STATE OF FLORIDA Division of Administrative Hearings DEPARTMENT OF BUSINESS & PROFESSIONAL RE Fl [ F D ZAVi AA FLORIDA REAL ESTATE APPRAISAL BOAR FLORIDA DEPARTMENT OF BUSINESS & PROFESSIONAL REGULATION, Date i DIVISION OF REAL ESTATE, Petitioner, 6 2. OX GK PUL v. CASE NO. 200083933 200084606 RICHARD JOHN DELUCA, 200084603 200083886 Respondent. 200180490 200081024 200084831 / ADMINISTRATIVE COMPLAINT The Florida Department of Business & Professiona! Regulation, Division of Real Estate ("Petitioner") files this Administrative Complaint against Richard John DeLuca (“Respondent”), and alleges: ESSENTIAL ALLEGATIONS OF MATERIAL FACT 1. Petitioner is a state government licensing and regulatory agency charged with the responsibility and duty to prosecute Administrative Complaints pursuant to the laws of the State of Florida, including Section 20.165 and Chapters 120, 455 and 475 of the Florida Statutes, and the rules promulgated thereunder. 2. Respondent is currently a Florida state-certified residential real estate appraiser having been issued license RD783 in accordance with Chapter 475 Part II of the Florida Statutes. 3. The last license the State issued to Respondent was as a state-certified residential real estate appraiser at 323 Thornberg Drive, Tallahassee, Florida 32315. FDBPR v. Richard J. DeLuca Case No. 200083933 Administrative Complaint 4. At all times material hereto, First Appraisal Services, located in Tallahassee, Florida 32308, employed Respondent. ALLEGATIONS RELATING TO PROPERTY COMMONLY KNOWN AS 2523 NUGGET LANE, TALLAHASSEE, FLORIDA 32303 5. Petitioner realleges and incorporates paragraphs one (1) through four (4) above. 6. On or about July 22, 1999, Respondent developed and communicated an appraisal report (Report) for the property commonly known as 2523 Nugget Lane, Tallahassee, Florida 32303, (Subject Property) and estimated the market value as $71,000. A copy of the Report is attached hereto and incorporated herein as Administrative Complaint ‘Exhibit 1. 7. Among others, the Report contained the following errors: a. Incorrectly indicated the address for comparable sale two as 2501 Nugget Lane when, in fact, data supporting property commonly known as 2497 Nugget Lane was the basis of information used as comparable sale two. b. Incorrectly indicated that comparable sale one closed in June 1999 when, in fact, the most recent prior sale closed in June 1998. 8. Pursuant to an official investigation, Respondent admitted in a letter to Petitioner's investigator that he incorrectly indicated that comparable sale one closed June 1999. A copy of the letter is attached hereto and incorporated herein as Administrative Complaint Exhibit 2. 9. In the response letter Respondent admitted that he incorrectly indicated the address for the property he used as comparable sales two. FDBPR v. Richard J. DeLuca Case No. 200083933 Administrative Complaint COUNT I Based upon the foregoing, Respondent has violated a standard for the development or communication of a real estate appraisal or other provision of the Uniform Standards of Professional Appraisal Practice in violation of Section 475.624(14), Florida Statutes. COUNT IE Based upon the foregoing, Respondent is guilty of having failed to exercise reasonable diligence in developing an appraisal report in violation of Section 475.624(15), Florida Statutes. ALLEGATIONS RELATING TO PROPERTY COMMONLY KNOWN AS 726 PETERS ROAD, MIDWAY, FLORIDA 32343 10. Petitioner realleges and incorporates paragraphs one (1) through four (4) above. 11. On or about January 16, 1998, Respondent developed and communicated an appraisal report (Report 2) for the property commonly known as 726 Peters Road, Midway, Florida 32343, (Subject Property 2) and estimated the market value as of July 15, 1998 as $110,000. A copy of Report 2 is attached hereto and incorporated herein as Administrative Complaint Exhibit 3. 12. Report 2 failed to contain photographs of Subject Property 2 or the comparable sales analyzed. 13. In the response to Petitioner’s request, on or about December 22, 2000, Respondent provided a copy of his entire workfile for Subject Property 2. 14. The workfile Respondent submitted to Petitioner’s investigator consisted only of a copy of Report 2 and a one-page printout of data from Metro Market Trends relating to comparable sales one and two only. FDBPR v. Richard J. DeLuca Case No. 200083933 Administrative Complaint 15. During the course of the official investigation, Respondent admitted that he did not verify the Metro Market Trends data prior to communicating Report 2. 16. The workfile failed to contain data sufficient to support the data and adjustments of Report 2. 17. Report 2 contained the following errors: a. Incorrectly indicated the proximity of comparable sales one, two, and three to Subject Property. b. Incorrectly indicated the acreage for comparable sale one as 1.29 acres when, in fact, it was 2.83 acres. c. Indicated the incorrect address for property it analyzed as comparable sale two. d. Failed to indicate or adjust for comparable sale two’s two-car garage. e. Improperly positioned arrows that indicated locations of Subject Property 2 and comparable sales on an attached map. . f. Failed to include the specific zoning classification for Subject Property 2, but generally described it as residential. 18. Respondent failed to accurately define the neighborhood boundaries for Subject Property 19. Respondent used comparables that were significantly superior to Subject Property 2. 20. In response to Petitioner’s request for additional information regarding Report 2, on or about January 2, 2001, Petitioner’s investigator received a copy of a comparable property photo addendum (Addendum) that purported to represent photographs of the comparable sales. A copy 4 FDBPR v. Richard J. DeLuca Case No. 200083933 Administrative Complaint of the Addendum is attached hereto and incorporated herein as Administrative Complaint Exhibit 4. 21. The photograph of property purported to represent comparable sale one indicated a date of December 3, 2000, which was after Respondent developed and communicated Report 2. 22. Pursuant to Petitioner’s investigation, by letter Respondent admitted that the photograph of comparable sale one was not taken until after Respondent received notice of the consumer complaint. 23. The Addendum included a photograph taped and stapled over the copy of comparable sale two. ) 24. During the course of the official investigation, Respondent admitted that the photograph attached to comparable two of the Addendum was an accurate photograph for property indicated as comparable sale two and that it originally included a photograph of the wrong property. 25. The Addendum included a photograph of property that was no! the property Respondent analyzed as comparable sale three. 26. Pursuant to the official investigation, Respondent admitted that he was unable to identify the property indicated in the photograph as comparable sale three. 27. Pursuant to the official investigation, Respondent admitted that he was. unable to verify the location of the property he analyzed as comparable sale three. 28. In two letters each dated November 28, 2000, Petitioner’s investigator notified Respondent that a complaint had been filed against him, requested a true and accurate copy of the appraisal as delivered to the client, and a complete copy of his entire working file for the appraisal. 5 FDBPR v. Richard J. DeLuca Case No. 200083933 Administrative Complaint Copies of the letters are attached hereto and incorporated herein as Administrative Complaint Composite Exhibit 5. 29. On or about December 22, 2000, Respondent provided a copy of a workfile for Subject Property 2. 30. On or about April 19, 2001, Respondent sent Petitioner’s investigator additional information relating to Report 2. 31. The additional information included two additional comparables, comparable sales four and five in an addendum (Addendum 2). A copy of Addendum 2 is attached hereto and incorporated herein as Administrative Complaint Exhibit 6. ) 32. Comparable sales three, four and five are located in an neighborhood that is significantly superior to Subject Property 2. 33. In Addendum 2, Respondent incorrectly indicated the distances of comparable sales four and five from Subject Property 2. 34. In either a report or an addendum, Respondent failed to indicate when Addendum 2 was communicated to the client. COUNT I Based upon the foregoing, Respondent is guilty of fraud, misrepresentation, concealment, false promises, false pretenses, dishonest conduct, culpable negligence, or breach of trust in any business transaction in violation of Section 475.624(2), Florida Statutes. COUNT IV Based upon the foregoing, Respondent is guilty of violating a duty imposed by law in FDBPR v. Richard J. DeLuca Case No. 200083933 Administrative Complaint violation of Section 475.624(2), Florida Statutes. COUNT V Based upon the foregoing, Respondent has violated a standard for the development or communication of a real estate appraisal or other provision of the Uniform Standards of Professional Appraisal Practice in violation of Section 475.624(14), Florida Statutes. COUNT VI Based upon the foregoing, Respondent is guilty of having failed to exercise reasonable diligence in developing an appraisal report in violation of Section 475.624(15), Florida Statutes. COUNT VU Based upon the foregoing, Respondent is guilty of having obstructed or hindered in any manner the enforcement of Chapter 475, Florida Statutes ot the performance of any lawful duty by any person acting under the authority of Chapter 475, Florida Statutes, or interfere with, intimidate, or offer any bribe to any member of the board or any of its employees or any person who is, or is expected to be, a witness in any investigation or proceeding relating to a violation of Chapter 475, Florida Statutes, in violation of Section 475.626(f), Florida Statutes. COUNT VII Based upon the foregoing, Respondent is guilty of knowingly concealing any information relating to violations of Chapter 475, Florida Statutes, in violation of Section 475.626(g), Florida Statutes, FDBPR v. Richard J. DeLuca Case No. 200083933 Administrative Complaint ALLEGATIONS RELATING TO PROPERTY COMMONLY KNOWN AS 23 LIBBY LANE, CRAWFORDVILLE, FLORIDA 32327 35. Petitioner realleges and incorporates paragraphs one (1) through four (4) above. 36. On or about March 29, 2000, Respondent developed and communicated an appraisal report (Report 3) for property commonly known as 23 Libby Lane, Crawfordville, Florida 32327, (Subject Property 3) and estimated the market value as of March 28, 2000, as $72,000. A copy of Report 3 is attached hereto and incorporated herein as Administrative Complaint Exhibit 7, 37. On or about March 29, 2000, Capital City Bank (Client) received via facsimile an unsigned copy of Report 3. 38. On or about March 29, 2000, Respondent developed and communicated a second appraisal report (Report 3A) for Subject Property 3 and estimated the market value as of March 28, 2000, also as $72,000. A copy of Report 3A is attached hereto and incorporated herein as Administrative Complaint Exhibit 8. 39. On or about March 29, 2000, Client received a hand-delivered copy of Report 3A that bears what appears to be Respondent’s signature. 40. The intended use of Report 3A was to allow a certain buyer to obtain FHA financing for the purchase of Subject Property 3. 41. Report 3A contained the following errors: a. Failed to adequately describe the neighborhood boundaries. b. Indicated an incorrect FEMA map number. c. Failed to include the specific zoning classification. FDBPR v. Richard J. DeLuca Case No. 200083933 Administrative Complaint d. Incorrectly indicated the zoning compliance of Subject Property 3. e. Indicated that the zoning description was residential when, in fact, it was rural residential. 42. Pursuant to an official investigation, Respondent admitted that he erred in indicating the zoning description as residential. 43. In the comment section of Report 3A, Respondent indicated that there was no physical, functional, or external inadequacies noted and that no major repair needs were noted. 44. Respondent failed to indicate or adjust for, in the report or addenda, the poor condition of Subject Property 3’s pool. 45. Respondent inadequately adjusted for Subject Property 3’s pool in the sales comparison analysis section of Report 3A. 46. Report 3A indicated that a contract was attached to the report regarding a description and amount of loan charges or concessions to be paid by the seller. 47. Respondent attached only the first page of the Deposit Receipt and Contract for Sale and Purchase (Contract) to Report 3A, failing to attach pages two, three, and four. 48. Respondent’s workfile contained a copy of only pages one and four of the Contract. 49, Pursuant to an official investigation, Respondent stated that he usually keeps only the first and last pages of a contract. 50. Several concessions and expenses that the sellers were to pay were contained on page three of the Contract. A copy of the contract is attached hereto and incorporated herein as Exhibit 9. FDBPR v. Richard J. DeLuca Case No. 200083933 Administrative Complaint 51. Pursuant to an official investigation, Petitioner’s investigator requested that Respondent submit a copy of a workfile for Subject Property 3. 52. On or about May 22, 2001, Respondent gave Petitioner’s investigator a copy of the workfile. 53. Pursuant to the official investigation, Respondent admitted to Petitioner’s investigator that he adjusts comparable properties based upon a paired sales analysis. 54. The workfile failed to contain data sufficient to support Report 3A. 55. Pursuant to the official investigation, Petitioner’s investigator requested that Respondent submit additional data to support Report 3A. 56. On or about May 30, 2001, Respondent provided Petitioner’s investigator with copies of a report from Metro Market Trends and paired market sales data. 57. Due to discrepancies between Reports 3 and 3A, Client engaged another appraiser to complete appraisal of Subject Property 3. 58. On or about March 31, 2000, Christopher Poppell developed and communicated an appraisal report (Report 4) for Subject Property 3 and estimated the market value as of March 31, 2000, at $44,000. A copy of Report 4 is attached hereto and incorporated herein as Administrative Complaint Exhibit 10. COUNT IX Based upon the foregoing, Respondent is guilty of fraud, misrepresentation, concealment, false promises, false pretenses, dishonest conduct, culpable negligence, or breach of trust in any business transaction in violation of Section 475.624(2), Florida Statutes. 10 FDBPR vy. Richard J. DeLuca Case No. 200083933 Administrative Complaint COUNT X Based upon the foregoing, Respondent is guilty of violating a duty imposed by law in violation of Section 475,624(2), Florida Statutes. COUNT XI Based upon the foregoing, Respondent has violated a standard for the development or communication of a real estate appraisal or other provision of the Uniform Standards of Professional Appraisal Practice in violation of Section 475.624(14), Florida Statutes. COUNT XII Based upon the foregoing, Respondent is guilty of having failed to exercise reasonable diligence in developing an appraisal report in violation of Section 475.624(15), Florida Statutes. COUNT XiIil Based upon the foregoing, Respondent is guilty of having obstructed or hindered in any manner the enforcement of Chapter 475, Florida Statutes or the performance of any lawful duty by any person acting under the authority of Chapter 475, Florida Statutes, or interfere with, intimidate, or offer any bribe to any member of the board or any of its employees or any person who is, or is expected to be, a witness in any investigation or proceeding relating to a violation of Chapter 475, Florida Statutes, in violation of Section 475.626(f), Florida Statutes. COUNT XIV Based upon the foregoing, Respondent is guilty of knowingly concealing any information relating to violations of Chapter 475, Florida Statutes, in violation of Section 475.626(g), Florida Statutes. 