh.ll be
..paracely lcar.ed.)
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::::;;ji;;q'{.r-c~.. it 'Wl/1. Arbitrator. dissents. (IDsert nalDe i:
appl1c.b1e. )
Date of aearull r (I', b I \qs1
Date of Avard I
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NOTtC! or ENTRY or AWARD
N_, the "'~ay of _'3-d,~ . 19.!..1-, at t.!1... ~.:1.. the above
aveI'd vaa encered upon the docket aDd notice thereot liven oy ~il to the
partte. or thet: .ttomeys.
ArbiCrators' co~eDSatioD to be
paid UpOIlr a,,_l:
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LAUlIlL HILLS DIlVIlLOPHIlNT ) IN THB COUlT OF COtttlON
COIPOlATION . ) PLIAS OF CUtlBULAND
Plaintiff ) COUNTY, PBNNBYLVANIA
VI. )
) CIVIL ACTION - LAW
THOKAB H. LUKOWSKI and )
MAlY NOIHA JBAN LUKOWSKI. ) NO. 94-5837 CIVIL TUII
Defend anti )
TO PLAINTIFF NAHBD HBlBIN:
YOU ARB HBRBBY NOTIFIBD TO RESPOND TO THB ENCLOSED ANSWBR AND NEW ~TTBl WITHIN
TWBNTY 130) DAYS FROH SEIVICE HEIBOF OR A DEFAULT JUDGMENT MAY BE ENTEIED AGAINST YOU,
ANDES. VAUGHN' BANGS
J. Bart l)eLone
Attorney for Defendantl
Supre.. Court .42540
535 North 13tb Street
LelllOyne. PA 17043
1717) 761-5361
,
LAUREL HILLS DEVELOPKENT ) IN THB COURT Of COIIION
CORPORATION , ) PLEAS Of CUMBBRLAND
Plaintiff ) COUNTY, PENNSYLVANIA
VI. )
) CIVIL ACTION - LAW
THOMAS H. LUKOWSKI and )
HAlY NOIHA JBAN LUKOWSKI. ) NO. 94-~837 CIVIL TEIK
Defendants )
ANIlID.
AND NOW c~es the above-na.ed Defendants. by their attorneys. Andes, Vaughn .
Bangs, and .ake the fOllowing Answer to Plaintiff's Co.plaint:
1. Ad.itted.
3. Ad.itted in part and denied in part. It is denied that Defendant's na.. is
Kary Nor.a Jean Lukowski. It is averred on the contrary that Defendant's na.. il Kary
Nor.a Jeanne Lukowski.
3. Ad.it tad.
4. Ad.itted in part and denied in part. It is ad.itted only that Defendants took
poslession of the condo.iniu. and pursuant to the ter.s of the Install..nt lal.
Agree.ent l"Agree.ent") Defendants were required to pay Plaintiff IIIOnthly installMntl
of $1,010,39. It is specifically denied that Defendants were legally required to .ake
thele pay.ents until Karch 1. 1996. To the contrary. actions taken by the Plaintiff
ter.inated all rights and Obligations under the AgreeMent on or before June 13, 1994.
~. Ad.itted in part and denied in part. It il ad.itted only that Defendants
failed to .ake certain MOnthly pay.ents that beca.e due and payable beginning on April
1. 1994. It is specifically denied that those pay_ents continued through to the date
of the filing of the COIplaint. To the contrary, actions taken by the Plaintiff
ter.lnated all rights and obligations under the AgreeMent on or before Jun. 13. 1994.
6. Ad.ltted.
1. Ad.itted.
:l
8. Ad8itted in part and denied in part. It ia ad.itted only that Defendanta
failed to pay the 1993-1994 school diatr.ict real eatate tax or the 1994 county/townlhip
r_al eatate tax. It is denied that Defendants are in default for not Making thea.
pay..nts. Defendants are without knowledge or infor.ation sufficient to deter.ine
whether Defendants had defaulted on their obligation to pay the 1993-1994 Ichool
district real estate tax and the 1994 county/township real estate tax before thole
obligations were ter.inated when Plaintiff's actions ter.inated all rights and
obligationl pursuant to the Agree.ent on June 13. 1994. Therefore, thele allegation.
are denied.
9. Ad8itted.
10. Ad8itted in part and denied in part. It is adMitted that Defendanta failed
to pay the Municipal trash and aewer charges asseased against the condOMiniWl unit frOM
April. 1994. through June. 1994. It is denied that Defendants are in default for not
.aking the.. paYMents. Defendanta are without knowledge or inforMation aufficient to
deter.ine whether Defendants had defaulted on their Obligation to pay the 1993-1994
achool district real estate tax and the 1994 county/townahip real estate tax before
those obligationa were terMinated when Plaintiff'a actiona terMinated all righta and
obligationa purauant to the AgreeMent on June 13. 1994. Therefore. these allegation.
are denied.
