Case Information
IN THE UNITED STATES BANKRUPTCY COURT FOR THE EASTERN DISTRICT OF VIRGINIA Alexandria Division
In re: )
) EAGLE PROPERTIES AND ) Bankruptcy Case INVESTMENTS, LLC, ) No. 23-10566-KHK ) Chapter 7 Debtor. )
__________________________________________)
ORDER APPROVING SALE OF 6958 NEW OXFORD ROAD, HARRISBURG, PA FREE AND CLEAR OF LIENS, CLAIMS AND INTERESTS PURSUANT TO 11 U.S.C. § 363(f)
UPON CONSIDERATION of the motion (Docket No. 572) (“Motion”) of H. Jason Gold, chapter 7 trustee (“Trustee”), to approve the sale of the property commonly known as 6958 New Oxford Road, Harrisburg, Pennsylvania (“Property”); and it appearing that proper and adequate notice of the Motion has been given and that no further notice is necessary; and it appearing that the proposed sale is in the best interest of the estate and its creditors, and it further appearing that based upon the endorsements of counsel set forth below that Orrstown Bank and Bala Jain, LLC have consented to the sale of the Property as set forth herein, free and clear of all liens, claims and interests, accordingly: IT IS HEREBY ORDERED THAT:
1. The Motion is GRANTED.
2. The Trustee is authorized to sell the Property 1 to Heather Abdallah (the “Purchaser”) for $250,000.00 consistent with the sales contract attached to the Motion. 3. The Trustee is authorized to pay the secured claim of Orrstown Bank at closing as set forth in the draft ALTA attached hereto as Exhibit A (“ALTA”).
4. The sale shall be free and clear of that certain Praecipe to Index Action as Lis Pendens filed by Bala Jain, LLC in the Land Records of Dauphin County, Pennsylvania as Instrument Number 20220035869, pursuant to 11 U.S.C. § 363(f). All claims asserted by Bala Jain related to the Lis Pendens shall attach to the net proceeds of sale other than as set forth in paragraph 5 below.
5. At closing, the Trustee shall receive, for the benefit of the estate the sum of $7,500.00 representing his commission under Section 326 of the Bankruptcy Code plus $12,500.00 as additional consideration for the bankruptcy estate free and clear of all liens, claims and interests. In addition, the bankruptcy estate shall be reimbursed the sum of $2,000.00 related to the settlement payment to West Hanover Township. All remaining net proceeds of sale, if any, shall be held by the Trustee pending resolution of the claims of Bala Jain, LLC and further order of this Court.
OF PENNSYLVANIA, TO WIT:
ALL THAT CERTAIN PIECE OR PARCEL OF GROUND SITUATE IN WEST HANOVER TOWNSHIP, DAUPHIN COUNTY, PENNSYLVANIA, MORE PARTICULARLY BOUNDED AND DESCRIBED AS FOLLOWS: BEGINNING AT A POINT ON THE SOUTH SIDE OF NEW OXFORD ROAD AT THE DIVISION LINE BETWEEN LOTS #37 AND #38, SAID POINT BEING 588.01 FEET WEST OF THE INTERSECTION OF NEW OXFORD AND REGENT ROADS; THENCE ALONG LOT #38 S 23 DEGREES 08' E 100.0 FEET TO A POINT AT RECREATION LAND; THENCE ALONG RECREATION LAND S 57 DEGREES 46' 40" W 71.09 FEET TO A POINT AT LOT #36; THENCE ALONG LOT #36 N 30 DEGREES 14' 50" W 111.12 FEET TO A POINT ON THE SOUTH SIDE OF NEW OXFORD ROAD; THENCE ALONG THE SOUTH SIDE OF NEW OXFORD ROAD BY A CURVE TO THE RIGHT HAVING A RADIUS OF 125.0 FEET, AN ARC LENGTH OF 15.52 FEET; THENCE ALONG SAME N 66 DEGREES 52' E 68.47 FEET TO A POINT, THE PLACE OF BEGINNING. CONTAINING 8,180 SQUARE FEET. BEING LOT #37, PHASE II, WESTFORD CROSSING, RECORDED IN PLAN BOOK "W", VOLUME 3, PAGE 100. SAID PROPERTY BEING KNOWN FOR PURPOSES OF ASSESSMENT AND TAXATION PURPOSES AS PROPERTY IDENTIFICATION NO. 68-045- 050-000-0000.
