UNITED STATES BANKRUPTCY COURT FOR THE WESTERN DISTRICT OF PENNSYLVANIA. Chapter 7

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1 UNITED STATES BANKRUPTCY COURT FOR THE WESTERN DISTRICT OF PENNSYLVANIA In Re: COVATTO, ALFRED D. COVATTO, JOYCE M. Debtors TAMERA OCHS ROTHSCHILD, Movant v. ALFRED D. COVATTO, JOYCE M. COVATTO, DOLLAR BANK FEDERAL SAVINGS BANK, UNITED STATE OF AMERICA INTERNAL REVENUE SERVICE COMMONWEALTH OF PENNSYLVANIA DEPARTMENT OF REVENUE, ERIE COUNTY TAX CLAIM BUREAU, CITY OF ERIE JOHN C. MELARAGNO, CHAPTER 11 TRUSTEE In Re: CREDITRON FINANCIAL CORPORATION AT & T CREDIT CORPORATION Respondents Case No. Chapter 7 Document No TPA Related to Document No. Hearing Date and Time: June 26, 2014 at 11:30 A.M. Objection Date: May 19, 2014 MOTION TO SELL REAL PROPERTY FREE AND DIVESTED OF LIENS AND NOW, comes Tamera Ochs Rothschild, Trustee/Attorney Pro Se with this Motion to Sell Real Property Free and Divested of Liens to the buyer, as follows: 1. The Bankruptcy Court has jurisdiction over this motion pursuant to 28 U.S.C. 1334, 28 U.S.C. 157, and venue pursuant to 28 U.S.C This motion presents the core proceeding under 28 U.S.C The Trustee has authority to file this motion and to sell the real property free and divested of liens under 11 U.S.C Motion Page 1 of 9

2 3. On May 18, 2011, Debtors filed a petition for relief under Chapter 11 of Title 11 United States Bankruptcy Code, which case was converted to a Chapter 7 on February 3, Movant was duly appointed Chapter 7 Trustee and is now the acting and qualified Trustee in this case. 5. Respondents, Alfred D. Covatto, and Joyce M. Covatto, are Co- Debtors, having a mailing address of 3933 Elliott Road, Erie, PA Respondent, Dollar Bank Federal Savings Bank, a Federal Savings Bank, has a mailing address of 3 Gateway Center 11-S, Pittsburgh, PA Respondent, United State of America Internal Revenue Service, a federal taxing entity, has a mailing address of 1000 Liberty Avenue, Room 705, Pittsburgh, PA Respondent, Commonwealth of Pennsylvania Department of Revenue, a state taxing entity, has a mailing address of Box , Bankruptcy Division, Harrisburg, PA Respondent, Erie County Tax Claim Bureau, a local taxing entity has a mailing address of 140 West 6th St. Room 110, Erie, PA Respondent, City of Erie, a local taxing entity, has a mailing address of 626 State St., Room 105, Erie, PA Respondent, John C. Melaragno, Chapter 11 Trustee In Re: Creditron Financial Corporation, has a mailing address of 502 W. 7 th St., Erie, PA Respondent, AT&T Credit Corporation, is a corporation, having a mailing address of 2 Gatehall Drive, Parsippany, NJ The Debtors own three contiguous parcels of real estate which they valued collectively at $1,800, on their Schedule A which includes the real property subject to this motion. 14. The estate has an interest in, inter alia, and seeks to sell Commercial Real Estate located at West 38 th Street, Erie, PA 16508, bearing Tax Parcel Identification No. 16, ,300,00 and Erie County Index No. (19) , described at Deed recorded in Erie County Record Book 0503, page 0626 attached hereto and marked Exhibit A, Together With common easement along existing private driveway on the terms as set forth at page 8 of the Agreement for Sale, and Under and Subject to existing easements and agreements now of record. AS IS AND WITHOUT WARRANTIES OF ANY KIND. which the trustee requests authority to sell pursuant to 11 U.S.C. 363(b) free Motion Page 2 of 9