11 FDBPR v. Richard J. DeLuca Case No. 200083933 Administrative Complaint ALLEGATIONS RELATING TO PROPERTY COMMONLY KNOWN AS 963 LASTER LANE, TALLAHASSEE, FLORIDA 59. Petitioner realleges and incorporates paragraphs one (1) through four (4) above. 60. Respondent and Bryan Green (Green), a state-certified residential real estate appraiser, developed and communicated an appraisal report (Report 5) for the property commonly known as 963 Laster Lane, Tallahassee, Florida 32310 (Subject Property 4). A copy of the appraisal report is attached hereto and incorporated herein as Exhibit 11. 61. The Report bears an effective date of July 20, 1999. 62. Respondent signed Report 5 as supervisory appraiser and certified that he was taking full responsibility for the appraisal and Report. 63. The header of Report 5 indicates Green Appraisal Company. 64. In Report 5, Respondent stated that Heritage Mortgage was the client. 65. On or about February 20, 2001, during the course of an official investigation, Respondent told Petitioner’s investigator that Heritage Mortgage was his client, not Green’s. 66. Ina letter to Petitioner’s investigator, dated November 5, 2000, Respondent admitted that he participated as a review appraiser to assist Green. 67. Pursuant to an official investigation, Respondent stated that Green did all of the work on the appraisal and that Respondent did not review all of the supporting data. 68. On the “comments” section of Report 5, Respondent states: “No Physical, Functional, and/or External Inadequacies Noted.” 69. Respondent failed to disclose or adjust for the Subject Property 4’s proximate location 12 FDBPR v. Richard J. DeLuca Case No. 200083933 Administrative Complaint to the Tallahassee Rifle and Pistol Club, a private forty-acre closed gate firing range, and the distance from the discharge of firearms. 70. Report 5 states that comparable sale one is one block Southeast of Subject Property 4 when, in fact, it is located across the street from Subject Property 4. 71. Report 5 states that comparable sale two is one mile west of Subject Property, in fact, itis three miles from Subject Property 4. 72. The reported gross living information differs significantly between the public records and the MLS for each comparable sale. 73. Respondent failed to explain in a report or an addendum the conflict between the information contained in the two data sources regarding the gross living information. 74. Respondent failed to verify the data sources. 75. Respondent failed to disclose or adjust comparable sale two for an abutting paved street, that was publicly maintained, even though the Subject Property 4 and the other comparable sales abut sand streets with private maintenance. 76. Respondent failed to report or adjust comparable sale three for a twenty-four by forty- two foot workshop which the MLS reports and was visible upon inspection. 77. In Report 5, Respondent provided photographs. 78. Ina letter dated October 13, 2000, Petitioner’s investigator requested that Respondent submit a copy of his entire workfile for Subject Property 4. 79. On or about November 5, 2000, Respondent gave Petitioner’s investigator a copy a workfile, which contained two letters to Petitioner’s investigator and a copy of Report 5, without 13 FDBPR v. Richard J, DeLuca Case No. 200083933 Administrative Complaint photographs. 80. Respondent’s workfile failed to contain data sufficient to support Report 5. COUNT XV Based upon the foregoing, Respondent is guilty of fraud, culpable negligence or breach of trust in a business transaction in violation of Section 475.624(2), Florida Statutes. COUNT XVI Based upon the foregoing, Respondent has violated a standard for the development or communication of a real estate appraisal or other provision of the Uniform Standards of Professional Appraisal Practice in violation of Section 475.624(14), Florida Statutes. COUNT XVI Based upon the foregoing, Respondent is guilty of having failed to exercise reasonable diligence in developing an appraisal report in violation of Section 475.624(15), Florida Statutes. ALLEGATIONS RELATING TO PROPERTY COMMONLY KNOWN AS 2553 CHATEAU ROAD, TALLAHASSEE, FLORIDA 81. Petitioner realleges and incorporates paragraphs one (1) through four (4) above. 82. On or about July 1, 1996, Respondent developed and communicated an appraisal report (Report 6) for the property commonly known as 2553 Chateau Road, Tallahassee, Florida 32311 (Subject Property 5). A copy of the appraisal report is attached hereto and incorporated herein as Exhibit 12. 83. On Report 6, Respondent a, understated the distances between subject and comparables, and 14 FDBPR v. Richard J. DeLuca Case No. 200083933 Administrative Complaint b. failed to adjust for carport in comparable one. COUNT XVII Based upon the foregoing, Respondent has violated standards for the development or communication of a real estate appraisal or other provision of the Uniform Standards of Professional Appraisal Practice in violation of Section 475.624(14), Florida Statutes. COUNT XIX Based upon the foregoing, Respondent is guilty of having failed to exercise reasonable diligence in developing an appraisal report in violation of Section 475.624(15), Florida Statutes. ALLEGATIONS RELATING TO PROPERTY COMMONLY KNOWN AS 130 WHISPERING PINES WAY, TALLAHASSEE, FLORIDA 83. Petitioner realleges and incorporates paragraphs one (1) through four (4) above. 84. On or about May 3, 2000, Respondent developed and communicated an appraisal report (Report 7) for the property commonly known as 130 Whispering Pines Way, Tallahassee, Florida 32304 (Subject Property 6). A copy of the appraisal report is attached hereto and incorporated herein as Exhibit 13. 85. On Report 7, Respondent a. failed to adjust comparable three for a two-car garage with an adjacent suite and two- car carport, b. understated the distance between subject and comparables, c. failed to adjust for location to comparables two and three which are closer to the city than is subject, FDBPR v. Richard J. DeLuca Case No. 200083933 Administrative Complaint d. failed to maintain a true and accurate copy of the report Respondent communicated to client. COUNT XX Based upon the foregoing, Respondent has violated standards for the development or communication of a real estate appraisal or other provision of the Uniform Standards of Professional Appraisal Practice in violation of Section 475.624(14), Florida Statutes. COUNT XXI Based upon the foregoing, Respondent is guilty of having failed to exercise reasonable diligence in developing an appraisal report in violation of Section 475.624(15), Florida Statutes. COUNT XXII Based upon the foregoing, Respondent is guilty of failure to maintain records in violation of Section 475.629, Florida Statutes, and, therefore, in violation of Section 475.624(4)(e), Florida Statutes. ALLEGATIONS RELATING TO PROPERTY COMMONLY KNOWN AS 77197 CORNUCOPIA LANE, TALLAHASSEE, FLORIDA 85. Petitioner realleges and incorporates paragraphs one (1) through four (4) above. 86. On or about December 22, 1999, Respondent developed and communicated an appraisal report (Report 8) for the property commonly known as 7797 Cornucopia Lane, Tallahassee, Florida 32308 (Subject Property 7). A copy of the appraisal report is attached hereto and incorporated herein as Exhibit 14. 87. Respondent failed to maintain a copy of the appraisal or the work file. FDBPR vy. Richard J. DeLuca Case No. 200083933 Administrative Complaint 88. On Report 8, Respondent a. failed to include the homeowner’s dues, b. reported the zoning of subject property as “residential preservation” when, in fact, it is “rural.” c. reported driveway as concrete, when it is, in fact, dirt and concrete, d. incorrectly listed the sales price of comparable one as $500,000 when, in fact, it was $450,000. COUNT XXII Based upon the foregoing, Respondent has violated standards for the development or communication of a real estate appraisal or other provision of the Uniform Standards of Professional Appraisal Practice in violation of Section 475.624(14), Florida Statutes. COUNT XXIV Based upon the foregoing, Respondent is guilty of having failed to exercise reasonable diligence in developing an appraisal report in violation of Section 475.624(15), Florida Statutes. COUNT XXV Based upon the foregoing, Respondent is guilty of failure to maintain records in violation of Section 475.629, Florida Statutes, and, therefore, in violation of Section 475.624(4)(e), Florida Statutes. ALLEGATIONS RELATING TO PROPERTY COMMONLY KNOWN AS 1428 BRECK DRIVE, TALLAHASSEE, FLORIDA 89. Petitioner realleges and incorporates paragraphs one (1) through four (4) above. 17 FDBPR v. Richard J. DeLuca Case No. 200083933 Administrative Complaint 90. Respondent developed and communicated an appraisal report (Report 9)for the property commonly known as 1428 Breck Drive, Tallahassee, Florida 32310 (Subject Property 8). A copy of the appraisal report is attached hereto and incorporated herein as Exhibit 15. 91. On Report 9, Respondent a. described the access road as publicly maintained, when, in fact, it was privately maintained, b. incorrectly reported the folio number of subject property as 41-23-12-000-0550 when, in fact, it is 41-23-12-000-0630, c. failed to report seller concessions as per the contract for the purchase and sale of subject property, d. described the distance between subject and comparable two as two miles south when, in fact, it is 4.8 miles south. e. stated that there were no external inadequacies as to subject but adjusted for mobile homes in the area, f. failed to report that subject was under contract. COUNT XXVI Based upon the foregoing, Respondent has violated standards for the development or communication of a real estate appraisal or other provision of the Uniform Standards of Professional Appraisal Practice in violation of Section 475.624(14), Florida Statutes. COUNT XXVII Based upon the foregoing, Respondent is guilty of having failed to exercise reasonable 18 FDBPR v. Richard J. DeLuca Case No. 200083933 Administrative Complaint diligence in developing an appraisal report in violation of Section 475.624(15), Florida Statutes. ALLEGATIONS RELATING TO PROPERTY COMMONLY KNOWN AS 2203 NORTH 618’ AVENUE, PENSACOLA, FLORIDA 92. Petitioner realleges and incorporates paragraphs one (1) through four (4) above. 93. On or about August 24, 2000, Respondent developed and communicated a complete appraisal summary report (Report 10) for the property commonly known as 2203 North 61st Avenue, Pensacola, Florida 32506 (Subject Property 9). A copy of the appraisal report is attached hereto and incorporated herein as Exhibit 16. 94. On Report 10, Respondent failed to a. identify the predominant occupancy; b. depict a patio on the floor plan sketch, but included a patio as an extra on subject property; c. include the existence of a pool in comparable five, which has a pool; d. properly identify the type of road maintenance; e. adjust or explain failure to adjust for significantly larger garages in comparables one, two and three; f. adjust for or report the superior amenities of comparable six. COUNT XXVIII Based upon the foregoing, Respondent has violated standards for the development or communication of a real estate appraisal or other provision of the Uniform Standards of Professional Appraisal Practice in violation of Section 475.624(14), Florida Statutes. 19 FDBPR v. Richard J. DeLuca Case No. 200083933 Administrative Complaint COUNT XXIx Based upon the foregoing, Respondent is guilty of having failed to exercise reasonable diligence in developing an appraisal report in violation of Section 475.624(15), Florida Statutes. COUNT XXx Based upon the foregoing, Respondent is guilty of culpable negligence in violation of Section 475.624(2), Florida Statutes. WHEREFORE, Petitioner respectfully requests the Florida Real Estate Appraisal Board, or the Department of Business and Professional Regulation, as may be appropriate, to issue a Final Order as final agency action finding the Respondent(s) guilty as charged. The penalties which may be imposed for violation(s) of Chapter 475 of the Florida Statutes, depending upon the severity of the offense(s), include: revocation of the license, registration, or certificate; suspension of the license, registration or certificate for a period not to exceed ten (10) years; imposition of an administrative fine of up to $5,000 for each count or offense; imposition of investigative costs; issuance of a reprimand; imposition of probation subject to terms including, but not limited to, requiring the licensee, registrant, or certificate holder to complete and pass additional appraisal education courses; publication, or any combination of the foregoing which may apply. See Section 475.624, Florida Statutes and Rule 61J1-8.002, Florida Administrative Code. The penalties which may be imposed for violation(s) of Chapter 455 of the Florida Statutes, depending upon the severity of the offense(s), include: revocation of the license, registration, or certificate; suspension of the license, registration, or certificate for a period not to exceed ten (10) years; imposition of an administrative fine of up to $5,000 for each count or offense; imposition of investigative costs; 20 FDBPR v. Richard J. DeLuca Case No. 200083933 Administrative Complaint issuance of a reprimand; imposition of probation subject to terms including, but not limited to, requiring the licensee, registrant, or certificate holder to complete and pass additional appraisal education courses; publication; restriction of practice; injunctive or mandamus relief; imposition of a cease and desist order; or any combination of the foregoing which may apply. See § 455.227, Fla. Stat. (1999) and Fla. Admin. Code R. 61J1-8.002. SIGNED this_ 2 dayot__Oct- 2002. orkdaDepartment of Business and Professional Regulation By: Director, Division of Real Estate ATTORNEY FOR PETITIONER Stacy N. Robinson Pierce Fla. Bar No. 182796 FDBPR-Division of Real Estate Legal Section 400 W. Robinson Street, N308A Orlando, Florida 32802-1772 (407) 481-5632 (407) 317-7260 - FAX PCP: MC/CK/JB 9/30/02 NOTICE TO RESPONDENTS PLEASE BE ADVISED that mediation under Section 120.573 of the Florida Statutes, is not available for administrative disputes involving this type of agency action. 21 FDBPR v. Richard J. DeLuca Case No. 200083933 Administrative Complaint PLEASE BE FURTHER ADVISED that pursuant to this Administrative Complaint you may request, within the time proscribed, a hearing to be conducted in this matter in accordance with Sections 120.569 and 120.57 of the Florida Statutes; that you have the right, at your option and expense, to be represented by counsel or other qualified representative in this matter; and that you have the right, at your option and expense, to take testimony, to call and cross-examine witnesses, and to have subpoena and subpoena duces tecum issued on your behalf if a formal hearing is requested. PLEASE BE FURTHER ADVISED that if you do not file an Election of Rights form or some other responsive pleading with the Petitioner within twenty-one (21) days of receipt of this Administrative Complaint, the Petitioner will file with the Florida Real Estate Appraisal Board a motion requesting an informal hearing and entry of an appropriate Final Order which may result in the suspension or revocation of your real estate license or registration. Please see the enclosed Explanation of Rights and Election of Rights form. 22 * FIRST APPRAISAL SERVICES : STREETY roparty Description UNIFORM RESIDENTIAL APPRAISAL REPORT FileNo 91.756 + Property Addess 2529 NUGGET LANE ______Gity TALLAHASSEE Bie Fl ZipCode 92903 Legal Dasmmption LOT 16, BLOCK A, UNIT B NORTH, CHARLESTON SQUARE County LEON. a Assessor's Parcal No. 21-22-24- A-0160 ee. ____Tax Yeu 1998 RE, Taxes $ SGOMVHX, _Speoal Assessments § NONE M11) Bonower STREETY Garent Owner BORROWER Occupant, [Xl Owner [J tenant fy nH Property ngnis appraised _[X] Foe Simpla | | Leasenold Project Type [X] PUD) Condomnium(MUGVA only) -HOAS____30. Uy Nawhborhood or Project Name CHARLESTON SQUARE ___ Map Roterence 21 Consus tract 21 Salg Price § 71,000" Date of Salg 7/99" Deserptign and $ amount of loan chargesiconcessions 10 bo pak by solaNNO CONTRACT Pls 1" LenderCiient ALL MORTGAGE Adress CO TE APPRAISAUSUMMARY REEPORT | Appraiser RICHARD J DE LUCA, RAA Address P O.BOX 13823, TALLAHASSEE, Ft 32317 * ‘Cocation Urban Benen Rural Predominant Single family housing | Present land use % [Land use char. Built up Over 75% 25.25% Under 25% | OssuPancy PRICE AGE} One tamiy {K) Nottikely Uj bates Growth rate Rapid Q) stabte Siow & Owner 35 tow NEW] 24 famty {7} in process Property values (_) increasing (X) Staple Dedining | [—} Tenant "88 High 0 | Malt-anaty fo Demandisupply (} Shortage (X) nacre {) Owrspny | [X] vacunteo 5%) Comercial ~ Marketing time [| Under 3s. {X]3:6.mos. [ ] Over 6inos.