2 6. The Trustee is authorized to pay a three percent (3%) commission to his broker Century 21 New Millennium at closing for services rendered in representing the Trustee in connection with the sale.
7. The Trustee is authorized to pay a two and one half percent (2.5%) commission to Real Broker, LLC at closing for services rendered in representing the Buyer in connection with the sale.
8. The Trustee is authorized to pay all outstanding real estate taxes and other customary closing costs consistent with the ALTA.
9. The Trustee is authorized to reimburse Auction Markets, LLC at closing in an amount not to exceed $500.00 for any utility and property preservation expenses as needed.
10. The Trustee is authorized to request and receive all information concerning the liens and debt held by any secured creditor necessary to close on the sale including but not limited to the loan payoff balance, proof of lien perfection, hazard insurance coverage, escrow account balance and other information. Secured creditors are authorized and directed to promptly provide said information to the Trustee upon request of the Trustee, subject to the right of any secured creditor to oppose the request.
11. This Order may be recorded in the land records wherein the subject Property is located. 12. This Court retains jurisdiction with respect to any disputes regarding the Property following the sale.
13. This Order shall be effective immediately and shall not be subject to the stay provided in Federal Rule of Bankruptcy Procedure 6004(h) or any other applicable stay.
3 Aug 28 2024 /s/ Klinette H Kindred Dated: ________________ _____________________________ United States Bankruptcy Judge Entered On Docket: Aug 29 2024 PREPARED BY:
NELSON MULLINS RILEY & SCARBOROUGH LLP
101 Constitution Avenue, NW, Suite 900
Washington, DC 20001
Tel: (202) 689-2800
Fax: (202) 689-2860
Email: dylan.trache@nelsonmullins.com
By: /s/ Dylan G. Trache Dylan G. Trache, Va. Bar No. 45939
Counsel to the Chapter 7 Trustee
SEEN AND AGREED:
OFFIT KURMAN, P.A.
7501 Wisconsin Avenue
Suite 1000W
Bethesda, MD 20814
Tel: (240) 507-1700
Fax: (204) 507-1735
Email: snichols@offitkurman.com
By: /s/Stephen Nichols (by DGT with authority)
Stephen Nichols, Va. Bar No. 32443
Attorneys for Orrstown Bank
4
SEEN:
ROGAN MILLER ZIMMERMAN, PLLC
50 Catoctin Circle, NE, Suite 300
Leesburg, Virginia 20176
Phone No. (703) 777-8850
Fax No: (703) 777-8854
E-mail: crogan@RMZLawFirm.com
BY: /s/Christopher L. Rogan (by DGT with authority) Christopher L. Rogan (Bar No. 30344)
Attorneys for Bala Jain, LLC
CERTIFICATION PURSUANT TO LOCAL RULE 9022-1(C) I HEREBY CERTIFY that this Order has been endorsed by all necessary parties. /s/ Dylan G. Trache Dylan G. Trache 5
LIST OF PARTIES TO RECEIVE NOTICE OF ENTRY PURSUANT TO LOCAL RULE 9022-1 Dylan G. Trache
NELSON MULLINS RILEY & SCARBOROUGH LLP
101 Constitution Avenue, NW, Suite 900
Washington, DC 20001
Michael Freeman
OFFICE OF THE UNITED STATES TRUSTEE
1725 Duke Street, Suite 650
Alexandria, Virginia 22314
Stephen Karbelk
Team Leader, RealMarkets
Century 21 New Millennium
Century 21 Commercial New Millennium
6629 Old Dominion Drive
McLean, VA 22101
Christopher Rogan
ROGAN MILLER ZIMMERMAN, PLLC
50 Catoctin Circle, NE, Suite 300
Leesburg, Virginia 20176
Stephen Nichols
OFFIT KURMAN P.A.