11. AdMitted.
13. AdMitted in part an~ denied in part. It ia adMitted that Defendanta have
failed to pay the MOntbly condOMiniuM fee charged by the CondOMiniuM Unit Ownera
AssociatioD frOM February. 1994. through JUDe 1. 1994. It is specifically deni.d that
3
Defendant. bad any Obligation to .ake any further pay.ent. concerning IOnthly
condOliniWl f... frOl June 1. 1994. To the contrary, actionl tak.n by tbe Plaintiff
ter.inat.d all rigbt. and Obligations under the Agre...nt on or before June 13. 1994.
13. A&litted.
14. Denied. To tbe contrary. Defendanta maintained the condOliniu. unit in good
ord.r and good repair wbile tbey bad poseealion of it.
l~. Denied. To tbe contrary, pursuant to tbe ter.s of Paragraph 17 of tbe
Agre...nt. actionl taken by Plaintiff ter.inated all rightl and obligationa under tb.
Agree..nt ter.inated on or before June 13. 1994. Purluant to the te~e of Paragraph 17
of tb. Agr....nt, all pay.entl made by Defendantl were retained by Plaintiff aa
liquidated d..agel for Defendants' default of tbe Agree.ent. Accordingly. aa a .atter
of law. tbere are no da.ages due and owing to tbe Plaintiff frOl the Defendants.
16. Ad.itted in part and denied it part. It il ad.itted tbat Plaintiff bas given
written notice to Defendantl of tbeir default. It is specifically denied tbat
D.fendants bave failed to cure .aid defaults. To tbe contrary. Defendants' d.fault of
tbe Agr.e..nt wal cured by Plaintiff's retention of BU.I paid by Defendantl a.
liquidated da.ages.
1RIlIrOII. D.lendantl d..and judg..at in tb.ir favor and ag.ln.t Plaintiff
tog.tb.r witb realonable COltl.
4
IIIlIf IIA'I'I'Q
AND 101 COleS the above-na.ed Defendante. by their attorneys, Andel, Vaughn .
.anga, and ..ke the fOllowing New Katter:
17. Defendants incorporate herein by reference their Answer to Plaintiff's
Co.plaint al set forth in Paragraphs 1 through 16 inclusive as though fully s.t forth
herein.
18. Ae alleged in the Co.plaint. Plalntiff and Defendants. on or about Februlry
10, 1993, entered into an Install..nt Sale Agree..nt, which Agree..nt was intended to
sp.cify the rights and obligations of Plalntiff and Defendants regarding the sale and
purchas. of a condo.iniu. unit owned by Plaintiff to Defendants located at 7-D Tory
CirCle. Enola. Cu.berland County. PennsYlvania.
19. Pursuant to the ter.s of Paragraph 17 the Agr....nt, upon Defendants'
default. Plaintiff could either declare the then re.aining principal balance due und.r
the Agre...nt to b. forthwith due and payable or declare the Agre'..nt ter.inatftd,
t.r.inating all rights and Obligations under tbe Agree.ent. and r.tain all pay..nts
..d. by Defendants as 11quidated da.ag.s.
20. Pl.intiff's Co.plaint seeks to recover tbe su. of $16.S13.13 fro. Defeadlnts
alleging D.f.ndants owe this a~unt pursuant to the ter.. of the Agree..nt.
31. On Jun. 13. 1994. Plaintiff ter.inated the Agr.e..nt and all rights and
obligations under the Agree..nt ceased. By Jun. 13. 1994, Plaintiff had rec.iv.d fr~
Def.ndants pay..nts totaling $19.424.68, Plaintiff retain.d the.. fundi as liquidated
da..g.s. Thele liqUidated da..ge., purluant to tb. t.r.. of the Agr.....t, satis.y t..
da..g'l clai"d by Plalntiff in itl co.plaint.
~
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coull'tY or C\ltt11l1LA!I1) )
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of bi1 knowledge. iutor.ation. aud beliet.
."oru to aud lublcdbed
betore .. thil ~r9- liaY
of ~lPr"'"'^1 ' 199!).
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ilour public
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Olr7I>>Oll1i14/loI,29, 19t7/IL1\1M1l165115
of die clOlld from the recorded IlIItallmenl Sale Alreemenl, and as luch, they were nol able co lrllllfer die propllty
IYID If dley had secured a purchaser,
On <A.-tober 12, 1994, the Plaintiff instituted the pendlnl action for darna&es ..alnst the Defendants_IDa
Judlment ..allllt diem In the amounl of $16,512.83 tolether with Intereat, COlts of lult and further damaa- wblch
_e CIIIIed by the Defendants' contlnuinl default under the terms and condillons of the Installmenl Sale AllretlMlll.