} [ ] vasnjow say [70 30__|VACAN , _ Note: Race and tha racial composition of Ina neighborhood ara rot appralsal factors, Neignbothood boundaries and characterises: THE NEIGHBORHOOD BOUNDARIES ARE HARTSFIELO ROAD TO THE SOUTH, CANT Ai 4 CIRCLE TO THE WEST, OLO BAINBRIDGE ROAD TO THE EAST AND FREO GEORGE ROAQ TO THE NORTH : ‘{ Factors that atfact tha marketability of Ine grapertias mi Ihe neighborhood (proxinuty to aunplayment and amonties. amployment stability appeal to markut AVERAGE TOWNHOUSE PROJECT LOCATED IN NW TALLAHASSEE. THE NEIGHBORHOOD CONSISTS OF TOWNHOMES #11) TRADITIONAL DETATCHED HOMES THE BORDER AREAS OF THE NIEGHBORHOOD ARE DEVELOPED INTO STRIP | COMMERGIAL ANO SPOT COMMERCIAL PROJECTS, THE NIEGI BOR! OOD IS CONSIDERED CONVENIENT TO MOST NEFDED RESIDENTIAL AMENITIES AND SERVICES. OVERALL Mi AND 1S CONSIDERED TO AVERAGE TU ys ‘Market conditions in the subject aeighbornood (including support for thy above conclusions related to Ihe Lend of praperty values. demand/suppty, and Muir toy fms cessions, ote.) Y AND AND Ard Project Information for PUDs (if applicable) -- Is the dovaloporibuider in contol of tha Homa Ownurs’ Assuciation (HOAy? [J ves [X} No Approdmate lotal aumbor of units tn the subject projact GO +\- Approximate total number of units for sata in the subject project S_¢\- ee Describe common alamants and recreational facilites COMM, POOL, GREEN AREAS AND STREET LIGHTS. Dimensions TYPICAL TOWNHOUSE LOT, SEE ATTACHED TAX PLAT, TT Topograpiy GENERALLY LEVEL Sile wea 2500 SQ. FT. +. Cerner tot [J ves [EX] No ] size TYPICAL FOR ARI A Specific zoning classification and descriptionR-3 _| Shape Zoning compiianca (X) Lega! op Legal noncantomnig (Granulated use) [_J egal No zoning Dranagn Highest & best use a3 improved. [X] Present use [] Otner use (expiaia Viow Uuibities Public Other Off-eita Improvemanta Type Public Private} Landscaping EXCELLENT Electricity (X} Seat ASPHALT Oriveway Sutacs CONCRETE Gas Cubkuiter NONE ‘Appavent easements ASSUMED TYPICAL Wale Swowalk ~— NONE FEMA Special Flood Hazard ea (_] Yes (XI tu: Sanitary sewer Suest lights FIG.POLE FEMA Zona X Map Date 11/19/97 Sloqn sewer Alay. NONE FEMA Map No, 12073C0277 D ‘Comments (apparent adverse vasemanis, encroachments, spacial assossmanta, slide areas, Hlegal oF legal nonconlorming zoning, use. atc.) NONE NOTED HOWEVER, A CURRENTY SURVEY WAS NOT SUPPLIEO, WHICH MAY 6& NECESSARY TO VERIFY SITE OIMENSIONS, F1.001) ~ ZONE, AND TO DETERMINE THE PRESENCE OF ANY EASEMENTS, ENCROACHMENTS, ETC. GENERAL DESCRIPTION EXTERIOR DESCRIPTION FOUNDATION DASEMENT INSULATION No. of Units ONE Foundation CONCRETE | sid YES. Area SqFt. NONE Rot st No. of Stores Two Ealorior Walls WO.FRAME | Gaw Space NO ‘% Finished N/A Ceiling AVG. [} Type (Det JAN.) ATTACH, Root Sutaca COMP.SHG. Basement NO BSMT Coiling NIA Walls AVG Ay Design (Sty'e) TWNHM. Gutters & Ownspts. NONE ‘Sump Pump N/A. Walls NIA Flor SLAB |X| EsislngiProposed EXISTING | Window Type ALUM.INS | Oampness NONE NTO Flooe NA None Aga (Yin) Z StormSaeens SCREENS Settlement NONE NTO. Outside Entry N/A Uikeaown Etlgctive Age (Yrs) 3 Manutacturad House NO Infestation NONE NTO. ROOMS, Foyor_| Liang Bintog Kitchen, Bon | Family Rm | Rec. Rm_| Bedrooms | # Baths | Laundry | Other Basemgat l Laval 1 1 i AREA 1 a iF Level 2 1 i LOFT Finished aoa above grade contains” 4 Rooms, 2 Bedrooms; 2 Barris), 4,228 Square Feal of Gross simp INTERIOR ‘Materlals/Candition HEATING. KITCHEN EQUIP, ATTIC AMENITIES CAR STORAGE: Floors CPT.VIN,CT/GOOD | Type FWA Retigerator None Firepiace(s) 4 None ‘Walls DW.WPIGD. Fuet ELEC. RangelOven Stars Palio Gataga Wot cars TriFinish == WOOD/GQOD Condition AVG Disposal Orop Star Oeck WOOD. Allachad _ Bath Flor = VINYLYGOOD. COOLING Oishwasher Sculls DJ | Porch Detached Bath Wainscot FIB,UTS/GOOD | Cental YES Fanittood Floor () | Fence Guilttn Doors WO.6PNUGOOD | othe NONE | Microwave Heated a Poot Carport wo nee ConcstionAVG: Washer/Oryer Finished Driveway CONC. ‘Additions features (spacial energy stfownt items, etc ) EXTRAS INCLUDE: CEILING FANS, INSULATED WINDOWS. VAULTED CEILING, LARGE REAR WOOD DECK, WOOD PRIVACY FENCE, CER TILE IN KITCHEN & FOYER, KITCHEN BAR, ETC, Condilon of he iopovements, deprecation (physical, unctional, and external), repairs needed, qualily of construction remodeling/addiions, elc.: THE SUBJECT PROPERTY WAS CONSIDERED 70 BE IN GOOD OVERALL CONDITION ON THE DATE OF INSPECTION. NO PHYSICAL, FUNCTIONAL OR EXTERNAL INADEQUECIES NOTED. NO MAJOR REPAIRS NEEDED. Adver nviconmeniad conditions (such a, bul nol iImiled 19, hazardous wasles, toxic subslances, otc.) presen in the improvements, on tho site, of in (ho immediate vicinity of the subject property: NONE NOTED, HOWEVER, THE APPRAISER IS NOT AN EXPERT IN THIS AREA. SEE ADDENDUM FOR ADOITIONAL COMMENTS CONCERNING ENVIRONMENTAL CONDITIONS. ‘at bso 8D PAGE 10F2 Tors nF 4 $1 tetsu rao Ratan nae AIF - Uy \DMINIS XHIBIT #2 2 AGE TRATIVE COMPLAINT. Bra # Cc f ° FIRST APPRAISAL SERVICES 2 ONEETY ‘aluabda Sectlon UNIFORM RESIDENTIAL APPRAISAL REPORT FileNo. $1456 ESTIMATED SITE VALUE, 2S 10,000] Comments on Cost Approach (such as, source af cost estimate ESTIMATEO REPROGUCTION COST-NEW OF IMPROVEMENTS: site value, square foot calculation and jar MUD, VA and FinttA, the Dweiling 1,228 Sq.Ft. @$__45.00 =$ §$,260 ‘esbmated femaining economuc lite of the property): Bsmt. 0 Saft @S. = 0 ST FIGURES FROM MARSHALL/SWIFT REPLACE MENT SJAPPLS, WOOD DECK. FENCE, ETC. = 5,000 ST HANDBOOK. REPLACEMENT & REPROOUCTIGN 1 GarageCarpot Sq.Ft QS. : 0 COST ARE CONSIDERED EQUAL LAND VALUEIS GJ Total Estimated Cost New 2 60,260 Less « 75 Physical | Functional | External Est. Remaining Econ, Lite, 72 Depreciation 4% 0% 0% S$ 2.410 EFFECTIVE AGE/LIFE MET} Depreciated Value of Ingrovamants 3S 57,850 | ADDENDUM & SKETCH PAGE, REMAINING ECONOMIC “Asis? Value of Site Improvements, 3 $,000 | LIFE ESTIMATED TO BE 70+ YEARS, INDICATED VALUE BY GOST APPROACH. =$ 72,900 ° ~ (TEM SUBJECT COMPARABLE NO 1 COMPARABLENO.2 | COMPARABLE NO 2523 NUGGET LANE 1406 GOLDEN PARK COURT [2501 NUGGET LANE 3807 NUGGET LARE Adress TALLAHASSEE TALLAHASSEE TALLAHASSEE TALLAHASSEE Prowimty to Subject PAs 4 BLOCKS NE SAME STREET, SAME STREET $alos Prica A 71,000* $74,000 [7 Tot mar PricetGrosstiv Aves |S 57.82 als 5772 OF, lg 50 5. 36.93 wi Data andlor INSPECTION [APPRAISER FILES APPRAISAL FILES APPRAISAL FILES Veniication Sources | PUB.RECORDS [PUBLIC RECORDS PUBLIC RECS. [PUBLIC RECS. VALUE ADUSTVENTS| DESCRIPTION DESCRIPTION | -citAquma | DESCRIPTION Hy tamaree | DESCRIPTION Sales or Financing |¥e ait | CONV-FIN, : CONV. FIN. i CONV.FIN. Concessions o cite TYP. FINAN. : TYP.FINAN, TYP FINAN, Date of SalefTme _ P7DOS RM EAEN | 06/99 : 5199 : ~ {Location AVERAGE. AVERAGE : [AVERAGE AVERAGI LeashadFen Spe [FEE SIMPLE [FEE SIMPLE FEE SIMPLE _ ___ [FEE SIMPLE ee Site AVG. TWHSE.LO_[GO.TWNHMLT_ TWNH ~~ ~ View [AVERAGE AVERAGE i |AVERAGE i AVERAGE Design and Appeal_|TWNHM/AVG, _[TWNHM/AVG, TWNHMIGD. PiWNHM/GD. Ouaity Conenasion [GOOO, GOO0. i a : Age ATIES ABIES : a ES 2,000 Condition GO00 GOOD AVERAGE> : AVERAGE> ‘Above Grade Tas! ome t tame [Yow | Bane | tem | om | ‘at orm | game Vroomcout 19 42 2 2.00) 4 2 z, 28! 62) BF <4 Gross Living Avoa 4,228 SqFt. 1,282 sqrt: -0- in 168 8 Saft b sqft -0- 4.242 sqrt 20 Gasemonl A Fried [NO BASEMNT [NO BASEMENT | NO BASEMENT ; NO BASEMENT ; Regis Below Grade | N/A NIA : : N/A i _. Functional Unit AVERAGE AVERAGE ‘ AVERAGE A _. HoatingrCooing | CENTRAL. CENTRAL : CEN a | CENTRAL ; TYPICAL PKG {TYPICAL PKG. [TYPICAL PKG. [TYPICAL PKG. ON-SITE PKNG._[ON SITE PKNG ON SITE PKNG ONSITE PKNG ~ =I perch, Pato, Dex, DECK, FENCE —|PORCH,PATIO “0-/DECK.FENCE DECK H 1,000 Feeploce(s), otc : i : Fence, Pool, sic, | COMM. POOL [NO POOL H 500 : COMM, POOL, Net Adj, (otal) 500 2,000) [X : 4.40 wk Ah sey} 74,500 |/ fH: 74,500 fe 4% fie § P2009 Comments on Solas Comparieon (including the sudject property's compatibility to tha segtbortood, ate. LIMITED COMPARABLE TOWNHOME SAI AVAILABLE, THE THREE SALES UTILIZED ARE LOCATED WITHIN THE SUBJECT NEIGHBORHOOD. USE OF SLIGHTLY Ol SALES GOULD NOT BE AVOIDED, ALL THREE SALES ARE CONSIDERED TO BE RELIABLE VALUE INOIGATORS FOR SUBJECT PROPERTY AND TOGETHER PROVIDE AN ACCURATE RANGE OF VALUE ” ITEM SUBJECT COMPARABLE NO. t COMPARABLE NO. 2 COMPARABLE NO. 3 Dale, Price and Data | NONE KNOWN [NONE KNOWN NONE KNOWN NONE KNOWN Source tor prior sales | N/A, NIA” NIA NIA within year of appraisal | PUBLIC REC. | PUBLIC REC PUBLIC REC. PUB.RECOROS . ‘Analysis of any owrent agreement of sala, option, or listing of the subject property and analysis of any prior sales of subjact and comparates with one year of the dasto of aysiu THE SUBJECT PROPERTY ANO THE THREE COMPARABLE SALES UTILIZED WERE NOT INVOLVED IN ANY ADDITIONAL S; OR LISTINGS WITHIN THE PREVIOUS 12 MONTHS. - INDICATED VALUE BY SALES COMPARISON APPROACH, bocce - Bi woicaTED VALUE BY INCOME APPROACH (tAppicatla)Eslinaled Mate! Rent § NIA __ fio xGross Rent Mult This appraisal ls made nis’ (_) subject lo he repars, alterations, inspections ar condilons isted below Conditions of Appratsal: INSPECTION WAS MADE FOR APPRAISAL PURPOSES ONLY. NO WARRANTIES IMPLIED BY STATEMCI MADE HEREIN. PLEASE SEE ADDITIONAL COMMENTS AND LIMITING CONDITIONS. Final Recondition. AFTER CONSIDERING ALL APPROACHES 10 VALUE, IT iS THIS APPRAISER'S OPINION THAT THE DIRECT SALES APPROACH IS THE MOST VALID ANDO RELIABLE INDICATOR OF VALUE FOR THE SUBJECT, AS PER UMITING” CONDITIONS AND ASSUMPTIONS LISTED WITH THIS REPORT. . ‘The purpose of his eppraisal ig to estimate the market veiue of the real property that isthe subject of Ihis report, basad on the above condillons and the certification, cx imgent ‘and liniling condhitions, and market value definition that are staled in the attached Freddie Mac Form 439 annie Mae Form 10048 (Revised S-93 N I {WE} ESTIMATE THE MARKET VALUE, AS DEFINED, OF THE REAL PROPERTY THAT IS THE SUBJECT OF THIS REPORT, AS OF 7/22/99 . . (WHICH IS THE CATE OF INSPECTION AND THE EFFECTIVE DATE OF THIS REPORT} TO BE$ 71,000 APPRAISER: SUPERVISORY APPRAISER (ONLY IF REQUIRED}: Signature Signature. Joia Jun Not Name RICHARO J.DE LUCA, RAA Name Inspact Property Data Report Signed 7/22/00 Qate Report Signed . State Cartifcatlon # ST.CERT.RES.REA Slate FL Slate Certification # Slate Gr State License #_ NIA, 0000763 Slate FL Or State License # Stale Fete ac Farm 124 PAGE 2 OF 2 Farin Mae For (fom a pach Ai Dene Rp me mt HAE . TARA API AIR AL AAMO ANY, ve Sy MANSTRATIVE COMPLAINT agit #_l AGE 2. OF “ FLOORPLAN Borrower STREETY File No. 91456 Property Address: 2523 NUGGET LANE Gase No. STREETY City: TALLAHASSEE Zig. 32303 Lender: ALL MORTGAGE 20.0" Bedroom Bath Kitchen Dining Area 41.0 Living Room ‘Sketch by Apex IV Windows ™ 20.0 Master Pr ra ererag VSS SUT eer STC eR SCT ET TEE AREA CALCULATIONS SUMMARY : CIVING AREA BREAKDOWN Aroa__Name of Area Sie totals _|f Breakdown Subtotals Gtal Figet Fleer wea 00 t20,00 |y [eizee river 20.0 x 42a 820.00 i 20.0 x 20.0 490,00 i y } i i fi H 4 i 5 tt L TOTAL LIVABLE (rounded) 1228 i 3 Areas Total (rounded) 14Gb ADMINISTRATIVE COMPLAINT EXHIBIT # PAGE \ OF . PLAT MAP “ Borower, STREETY 7 ; File No; 91456 Property Address: 2523 NUGG! _ Case No: STREETY City: TALLAHASSEE . Slate: Fl. Zip: 32303 Lender, ALL MORTGAGE. aziob2tbascb 202s b26q arse Led c jack a i ae | meer ot i 0069 | at Dons ae ae a | c mt i | > Ot 0070 | 4 f 3 nue iY) E o03e | g a 3 1 2 ooo | i ae { q . 7 — ; a= E = 0130 oF - i: ar Earnie ti a ia 3. wo oad Hl 2] he o | 070 BN > wn ‘ fo ma 2 < j Feces ea 2 ™ | Q. << ' 070 ! 0016 ; 0020 ' ~~ | _ 0030 ° 0080 0090 ; FADO LC Ans I BI- 22 0070 010) ‘ LOTe 12410418 a! -- \ 0060 | j arte | a 0050 | joe anaes a 1-22-51-095-194F go uo 0130 “ 14) ADMINISTRATIVE COMPLAINT, EXHIBIT #f PAGE OF 7 LOCATION MAP. Borrower: STREETY Property Address: 2523 NUGGET LANE Zip: 32303 City: TALLAHASSEE State Ft Lender: ALL MORTGAGE mogaeny RANTICOKE HONDA” afi |i fee rece) aoeera| Bwoy eer OGKSLEY LM iy ay Po 2 8 uf auoy |B im {2 | Wo | mene 8} wat ron el org ote if % so He oot AN +, ACORN OROVE . Betas pos Shee Fulaare “4 — ee a Bl wie ef ' z #. SONI rhs K eeu Jatabanaes Mon 3 1 igh athox “es fa a 5b ol STWOOO il o ES MAPLEWDOD Wary sy aN o ~ ‘ AP BIEOANL: ve peat oe Sy Wn ALLIEGOOO nese BIVING a. et ee Ea 146 STREETY Fue No, 91453 DEFINITION OF MARKET VALUE: _ The most probable price which a property should bring in a compelitive and open market under all conditions requisite to a fair sale, the buyee and seller, each acting prudently, knowledgeably and assuming the price 15 not affected by undue stimulus. Implicit in this definition is the consuinmatian of a sale as of a specified dale and the passing of title fun seller to buyer under conditions whereby. (1) buyer and seller are typically motivated, (2) bolh parties ave well informed or well ad.izeu. and each acting in what he considers his own best interest; (3) a reasonable time is allowed lor exposure in the open market; (4) payment ia made in lerms of cash in U.S. dollars of in terms of financial arrangements comparable thereto, and (5) the price represents the normal sconsideralion tor the property sold unaffected by special or creative financing or sales concessions* yranted by anyone associated wilh Wu sala : “adjustments lo the comparables must be made {or spectal or creative financing or sales concessions, No adjustments are necessary 11 those costs which ara normally paid by sellers as a result of tradition or law in a market area: these costs are ceadily identifiable since tt seller pays these costs in virlually ail sales transactions, Special or craalive financing adjustments can be made to the comparable proyerty by comparisons to snancing terms attered by a third parly institutional lender that is not already involved in (he property of transaction, Any adjustment should not be calculaled on a mechanical dollar for dollar cost of the financing or concession bul Ihe dallar amount of any adjustmant should approximate the market's reaction to the financing oF concessions based on Ihe Appraiser's judgment STATEMENT OF LIMITING CONDITIONS AND APPRAISER'S CERTIFICATION CONTINGENT AND LIMITING CONDITIONS: — The appraiser's certitication that appears in the appraisal report is subje.« to the following conditions: 1. The appralser will not be responsible for matters of a legal natura that affect either the property being appraised ar tha title tot The appraiser assumes that the fitte is good and marketable and, tharetore, will not render any opinions about the litle The property is oppHs.ud on Ihe basis of it being under responsible ownership. 