7501 Wisconsin Avenue
Suite 1000W
Bethesda, MD 20814
6
4883-2717-8458
Exhibit A
(cid:3)
United States Bankruptcy Court Eastern District of Virginia In re: Case No. 23-10566-KHK Eagle Properties and Investments LLC Chapter 7
Debtor
CERTIFICATE OF NOTICE District/off: 0422-9 User: TaiGlennB Page 1 of 3 Date Rcvd: Aug 29, 2024 Form ID: pdford11 Total Noticed: 3 The following symbols are used throughout this certificate: Symbol Definition
+ Addresses marked '+' were corrected by inserting the ZIP, adding the last four digits to complete the zip +4, or replacing an incorrect ZIP. USPS regulations require that automation-compatible mail display the correct ZIP. Notice by first class mail was sent to the following persons/entities by the Bankruptcy Noticing Center on Aug 31, 2024: Recip ID Recipient Name and Address RE + Stephen Karbelk, Team Leader, RealMarkets, Century 21 New Millennium, 6629 Old Dominion Dr, McLean, VA 22101-4516
TOTAL: 1
Notice by electronic transmission was sent to the following persons/entities by the Bankruptcy Noticing Center. Electronic transmission includes sending notices via email (Email/text and Email/PDF), and electronic data interchange (EDI). Electronic transmission is in Eastern Standard Time.
Recip ID Notice Type: Email Address Date/Time Recipient Name and Address smg + Email/Text: ustpregion04.ax.ecf@usdoj.gov Aug 30 2024 00:31:00 UST smg Alexandria, Office of the U. S. Trustee, 1725 Duke Street, Suite 650, Alexandria, VA 22314-3489 prof Email/Text: stephen@realmarkets.com Aug 30 2024 00:30:00 Stephen Karbelk, Team Leader, RealMarkets, Century 21 New Millennium, 20405 Exchange St, Suite 221, Ashburn, VA 20147 TOTAL: 2
BYPASSED RECIPIENTS The following addresses were not sent this bankruptcy notice due to an undeliverable address, *duplicate of an address listed above, *P duplicate of a preferred address, or ## out of date forwarding orders with USPS. NONE
NOTICE CERTIFICATION
I, Gustava Winters, declare under the penalty of perjury that I have sent the attached document to the above listed entities in the manner shown, and prepared the Certificate of Notice and that it is true and correct to the best of my information and belief.
Meeting of Creditor Notices only (Official Form 309): Pursuant to Fed .R. Bank. P.2002(a)(1), a notice containing the complete Social Security Number (SSN) of the debtor(s) was furnished to all parties listed. This official court copy contains the redacted SSN as required by the bankruptcy rules and the Judiciary's privacy policies.