Specifically, the claim includea the monthly installment payments II required by the lI1lreement in the amount of
$1,010.39 plus a late fee 0($50.51 for the months of April 1994 throullh October 1994. The claim also includealruh
and sewer payments from April 1994 throullh June 1994 which the Defendants did nol make, as well as the 1993194
Icbool dlstric' real estate tall, 1994 counly and township real estate tax, monthly condominium fees from December
1993 dlrouah October 1994. as well as the COil 10 repair damaae to the premises cau,1ld by the Defendants. It IIhould
be noted that the Irash and sewer COlts, taxes, and condominium fees were paid out of pocket by Laurel HIllI
Development Corp.
Simultaneous with the filinll of the damll1les action, Plaintiff also Initiated a quiet title action docketed to
number 94.5836 Civil Tenn. seeklnllto clear the titie with rellard to the subject condominium unit. The DefomdlllU
Illnored the Complaint, did not file an answer and M a result thereof, default judllment was entered by Judie Bayley
on November 17, 1994 Ilrantinll Piaintiff clear title to the subject condominium unit. As a result, all clailll8 for
damaaea for nonpayment end as of October 1994 since the Plaintiff was able to obtain a clear title in November of
1994 and thu, was in a position to market the property.
Defendants flied preliminary objections to the civil action for damalles in the fonn of a demurer allellinll th.
the Plaintiff has no cause of action allainst the Defendant for damalle& and allelllnll the pendency of a prior action.
11 should be noted that the identical arlluments beinll made by D.fendants In their Trial Memorandum are the identical
upmenll that were mad. before the Court in their Brief and d~rinl oral arlUment on their preliminary objectiolll.
By Order dated January 20. 1995. Your Honor dismissed the preliminary objeclions of the Defendants.
The cue proceeded throullh an arbitration hearinll wh.r.ln an award WII entered on February 6, 1997 In favor
of the Plaintiff and lI1lalnst the Defendants In the amount of $16,093.21 tOllether with COlts and interesll, Delllldants
filed an appeal. and thlll case is scheduled for a non-jury trial before You, Hooor on July 31. 1997,
-2-
OO'II>>ooow...,29. 1991I1UIIMHI.,."
II. ISSVB PItBSBN'TBD
I. Whether Plaintiff may recover the damaaes u pled in its Complaint, inl:ludlna the mwed inatallllllllt
plyrnenll for April 1994 throuah <Xtober 1994, the \:Ialma for lewer, truh, lilies and c:ondominlum f_ paid by dI.
P1aln,lff, u well u the COlts to repair the property In order to make it marketable for sale.
SUllllted Answer: Yes,
111. DISCVSSION
There are essentially two paraaraphs of the Installment Sale Aareement whll:h the Court must analyze In
addressina Defendants' araument. Defendants' arllle that Plaintiff l:annol maintain its l:laim for damaaes aaalnst them
as pled In Its Complaint. The tollowina para,raphs from the Installment Sale Aareement address remedies in the evenl
of Defendants' breal:h or default under the A,reamenl.
17. Buyers' DeIlIult. Payment of all monies bel:omina due hereunder by Buyer,
and the performance of all covenants and conditions of thillnatallment SaI. Aareemen'
to be kept and performed by Buyers are conditions prel:edentto the performance by
Seller of the covenants and conditions of this Installment Sale Aareement to be kept
and performed by Seller. In the event Buyers shall fail for a period of ten (10) days
after they become due to make any payments required by this Installment Sale
Aareement or ,hould Buyers fail to comply with any other l:ovenant or condition of
this Installment Sale Aareement on their part to be performed, Seller sha\1,ive written
notic. to Buyers of such default and upon failure of Buyers to cure said default within
a period of thirty (30) days after the ,ivin, of said written notice. Seller may, at its
option, declar" the then remainin, principal balanl:e due under this Installment Sale
A,reement together with any accrued and unpaid interest, to be forthwith due and
payable; or Seller may. at ilS option. declare this Installment Sale Aarearnent
terminated and all riahlS and obli,ations under this lnatallmen' Sale A,reement shall
cease and terminate, and all payments made by Buyers shall be retained by Seller as
liquidated dama,es (not as a penalty) for the us. of the Unit by Buyers and to
compensate S"lIer, in pan. for the removal of the property from the rnarktt, leaal
accountina exp"nses and oth",r exp,nses incidental to this transaction.