2. The appraiser has provided a sketch in the appraisal report to show approximate dimensions of the improvements and the sketch is included only to asstst the reader of the report in visualizing the property and under standing the appraiser's deterrmmation of Is siz0, 3, The appraisor has axamined tha avaulable flood maps that are provided by the Federal Emergency Management Agency (or other data sources) and has noted in the appraisal report whether (he subject sito is located in an identified Spacial Flood Nazard Area. Because (tw appraiser is not a surveyor, ta of she makes no guarantees, express oF implied, regarding this determination 4. The appraiser will not guva tastimony of appeor in court because hg or she made an appraisal of Ihe property in question, untess specilic arrangements to do so have been made beforehand, 5. Tho appraiser has esthmated the value of the land in tha cost approach at its highast and best use and the improvements at {heir contributory value, These separale valuations of the land and improvements must not ba used in conjunction with any olher appraisal ad ate invalid f they are so used, 6, The appraiser has noted in the appraisal report any adverse conditions (such as, neadad repaiss, depreciation, the prasence of hazardous wastes, toxic substances, etc, ) observed during (he inspection of the subject property or thal he or sha became aware of during the var inal research involved in performing the appraisal, Uniess olherwise stated In the appraisal reporl, Ihe appraiser has no knowledge of avy indden or unapparent conditions of the proparly or adverse environmental conditions (including the presence of hazardous wastes, loxic substances, etc, ) that would make [he property more of less valuable, and has assumed that there are no such conditions and makes 11) guarantees or warrantias, express of implied, regarding the condition of the property, The appraiser will not be responsible for any such conditions thal do exist of for any engineering or testing that mighl be required to discover whelher such conditions exist. Because the appraiser is not an expet| in the field of environmental hazards, the appraisal report must nol be considered as an environmental assessment of the property. 7. The oppraiser obtained the information, estimates, and opinions thal were expressed in tha appraisal report fram sources thal he or ste considers to be reliable and believes them lo be (rue and correct, The appraiser does not assume responsibility for the accuracy of such ilems that were furnished by other parties, * 8. The appraiser will not disclose the contents of the appraisal reporl excep! as provided far in the Uniform Standards of Professional Appraisal Practica, 9, The appraiser has based his of her appraisal report and valuation conclusion for an appraisal (hat is subject to satisfactory completion repairs, or alterations on the assumption Ihat completion of the improvements will be performed in a workmanlike manner 40. The appraiser must provide his or her prior wrilten consent before the lendericlient specified in the appraisal report can distribute the appeaisal report {including conclusions about the property value, tha appraiser's Identity and professional designations, and references to any protessional appraisal organizations of the firm with which the appraiser is associated } to anyone olher than Ihe borrower: thie mortgagee of its successors and assigns; the mortgage insurer; consultants; professional appraisal organizations; any state or federally ADMINIS T RAT approved financial institution; or any deparlment, agency, or instrumentality of tha United States or any state or Ihe District of Columbia; 2 | R A | VE co M p LA | N T axcept that the lendericlien! may distribute the properly dascription section of the report only to data collection or reporting service(s) : without having to abtain the appralser's prior written consent, The appraiser's wrillen consant and approval must also be abtained before EXHIS!T ae the appraisal can be conveyed by anyone to the public through advertising, public relations, news, sales, or olher media, PAGE { 02. OF cr Freddie Mac Form 439 6-93 Page 1 of 2 Fannia Mae Form 1004B 6-93 “ 149 STREETY Fila a 91456 APPRAISERS CERTIFICATION: — The Appraiser certifies and agrees Ihat. 1, [nave researched the subject :markel area and have selected a minmum af three recent sales of properties most simitar and prov: vite o the subject property for consideration in the sales comparison analysis and have made a dollar adjustment when appropriate to retl.( t! market reaction to those items of significant variation. fa significant stem in a comparable property is superior to , or moce favora’ bs UI 1H, the subject property, | have made a negative adjustment to reduce the adjusted sales price of the comparable and, a significant iter 1 + comparable property is inferior 10, of fess favorable than the subject property, ( have made a positive aujustment to merease the aujusled sates price of the comparable. . 2, (have taken into consideration the factors that have an impact on value in my develapment of the estunate of market value in 1 appraisal report, 1 have not knowingly withheld any significant wtormation fram the appraisal report and | beheye, to the best of my knowledge, that all statements and information in the apprarsal report are true and correct i 3. [stated in the appraisal report only my own personal, unbiased, and professional analysts, opinrons, and codclustons, which are St. sjvtt only to the contingent and linwting conditions specilied in this form, 4. [have no present or prospective interest in the property that is the subject to {his report, and | have no present or prospective fact sus1 interest or bias with respect to the participants in the Wransaction, | did not base, either parlially or completely, my analysis anu/ur ihe estimate of market value in Ine appraisat report on the sace, calor, religion, sex, handicap, familial status, of national origin of eithar th prospectwe owners or occupants of the subject property or of thespresent owners at occupants of the properties in the vicinity of [ee subject property 5. | have no present of contamplated fulure interest in the subject property, and neither my current or future employment nur my compensation for perfor ming this appraisal s contingent on the appraised value of tha property 6. | was nol required lo report a predetermined value or direction in value that favors (ne cause af the client or any related patly the amount of the value estimate, the altainment of a specific result, of the accurrance of a subsequent event in order to recy my compensation and/or employment (or pertarming the appraisal, 1 uid not base the appraisal raporl on a requested minimum valuation, specific valuation, or the need to approve a specific morigage loan. 7. Vpertormed this appraisal in conformity with tho Uniform Standards of Professional Appraisal Practice (hal were adopted aud promulgated by the Appraisal Standards Boavd of Tho Appraisal Foundation and that were in placa as of the effective date OF Mis appr” with the exception of the departure provision of those Standards, which does aot apply. | acknowledga that an estimate of a reasurabte time tor exposure in the open market is a condilion in the definition of market value and the estimate 1 developed is consistent with Ihe marketing time noted in the newhborhood section ofthis (eport, unless ¥ have otherwise stated in the reconciiahion section 8. Ihave personally Inspacted tha Interior and exterior areas af the subject property and the exterior of all properties listed as comp.n wt, In the appraisal report. | further certify that | have noted any apparent or known adverse conditions in the subject improvements, uu tt subject site, of on any site within (he immadiate vicinily of the subject property of which | am aware and have made adjustments for thew: adverse conditions In my analysis of the property value to the extent (hal | had market evidence (v support them, I have also commen tud about the offect of the adverse conditions on the markutabity of Ihe subject properly 9. | personally prapared all conclusions and opinions about the real estate that were set forth in the appralsal report, If t relied on significant professional assistance from any individual or individuals in the performance ol the appraisal or the preparation of tho apy «sil report, | have named such individual(s) and disclosed the spacific Lasks performed by them in the reconciliation section of this api aisis foport. | certity that any individual so named is qualified to perform ha tasks. | hava not authorized anyone to make a change lo any item the reporl; therefore, it an unauthorized change is made to the appraisal report, | will lake no responsibilty for il SUPERVISORY APPRAISER'S CERTIFICATION: IIa supervisory appraiser signed the appraisal report, ho or she wu. iihtes and agrees (hat: { direclly supervise the apptaiser who prepared the appraisal report, have reviewed the appraisal report, agree with (he slalements and conclusions of the appraiser, agree to ba bound by the appraiser's cevtitications numbered 4 through 7 above, and am tant y full responsibility for the appraisal and the appraisal report. ADDRESS OF PROPERTY APPRAISED: 2523 NUGGET LANE, TALLAHASSEE, FL. 32303 oe APPRAISER: SUPERVISORY APPRAISER (only if required) Signatwe: Signature: . Name: RICHARD J. OE LUCA, RAA Name: Date Signed: 7/22/99 Date Signed: _ State Certification #: ST.CERT.RES.REA Stale Certification #: ADMINISTRATIVE COMPLAINT ae Shi Expiration Dale of Cerliication or Licensa - Expiration Dale of Certificati License EXHIBIT # ale of Certification or License: CT pid CL) did Not inspect Property PAGE 7V oF Freddie Mac Form 439 6-93 Page 2 of 2 Fannia Mae Form 10048 6-93 /G2 SUBJECT PROPERTY PHOTO ADDENDUM Borrower: TENNYSON File No.._91456 - Property Address: 2523 NUGGET LANE Casa No. STREETY City: TALLAHASSEE State: FL Zip: 32303 Lender: ALL MORTGAGE ADMINISTRATIVE COMPLAINT EXHIBIT #__ | FRONT VIEW OF . SUBJECT PROPERTY Appraised Vaiua: $ 71,000 REAR VIEW OF SUBJECT PROPERTY STREET SCENE 1S/ COMPARABLE PROPERTY PHOTO ADDENDUM | Borower TENNYSON File No. 91456 _ Property Addrass: 2523 NUGGET LANE Case No. STREETY City: TALLAHASSEE State: Ft. Zip: 32303 Lender: ALL MORTGAGE COMPARABLE SALE #1 1406 GOLD PARK COURT TALLAHASSEE ; COMPARABLE SALE #2 2501 NUGGET LANE COMPARABLE SALE #3 2507 NUGGET LANE ADM!NISTRATIVE EXHIBIT #_| PAGE | {5% FIRST APPRAISAL SERVICES OF TALLAHASSEE P,.0.BOX 14173 TALLAHASSEE, PLS2317 V:850-553-9134 FX:350-553-9136. Mr.Benjamin F. Clanton Division of Real Estate ‘ 79-44 Front Beach Road . Panama City Beach, 1) 32407 RE: Case # 2000-83933 Dear Mr,Clanton: Thave received your letter indicating that another complaint has been tiled against nie and am deeply concerned. Please accept the following response to the problems indicated in iny appraisal report! . tuo First, let me clearify, First appraisal and Green Appraisal are 4°separate companics. Me, Green rented space from me at one lime, but, we have always been two separate companies Mr.Lane indicates that my firftt has a consistent pattern of material errors, yet, provides no examples of such, He indicates grossly incorrect and fabricated data, as well as, underestimating proximity of comparables, These are serious allegations. Where are Ihe examples of these problems? This appraisal presented for review is a yood appraisal report Paragraph 4 indicates grossly over estimated site values leading toa skewed value, Mus paragniph does, not appear to apply lo my case’? 2523 Nugget Lane {1} Sule#2, see attached data that indicates comparable sale#2 sold for $69,500 on 5/11/99 as indicated. However, further research may explain the confusion, No aduress way inclided in the MMT data, only lot 13, block A, The address 2501 is fur 13/A North, ‘The correct address should read 2497, right next door at 13/A South. A mistake anyone could have made, This unit is. identical to the subject, however, had been utilized as a rental wil, and theretore, required a minimal condition adjustment. ‘ 2) Mr.Lane indicates that Sale/l closed in 6/98 not 6/99 as indicated. This is correct. MrLaue indicates in could not have been a typographical error, ft is not, It isa visiun error, If I had realized it was 6/98 obviously | would nol have used it, vir, Lane later indicates in his fetter, there were 12 other sales within the previous 12 months between $71,000 and $83,000. OF course this is aa error | regret, but if my intent was to overstate the value, why would | pick this sale? | would have picked any of the other sales above $74,000 withiA 2 mouths, Of course 4 regeet this error and of course this isa typo or vision error and J amy sure Ms.Lane has anade the same mistake himself at one time ur another, 3) The subject neighborhood has two types of units a two bedroom with an open lott and a two bedroom with an enclosed loft (one additional wall), The enclosed loft js considered a third bedrooin by some realtors; the open lolt is even considered a third bedroom by many realtors, In all other aspects the units are identical, This has no effect in this market, some student renters prefer the closed lof, the owner occupied unit owners preter the open loft. 4) Mr.Lane indicates, why was sale#| used when 20 sales existed in the subject subdivision. | utilized two such sales from within the subject subdivision. However, as is typical witt condo's and townhomes most underwriters require one sale from a near-by competitive complex. What subdivision would be better than a townhome development built by the same builder at the same lime locuted within one mite? | insist (hat Mr.Lane would have utilized a sale from the same subdivision if he had been given this assignment. The locations are very similar, in fact, the Golden Park development is tucated further from the college campuses that Mr.Lane indicated was the primary factor generating sales, No location adjusiment is warranted, 5) Positive adjustments for condition were required on sales#2&3 due to these two units had been rented out and therefore were assumed to be in inferior condition. The subject was owner occupied and in excellent condition. 6) Apphteal files indicate data sources from with our office including MLS, MM Old Appraisals, etc. That is what | was taught whien | came to Tallatassee. Since, our previous meeting | have leaned that this is an incorrect practice. ’, Public Tax Roils, In conclusion, it appears Mr.Lane has gone out of his way to find fault with my report. t hope this letter will clear up any questions you have. I regret the minor errors that were found, however, these errors had no effect on the outcome of the report. Respectfully Yours, pecifully Yours PAGE / oF PAs St.Cert.Res.REA 0000783 FIRST APPRAISAL SERVICES COLSTON roperty Seeerigtion UNIFORM RESIDENTIAL APPRAISAL REPORT “tipo. s061 Property Address 726 PETERS ROAD a 4 City MIDWAY. Slate FL _ ip Code 32343 ‘Legal Desciption PARCEL #441-8 IN METES & BQUNDS $11-1N-3W County GADSDEN Assessor's Parcet No. 4-1 1-1N-3W-0000-004 41-9800 Tax Year 1998 RE Taxes $ BOO EST Spacial Assessments SNe Borrower COLSTON Curent Owner BORROWER Occupant: [x] Owner [ ] Tenact_ ; {Property rights apprarsod _[X] Fee Simple {_] Leasehold Project Tyou —|_|.PUO |_| Candaminium (HUD/VA only) HOAS —! 