3 and clear of liens. 15. The Commercial Real Estate located at West 38 th Street, Erie, PA 16508, was previously the subject of a Chapter 11 motion for sale for $550, (Doc. #307) which sale was not consummated. 16. The Debtor valuation, and prior offer, which did not close, do not reflect the present condition of the West 38 th Street, Erie, and the need to expeditiously sell the property to avoid ongoing ownership and operational expenses. 17. Trustee requests that the proposed sale be ordered to take place free and clear of all liens, claims, encumbrances and other interests as more fully described herein below, and that the liens, claims, encumbrances and other interests be divested from West 38 th Street, Erie and transferred to the proceeds of sale. 18. Respondents and their interests are identified as follows: a. Alfred D. Covatto, and Joyce M. Covatto, Co-Debtors, 3933 Elliott Road, Erie, PA 16508; represented by: Guy C. Fustine, 120 West Tenth Street, Erie, PA Debtors are the record title holders of the Commercial Real Estate located at West 38 th Street, Erie which is encumbered beyond its value. Trustee seeks to terminate and divest any and all ownership rights by sale. Debtors have claimed an exemption in West 38 th Street, Erie in the amount of $1.00 which is subject to a comprehensive objection to exemptions. Payment of the exemption will be made in accordance with this Court s Final Order on the Objection to Exemptions. b. Dollar Bank Federal Savings Bank, 3 Gateway Center, 11-S, Pittsburgh, PA 15222; represented by: Nicholas R. Pagliari, Esq., 100 State St., Suite 700, Erie, PA Open-End Mortgage with Assignment of Rents from Alfred Covatto and Joyce Covatto encumbering 3 parcels including deed recorded 6/16/97 at Erie County Book 503, page 630 in the Principal sum $1,250,000, and Record Book 503, page 643, respectively. Principal and interest due to June 26, 2014 $573, (Per diem $98.19) Motion Page 3 of 9

4 506(b) Fees and Costs (AP # ) $21, (b) Fees and Costs (AP # ) $29, Post-petition Financing with interest (D#481) $ 4, (Per diem 7% =$0.78) Total Due $628, Trustee intends to pay sale proceeds (net real estate tax liens and customary closing costs) on the mortgage balance at closing. Balance of secured claims to remain in tact on other collateral. c. United State of America, Internal Revenue Service, 1000 Liberty Avenue, Room 705, Pittsburgh, PA 15222, and Internal Revenue Service, PO Box 7346, Philadelphia, PA ; represented by: Edward Laubach, Esq., 1000 Liberty Ave. Room 806, Pittsburgh, PA Tax lien recorded against Alfred Covatto: on 1/19/78 at No $ 2, on 3/13/08 at No $274, on 1/14/09 at No $442, Tax lien recorded against Joyce Covatto: on 3/21/07 at No $349, on 10/1/07 at No $274, on 1/14/09 at No $442, Tax lien recorded against Alfred Covatto and Joyce Covatto: on 3/30/07 at No $265, on 3/24/08 at No $ 30, on 2/8/10 at No $245, on 2/13/07 at No $349, Trustee intends that these liens will be divested from the proceeds of sale pending final distribution of the Bankruptcy Estate in accordance with the secured creditors agreement to sell and carve out provisions of the operating Order. (Doc. #481). d. Commonwealth of Pennsylvania Department of Revenue, Box , Bankruptcy Division, Harrisburg, PA ; represented by: T. Lawrence Palmer, Esq., 6 th Floor Manor Complex, 564 Forbes Ave., Pittsburgh, PA Tax lien recorded against Joyce Covatto: on 2/12/09 at No $1,131, Tax lien recorded against Alfred Covatto: on 2/16/10 at No $ 4, Motion Page 4 of 9