II. Conl..lon 01 Judpnen'. In ClIH of such uncured def.ult by Buyen,
luyers ......y lu'horb. Ind empower any IUomey 01 any court 01 record '0
.P..... lor ,hem and conI.. judlmen' for then rem.lnlnl principal hla_ due
under 'Ills IMtallmen' Sale Aareemen' 'otether with ''''Int..' remalnlnl unpaid
,her_lotether wllh R,. (5") pereent a'lorMy" eommIMlon. ........,. wahln. &.he
-3-
0071>>OGOJ4IIlIIy29, 1997/1UIIMH/656U
rlpt 01 ......ptlon Ind Inqultl'lon 10 Far _ &lie tInI' It conarned. Or, Seller
may, at III option, In Iddlllon to lIIIyand all other nmedi. a..llable &0 Seller.,
law 01' equl'y, proceed In an Ic&lon of ~eetmenl on lhla IlIItallment Sale
All-*" Iftel' deraul' It made _ afOl'tAld for ,he recovery of &he tInlt and In
.ucIa CUI Buy... lu'horIle and empower any attorney of IIIIY court of ntOI'd to
I'...... ror ,hem In an amicable action In ~eetmen' for &he tIoI', &0 be "'lend by
&he Protllono<<aryln whldI Seller .hall be &lie ,Jalnll" and Buy... &he delenclanll,
and conf.. Judplen' for ,he tInll and au&horlM 'he Immecll." Iuullll or a wrl'
of IW',..lon (wI'hout _Idnll_ye or court) with the F1 F. cia_ or coat .nd nye
(5') ,.ant auorney'. commllllon (baled on ,he unpaid prIndpal balance),
wa!ylna all s")'I and exemption laws.
It is the Defendanls' po,ition that paraaraph 17 sets forth the only remedies available to Plaintiff, I.e. either
claim the remainln. principal balance due or keep the payments made II liquidated damaaes. This is a very
abortalpted approach and doea not consider paraaraph 18 or the remainder of the Installment Sale Aareement. WhOe
It is true that paraaraph 17 does provide Plaintiff with remedies, so does paraaraph 18, For ellample, in this caae
Plaintiff could have confessed judlment, or proceeded in an action of ejectment, But most imponantly, parqraph II
provld. In peninent pan that Seller has "any and all other remedies ayallable to Seller at law or equity , . ..
(emphuis added), This lanluale is elltremely clm and, In fact, is in bold type face. The lanlllale i, unmistakable.
Readina parq.raph 17 and 18 in conjunction it i, readily apparent that the panies aareed that the Plaintiff had the ript
to pursue multiple remedies upon the Defendanls' default and/or breach of the Installment Sale Alreemenl, Thi.
rOldinl and interpretalion of the panics' intent is entirely consistent with elli,tinllaw.
I' i, basic contract law thai the panies are bound by the terms of their aareemenls, Simeone v. Siml!lOne, 525
Pa. 392, 581 A.2d 162 (1990). In the Simeone case, the PeMSylvania Supreme Coun determined the conuactin.
panie. are normally bound by their alreemenlS without relard to whether the terms thenor are read and fully
lIIIderstood and irrespective of whether the alreements embody reasonable or lood barlains. S.e1lL
It shouid be poinled out that the Defendanls have not challenled the validity of the contracl in lerms of Its
formation, While they have made essentially an unfairness or unconscionable arlllment in terms of a1lowinl mul'lple
remedies, Defendants have nol claimed a lack of meaninaful choice aboul whether to accept the remedy provisions of
the contract. ~el v. Lib."y Mutual Insurance Co., 3~ Pa. Super, 415, 531 A,2d 487 (1987), appeal denied, 511
Pa. 619, 541 A.2d 146 (198'), A determination of whether a contracl or the remedy provisions ~onlalned therein.e
unfair or unconscionable Is a qucslion of law for the Coun. See Jd. Because the terms of the> Installment Sale
A,rHmenl between the panles in this ~ase are not unfair or uncolIS4:ionable, and the Defendants have 110' challenled
....
OOII>>ooow"",29. IWlIIUllMHlt567S
die YllkUty of the collUlCt In tet1lll of III formallon, the Defendants lie lubJec& lO the termI of their A,rlllM"C,
Includln& permiuln, Plaintiff multiple remedies upon DefendllllS' default and/or breacll. See IlL
It mUI' a110 be noted thal th.lnatallmenl Land ContrlCl Law, 61 P.S. 1901 et leq" provldea 'the Seller upon
termination of any Installmenlland conlrllCl, may maintain an ICI10n for brell:h of the contracl as hereinafter provided,
or an aetion for the recov.ry of posseaslon of th. property BIllOW provided by law, or bolll.' 68 P.S, 1905(a)(2)(d).