7 Neighbarhood or Project Nama MIDWAY. Map Reference GAQSOEN DOT. Census Fract 205 a Salo Prica $ REFINANCE Gata of Sala N\A Oasciplion and § amount of oan chargas/concessions (o ba pax by seler.INKNOWN, LenderiClen! FIRST UNION HOME EQUITY ‘Adutess COMPLETE APPRAISAL SUMMARY REPORT _ . Apoaise_ RICHARD J, DELUCA, RAA ‘Addioss PQ. BOX 14173, TALLAHASSEE, FL. 32317 : ~ Location T urban Ux] sububan (_) Rua Predominant | Single family housing | Present land use % | Land use chav. ye Bull up Over 75% [x] 25-75% under 25% | occupancy BRIE AGE long tamty __75% [XJ Nottikely —[__] Likety Growth rate Rapid Stable Siow [K) owner 30 Low _ NEW] 2-4 tamly 0% |'{_) In process Property values (_} Increasing Stabio Oedtining Tonant 125+ Mah 30] Mutitarnty 0% | No Damandisupply. Shortage nbaae Over supply Vacant (05%) Sw Predominant 3" Commerciat 0% eee ee Markating time [| Under 3 mos. [X) 3-6 mos. Over 6 mos ue jo 54) joo | 5 |VACAN 1 25% Note: Race and the racial composition of ne neighborhood are not appraisal factors. Neighborhood boundaries and characteristics: THE NEIGHBORHOOD CAN BE DESCRIBED AS EASTERN AND CENTRAL GADSDL.! Y COUNTY INCLUDING TRE TOWN OF MIDWAY, AND THE CITY OF QUINCY, THE COUNTY SEAT Factors that atfacl tha marketability of the properties in the neighborhood (proximity 10 employment and amenitias, employment stabrity, appeal 10 mavaed vt THE SUBJECT IS LOCATED IN EASTERN GADSDEN COUNTY, IN THE TOWN OF MIOWAY, FL. MOST RESIDENTIAL AME NI [IES TARE AVAILABLE LOCALLY OR IN QUINCY 5 MILES. NW, WITH REGIONAL SHOPPING ANO EMPLOYMENT IN TALLALIASSi tr, 5 ULES SOUTHEAST THE NEIGHBORHOOD CONSISTS OF SINGLE FAMILY HOMES ON SMALL ACREAGE HOMESITES: APPEA NS! TQ BE AVERAGE Market conditions In the subject neighborhood (including support for the abava conclusions related to the land of properly values, dymandisupply, ‘and tea nwt «+ such as data on competitive properties lor sale In the neighborhaod, description of the prevaience of sales and financing concessions, ate.) u TORS: 93 DWELLINGS WERE SOLD OUKING 1996 IN GADSREN CO, ON AVERAGE, SELLERS RECEIVED 06% OF LIST PRICE WITH AN AVG. MARKETING TIME Off 150 1" © LOCAL FINANCING IS READILY AVALABLEAT 7.9% WITH I-2 POINTS. NOTE, MAJORITY.OF SALES BY GADSREN COW’ REALTORS 00 NOT USE THE TALLAHASSEE MULTIPLE LISTING SERVICE Projact information tor PUDs (If applicable) - «Is the developar/ouilder In contrai of the Home Ownora" Association (MOA)? Approximate lolat aumber of unitsin tha subjact project N/A, Apprommate otal number of unity for sate wn (he subject project N/A, . Dascriba common elements and fecraational Jaciities: nO Dimensions SEE ATTACHED TAX PLAT “| iopogroony «GENERALLY Lt 70.1 Sita wea 5 MOL ACRES PER TAX ROLL Comertot [J ves (x) No | size TYPICAL FOR Als « Specific zoning classification and descriplionRE, Shopa SLIGHTLY IRR Jt AK Zoning comprance (XJ Legal Legal noncontormng (Geanatatherad use)(_Jinagat [_] No zomg Drainage APPEARS ADEGI ir. [Highest & bast use as improved: santuse (_] Omer use (explain View AVERAGE __. Utiities Public Other Olt-alte improvements Type Public Prvate| Landscaping Electicaty Suet ASPHALT. Dsiveway Suctace Gas Curbiguttor wong Appacant easements Water ‘Sidewalk FEMA Spedal Flood Hazard Wea \. Sanitary sowor SEPLC Stool tights ONE FEMA Zone X Map Date Q5s002/9 | Storm sewer Alley. NONE. FEMA Map No. 120091 0225A ‘Commenta (apparant advarse easements, encroachments, apecial assessments, side areas, Hegal of lagal noncontorming zoning, use, atc.): NONE.NO1E(2, HOWEVER, A CURRENT SURVEY WAS NOT SUPPLIED, WHICH MAY BE NECESSARY TO VERIFY SITE DIMENSIONS, £LQQ0 NTS. ENCROACHMENTS ETC... GENERAL DESCRIPTION EXTERIOR DESCRIPTION FOUNDATION BASEMENT INSULATION No, af Units. QNE Foundation CONCRETE} Stab YES Wea SqFl. NO BSM Roof — ET) No. ol Stories, QNE Exterior Walls WD.FRAME | Cam Space NO. Finished WA Ceiting AVG. LX} Type(Del/At) = DET, Root Sutaca COMP.SHNG | @asemont NO BSMT. Cowling Nu was AVG__ [x] asign (Style) RANCH Gutters & Ownspts. NONE ‘Sump Purr NYA, Walls NA Floor Slan _ Existng/Proposed EXISTING | Window Type ALUMLINS, Oampness NONE NTD, Foo wa { Age (¥13.) 4 StorvSaeens SCREENS Settlement NONE NTD. Ouisida Enby N/A, Etctive Age (Yrs.) 2. Manufactured House NO infestation NONE NTD ROOMS, Foyer Living Dining ~ Kitchen Dan Family Rm. Rec, Rm, Bedrooms } _# Baths Laundry Other Basement Level + 1 AREA 4 1 3 2 1 J ceva? ¢ Finished area above grade contains: 6 Rooms: 3 Bedrooms) F Baths), 1.785 Square Feel of Gross Linas “us 4 INTERIOR Materials‘Condition HEATING KITCHEN EQUIP. ATTIC AMENITIES: CAR STORAGL. Floors VINYL.GPT/GOOD | Type HTPMP__| Retigerator None Freplace(s) MQNE None (X] 4) walls WP_DW/GQOD Fuel ELEC. RangeiOven Stairs Palio Garage W of cars TamFinlsh Wi 4G Condibon | Disposai ‘Drop Stair Deck Attached Bath Floor = YINYLIGQOO. COOLING Dishwasher Scuttle Poch FRIBREAR- Detached Bath Wainscot CER, TL/GOOO Contat YESE. FantHood IX) | Floor Fence Buit-in . Doors WD.6-PNUGOOD | Othe “NONE Microwave ) | Heated Pool Carport _ Condtion3000 | WasherrOryar Finished Driveway UNPYD) Additional leatwes (special anergy afficient items, etc.): EXTRA’ IN qT RAIGH PAPER.ALUMINSU. _ i "i Ri HEA’ MP, FIREPLACE WALK-IN CLOSET. SUNKEN. CAMILY ROOMETC 14, quality af construction, remodeting/addiions, et HE THE DATE OF INSPECTION, NO _— T Condition of t Adverse anviconmental conditions (such as, but not Imited to, hazardous wastes, toxic subetancas, atc.) present in the Improvements, oa the site, oF in the immadiala vicinity of the subjact properly: NOT AN EX! TH! PT 0 TANKS ARE TYPICAL FOR THE AREA AND ARE AN ACCEPTABLE MARKET ALTERNATE TO PUBLIC SYSTEMS, me Mag Farm 70. OT Fannie Mae Form 1004 693 snetenctptent ete A nats sp ADMINISTRATIVE COMPLAINT. EXHIBIT #__3 2 PAGE OF FIRST APPRAISAL SERVICES STON Jaluation®Sectlon = UNIFORM RESIDENTIAL APPRAISAL REPORT “steno gon) ESTIMATEO SITE VALUE, Tosgt 12,000] Comments on Cost Approach {such as, source of cust estimate, ESTIMATED REPROQUCTION COST-NEW OF IMPROVEMENTS: site value, squara foot calculation and tor MUD, VA and FintlA, the Oweling 4,785 Saft. @$__ $0.00 = 8 89,250 estimated remaining economic ie af the property Sq.Ft @S. 7 Q COST FIGURES FROM MARSHALL & SWIFT PORCHES.EPL : #.000 REPLACEMENT COST HANDBOOK, REPLACER: Sq. Ft. @$ 7 COST AND REPRODUCTION COST ARE CONSIDERED __] Total Estimated Cast New s 97,250 EQUAL. LAND VALUE 1S DERIVED FROM VACAt: Lass , 70 Physical | Functional | Externat SALES AND GENERAL EXPERIENCE OF Wir Al’ 418) Oepreaation 2% 35 4,945 PHYSICAL DEPRECIATION IS BASED ON ERT rat Oepreciated Value of Improvements, , =$ 95,305 | AGEAIFE METHOO(2/70=2%). SEE ATTACHED, *Asis’ Value of Site improvements. , = 3,500] AQOQENOUM & SKETCH PAGE. REMAINING PHYSICAL INDICATED VALUE BY COST APPROACH 24 110,800 \JFE ESTIMATED AT 65+ YEARS! a ITEM SUBJECT COMPARABLE NO. 1 COMPARABLE NO. 2 COMPARABLE NO 3 726 PETERS ROAD RT.2,BOX 256-A (LAURA LN) | 107 EAST 6TH AVENUE RT 1, BOX 3441 Address MIDWAY. QUINCY HAVANA, HAVANA Le Prowmity to Subject hagauragMeyret. [5 MILES NW 4 MILES NE SMILES NE ceveee Sales Prica s REFINANCE |! iaiaye og $ if E ‘ 117,000 | on $108,000) ProwGross Uv Area _[$ 9.99 als 72.97 B.'s rls 66 59.8 Data andor INSPECTION [APPRAISER FILES. APPRAISER FILES APPRAISER FILES Veritcaton Sowees | PUB RECORDS | PUBLIC RECORD! PUBLIC RECORD: PUBLIC RECORDS VALLE AQKSTVENTS| DESCRIPTION DESCRIPTION sutaqmmaa” | DESCRIPTION | s(ytaqwnee | DESCRIPTION : Sales oF Financing 3] CONVe FIN, H CONV.FIN, H CONV.FIN. Concassions TYP.FIN™ q TYP.FIN at LTYP.EIN. a Date of Sato/Time [p8/97 ! 197 “i 0/97. Location [AVERAGE n AVERAGE. L AVERAGE. ni 4 FEE SIMPLE : {FEE SIMPLE z EEE SIMPLE . [1 29.ac/GOOD :____-6.000} SUP,RES.LOT __,__-8,000) 5 AGIAVG.___ AVERAGE __. AVERAGE TT yRancava RANCHIAVG, ‘ GOOD 2.000} AL4/E7 2.090 ALWET r L {Good Twa | oom! tony! Tua { Bara | Bute a : @ 2 2.00: p10] 1.616 Saft: ___2,500/__1,624 Saft. 400 NO BASEMNT NO BASEMENT : NO BASEMENT ! Rooms Balow Gade | N/A NiA ‘ LWA. t _ AVERAGE G. L (CENTRAL; Energy Emon! err TTYPICAL PKG. GaragorCarpo 14.000] ON SITE PKNG. J Porch, Pato, Deck, : -3,000)EQUAL VALUE Fireplace(s), otc, : i Fenca, Poot, 4 NQ POOL bok Nel Adj (total zi asoolC T+ Dd- ts ong ‘Adjusied Sales Price EAA of Comparable x Z x $ 142.5001" "1%. S$ toga Commants c on Sales onan near ne Henn property's compabilly tothe acigborbood: ote. } ALL THREE SALES ARE LOCATE vente A ICATORS FOR 1 its. ] SUBJECT COMPARABLE NO, 1 COMPARABLE NO. 2 COMPARABLENO 3 Date, Price and Data [NONE KNOWN | NONE KNOWN NONE KNOWN NONE KNOWN ‘Source fr por gales / N/A NIA” NIA NA within year of appraisal | PUBLIC REC. PUBLIC REC. PUBLIC REC. PYBLIC REC. ‘Analysis of any arent seaman sal, onon, or ting of subject papa and aah of ‘ny prior sales of subject and comparables within one year Of Ihe dae 14 wo ACCORD ORDS, THE SUBJECT PROPERTY & THE THREE COMPARABLE SALES UTILIZED W111 NOT HVOLNED. IN any ADBTIONAL TRANSACTIONS OR LISTINGS WITHIN THE PREVIOUS 32 MONTH: cee INDIGATED VALUE BY SALES COMPARISON APPROACH Lie ceen eee eet neces eceeeeeree $ “140.050 AINDICATED VALUE BY INCOME APPROACH (i Applcobla)Estimated Market Ron wa No. Gross Root Muipher ___ NIA 35 NAS This appraisatis made [X) “asis — (_} sudject la the cepars, alterations, inspections or conditions ksted below subject lo completion per plans and speahuauutis P, WARRANTIES IM TATEMENIS MAt MI IMITING CONDITIONS. Final Reconciialion AFTER SONSIOERING ALL APPROACHES TO VALUE, IT IS THIS APPRAISER'S OPINION, THE DIRECT SAt PPROACH TO wate THE. MOST VAUD. ANO RELIABLE INDICATOR OF VALUE FOR THE SUBJECT, AS PER LIMITING HIS REPORT, The purpose of this Sra isto ee the on valua of tha ceal property What is the subject of his report, basad on the above conditions and tha cerbfcation, contingent and tiling conditions, and markal vakie definilion that ara stated in tne attached Freddie Mac Form 439/F annua Maa Fort 10048 (Revise-93 ) I (WE) ESTIMATE THE MARKET VALUE, AS DEFINED, OF THE REAL PROPERTY THAT IS THE SUBJECT OF THIS REPORT, AS OF 01/15/98 - (WHICH IS THE DATE OF INSPECTION AND THE EFFECTIVE DATE OF THIS REPORT) TO8E$ 110,000 APPRAISER: SUPERVISORY APPRAISER (ONLY IF REQUIRED): Signaiwe Signature Dow Coaner Nene RICHARD J. DE LUCA, RAA Name Inspect Property Date Report Signed 01/16/98) Dale Repor Signed _ Stata Cerifcation #_ ST.CERT,RES.REA. SleleFL State Certiicalion # Fae we OrState License # N/A 9n00783 StateFl Or Stale License State sa cf 649, PAGE 2 OF 2 Femme Maw 1 648 (nm phd at ACI Dera Rams (0) ZH A177 Site Comments: A current survey was not provided. A survey may be necessary to discover if any encroachments, easements, or variations from reported conditions on this report oxist. ‘The use of septic tanks and wells are typical for this area, There is no measurable effecton =~ market value, It is important to note that the undersigned has onty performed a cursory inspection, and does not warrant the condition or adequacy of the subject’s system. ' i Improvement Comments: 1 ‘The Uniform Standard Appraisal Report (URAR) form requires specific answers that may be beyond the expertise or control of the appraiser. Although the appraiser has attompted to answer these questions, the answers are based on assumptions that certain conditions exist. In all cases, the reported facts and assumptions as indicated on the URAR form become conditions of the appraisal, Therefore, if at a subsequent date to the appraisal inspection, assumed conditions are found to de inaccurate, the appraised value then becomes null and void. Cost Approach Commenta: ‘The reproduction cost new was derived from the Marshall and Swift Residential Cost Handbook. Charges for physical deterioration are based on the subject's estimated effective ago and typical life expectancy. Site value in this caso was established through comparisons with appraisal file data and the genera! experience of the appraisor. For the cost approach to produce a valid indication of market value, it is necessary to estimate the oxtent of accrued depreciation evident from all cases; physical, functional and identifiable in either fotms or curable or non-curable losses. At the same time, some forms of functional or economic obsolescence are readily identifiable as oither functional or economic in nature. In these cases, the most important point is to address the obsolescence observed regardless of its classification, such that the cost approach provides a valid indication of market value. Income Approach To Value: Use of the Income Approach is not viable in this case, in as much as it is typically not the standard by which homes are bought and sold in the subject neighborhood. Thus, it is not deemed a reliable indicator of value for the subject neighborhood. Thus, it is not deemed a roliable indicator of value for the subject property and has not been utilized, Additional Comments/ Conditions of the Appraisal: In this appraisal assignment, the existence of potentially hazardous material used in construction of maintenance of the building, such as the presence of urea-formaldebyde foam insulation of asbestos may or may not exist on or in the property, The appraiser, however, is not qualified to detect such substances, The existence of potentially hazardous materials, including the presence of radon gas may have an offoct on the value of the property, In this particular assignment, sinco the undersigned have no information to the contrary, we have assumed that no hazardous materials and/or gases are present on or in the property. Should this assumption be subsequently proven falso, this appraisal then becomes null and void. *The Appraisal Standards Board of the Appraisal Foundation has rendered an advisory opinion- The Uniform Residential Appraisal Report (Form 1004) is considered a “Summary Appraisal Report”, ADMINISTRATIVE COMPLAINT EXHIBIT PAGE ADMINISTRATIVE COMPLAINT EXHIBIT #3 PAGE a OF FLOORPLAN File No: 8061 BoraworiClent’ GOUSTON i: Property Address: 726 PETERS ROAD. _ _ Case No.: COLSTON . City: MIDWAY. Stale: FL Zip: 32343 | | ' i \ | i j | i i i Su i v ¢ ' ~ | X ‘ gD hag 7 foe y= \ oR \4 p/A | me? BA jo ce PLAT MAP. Borrower/Glient, COLSTON. i File Ne 9061 Fropery Address: 726 PETERS ROAD, ” Case No: COLSTON. ity: MIDWAY. Sie EL es | ' i i i \ i ag | ST. JOE TATE OF he * PAPER COMPANY ROBERT R. PEOOE & UNDA G. que ntcee ADMINISTRATIVE COMPLAINT. EXHIBIT #_3 PAGE ___G OF __ FIRST APPRAISAL SERVICES OF TALLAHASSEE P.O. Box 12608 + Tallahassee, FL. 32317 + (004) 562-4906 » fax (904) 562-8483 rNeUy ao st | ee ALNNOD NEGSdVD NW COMPLAINT EXHIBIT #_3 PAGE __() OF c ADMINISTRATIV ADM S.STRATIVE COMPLAINT, EXHIBIT #_3 PAGE VA OF feeto SOGT DEFINITION OF MARKET VALUE: [he aes! probally prite which a properly shoutd buing tg Lonipelilve aut OeN entry undee all conditions requiste to a luw sale, the buyws and seller wach aclng prudeatly, kuowludgeatty and assuming Ihe price bs + alfected by undue shimulus implicit in las definition 1s the Consummation of a sale as of a specttied uate and the passing af litle Han seller to buyer under conditions whereby (1) buyer and seller are lypically motwated; (2) beth partes are well informed af weil advised and each acting in what he considers his own dest interest: (3) a reasonable lime 1s allowed for exposure in the open market: (4) payin | is made sn terms of cash in U S. dotlars of m terms of financial arrangements comparable thereto, and (5) the price represents the 1 1H consideration for the property sold unatfectee by special of creative financing or sales Concessions* granted by anyone assucited Wille ihe gale. “adjustments to the comparables must be made for special or creative: financing oF sales concessions No adjustments are necessary ts those costs which are normally paid by sellers as a resull of traditioa of law in a market area, these costs are readily Menbhable sine 1 seller pays these costs in vwtually all sales iransactions Special or creative fanancing adjustments can be made to {he Gomparati by comparisons to financing terms offered by a third party institutional lender (hat is not already involved in (he property of trans, adjustment should not be calculated on a mechanical dollar for doliar cost af the financing or concession but the dollar amount «6 sy djustment should approximate the market's reaction to the financing oF concessions vased oa the Appraiser's judgment hin hg STATEMENT OF LIMITING CONDITIONS AND APPRAISER'S CERTIFICATION CONTINGENT AND LIMITING CONDITIONS; — The appraiser's cerlitcation thal appears in the appraisal reports suppm tly bie following conditions . 