5 Tax lien recorded against Alfred Covatto and Joyce Covatto on 10/29/10 at No $ 25, on 12/28/10 at No $ Trustee intends that these liens will be divested from the proceeds of sale pending final distribution of the Bankruptcy Estate in accordance with the secured creditors agreement to sell and carve out provisions of the operating Order. (Doc. #481). e. Erie County Tax Claim Bureau, 140 West 6 th St., Room 110, Erie, PA Delinquent 2013 City and County real estate taxes $26, plus interest Trustee intends to pay all delinquent real estate taxes at closing. f. City of Erie 626 State St., Room 105, Erie, PA /2014 School $11, plus interest 2014 City & County $10, to be prorated 2014/2015 School $Not Yet Billed to be prorated Trustee intends to pay 2013/2014 School at closing, and prorate 2014 City & County and 2014/2015 School at closing. g. John C. Melaragno, Chapter 11 Trustee in Re: Creditron Financial Corporation 502 W. 7 th St., Erie, PA 16502; represented by: John C. Melaragno, Esquire, 502 W. 7 th St., Erie, PA Non-dischargeable allowed claim per Order of the Bankruptcy Court entered at Adv. Pro. No TPA Document #42 (which is technically not a lien against property) in the amount of $275, Trustee intends this lien, if any, will be divested from the proceeds of sale pending final distribution of the Bankruptcy Estate in accordance with the secured creditors agreement to sell and carve out provisions of the operating Order. (Doc. #481). Motion Page 5 of 9

6 h. AT&T Credit Corporation 2 Gatehall Drive, Parsippany, NJ 0054 Possible interest in personal property affixed or located on premises as a result of Teletron activities, as suggested by Landlord s Waiver and Release filed in Erie County Record Book 355, page 164 which does not identify personalty. Trustee seeks a Court Order foreclosing any claims of interest in assets being sold. 19. Current water and sewer bills due at closing which would constitute a municipal lien will be paid at closing in accordance with the Agreement for Sale. 20. The Proposed Buyer is WCS Partners, LLC, 100 State St., Suite 700, Erie, PA 16507; represented by: Michael P. Thomas, 100 State St., Suite 700, Erie, PA WCS Partners, LLC has offered $530, in funds to be paid at closing for the purchase of Commercial Real Estate located at West 38 th Street, Erie, PA 16508, bearing Tax Parcel Identification No. 16, ,300,00 and Erie County Index No. (19) , described at Deed recorded in Erie County Record Book 0503, page Together With common easement along existing private driveway on the terms as set forth at page 8 of the Agreement for Sale, and Under and Subject to existing easements and agreements now of record.. AS IS AND WITHOUT WARRANTIES OF ANY KIND. 22. Buyer has been advised and the agreement itself acknowledges that this offer is subject to Bankruptcy Court approval. Notice to the Buyer is hereby given that this is subject to advertising, and higher bids at the sale confirmation hearing (at which Buyer may appear and bid). The Court will direct bidding procedure. 23. The trustee proposes to sell the property in accordance with the Agreement for Sale summarized in the following manner: a. Private Sale to: WCS Partners, LLC, or its assigns Relationship to Debtor: none b. The purchase price: $530, $5, deposit paid; balance of $525, to be paid at closing. c. Terms and conditions of the sale to WCS Partners, LLC: i. Sale of Commercial Real Estate located at West 38 th Street, Erie, PA 16508, bearing Tax Parcel Identification No. 16,01 Motion Page 6 of 9

7 61.0,300,00 and Erie County Index No. (19) , described at Deed recorded in Erie County Record Book 0503, page Together With common easement along existing private driveway on the terms as set forth at page 8 of the Agreement for Sale, and Under and Subject to existing easements and agreements now of record. AS IS AND WITHOUT WARRANTIES OF ANY KIND to be transferred by Special Warranty Deed. ii. Contingencies: (1) Bankruptcy Court Approval of Sale. (2) Seller granting an easement to the buyer in the deed of conveyance that reads substantially as follows: Grantor hereby grants and conveys unto Grantee a nonexclusive easement (the Easement ) for pedestrian and vehicular ingress and egress to, from, and across the existing 50-foot driveway right of way more fully described in the Agreement of Settlement recorded in Erie County Record Book 0028 at page 2258 for use by the Grantee, its successors, assigns, invitees, agents, representatives, and occupants of the Grantee's Property for purposes of access to the Grantee's Property, identified as Tax Parcel ( W 38th Street)and for use in common with Grantor, its successors, assigns, invitees, agents, representatives, and occupants of the Grantor's Properties identified as Tax Parcel numbers ( W 38 th Street) and (1573 W. 39 Street - easement per RB28/2258). All costs of maintenance and repair of the Easement shall be shared equally by Grantor and Grantee. The Easement shall be perpetual and shall run with the land and shall be a benefit to the Grantee s property and burden upon the Grantor s property. (3) Buyer, at their expense, shall obtain a favorable site analysis assuring the Buyer that the subject property is environmentally safe and uncontaminated. Said environmental study shall be completed at least 5 days prior to the Bankruptcy County sale hearing. (4) All contingencies except court approval of sale must be satisfied in advance of the sale hearing. iii. Closing: Cash to be paid at closing to be held immediately following the order confirming the sale by the bankruptcy court becoming final and non-appealable, thirty days (30) post order Motion Page 7 of 9