In thll cue, Plain'lff initially chose 10 pursue Iwo caulea of ICtlon, one for the damaaea which are before the Court.
and one for quiet litle. Thea. aetlons conslilute two Sepllll' remedlea which II' available 10 the Plainliff pursulDt lO
both the Installment SaI. A,reemenl and the Installm.nl Land Contract Law. II I, clear lIIal slatulOry law, cue law
II well II the lnatallment Sale AlIreemenl belween the partlea authorize multiple remediea for the brell:h of a real ..tile
lal.. qreemenl. In thl, case. the Plainliff chose lO exercise several of its available remedies, includin, retalnln& the
payments mad., pursuin, an aCllon allaw for damaaea and pursuinll an action for quiet litle, All of these actions lie
conslst.nt and available both at law and pursuant 10 the terlnl of the parties' aareemenl,
Jud,e Hoffer of this Court in the case of H.mpl Bros,. Inc. v. Guonzlk, No. 947 Civil 1990, affirmed
Superior Court, May 4, 1992, held thai multiple remedies are available lO a S.lIer upon a Buyer', default under the
terms of an Installmenl Sale Aareemenl. As in that cas., Plainliff has exercised ilS riahl to pursue multiple remecU...
As Silled by the Superior Court of Pennsylvania in the case of Stonehed,e Sq"are Limited PartnershiD v. Movie
Much..... Inc., Pa. Super. 685 A.2d 1019 (1996), 'it is well established that the law will no, Imply
a contract dlfferen' than that which the parties have ellpressly adopled', cilina Hulchison v, Sunbeam Coal COQl., 513
Pa. 192, 198.519 A.2d 385, 388 (1986). The lerms as alreed upon by the parties In this case were that the Plaintiff
would lIave multiple remedies includinll declarina the enllre principal balance due, klepina liquidated damaa..
confesslna judamen', pursuina an aClion in ejectment, or any Ind III ot"" remedl.. 1.lnable to MIler a. law or
equl'y. (S.. Paraaraph 18, emphasis added). These multiple remedies were ellpres,ly alreed upon by the Defendlllll
and the Court should no, Imply otherwise. Stonehedlle, Supra.
The Coun mus' also keep In mind that had the Defendants cooperaled in the moSI minimal way by .1IICutlllll
a deed in favor of lalntiff In order 10 clear up the litle when they vacaled the property, Plainliff would not lit
pursuin, them fo n.paymenls fo, the months of April 1994 throu.h October of 1994. Because the Defendlllll
refused 10 cooperat the Plainliff had 10 invest the lime and lelallllpense in f11lnl a quiet 'ille action which ,.ulted
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007I>>(1OOWIloIJ2t. 11t11J\JIIMHItS675
In I defaul' Jud,lIIIIIt. Thll time and expenlt wu UlIIIIC:euary and dlrec:dy lead to the eddlllolll1 clalml brouJbt
.,a1l11l the Defandantl. IllIIould a110 be noled by the Courtlbalthe lallI prlc. on thll unll wu $145,000.00, Delplte
the fact thIl the Defendanla vll1lled Ihe property in May of 1994. the property slill remains on the marke! dlaplte
exhlUltlve Iltempb by ..enll for lb. Plalnllff 10 sen the SIlR..
With re,ltd to the claim for COIl of repair. the evidence pr..enled by th. Plalnllff willlllllbllah thllllllPlte
the fact thallbe Defendantl were only In the property for approxlmalely one year. th. walll were llalned. had 101II11
ud bolll In them. cltJlltl were stained and hed burna. cltpetln, near the Ilepa wu lOrn up. wallpaper WII Improptrly
blllll and 1011II sectlolll comln, off the wall, IIJId th,re WII num.rousllema of Irub and debris left In the unll by lbe
Defendanll. AI a r..ull. the Plalnllff had to sp.nd over $5,000.00 In ord.r to mate the unil prlll.nllbl. for III..
nil. repairs were nolllllrely COlmetlc as ills anliclpated Defendants wlllltJlle, but were 1IIC1lIIlty In order 10 ba"
lb. unit look Iik. the $145.000,00 property thai illl.
IV. CONCLUSION
Th. lerma of th. parti..' a,reemenl u. clear and exprllsly provided Plalnllff mul'lple remodl. In the av...
of &he Def.ndanll' default and/or breach of th. Inslall:nenl SaI. A,reern.nl. Plaintiff bll pursued s.veral of thoee
remodl. includin, an action for dam..... retainin,liquidated dama,., II wellu an aclion for quill litl.. Theee
ac,10111 ue all collllslenl and available 10 Plaintiff both pursuanllO the lerms of the Inslallment SaI. A,reenlllll and
pursuanl 10 the .xlslln, Slalulory and case law. Thus, for all of the fore,olnl reasons. Plalnllff, Laurel Hili.