4. The appraiser will nat be responsible for maliers of 2 fegal nature (hal affect eithur the property belg appraised oF the tile to Lhe appraiser assumes thal the lule is good and marketable and, thecalor#, will not render any opmions about the file The property 1s appraise! of the basss of i! being Under responsible ownw ship, 2. The appraiser has provided a sketch i the appraisal report lo show approximate dimensions of thy anprovements and the skutch 1s included only to assist the readey of the report in visualizing the property and understanding the appraiser's delermmation of its size. 3. The appraiser has exammed the available Hlood maps that are provided by the Federal Emergency Management Ayency (or ather date sources) and has noted in the appraisal report whether the subject site is located in an Wentilied Special Flood Hazard Arva Because appraiser 1S not a Surveyor, he or she makes no guarantees, express of implied, regarding tis determnalion 4, The appraiser will nat give testimony or appear in court because hy or she mada an appraisal of Ihe property in question, Unless specif. arrangements to do so have been maue beforehand ’ 5, The appraiser has estimated (ne value of the land in the cost approach at its highesl and best use and the Improvements uf thew contributory vaiue, These separate valuations of {he land and improvements must nol be used in conjunction with any other apprarsal ana a¢@ invalid it they are so used 6. The appraiser has noted in the appraisal report any adverse conditions (such as, needed repairs, depreciation, the presence of hazank «, wastes, toxic substances, elc. ) observed during the inspection al the subject proporty of that he or she became aware of during the ncie 1 research involved in perlorming the appraisal. Unless otherwise slated in the appratsal report, the apprasser has no knowledge of any hiftun $f uNapparent Conditions of the property or adverse enviconmental conditions (including the presence ol hazardous wastes jin, substances, etc. ) that would make the property more or less valuabla, and has assumed that Ihere are No such conditions: and Makes no guarantees or warranties, exprass of implied, regarding the condilion of the properly. The appraiser will not be responsible for any sur conditions thal do exist of for any engineering of lesting that might be required to discover whelber such conditions exist. Because tt: appraiser is nol an expert in the held of environmental hazards, (he appraisal seporl must nol be Considered as an environmental assesitu:.! of the property 7 The appraiser oblained the information, estimates, and opinions thal were expressed m the appraisal report from sources thal he or ote considers lo be reliable and believes them (o be rue and coirect The appraiser dows not assunte cesponsibilly for the accuracy uf seh stems that were lusnished by other parties 8 The appraiser will not disclose the contents of the appraisal report except as provided for in the Uniform Standards of Professwun. Appraisal Practice. 9, The appraiser has based his or her appraisal report and valuation conctusion for an appraisal thal is subject to salistactory completion, repairs, oF alterations on the assumption that completion of the mprovements will be performed in a workmanlike manner 10. The appraiser must provide his of her prior written consent belore the lender/ctient specified in the appraisal report can distribute thy appraisal reporl {including canclusions about the property value, the appraiser's identity and professional designalions, and references ty any professional appraisal organizations of the firm with which the appraiser is associated ) lo anyone other than the borrower. the mortgagee af its successors and assigns; the mortgage insurar; consultants, professional appraisal organizalwons; any state or (ederally approved financial instilulion; or any department, agency, or instrumentality of the Uniled States or any state or the District of Coluinuia except that the lender/client may distnbute the property description seclian of Ihe repo! only to data collection or reporting service(s) without having to obtain the appraiser's prior written consent, The appraiser's written consent and approval must also be obtained before the appraisal can be conveyed by anyone to the public through advertising, public relations, news, sales, of olher media Freddia Mac Form 439 6-93 Page 1 of 2 Fanme Mae Form 10048 6-93 COLSTON Hae tie BOOD APPRAISERS CERTIFICATION; — Ihe Appraiser certinus and aque that 1 thave researched the subject market area and have selected a minimum of three recent sales at properties most sieniar and paws ae to the subject property for consideration in the sales comparison analysis ani have made a dollar adjustment when appropiate lo refs. market reaction ta those ilems of signstcant variation. Ita sigmheant den in a comparabie property is superior ta , or more favarable ty 1 ihe subject property, | have made a negative adjustment to reduce the aujusted sales price of the comparable and, if a sigrulicant ites wn 4 comparable property 1s inferor to, oF less favoraole than the subject property, have made a positive adjustment to increase the adjusied gales price of the comparabie, 2. Ihave taken into consideration the factars that have an impact on value in my devetopment af the estimate of market value i Ihe appraisal report. | have not knowingly withheld any significant information Wom (he appraisal ceport anu I pelieve, ta Me best Gl iy knowledge, thal all slalements and mfornvation in the appraisal report are Wue and covrect j 4. Tstated in the appraisal report only my own personal, unbiased, and professional analysis, opimuns, and conclusions, whet ary tity only to the contingent and limiting conditions specified in ts forin 4, [have no present ar prospective interest in the property Ihat is the sudjeci to this Ceport, and | have no present of prospective pv ul interest or bias wilh respect to the participants in the transaction | did not base, either partially of completely, my anatysis anstiur Ihe estimate of markat value in Ihe appraisal report on the race, color, religion, sex, handicap, famitial status, of national ougin of either Cie prospective owners of occupants af Ihe subject properly or of the plesent owners of occupants of the properties in the vicinily Ul Ite subject properly. : 5. Thave no present or contemplated future interest in the subject property, and nusther my current of future eniployment not ty compensation for performing this appraisals commnynl on the appraised value of the properly 6. | was not required to reporl a predelurmmed value or duection in value that favors the cause of the client or any related party the amount of the value estimate, the attainment of a specific result, or the occurrence of a subsequent event m order to fecanyn my compensation andior employment for performing the appraisal. | did not base the appraisal report an a requested minunuin valtialivn, a specific valuation, oF the need to approve a specatc mevtyage loan 7. | performed this apprarsal in contornuty with the Uniform Standards of Professional Appraisal Practice thal were aduptess int promulgated by the Appraisal Standards Board of, The Apprarsal Foundation and that were in place as of the effective date of this appl ary. wilh the exception of the departure provision of those Standards, which dvs not apply. | acknowledge that an estunste ol areasor is time for exposure in the open markel is a condition in the defieulion of market value and the estimate | developed is consistent with ie marketing time noled in the neighborhood section of Ihis reporl, unless ( have otherwise slated in the feconciliahon section 8. [have personally inspected tha interior and exterior areas of the subject property and the extenor of all properties tisted as compar tis in the appraisal report. | further cerlity that I have noted any apparent or known adverse canditions in the subject improvements, ov th: subject site, or an any site within the inumediate vicinity of Ihe subject property of which | am aware and hava made adjustments for It ww adverse conditions in my analysis of the property value lo the extent that | had market evidence to support them, I have also coment} about the effect of the adverse conditions on the marketabilty of the subject properly 9. [personally prepared all conclusions and opinions about Ihe real estate that were set (orth in the appraisal report. If cetied on significant protessional assistance from any individual or indwiduals in the performance ol the apprassal ar the preparation of the apy sty teporl, | have named such individual(s) and disclosed Ihe specilic tasks performed by them in the reconciliation Sectiun of Hus ayip atid feport, | certify that any individual so named is qualified to pertorm the lasks. | have not authorized anyone to make a change (0 any whe 1 tha reporl; therefore, if an unauthorized changa 1s made to Ine apprarsal report, | will fake no fasponsibality for it SUPERVISORY APPRAISER'S CERTIFICATION: Ila supervisory appraiser signed the appravsal report, ha: se ster a ties and agrees that: I directly supervise the appraiser who praparad (he appraisat report, have reviewed the appraisal report, agree wilt the statements and conclusions of the appraiser, agree to be bound by the apprarser’s certihicalions numbered 4 through 7 above, and wi tuhiiy full responstbinty for the appraisal and the appraisal report ADDRESS OF PROPERTY APPRAISED: 726 PETERS ROAD, MIDWAY, FL 32343 APPRAISER: SUPERVISORY APPRAISER (only if required) Signature: Signature . . Name: RICHARD J_DE LUCA, RAA _ Name _ Date Signed: 04/46/98 - Date Signed: - ee Stale Certiication #: ST.CERT.RES.REA Slate Certification State License #: N/A. 9000783 of Slate License #. - State: EL .. State Expiration Date of Certification or License. Expiration Date of Certification or License HOTRATIVE COMPLAINT, (3 ox (7) Bid Not inspect Property Freddie Mac Form 439 6-93 Page 2 of 2 Fannia Mae Form 10048 693 ADMINISTRATIVE COMPLAINT EXHIBIT #2 pace __ 7. OF —___—_—— Qualifications: Richard J. De Luca, RAA State Certifled Resideadial Real Estate Appraiser 0000783 Malling Address: First Appraisal Services of Tallahassee, Inc 3375 H-2 Capital Circle NE Post Office Box 14173 Tallahassee, Florida 32308 (904) 553-9134 FAX (904) 553-9136 Employment History: Jan, 1996. Present First Appraisal Services of Tallahassee, Inc, Jan. (991- Dec, 1995 Northridge Appraisal Company, Inc 2917 Livingston Road, Suite 201 P.O, Box 12609 ‘Tallahassee, Fl 32317 Staff Appraiser Oct. 1986-Dee, 1990 Savings of America, 225 N, Federal Ilwy, Pompano Beach, FL 33062 Senior Siaff Appraiser : of Appralsal Work and Services Ay; Independent Foe Appraisce involved in the conipletion of residential real estate property. Assignments include: Single Family Residences, . 2+4 Unit Dwellings, Vacant Land, New Construction Homes, Relocation Appniisals, Refinances, Insurance Appmaisals Esutle Property, Bankruptcies, Condominiums & Foreclosures. Professlonal Affiliations and Licenses: State Certified Residential Appraiser State of Florida #0000783, Since 199] Reat Estate Salesman State of Florida #0469041, Since 1986 SRA Candidate #5922130 Apprnisal Institute, NW Florida Chapter State Certified Residential Real Estate ‘Appraisal State of Georgia #005233, Since 1994. Residentist Accredited Appraiser RAA # 659, Since 1996 Edyeation: University of Florida, Gainesville, FL. 08/81-08/85, Bachetor of Science Business Administration/ Finance Appraisal Related work: 8-2, Residential Valuation Appraisal Institute, Tallahassee, FL 10t, Introduction to Appraising Real Property, Appraisal Institute SPP, Standards of Professional Practice A&B, Appraisal Institute, Tallahassee, FL CA«I, Pre-certification Education Residential, Bert Rodgers School of Real Estate, Miami, Fl FNMA 1004, Fannie Mac Form 1004 National Association of Appraisers, Ft, Lauderdale REE 3043, Real Estate Analysis, University Of Florida, Gainesville ADDITIONAL QUALIFICATIONS AND WORK SAMPLES PROVIDED UPON REQUEST lat COMPARABLE SALE #1 ain SUT 2.BOX 256-0 (LAURA Ly Sale Date 98/97 Sale Price. $145,090 COMPARABLE SALE #2 107 EAST 6TH AVENUE HAVANA Sale Date. 7/97 Sale Price. $ 117,000 | Cer t at Comp #2. Cor fp Post fT 3 bit Ud barra fe COMPARABLE SALE #3 RT 1, BOX 3441 G HAVANA le I Sale Date: 09/97 ] Sale Price: $ 108.000 H ADMINISTRATIVE COMPLAINT. EXHIBIT # PAGE OF _ DEPARTMENT OF BUSINESS & PROFESSIONAL REGULATION deb Bush, Governor Kim Binklos-Neser, Secretary November 28, 2000 Mr. Richard John DeLuca 323 Thornberg Drive Tallahassee, Florida 32312 Re: DBPR Complaint # 2000-84606 Dear Mr. DeLuca: | have been assigned to investigate the recent complaint filed against you. Pursuant to the initiation of the investigation | will need to obtain additional documentation from you. Please provide a true and accurate copy of the appraisal as delivered to the client. Please provide a complete copy of your entire working file for this appraisal. Upon receipt and analysis of these documents additional data may be needed to adequately investigate the allegation. These documents should be mailed to the address listed below. The appraisal in question is: 1. 726 or 8? Peters Road, Midway, Florida 32343. Your file number Colston 8061. Effective date January 15, 1998. Signed date January 16, 1998. Should you have any questions concerning this request or the complaint in general please do not hesitate to contact me. Thank you in advance for your cooperation. Sincerely, [Sip Fo Cee Benjamin F. Clanton investigation Specialist [I Bureau of Enforcement ADMINISTRATIVE COMPLAINT. EXHIBIT # PAGE d OF OF Division Of Real Estate ‘ 7944 Front Beach Road: Panama City Beach, Florida 32407 . Telephone (450) 233-5095 Fax (850 ) 233-5093 - TDD (sun 98s 8771 | ; DEPARTMENT OF BUSINESS & PROFESSIONAL REGULATION Jeb Bash, Governor Kim Binkley-Sey er, Secretary November 28, 2000 Mr. Richard Jonn DeLuca 323 Thornberg Drive Tallahassee, Florida 32312 RE: DBPR Case # 2000-84606 Dear Mr. DeLuca: This letter is to serve as official notice to you in accordance with Section 455.225(1), Florida Statutes, that a complaint has been filed against you (copy attached) and that an investigation has been initiated regarding the allegations made in the complaint. | have been assigned to the case, and | will be in contact with you at the earliest possible time to schedule a mutuatly convenient appointment to discuss the complaint in detail You may submit a written response to the information contained in the complaint within 20 days after receipt of this letter. Any such response and/or contact with the agency regarding this matter, prior to personal contact with me, should be directed to my attention at the address reflected below. Please be advised that at this stage, our investigation is confidential. Pursuant to Section 455.225(10), Florida Statutes, the complaint and all information obtained pursuant to the investigation is confidential until ten days after probable cause is found to exist, if such a finding is made, or until the licensee waives their right of confidentiality, whichever occurs first. Investigations differ in complexity and duration, so a definite time frame of completion is not possible. We appreciate your cooperation and understanding in this regard. If you have any questions about the foregoing, you may contact me at the telephone number listed below. Sincerely, BP CG Benjamin F. Clanton ADMINISTRATIVE COMPLAINT. Investigation Specialist Il a Ss Bureau of Enforcement EXIT fe 35 a OF Enclosure Division of Real Estate \ 7044 Front Beach Road: Panama City Beach, florida 32407 Telephone (850) 233-5095 Fax (850} 253-S003 POD isi OSS.8771 1) PORE URLaAe DERVILES 7 COLSTON pyceemental Valuation Section __UNIFORM RESIDENTIAL APPRAISAL REPORT steno 8061 MEM __._]_ sugvecr | COMPARAGL TN 4 ia COMPARABLE HO _. COMPARABLE NC’ 6_ 728 PETERS ROAD 3337 SHELINE DRIVE 3334 SHELINE ORIVE Address MIOWAY. MIDWAY | MIDWAY. Proximity Io Sudject_{ _ LUMILENORTH Sas Poce |S REFINANCE! 