8 date. iv. Property Condition: All real property and fixtures are being sold AS IS Without Warranties together with a common easement on the existing driveway to West 39 th St., as set forth on page 8 of the Agreement for Sale. v. Bidding procedure: In order to bid a buyer must have a cashier s check or certified check for $ and a letter of credit which must be reviewed by the Trustee at least 24 hours in advance of the court hearing on this matter. Both the cashier s check or certified check for$5, and a letter of credit must be with the bidder at the court hearing, balance due at closing to be conducted thirty days (30) of final non-appealable bankruptcy court order. All bidders will bid on the terms set forth in Exhibit B and the total cash value of the offer is $530, vi. The complete terms and conditions are forth in Agreement for Sale attached hereto as Exhibit B. 24. Costs to be paid at closing are delinquent 2013 real estate taxes, 2014 real estate taxes on a prorated basis; Seller s share of transfer taxes, recording costs for and cost of certified copy of this Court s order, Broker s fee of 5%, water bill, and any other customary closing costs. 25. The time and date sale hearing will take place: June 26, 2014 at 11:30 A.M. before Judge Thomas P. Agresti in The Bankruptcy Courtroom, U.S. Courthouse, 17 South Park Row, Erie, Pennsylvania. 26. The Trustee requests to be directed and authorized to sign any and all documents necessary to transfer the interest in Commercial Real Estate located at West 38 th Street, Erie, PA 16508, bearing Tax Parcel Identification No. 16, ,300,00 and Erie County Index No. (19) , described at Deed recorded in Erie County Record Book 0503, page Together With a non-exclusive easement (the Easement ) for pedestrian and vehicular ingress and egress to, from, and across the existing 50-foot driveway right of way more fully described in the Agreement of Settlement recorded in Erie County Record Book 0028 at page 2258 for use by the Grantee, its successors, assigns, invitees, agents, representatives, and occupants of the Grantee's Property for purposes of access to the Grantee's Property, identified as Tax Parcel ( W 38th Street)and for use in common with Grantor, its successors, assigns, invitees, agents, representatives, and occupants of the Grantor's Properties identified as Tax Parcel numbers ( W 38 th Street) and (1573 W. 39 Street - easement per RB28/2258). All costs of maintenance and repair of the Easement shall be shared equally by Grantor and Grantee. The Motion Page 8 of 9

9 Easement shall be perpetual and shall run with the land and shall be a benefit to the Grantee s property and burden upon the Grantor s property. Under and Subject to existing easements and agreements now of record. AS IS AND WITHOUT WARRANTIES OF ANY KIND by Special Warranty Deed. 27. Trustee requests that a hearing be held and that higher and better offers be considered and the liens be divested as indicated in this Motion and the assets be sold to the Offeror or their assigns. 28. The Trustee believes the price being paid for the asset(s) is the best obtainable under the circumstances and that the sale is in the best interests of the estate. 29. This Motion for Sale has been listed on the Court EASI website, and is available at attorneyrothschild.com at Trustee Sales. WHEREFORE, the trustee requests the Court enter an order authorizing this sale of real estate together with a common easement in consideration of $530, free and divested of liens to WCS Partners, LLC by special warranty deed, authorizing Trustee to sign documents for that purpose, to allow higher and better offers at the sale hearing on this motion, and grant such other relief as is reasonable and just. Dated: May 2, 2014 /s/ Tamera Ochs Rothschild Tamera Ochs Rothschild, Esquire PA Atty. I.D. No W. Spring St. Titusville, PA PHONE: (814) FAX: (814) Motion Page 9 of 9

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