Dev.lopmenl Corporation respectfully requests that the Court .nler jud,menl in its favor and a,ainst the Defend.....
Thomas H, Lukow,kl and Mary Norma Jeanne Lukowski as let forth in Plaintiffs Complaint.
Dat.: ., -1/1 - . ..,
Respectfully submitted,
JOHNSON, DUFFIE. STEWART A: WEIDNER
.,-w 2 ~
sep L. Hitcbinis
Attorney r.D. No. 6,5551
301 Mltket Sit'"
P.O, Boll 109
Lemoyne, PA 17043"()109
Telephone (117) 161"'540
Attorney. for PI..intlff
-6-
, ,
Oefendants retook possession of the condominium unit,
terminated any interest Plaintiffs had or could claim in the unit
by prosecuting a quiet title action against Plaintiff to
conclusion, retained all of the funds which had been paid by
Defendants to Plaintiff and then conunenced this action seeking
damages beyond the liquidated damages provided to Plaintiff by the
installments sales agreement between the parties.
II . STA'l'DmNT Of fACTS AS TO DAMAGZS.
Defendants acknowledge that Plaintiff may retain all payments
paid by Defendants to Plaintiff as liquidated damages. Plaintiff,
however, seeks to recover actual damages Plaintiff claims to havo
suffered in addition to the liquidated damages Plaintiff has
already retained. Those damages include more than $5,000.00 in
costs to return the property to a condition satisfactory to
Plaintiff.
III, 1881111S 01' LIABILITY AND DMWDS.
Defendants acknowledge that there is nQ issue as to their
liability for some damages under the installment sales agreement
between the parties. The issue here is whether Plaintiff, having
elected to retain liquidated damages, may now recover actual
damages beyond the liquidated damages they have retained. A related
issue is what damages, if any, PlaintLff actually suffered by
, ,
Defendants' failure to make payment under the installment sales
agreement. Fo,r example, Plaintiff seeks to recover t;he costs of
removing wallpaper and painting and otherwise improving the
property to increase its likelihood of sale by Plaintiff and
Defendants deny such expenses are legitimate damages under the
installment sales agreement.
IV. 8\JIefARY or LEGAL ISSUZS.
The legal issues are as follows:
A. May plaintiff recover from Defendants damages in
excess of the liquidated damages provided in the
installment sales agreement between the parties, which
said liquidated damages have already been received and
retained by Plaintiff?
B. If Plaintiff may recover actual damages, beyond
the liquidated damages Plaintiff has already received and
retained, what is the proper measure of such actual
damages?
These matters have not been previously decided by the Court.
Defendants acknowledge that Judge Hess entered an Order dismissing
Defendants' preliminary obj ection. However, there was no decision
or memorandum issued and the basis of Judge Hess's decision is not
clear. These issues remain to be decided by the Court at trial.
007IJN1lQWAfIlI24. ItlI1"~
1994. All ~lallIII run lip to October 1994 II which tlm. the Plaintiff received an Order of Quiet Title from thla Court.
The Plaintiff hlll1to me a qlllet title aetlon due to the Defendant's IInwlllln,n..s to deed the properly badi; to d&e
Plaintiff,
The Defendants .,reed to maintain tile condomJnlllm unit In load order and condition punlllDtto the tenIII
of the lnatallment Sale Aareement. Upon the Defendants vacatln, the propeny. It wu determined thlt the DefIadIIIlI
had dlllllled the 1I01t and thUI breached the Installment Sale A,reement.
The Plaintiff Intends to prove that the Defendants have brel\:hed the Installment Sale Alreemetll by faI1lna lD
pay the monthly Installment payment for April 1994 throllp October 1994, by falllna to pay the monthly lat. cbar..
for April 1994 throllah October 1994, by famnato pay the munl~ipa1truh and sewer for April 1994 throuah JIIII
1994 pIllS the penalty for Ille payment, by failln, to pay the 1993-94 s~hool district real esllte till, by fall1na lD pay
the 1994 collnty/township real eswe tall, by failln,to pay the monthly condomlnlllm f. from December 1993 lD
OI:tober 1994. and they damaaed the ~ondominlum unit and did not mainlain the unit In load order and condition, all
of wbl~h they were required to do pllrsuantto the terms of the Installment Sale A,reement.
II. STATBMBNT OF FACTS AS TO D.utAGBS
Pursllant to the Installment Sale A,reement, the Defendants were reqllited to pay to the Plaintiff monthly
Installments of '1,010,39 on or before the tenth day of ..~h month. paymenlS received by Plaintiff more than till UO)
days after the due date are subject to a late ~harle of five <''') per~ent of the monthly principal and Intercst paymeal.