Date: Aug 31, 2024 Signature: /s/Gustava Winters
CM/ECF NOTICE OF ELECTRONIC FILING The following persons/entities were sent notice through the court's CM/ECF electronic mail (Email) system on August 29, 2024 at the address(es) listed below: Name Email Address
Andrew S Goldstein on behalf of Creditor GITSIT Solutions LLC AGoldstein@mglspc.com, jcoffman@mglspc.com Barry W. Spear on behalf of Creditor Aero Mortgage Loan Trust 2019- 1 Barry.Spear@bww-law.com bankruptcy@bww-law.com District/off: 0422-9 User: TaiGlennB Page 2 of 3 Date Rcvd: Aug 29, 2024 Form ID: pdford11 Total Noticed: 3 Bradley J. Swallow on behalf of Defendant Main Street Bank bswallow@fblaw.com
Christian K. Vogel on behalf of Interested Party Primis Bank kvogel@vogelandcromwell.com
Christian K. Vogel on behalf of Defendant Primis Bank f/k/a Sona Bank kvogel@vogelandcromwell.com Christopher A. Jones on behalf of Debtor Eagle Properties and Investments LLC cajones@whitefordlaw.com clano@whitefordlaw.com,dchaney@whitefordlaw.com Christopher L. Rogan on behalf of Defendant Shail Butani crogan@rmzlawfirm.com
Christopher L. Rogan on behalf of Creditor Bala Jain LLC crogan@rmzlawfirm.com
Christopher L. Rogan on behalf of Defendant Ishwer Butani crogan@rmzlawfirm.com
Christopher L. Rogan on behalf of Defendant Bala Jain LLC crogan@rmzlawfirm.com
Corey Simpson Booker on behalf of Creditor Atlantic Union Bank corey.booker@atlanticunionbank.com
Craig M. Palik on behalf of Creditor Trinity Universal Insurance Company cpalik@mhlawyers.com cpalik@yahoo.com;dmoorehead@mhlawyers.com;cpalik@ecf.inforuptcy.com;kmadden@mhlawyers.com;mnickerson@mhlawye rs.com David S. Musgrave on behalf of Creditor Fulton Bank N.A. dmusgrave@gfrlaw.com, vhilbun@gfrlaw.com David S. Musgrave on behalf of Defendant Fulton Financial Corporation dmusgrave@gfrlaw.com vhilbun@gfrlaw.com Dylan G. Trache on behalf of Trustee H. Jason Gold dylan.trache@nelsonmullins.com linnea.hann@nelsonmullins.com;alexandria.tracy@nelsonmullins.com;mari.cooper@nelsonmullins.com
Elizabeth Husebo on behalf of Defendant Daniel J. Kotz ehusebo@grsm.com
Elizabeth Husebo on behalf of Defendant First Class Title Inc. ehusebo@grsm.com
Erik W. Fox on behalf of Creditor Vienna Oaks Office Center Condominium efox@reesbroome.com rhurley@reesbroome.com;Acruz@reesbroome.com Gerard R. Vetter ustpregion04.ax.ecf@usdoj.gov
H. Jason Gold goldtrustee@fiduciaryservicesgroup.com VA19@ecfcbis.com;hjg@trustesolutions.net;lgrahl@fsscommerce.com Hannah White Hutman on behalf of Creditor Bank of Clarke County hhutman@hooverpenrod.com scurtis@hooverpenrod.com;hooverpenrodplc@jubileebk.net
J. P. McGuire Boyd, Jr on behalf of Defendant Atlantic Union Bank mboyd@williamsmullen.com
J. P. McGuire Boyd, Jr on behalf of Creditor Atlantic Union Bank mboyd@williamsmullen.com
J. P. McGuire Boyd, Jr on behalf of Defendant Bank of Clarke County mboyd@williamsmullen.com
Jack Frankel on behalf of U.S. Trustee Gerard R. Vetter jack.i.frankel@usdoj.gov USTPRegion04.ax.ecf@usdoj.gov;Robert.W.Ours@usdoj.gov
James R. Meizanis, Jr. on behalf of Creditor LINKBANK jmeizanis@bklawva.com jroot@bklawva.com;mnoble@bklawva.com *13 James R. Meizanis, Jr. on behalf of Creditor Virginia Partners Bank jmeizanis@bklawva.com jroot@bklawva.com;mnoble@bklawva.com Jeffery T. Martin, Jr.