The DefendanlS did not make the required monthly installment paymenlS for the months of April throup ~
resultin, in damqes 01$7,072,73 pillS U'3.57 for the late ~har,es.
The Defendants did IlOt pay the muni~ipaltruh and sewer ~harles for April 1994 throulh Jllne 1994 pillS &1M
penal'y whi~h totals $96.'3. h sbould be pointed Ollt that this cost a10nl with the real eswe talles, condominium f.
and coats of repair were paid by the Plainliff.
The Def.ndanlS did 1101 pay the 1993s~hool distri~1 realllllale tall in th. amount of SU55.17 nor did dley
pay the 1994 ~ity arid township lilies in the amounl of 1410.36.
-2-
0071~""'24. I"'"~
,
'I'M DeftndIIlII did not PlY lb. IIIOnthly IlOndoflIlnlum feet from Dee__ 1993 lIIrouah to OIltilll. 19M ..
die unouJU of 11,111.13 IIOr did lbey pay th. .IIOW r'lIIOval dill'" In lb. unoun' of 1116.61,
Finally. lb. Plalnllff hid to hire I IlOJUradOra to rtpllr die dlllllle dill w. dolll by tile DtIwd..,.. ~ d&e
property. Th. tolIl rtp....llOIts were $5,707,05, lor I total ~Ialm of 116,093,21 broil... down II rotloWl:
A. Monthly 1IlIIIIImanl payments for April 19904. G:tobtr 199<4 17,072,73
8, Monthly 1111 dlu.e of 150,51 for April 1994. G:tobtr 199<4 135J. 57
C. Munl~lpal \ruh and ..w.r plymenl April 19904 . Jun. 1994
(Plue I penallY for Ille paymenl) 196,53
D, 1993.94 .~lIool dl'\rl~ rtal ..lIIe \U 11,155,17
E. 1994 IlOIIJUy ltowllllllp real ..1111 \U 1410,)6
F. Monthly llOndomlnlum ,... from Dtc.mbtr 1993 . ~btr 1994 11,111.13
Q, PMI . 5110W RelllOval 1116.67
H, Dam.,. 1O the proml... ~.707.M
TotAL: 116.093,21
III. ST..r.MINT 01 '$Sua 01 U...,UTf "ND IMM"O'S
A. Whtthtt lb. o.fendanll b'tIl:llld th.lllIlalhlltnl Sale Alr..m.nl by 'allln. kI PlY Ih. clIqulrld mondll)'
111I1111_1 peymenll. Ill. ~hlll'" Ir"" and Itw.r ~hll''', rnl 11I111. lUll. ~ondomlnlum ,... and .now ,~..
f_1 and
8, Whtthtt lb. Defendanu brtll:hld the IIlIIallmeJU SlIe AI'lIment by fallllll to mallll1ill tile
IlOndomlnlum unl' in .ood ordtt and wndlllon and darn..1d lb. p'o~rty ~1U.'n. th. O'ftnd..... to .pend $5.'J07.05
to fI"al, lb. .lIlM1
.J.
OlnUO~41o\f11124. 1"'"U1/1QlM/t3Ot3
IV. SUMM.utr OF UOAL ISSUBS
The Plalnllff II nol aware of any lellallullea which may be preaented concernllllthe evidence lb. die PlaIadff
Intend. to prllllll at trial. However, the Plalndff la concerned that the Defendanll may try to arllle" PlallIllff CIIIIIOl
pur'lIethe claim for dllllllll bec:l\IIethe Insllllment Sale A.reemenl provldll for an elecdon of remedlll beIDa eldler
declarllll the remalnllll principal balance due IInder the Allreamenl with any accrued and unpaid interllt, or decllrlnl
thewllllment Sale A.reemenllermlnaled and retalnllll paymenll made by the Defendanll U IIqllldated dllllllll. A'
the Arbllnllon Hwllll, the Defendants did nol preaenl any wlllleulS but merely &filled this lellal point. I' IIlIIat '"
noted by the Court thaI this very Iuue wu addrea.ed In the Defendanll' Preliminary Objec&101ll1O the Complalnc wblcb
were dllmlued by Order of Judie Heu daled January 20, 1995. As II bu been determined by the dllmillll of tile
Defendanll' Preliminary Objec&lolll, the Plaintiff can pursue dllllllea IOUaht In III Complaint and lbe Def-I.-
ebould be prohlblled from In any way presenlln. evidence or II'lIImenl that the Plalnllff cannot plluue .. duaIpI
reqllllted.
V. IDBNTITY OF WITNESSES
I, Sue Oecz, Offtce Mana,er, Laurel Hills Development Corporation. Ms. Oeu wlllleallly u to
1IlI1IIIment Sale A.reamenl, payments made by the Defendanll, condilion of property.
2. Chris Schlolerbacb, Assistant Comptroller for DelullO Homea, parent company of Laurel HUI.
Developmelll Corporldon. Mr, Schlolerbach willlealify to plymenla made by the Defendanu, payments made by or
on behalf of Plalnllft', payments made for repair work,
3. ROle Levan, Accounlin. Clerk for DelullO Homes. Ms. Levan will I.lily 10 IIIIM ar... _ Mr.
Schlolerbach, if ne.:essary.
4, Bev.rly Simpson, Salea Alent wbo handled the Iransfer of the subject condominium unit &0 ..
Defendants.
.....
OlJII~AfIII14. 19t7/JUIIIQlMII3Of)
5. 11\01'1III H. Lukowski. Defelldant. u on crou-exunlna&lon.
6. Mary Norma Jeanne Lukowski, Defendllll. u on crou-examllllllon.
7. Cheryl HorM. PlallIllff's dauptet. u on cfOll-ellamlna&lon.
VI. UST 01 BIH,.'TS
,. llIItallment Sale Alreament executed betWeen "" putl. deled FebNary 10, 1993 outliDllll dIe'-
IJId coadltlolll of "" trlllSfer of "" subject condominium unit to the Defendsnta.
2. Letter from Defendant Jeanne Lukowski to Rose Levan edvlsllll thai Defendanll were vlCll~ .-
subject condominium unit.
). PhotoboOk conlllnlnl 24 photolrsphs deplctlnl "" condition of "" subject coadomlnium unit foI\oWi111
die Defendanll vlClllnl the property.
4. Computerized breakdown reflectlnllOllls for IlIIwlmtnt paymenlllJld late penaltlll milled. real......
talIlI. condominium fees IJId COIlS of repair of "" property with canceled clleeka IJId recelpll doeIJDMIIC~ 1M
ellpenditur. .
Vll. CUUBNT STATUS 01 SKn'UlMINT NBGOTIATIONS
TIle partllI lIave enllled In IItde, If any. set&lamen' IIIlotlallolll. In Illhe of the fact thai a aood portion of
the dllllllll soup' COIIIlitute 1lIpe11111 which the Plaimlff paid out of III own pocket. the Plaimlff II DOl w\ll~ to
.s.
94.5837 CIVIL TERM
parqraph 17,
Another approach to lhe aareement is that paragraph 17 is ambiguous. The parties in this
ease each read &he paragraph differently, one eontending that it ,ets forth exc:lusive remedies and
&he o&her saying &hat it does not. When a eontract is ambiguous &he rule of contra pro/erentem
requires &he lanauage to be eonstrued against the drafter and in favor of the other party if &he
latter's interprelation is reasonable. State Public School B1411. Authority v. Noble C. Ouand.,1
CQ., 137 Pa,Cmwlth. 252, 267.68, 58S A,2d 1136,1144 (1991). Construing &he ambiguity
aaainst &he plaintiff result, in a dispo,ition favorable to the defendant.
A final way of looking at paragraph 17 has to do with the language permitting the seller
to retain payments made as liquidated damages to eompen,ate seller "in part" for the damaaes it
has ,ustained by the removal of the property from the market and other expenses eaused by &he
hrelU:h. An argument ean be made that if the payments retained by the seller involve an amolmt
less than the damages lU:tually sustained, then the seller can sue for the differenee. This,
however, i, no' &he ease here. To the contrary, the amount of liquidated damages retained far
exeeed &he monetary damage, c:Iaimed in thi, case. Thus, even by lhis interpretation, lhe eourt is
eonstrained to rule in lavor ofthe defendant.
Wi&h regard to the amount of damages claimed. fully a third involve damage, to the real
eslate itself. l'he testimony was thet, prior to placing the property on the market, the plaintiff was
required to elean ,he carpet, painl the walls. and patch some small holes, We agree with 'he
defendan, 'het the items complained of involve nOlhinll more than reasonahle wear and tear
followjnll Ol:eupEIlK:y of 'he unit for more than a year.
S
, ' . .
94-5837 CIVIL TERM
VEttDlCT
AND NOW, this I ~ day of September, 1997, in accordance with the opinion t11cd
of even date herewith, we find in favor of the defendants and asains' the plain'iff.
BY THE COURT,
, /9 J..
Joseph L. Hitchins" Esquire
For the Plaintiff
Samuel L. Andc" Esquire
For the Ocfcndants
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