District/off: 0422-9 User: TaiGlennB Page 3 of 3 Date Rcvd: Aug 29, 2024 Form ID: pdford11 Total Noticed: 3
on behalf of Debtor Eagle Properties and Investments LLC jeff@martinlawgroup.com martin.jefferyt.b119228@notify.bestcase.com;brittany@martinlawgroupva.com;jeff@martinlawgroupva.com
Jeffery T. Martin, Jr. on behalf of Plaintiff Eagle Properties and Investments LLC jeff@martinlawgroup.com martin.jefferyt.b119228@notify.bestcase.com;brittany@martinlawgroupva.com;jeff@martinlawgroupva.com Jeffery T. Martin, Jr. on behalf of Counter-Defendant Eagle Properties and Investments LLC jeff@martinlawgroup.com martin.jefferyt.b119228@notify.bestcase.com;brittany@martinlawgroupva.com;jeff@martinlawgroupva.com Jeremy B. Root on behalf of Creditor Virginia Partners Bank jroot@bklawva.com tjones@bklawva.com;mnoble@bklawva.com;wcasterlinejr@bklawva.com;jmeizanis@bklawva.com
John E Reid on behalf of Debtor Eagle Properties and Investments LLC jack@martinlawgroup.com jack@martinlawgroupva.com John Tucker Farnum on behalf of Interested Party SC&H Group jfarnum@milesstockbridge.com jfarnumecfnotices@gmail.com;dbernard@milesstockbridge.com
Joshua David Stiff on behalf of Debtor Eagle Properties and Investments LLC jstiff@wtplaw.com eslate@wtplaw.com;dchaney@whitefordlaw.com Justin Fasano on behalf of Creditor Gus Goldsmith jfasano@mhlawyers.com jfasanoecf@gmail.com;jfasano@ecf.courtdrive.com;sshin@mhlawyers.com;dmoorehead@mhlawyers.com
Lee S Raphael on behalf of Creditor Gitsit Solutions LLC ecf1@ecf.courtdrive.com, cmartin@pralc.com Maurice Belmont VerStandig on behalf of Professional Maurice VerStandig mac@mbvesq.com lisa@mbvesq.com;verstandig.mauricer104982@notify.bestcase.com;verstandiglaw@recap.email
Nancy Greene on behalf of Debtor Eagle Properties and Investments LLC ndg@ndglaw.com
Nancy Greene on behalf of Plaintiff Eagle Properties and Investments LLC ndg@ndglaw.com
Nancy Greene on behalf of Professional N D Greene PC ndg@ndglaw.com
Richard E. Hagerty on behalf of Defendant Navy Federal Financial Group LLC richard.hagerty@troutmansanders.com, sharron.fay@troutmansanders.com;natalya.diamond@troutman.com Robert Hockenbury on behalf of Creditor Shore United Bank robert.hockenbury@wbd-us.com
Robert M. Marino on behalf of Defendant Shail Butani rmmarino@rpb-law.com rmmarino1@aol.com Robert M. Marino on behalf of Defendant Ishwer Butani rmmarino@rpb-law.com rmmarino1@aol.com Robert M. Marino on behalf of Creditor Bala Jain LLC rmmarino@rpb-law.com rmmarino1@aol.com Stephanie Gardner Bortnick on behalf of Defendant Daniel Kotz sbortnick@grsm.com
Stephanie Gardner Bortnick on behalf of Defendant Daniel J. Kotz sbortnick@grsm.com
Stephanie Gardner Bortnick on behalf of Defendant First Class Title Inc. sbortnick@grsm.com
Stephen W. Nichols on behalf of Creditor Orrstown Bank snichols@offitkurman.com
TOTAL: 49
[1] Having the following legal description: THE FOLLOWING DESCRIBED REAL ESTATE, SITUATED IN DAUPHIN COUNTY, COMMONWEALTH Dylan G. Trache, Va. Bar No. 45939 NELSON MULLINS RILEY & SCARBOROUGH LLP 101 Constitution Avenue, Suite 900 Washington, DC 20001 (202) 689-2800 Counsel to the Chapter 7 Trustee