5 400,009, __ PrewiCross Lv Area |$ 5 71849 a Data andinr |PUBLIC RECORDS PUBLIC RECORO VALUE y DESCRIPTION | -tjsaqumee | DESCRIPTION “Ushanmes | CESCRIPTION Lit Aaa Sales or Financing CONV. FIN : + CONV. FIN : [Concessions TYP. FIN .. ITYP.EIN Date of Saievime_| REEI_ a. [08/97 = [05/97 _ AVERAGE _ AVERAGE FEE SIMPLE. . . =5,000 2 =1,0001 coon | fou | gms | Teel, firme j Bama f2_3.__, a, _ 10} 2,236 SqFt: :8,890 Saft INO BASEMENT NO BASEMENT NIA N/A _ N/A, AVERAGE. JAVERAGE AVERAGE ~—t. : CENTRAL ICENTRAL 1 TYPICAL PKG S -.__| TYPICAL PKG 2 CAR GARAGE -4,000 3,000/SUP.EXTRAS | -3,000 Feeplace(s), etc FIREPLACE a . H a Fence, Pool. etc, _ [NO POOL, NO POOL : Net Aa (ivi Ix}. — 8,900] ix] men Sugustedt Sivas Price | t 18.90% 14.89% . of Comparable i f 8.90% s_ 108, “14.89% § 143,200 $ Comem.nts on Sales Comparison (including the sutyect property's compatibiity to the naighborhond, ete.) ALTHE REQUEST OF THE LENQER: TWO ADDITIONAL COMPARABLE SALES WI INCLUDED IN CLOSE PROXIMITY TO THE SUBJECT PROPERTY, item ECT |" COMPARARLENO. ¢ COMPARABLE NO. § COMPARABLE NO. 6 (via, Prca and Oala {NONE KNOWN | NONE KNOWN, NONE KNOWN NONE KNOWN Sauron ty prov sales | N/A NIA NIA NIA satiny ol appears (PUBLIC REC... | PUBLIC REC. LPYBLIC REC. PUBLIC REC, Analysis of any currant agrrament of sate, onton, of Hsing of the subject proporty and analysis of any pre sales of subject and corroarables wthn one your of the ADMINISTRATIVE COMPLAINT. EXHIBIT # PAGE (or PHOTOGRAPH ADDENDUM Sand COMPARABLE SALE #4 COMPARABLE SALE #5 le ADMINISTRATIVE COMPLAINT. EXHIBIT # PAGE o- OF FIRST APPRAISAL SERVICES HITE Property Description UNIFORM RESIDENTIAL APPRAISAL REPORT File No, 091-3289953.793 Property Addrass 23 LIBBY LANE Gly CRAWFORDVILLE Slate FL TpCods 32327 ‘ogat Ooserption PARCEL 414233-006 IN SECTION 25-125-R2W County WAKULLA ‘Assassors Parcal tig, 25-25-02W-000-01423-006 Tex Your 2000 RE. Taxes$ SEG COM Special Asconsrranis § Songer WHITE ‘ Gurent Quner HOMESTEPS ecuoant | [owe 1] Fengt Fl Property ‘ghts aopraised [Xf aq Sirol |_| Leasenole Project Fype eu J Condominium (HUOMVA only) HOAS wo Neghdornood or Proiect Name NEW LIGHT CHURCH Mog Reterence 02S-02W-S25 Cansus Frag 132U Sala Pricw § 60,900° Date. of Sale 03/00 Deseiption and § sirount of lonn charguelconcessions to be pad by sel SEE ATTACHED. | Lenderctient CAPITAL GITY BANK “address COMPLETE APPRAISAL SUMMARY REPORT = | Aporalser RICHARO J. DE LUCA, RAA ‘Aadroes P.O. BOX 14967, TALLAHASSEE, FL. 32317 ‘kocabion Uvan i! Suburban [_J Ruvat Prodaminant | Single family housing | Present land use ‘%,| Land use change i Burt uo Over 75% Under 25% | Cecupency parce AGE J one toma § Not hiely J Lwety | Grown rate Rapid Stow Owner 90% 50 Low _ NEW] 24 tamty In process Property vaiues [_} Incraaalng Gecining | (} Tenant 10% 100_High 30+ | Mason OM | To ‘ Cemandisupoly 5 Shortage Owe pny | () Vocert 00%) Predominant Commercial 0% { Mamotng dire Under 3rres. 1X] 3-6 mos, Over 6 mos, acd fo $4) 75 20___|VACAN ) 25% | i Note; Race and the ractal camposilion of the neighborhood ere not appraisal actors. Newhbomnaod boundaries and cheracteristics: THE NEIGHBORHOOD CAN BEST BE DESCRIBED AS NORTHERN WAKULLA COUN ti BETWEEN HWY 267 AND. THE LEON COUNTY LINE., 4 Ee] Factara that atfect he markalabulty of he properties n ihe neignbornaad (proximity to emptayment and amenities, employment stapiity. ‘appeal lo Marto! THE SUBJECT 1S LOCATED IN NORTHERN WAKULLA COUNTY ‘APPROXIMATELY 2 MILES SOUTH OF THE LEON COUNTY | LINE. MOST RESIDENTIAL AMENITIES ARE AVAILABLE LOCALLY WITH REGIONAL SHOPPING AND EMPLOYMENT IN fe TALLAHASSEE, 6-10 MILES NORTH, THE NEIGHEGRHOOD CONSISTS OF AVERAGE TO GOOD QUALITY HOMES Of Sh | EY ACREAGE HOMESITES OVERALL MARKET APPEAL IS CONSIOERED TO BE GOOD | Marvel conditions In The subject nevgnborhwod (including support for ihe abave candusions related f0 the wand of property vahies, demend/aupoly, and mer ating br s+ such a4 data on competitive proportion for sale In tbe neighborhood, description of the pravalance of sales and hinancing concessions. o1¢ ) MARKETING TIMES FOR SINGLE-FAMILY HOUSING IN THIS AREA ARE ESTIMATED AT_6& MONTHS FOR COMPETITIVE . PRICED OWELLINGS ANO 1S CONSIDERED TYPICAL OF SMALL RESIDENTIAL COMMUNITIES, SUPPLY AND OEMALI APLLAR TO BE IN BALANGE, FINANCING IS READILY AVAILABLE FROM MANY AREA LENOERS. THERE 0O NOT APPEAR TO BI: ANY. UNUSUAL CONCESSIONS ASSOCIATED WITH MARKETING OF HOUSES IN THIS AREA. Project Intarmalion far PUSs (W applicable) =~ fa ihe developer builder in convo af {ha Home Owners’ Association {HOA}? Apprommate tolat aumbar of units in the subject project N/A « Appterdmata tote! nurber of unite for ania ia the subject project NIA _ E ROADS ARE MAINTANED BY HOMEOWNERS ON AN. “AS NEED" BASIS necnbs common elements and recreational factitios PRIVAT A Dmensons SEE ATTACHED TAX PLAT Topography GENERALLY LEVEL Shewee 55 MOL ACRES PER TAX ROLL Comes (ol No | Sue Speattc zoning classification and desciption RESIOENTIAL » Shape Legal nancontanriag (Gandtatrered vse} [_Jlagat [_J No zoning Orsinage Other uaa {oxpiein View Udiiies Pynie Off-site Improvements Type Public Prrvate} Landacaping AVERAGE Electricity Xx “Sireet ALLWEATHER Ornveway Sutace «= UNPAVED/ADEQ Gos PRIVATE TANK | curbigutter NONE Apperent sasomenis ASSUMED TYNICAL. , Wate WELL Sisewak — NONE FEMA Specs Flood Hazerd ea Yes LX) ho Sarutory sewer 4 SEPTIC Street tgnts NONE FEMA Zone C Map Date 11/16/43 Storm bower Alley NONE (21 | Fema Mag Na 120315 0100 8 Comments apparent adve mente, enoronchments, special axsossments, silde eeas, ilegal or legal noncontorming zoning, use. etc.) THE 21 ROAQWAY IS MAINT? (© GY THE HOMEOWNERS ON AN AS NEEDED 8ASIS. ON THE DATE OF INSPECTION THE WAS IN AVERAGE OVERALL CONDITION AND APPEARS TO BE ADEQUATELY MAINTAINED. SEE SITE COMMENTS. Way GENERAL OESCRIPTION EXTERIOR DESCRIPTION FOUNOATION BASEMENT INSULATION No, of Unite ONE Foundation CONG. BLK. | sian = NO Area Sql NO BSM ‘No, of Stories, ONE Exterior Walle WO.FRAME ) Caw Spe YES ‘hFiothed N/A Type (Darvas) = OET. Roof Sutace COMP SHIN | Bssemeni NO BSMT, | Coiling N/A Davign (Style} RANCH Gutters & Ownspts. NONE ‘Sure Pump WA ‘Walls NIA ExnuagPropored EXISTING | Window Type ALM.S.HUNG | Carpness NONE NTO. | Flow NIA age (i3,) ia StomSavans SCREENS | Settament NONE NTO. Oxtuce Entry NIA Enecive Aga (¥ra) 10 Menutaciursd Hoves NO Intgatation NONE NTO. ROOMS Foy | trang | Dining | Kilchen | Oen | FamiyRm| Rec. Rm | Bedrooms | 4 Bathe | Laundry Basement Level t i i AREA 1 4 2F 1 Levol 2 a Finished wea above grade contans: “8 Rooms; 4 Ba (ey 2F Baths): 1,438 Squara Feet c! Cross Luis Area INTERIOR MalatiaisConditlon HEATING * KITCHEN EQUIP, ATTIC AMENITIES: CAR STORAGE Flooes CPTNVINYUAVG | typa FWA Retyerator — {K} | None Fueplace(a) # None {X] = Wats ORY WALUAVG | Fut GAS. RangarQven stave Pato Garage totcats TrmFinish © WOOD/AVERAGE | ConditonAVG. Oleposat rap Stair Dock Allached — Batn Floor VINYL/AVERAGE | COOLING Ciahwoaher Souttle Porch ENTRY Detached Bath Woinscot FIBERGLASS/ANG, } Cents YES FentHood Floor Fence CHAIN LINK ‘Buin Overs H.CORE/AVERAG | Other NONE | Maowave Hosted Poot IN-GRNO- Carport __ CandiioneAVG. WashecOryer Finishad STORAGE BLOG. Onveway UNE LDMINISTRATIVE € ‘ DiPA ey Audilonal fortes (special anorgy efficient items, etc. ‘TIVE COMPLAINT. GROUNG POOL, UTILITY ROOM, ETC. - | XHIBIT # Condition of tha {mprovemente, depraciation (physical, functional, and external), ‘epars needed, quality of construction cemodeling/additions, étc., VCS ASB | 7 VG-5 A, VC-6 8 REQUIRED. THE SUBJECT PROPERTY WAS CONSIDERED TO BE IN AVERAGE OVERALL CONDITION OW THE ; DATE OF INSPECTON, NO PHYSICAL, FUNCTIONAL OR EXTERNAL INADEQUACIES NOTED, NO MAJOR REPAIR NEEDS WERE 'AGE OF NOTED. = y, EXTRAS INCLUDE; GHAIN LINK FENCE, OUTOOOR LIGHT, ENTRY PORCH, IN: eeivennens eee eee ‘Adverse environmental conditions (auch a3, but nol limited lo, hazardaus wastes, loxlc substances, etc.) present In the improvements, on the site, oF 17 Ine immediate vicinity of the subject property: 562 Attached Addendum. ; pet vatony Tal FARELOET fmanatin 3 ao nein pre ener FIRST APPRAISAL SERVICES HITE Valuation Section UNIFORM RESIDENTIAL APPRAISAL, REPORT FileNo. 091-32890! 3 ESTIMATED SITE VALUE, . rr) TS.00] Comments on Gost Approach (such as, source of cout asiware | ESTIMATED REPROQUCTION COS T-NEW OF !MPROVE MENTS site valve, square foot calculation and for HUD. VA and #mHA, (ne Ha Owating 1.438 sq Fi. Qs 46.00 = $ 64,710 ‘estimatad remaining economic tite at the property) a 8a. Ft. OS ' Qo COST FIGURES FROM M&S REPLACEMENT COST EY PORCH FENCE,STG.BLO.APPLS, : 8.000 HANDBOOK, REPLACEMENT & REPRODUCTION ‘ GarngeCaport Sq. Ft Os . ARE CONSIDERED =, LAND VALUE IS OERIVI'r — E} Total €mmatad Cost Naw Les 72,716 VACANT LAND SALES, PHYSICAL DEPRECi PM cess 85 Pryseal | Funchonal} Extemal Edt Remaining Eon. 85 | ON EFFECTIVE AGELIFE METHOD (10/65218%) Li: Ey] cogradaton 15% i ss 10,907 RDOENDUM & SKETCH PAGE, SUBJECT PROF HI’? Oepredated Valve af improvamenss zi 3 61,803 | MEETS ALL UNIFORM HUD STANDARDS PER “Asss" Value of Site Improvements... : “$ 10,060] VALUE INCLUDED UNDER SITE MBROVEMENTS INDICATED VALUE BY COST APPROACH ws 2 86,800 | | ITEM, L SUBJECT COMPARABLE NO. 1 COMPARABLE NO_2 23 LIBBY LANE {ag ZION HILL ROAD 36 MYERS WOODS DRIVE 185 MARIE CIRCLE Adaross CRAWFORDVILLE CRAWFOROVILLE CRAWFORDVILLE CRAWFORDVILLE Proomty 19 Subject i {9 BLOCKS SE 4 MILES SOUTHEAST [SMILES SOUTHEAST Soles Price is 6,900" NS 69,900 $ 83,160 Pe) ProaQross Lh Area__|$ 42.35 als 69.35 @ els 64.47 O $ $7.26 © Ovla sncie INSPECTION APPRAISER FILES APPRAISER FILES APPRAISER FILES. Venheation Sovrest [PUB.RECOROS | PUBLIC RECORDS * [PUBLIC RECORDS PUBLIC RECOROS VALEADLSTMENTS| OESCRIPTION | _ DESCRIPTION ‘jt Meinet | OESCRIPTION Tiyan | DESCRIPTION cis ameroe Sales of Finanong CONV. FIN ‘ CONV.FIN, : TONV FIN : Concasane TYP.FINAN i TYP.FINAN TYP FINAN Dale ot Saleen, 12-99 ‘ 9-99 : 3.00 Location A AVERAGE. AVERAGE. : AVERAGE Lameroatice Sepa _| FEE SIMPLE FEE SIMPLE FEE SIMPLE FEE SIMPLE Sve “55 ACRES GACRE + : 72,000] 1 ACRE +). : "2,000.5 ACRE Mew, AVERAGE AVERAGE ‘ AVERAGE : AVERAGE i Dengn end Appes [RANCH/AVG._|RANCHIAVG. RANCHIAVG, RANCHIAVG Qunlty ol Consrucion_| AVERAGE AVERAGE H AVERAGE AVERAGE : age 14/10 ABIES. ; 7,000 [A28/E10 i ANB/E TO, : Fi] Condition AVERAGE AVERAGE : AVERAGE : AVERAGE i | FY Above Grade : i $ Ta doen) tt! Fd Room Count 7 : . 00' @ 3: 2.00: EF] Gross Linng Ansa . : 5a Ft. . 4,380 sqft” 1260) Fa] Bocarrent & FYosated NO BASEMENT NO BASEMENT FH Room tele Grad : NIA. NiA : _ Ei tcomainy-[AVEWAGE [AVERAGE 1 [AVERAGE AVERAGE, cee eee CENTA CENTRAL A [CENTRAL _: CENTRAL. Lo kj Healing/Cookng ‘ Hid Enerqy Entciert Nore [TYPICAL PKG [TYPICAL PKG. __| TYPICAL PKG. | TYPICAL PKG. tt GaragerCarp0 ON SITE PRKNG [ON SITEPRKNG: | 2CAR GARAGE 75,000 ON SITE PRKNG © Partch, Pato, Dea, [PORCHFENCE EQUAL VALUE : “O-[SUP.EXTRAS 72,500/SUP.EXTRAS : Hd Froptaceis) ele___ | STORAGE BLOG : : 2 Fenen. Pool, ste, | POOL, NOPOOL i 2,000 | ABV, GROUND « O60 [NO POOL : 2,600 i : Net At {total Tele [lis 7500/1 1+ (Xl. os 6300! TXT anes Acquated Soles Proe oo 22% ~ 15% B% of Comparable 7 24a $ 75,400]: a% $ 76,860 1% 3 73,100 ‘Comments on Seles Comparison (including the eubject property's compatibillty lo the neighborhood, ett, ): LIMITED RECENT COMPARABLE SALI STR NBCE SALES UTILIZCO WERE TAKEN FROM NEAR-BY COMPETITIVE NEIGHBORHOOOS WITHIN WAKULLA GOiIt2. £ THE USE OF SLIGHTLY OLDER SALES COULD NOT BE AVOIDED. ALL, THREE SALES ARE CONSIDERED TO BE RELIAR' VALUE INDICATORS. AND TOGETHER PROVIDE AN ACCURATE RANGE OF VALUE FOR THE SUBJECT PROPERTY -| ITEM SUBJECT COMPARABLE NO..1 COMPARABLE NO, 2 COMPARABLE NO. 3, Dele, Pree and Oate [NONE KNOWN | NONE KNOWN NONE KNOWN NONE KNOWN Soxren by prior saine | N/A, NIA N/A NIA within year of apgrainad {PUBLIC REC. [PUBLIC REC. PUBLIC REC. PUBLIC REC. st ad “Anahslt of ny ourent agreement of sae, von, oF Bxting ofthe eubject property and enalyle of any grr ase of gubjoct nd comparables wirin one year of He dae THE SUBJECT PROPERTY ANO THE THREE COMPARABLE SALES UTILIZED WERE NOT INVOLVED IN ANY ADDITION: OR USTINGS WITHIN THE PREVIOUS 12 MONTHS, {NDICATEO VALUE BY SALES COMPARISON APPROACH, |... wean ent wee . a — BILNoIcaTED VALUE BY INCOME APPROAGH {if Appiicabla) Estimated Market Rent €50.00 Mo, xGross Rent aioter N/A. = $ : This appraisal is moda hy fujed to the repeira, atteratons, inspections or conditions lsted below 7) eatject to completion per plans ard soir Sauts 2 - Bi Conditions of Appraica’. PER VC'S. INSPECTION WAS MADE FOR APPRAISAL PURPOSES ONLY, NO WARRANTIES IMPLIED BY STATEMENTS MADE HEREIN, PLEASE SEE, ADDITIONAL COMMENTS AND LIMITING CONDITIONS _ Final Reconataton AFTER CONSIDERING ALL APPROACHES TO VALUE, IT IS THE OPINION OF THE APPRAISER, THAT Tit DIRECT SALES APPROACH TO VALUE IS THE MOST VALID & RELIABLE INDICATOR OF VALUE, AS PER LIMITING Ct. TIONS, EJ AND ASSUMPTIONS. ESTIMATED TAXES S52/MONTH; ESTIMATED INSURANCE $35/MONTH. ES The purpoce of ths appraiaal la to eatimate the morkat value of the rapt property thet We the mubject of this report, bacad on the abave con ditions and the cerbicauon, wir ingen ap Ee and tm ie c = ing conditions, and merkat volue definition that a6 ated in the ntectied Fiedd’a Moc Farm 430/F annie Maw Fon 10048 Pueveod 6-93 » IDMINISTRATIVE COM PLAINT,; EF | WE) ESTIMATE THE MARKET VALUE, AS DEFINED, OF THE REAL PROPERTY THAT I9 THE SUBJECT OF THIS REPORT, AS OF 03/28/2000 : 3 (WHICH 15 THE OATE OF INSPECTION ANO THE EFFECTIVE DATE OF THIS REPORT) TOBES 72,000 . | APPRAISER: APPRAISER (ONLY IF REQUIRED]: i XHIBIT # ce seaure . suPemeasony (SER (ONLY If REQUIRED} Css Clean ACE ae) _ Name RICHARD J, O& LUCA, RAA Nome inspect Praperty PYG. wi x Date Ragort Signed 03/28/2000 ‘Date Report Slaned . . . ‘State Certfcalion © ST. CERT. RES. REA State FL ‘State Certification St9'9, Or State Ucense # N/A 9000783 State FL Or State License #. slate, - fret Fam 79 1D PAGE 2OF 2 orm Fant FY reac ent ta hee tee re NE ADMINISTRATIVE COMPLAINT. EXHIBIT #7. PAGE __ 3 | I FIRST APPRAISAL SERVICES Department of Housing Part 2. Comprohensive Valuation Package Vaivaton Cenditions and Urban Development (exp, 14720193) \ Office of Housing Fadaral Hoveng Commissioner Case Number: WHITE, _ CMB Approval No. 22°2-157s Fig humor: 091.32899 NOTICE TO THE LENDER Allrequirad repak's musi de completed in professional manner, in compliance with HUO's guidelines and satisfied ior to closing, The lendar responvsbla for coordinating repays, A professionally icensad, bondad, registered anginaer, ficansed nome inspector or appropriately regisiereus consed trades person, as applicable, must provide documentation that all deficiencies have been acceptably corrected upon completion of rapaws, i SITE CONSIDERATIONS VC-4 Site Hazards and Nuisances Check the appropriate response for readily abservable evidence of hazards. Hazards, a3 defined below, ere conditions that endanger the health and safety of the occupants and/or marketabilty of the property Use these criteria to determina tha extent af tha hazard. Please refer to HUD Mandbook 4150.2 Section 2-2 for unpoceptable locations and the protocel in Appendix D of the Handbook for further guidance, If the requir ad component {snot visible during the site visit, provide # detailed comment. : Provide a description of yes raxponase on Paga 4: a sone evidence of subsitonce/sink holes yes ‘a, Operating ou or gas wells within 300 feet af existing constuction Oves ¢, Operating oll or gas wetls within 75 feel of new construction yos : 4, Abandoned ou of gas well within 10 teat of naw/existing yes . Readily observable evidence of slush pits yes t isne noxs@ o¢ hazard from heavy hae acoa yes, 9 New/propased construction in airport clear zone COyes h. High-pressure gas or petroleum fines within 10 feat of property yes Overhead high vollage transmission lines within engineering (designed) fall distance yes j. Excessive hazard from smoke, fumes, offensive noises or odor CJ yes . k. New/proposad construction in Special Flood Hazard Areas without LOMA or LOMR: yes Stationary storage tanks with mora than 100 gallons of flammable or axplowva material yes PROPERTY CONSIDERATIONS Mark "Yes" lor any readily observable deficlency nated below. Each “Yes* constitutes a limiting condition on the appraisal. Each condition requires repay or further Inspectian, Thesa conditions must be satistied prior 10 clasing for tha mortgage: to be efaible for FHA mortgage Insurance, Plaase rater to HUD Handbook 4150.2 Section 3-6 for guidance on HUD's General Acceptability Criteria, Alsa, reter to the protocol in Appendix D of the Handbook for repair and inspection raquiement parameters. | VC-2 Soil Contamination Check the appropriate response for evidence of environmental contamination Provide a deacription of yes reaponsaa on Pago 4: On-site septic showa observable evidence af system failure CO yes (3) no b, Surtace evidence af an Underground Storage Tank (UST) yos [X) no Proximity {o dumps, landfifs, industrial sites or other facations that ‘could contain hazardous matanals yes (X) no 4. Presenca of pools of fauld, pits, ponds, lagoons, stressed vegetation, stained soils or pavement, drums or odors: © yes (&) 10 Ve-3 Grading and Drainage Check the appropriate response fey evidence of topographical problems Provide 2 description of yes responses on Page 4: 18, Grading does not provide postive drainage from structure O yes (%) ro b Standing water proximate to structure yea {X} 10 VC-4 Well, Individual Water Supply and Septic Check the appropriate response mth regard to ndiadval wells and septle systern. Provide a description of yes respanses on Page 4: a. Proparty lacks connection to public water" yes () 90 b. Property lacks connection to » public/community sewer system } yes () no “Lender will require waler testing for 'Yos* response NOTE: Connection should be made to publ or community walerisewage disposal system, Estimate distance to sewer oF tier hook-up and whathor hook-up is practical, VC-5 Wood Destroying Insects Check the appropriate respanse lor evidence of wood infestation Provide a description of yes responses on Page 4 4 Structure and accessory duédings arn ground level and/or wood 15. touching ground . X) yes (] no b. The house and/or other structures within the lagal baundarias of tha property show obvious evidence of actve termite inteslation © ses (X} no . Pagelod Form HUO-92564-VC (879) eran rtd fe Adena nn first appraisal services . ADMINISTRATIVE COMPLAINT. EXHIBIT $2 OF __ PAGE , . Pant 2: Compranansiva Valvaton Package Valuauon Conamons FIRST APPRAISAL SERVICES Department of Housing and Urban Davelopmant OMB Approval No, 252.0424 (exp. 1173099) Crew of Housing Federal Housing Commissonar Case Number: WHITE Fle Number: 091-328995: VG-6 Private Road Access and Maintenance CHleck the appropriate response for evidence of Private Rasd Access and maintenance problems. Provide a daacriptlon of yes reaponsas on Paga 4: a Property inaccessible by toot or varucia OC yes (10 ». Property sccessible only by a private road or drive’ yes (} 10 Property 1s not provided with an al-weather surtaca (gravel is acceptabie). yes () no “In all cases where a private foad auists, submit evidence that \UIBBY LANE, (nama otroed) is protected by a permanant racordad easement (rion-axclusive, non- revocable roadway, driveway easement wihout (aspasé from the property to a public seetitoad) and that these is an accaptabla maintenance agreemant recorded on the Froperty Provide 8 detailed description of tha road's condition: LIQBY LANE 1S AN ALL WEATHER GRADED ROAD. MAINTAINED BY THE HOMEOWNERS. ON THE DATE OF INSPECTION THE ROAD WAS IN GOOD CONDITION. VC-7 Slructurat Conditions Chock the appropriate response for avidence of structural condibon protiems, Provide a deacrlption of yes responsex on Page 4: uy 3, Signdicant cracks yos (XJ no 2, Evidonce of waterleakage or damage C) yes J no ¢ Rodant Infestation yes (X) 10 ir Hsia Significant cracks, Oy ye: GO to @, Visite holes In exposed areas that could effect sucture. C) yes () no {Significant water damage Cl ye v0 Aue 9 Evidence of holes © yes &) ro hn, Support sbuctura not intact or damaged OC) yes &%) no . i. Significant water damage visibie trom interlor i. Na ventifation by vent, fan or wandow CO yes (X) no . ‘ VC-8 Foundation (Appraiser must have full access to these araas) Check the appropriate response for evidence atfoundation/basemant oF cra space problems. . Craw Space d, Inadequate Access bd C) yes (2) no 4. Space inadequate for maintenance and repaw (<18 inches) (J ves (X} 10 ‘ £. Suoport beams nat intact OC yes & no 4. Excessive dampness or ponding of water CO yes (%) 10 VC-9 Roofing Check the appropriate raspanse for evidence of all roofing probiems Provide a description of yes responses on Page 4: > a, Coes not cover entire house O yes (10 >. Evidence of deterioration of roofing materials OD yex (00, 6, Roof ite leag than two years’ CO yes (X} 10 4 Holes O ves 8, Signs of wakage observable from ground (ie , missing tikes) yea 1 Flat Root * O yes & ro “HUD/FHA requires that the coof have at least 2 years ramaining Ifa, WW the roof has loss than 2 years ramaining iifa, then the appraiser must call for fe-rooting or tepair. The condition must dearly state whether the subject Is lo de repaired or re-rooted, FHA wal accept a maximum of | layers of existing roofing. if mora than 2 layers exist and repai * pecassary, then all okd roofing must be removed as part of tho /9-roofing “AM Nat roofs require Inspection, VC-10 Machanicai Systems (Al utulies must be turned on at time of appraisal, possible) Chock the appropriate respanse for evidence af mechanical system problerns. Provi Iption of yes responses on Page 4 ir 8. Unit doas not turn ‘On! yea (X} no yma (X] no Unusual or tragular noises ara hoard O yes () no ular emellis emated t. Sige are heard 0 Provide a description of yes reeponsas on Page 4 |. Soke or re guler amelis emted a. Inadequat C] vos &% 10 0 nn on k ta shuts dawn prior to reaching desied temperature yos [X} no b. Exidence aaa cant water damage 1. Significant holes or deterioration on the untts) yes ro ea (X) no ¢, ‘Significant erocks or erasion in exposed areas that could effect x structural soundness: CG ves [) 10 _—L__ Poge 2 of 4 Form HUD-02584-VC (699) Pate ane eee AC er ia rs HORT first appraisal services wnt ADMINISTRATIVE. COMPLAINT. EXHIBIT #_Z = page __2._- fF —+-—~ eee FIRST APPRAISAL SERVICES Part % Comprehensive Valuatlon Package Department of Housing Valuanon Conations: and Urban Oevelopment (9ap, 1130'59) | Office of Housing Federal Housing Commissioner Casa Number: WHITE FiaNumber, _091-328965: : i Electrical System Provide a deacription of yes responses on Page 4: m, Electricat switches do not tun ‘on! or ‘off (check representative samele} CO yes (3) 10 Outlets do nat function (check representative sample) oy 0 Presence of sparks or smoke from outlets} T) yes (K] no p Exposed witing visible in ving areas O) yes 20 no q. Frayed wenn O ps [X) no Plumbing System. Tolet ©. Tollats do not function he © yes [) no : 5, Presence of leak/s) yas Laaks (Structural damage under fixtures ©) yes (X) 10 é Puddles prasant yes (X} no vy. Observadla surface evidence of mattunction ys Xno Sinks w. Basin or pipes leak y. Significant deoo oF limitation In pressure yos 2. Na not water © yes & v0 VC-11 Other Health and Safaty Deficiencies Chock the appropriate response for evidence at heelth and safely defciencres, Provide a description of yes responses on Page 4: 8, Multiple Broken windows yes (-) no b. Broken or miszing exteror stairs (} yes (] no . Broken of missing exterior doors yes no 4. Inadequate/blocked entrances or exit yea C} no : 8, Stops without handrails . 2 yes () 0 f. The mechanical garage door does nat reverse or slop when meeting ryasonable resistance during closing } yes (] no . (. Please Kdentily location of all health andior safety deficiencies, and note others not Included in this ar any othar VC on the comment page VG-12 Load Sased Paint Hazard For any home built prior to 1978, check for evidence of defective paint surtaces, inckiding: pesiing, scaling or chipping paint, a. Evidence on interior - 1 yes @ ro bv. Evidanca on exterior yes (2) 0 Year built 1986 sf the home was but before 1978, this may indicate a tead paint hazard For all FHA insured properties, the setters requred {0 correct ait detects palnt In or on dweting units buill before January 1, 1978 1» accordance with 24 CFR Part 35, YC-13 Condominiums and Plannad Unit Developments. {Puo) Provide a description of y pon: 1, This project la not on FHA’s approval list CO) ves &} no b, The propery ons nat meet owner occupancy standards x © yes 1) no c. This property does not meet completion standards yes no on Page 4: ee ADDENDA A. Provide tha currant fullimarket aswessed value; se B, Provide » aummary of estimated repair costs: $ oO Please attach any additional informattonireports and give number at altached pages, Pubtle reporting burdan for the collection of information is estimated to average 30 minutes to complele the Comprehensve Valuation Package. This inciuxles the lime for reviewing the associated Handbook and reporting the dala, This does not include the requisite market research of the appraisal process, This agency may nat collect this information, and you er net required to comnclete this form unlass i displays @ currently valid OMB contral number, Privacy Act Notice: This information is required for tha U.S. | Departmant of Housing and Urban Development fo endorse @ sinwle family mortgage and |s used for unkferwriting purposes. Tha cottechion of this information is necessary to comply with HUD's Home Buyer Pratection Plan, The information may be made available t0 a feveral agency (or review, This Information ts not confidential and will bo made avaiable la the public, Page 30h 4 ‘es Wm ens and AC regan Rae first anoraisal services Form HUD-02564.V% (62 ¢ FIRST APPRAISAL SERVICES Pat 2, Comorenensive Valuaton Package Department of Housing CMS Approval No, 26° 1 st | Valuabon Conkions and Urban Devalopment ae 110089) ( Cte of Housing : Federal Housing Commissioner Case Number, WHITE | File Numver,__091-3289953. Description of Responses and Related Comments Section ve # (a,b,c..) Commonts 4 8 LEON COUNTY DOES NOT REQUIRE ANY ADDITIONAL INSPECTIONS FOR EXISTING SEPTIC SYSTEM APPEARED TO SE IN GOOD WORKING ORDER. NO GUARANTEES ie cleo 3 A STANDARD WOOO DESTROYING INSECT INSPECTION IS REQUIRED. | 4 A WELL WATER TEST REQUIRED 6 a PRIVATE ROAD MAINTAINED BY HOMEOWNERS. ADMINISTRATIVE COMPLAINT. EXHIBIT #_Z PAGE 6 OF Poge dole Form HUD-32584.VC (f+ Ina ere ped AO ep Oy eA : first appraisal services os FIRST APPRAISAL SERVICES WHITE ty Description UNIFOR\. .ESIDENTIAL APPRAISAL REPO Fito No, 091-3289953-703 ary Address 23 LIBBY LANE Gay CRAWFORDVILLE Siaio FL 2p Code 32327 I Gexerphon PARCEL #14233-00G IN SECTION 25.125-RIW County WAKULLA sors Pater: tty 25-25-02W.-000-01423-006 Tax year 2000 RE. Taxes $ SEE COM Special Assessmenis § NONE NTO wer HE Current Owner HOMESTEPS Occupant. Owner | | tenant [X] vaca me Zl Fre Simple _| | Leasenoi Project Type [1 PUD___[_} Condominium (HUOMVA only) HOAS NONE ao borhond er Fa ect Hama NEW LIGHT CHURCH Map Relerence 025-02W-S25 Census Tract 132U $60,900" Oate of Sale 03/00 Deserplton and $ amoun! ol loan charges/concassions lo be paul by seer SEE ATTACHED CONTRI et egy CAPITAL CITY BANK Address COMPLETE APPRAISAL SUMMARY REPORT veer fic HARD J DE LUCA RAA ‘Adaress P.O. BOX 14307, TALLAHASSEE, FL. 32317 hon Urban Es TJ Rural Predominant | Single family housing | Present land use % Land use change up Over 75% el 25-75% Under 25% | o€cupancy PRISE AGE “|ong tamiy __75%| (X) Wottieely (_] Linety In aie Rapid {X} staple Stow Owner 90% 50 (ow NEW] 24 family O% In process ny sata Inerpasing z Stable Decining a Tenant 10% 100 pign 30+} tasivtanty 0% : "seDply nl | Shortage [X} indaanon Ov singly [5 vaoweons Predominant Commerciat 0% 0} ) under 3mos. [%} 3:6 mos Qver 6 mos, 1 vacant fore 58 18 20 "|VACAN ) 25% ant Ihe raclal compasition of the neighborhood ara not appraleal factors. noted! boundacies and characteristics: THE NEIGHBORHOOD CAN BEST BE DESCRIBED AS NORTHERN WAKULLA COUNTY WEEN HWY 267 AND THE LEON COUNTY LINE, act ihe marketability of the properties in the neighborhood {proxinnty to amployment and amenities, employment slabilily, appeat fo market, atc.) LOCATED IN NORTHERN WAKULLA COUNTY, APPROXIMATELY 2 MILES SOUTH OF TNE LEON COUNTY SIDENTIAL AMENITIES ARE AVAILABLE LOCALLY WITH REGIONAL SHOPPING AND EMPLOYMENT IN MILES NORTH. THE NEIGHBORHOOD CONSISTS OF AVERAGE TO GOOD QUALITY HOMES ON SMALL TES, OVERALL MARKET APPEAL IS CONSIDERED TO BE GOOD et condilvons in the subject naighbornood (including support for the above conclusions related to the trend of property values, demandisupply, and marketing ne ch as dala on competitive propertiss for sale in the neignbochoad, description af ihe prevalance of sales and financing concessions. etc.) {KETING TIMES FOR SINGLE-FAMILY HOUSING IN THIS AREA ARE ESTIMATED AT 6 MONTHS FOR COMPETITIVELY ED C IL RAL ANCE. FINANCING IS READILY AVAILABLE FROM MANY AREA LENDERS. THERE 0G NOT APPEAR TO BE ANY JSUAL |. OMCESSIONS ASSOCIATED WITH MARKETING OF HOUSES IN THIS AREA cel Information tor PUDs (i applicable) - - 1s the devolopat/burtder in coniral ol the Home Owners’ Association (HOA)? ves [XJNO nimate tatat aumnber af units in (he subject project NYA. Approximate total number of unts for sale in tha subject projact N/A tba commmnn olements, and recreational facillies PRIVATE ROADS ARE MAINTANED BY HOMEQWNERS ON AN "AS NEED" BASIS. wons SEE ATTACHED TAX PLAT . Topog'aphy GENERALLY LEVEL . ten .55 MOL ACRES PER TAX ROLL Conertot [ }vas [X] No} Size TYPICAL FOR AREA fe soning classiteation and description RESIDENTIAL Shape RECTANGULAR gcomptanca [X] Legal Legal noncontorreng (Grandtatnered use) LJ Wega [_J No zoning Drainage APPEARS ADEQUATE 5tS bes! usw x proved: (X] Presont usa _(_] Other usa (axplam) View AVERAGE . Ins. iz Other Off-site improvemonts Type Public Private! Landscaping AVERAGE why (x Suet ALL WEATHER Oriveway Surtace = UNPAVED/ADEQ. i PRIVATE TANK __| Cuniguttee NONE Anpaent easernunts ASSUMED TYPICAL (J Wel Sidewak NONE FEMA Spodal Flood Hazard Aaa Yes [X 2 wy sewer |__| SEPTIC Steaet tights, NONE FEMAZono Cs Map Dale 31/16/83 - sewer | Alloy NONE |_|_FeMA Map No. 120515 0100 6 wnniy (apoarant averse ‘encroachments, spacial assessments, slide areas, dlegal or lagal nonconforming zoning, usa, ete.); THE PRIVATE ‘OWAY 1S MAINTAINED BY THE HOMEOWNERS ON ANAS NEEDED BASIS. ON THE DATE OF INSPECTION THE ROADWAY 7 extemon oFSCRIPTION FOUNOATION ASE MENT Foundation CONC, BLK. | Slab NO Noa Sart, NO BSM INSULATION Root Hts 1 Ston0s Extorioe Walls. WO.FRAME_} Crm Spoom YES %Finahad ZA Ceiling (DALIAN) Rool Surface COMP SHIN | Basement Calling Watts, yn (syn) RANCH | Gutters & Ownspts, NONE Sump Pury N/A Walls Floor naProposed EXISTING | window Type ALM.S.HUNG | Domgnass NONE NTO. Floor one Yes.) 14 SlorvSeeens SCREENS Seltiement NONE NTO. Ouisida Endy N/A, rere tiv Aga (Yen) © 10 Maautactured Houso NO Infestalion NONE NTO. . MS__[_ Foyer Living | Oiming | Xitehon, on | FarlyRm|_Rec.Rm | Bedrooms | # Daths Nea SqFt NO GSM i AREA 1 4 oF 1,438 2 oO ale. a... es 9 wd aga above grade contains 6 Rooms; 4 Bodrooats), 2F_gauh(sy, 1,438 Square Feot of Gross Living Wea RIOR "tarialsiCondilion HEATING KITCHEN EQUIP. ATTIC AMENITIES CAR STORAGE: : UPTAVINYUAVG | type FWA Rotigorator None Ficoplaceys) # Nona {X] ‘ DRY WALUAVG | Fuel GAS. RangelOvon Staiw Patio Garage Wotcars Finish — WOODIAVERAGE _| Contin VG. Disposal Drop Stak Dock. ‘tached too VINYUAVERAGE | COOLING Oishwasher Scuttle Porch ENTRY, Detached Wainscot FIBERGLASSIAVG. | Centrat YES. Fantood Floor Fence CHAIN LINK [X] | Guilt ‘ ORE/AVERAG | oiner NONE | Maowave Heated Poot IN-GRND Carport CondiionAVG.. WasherfOryer Finishod STORAGE BLOG. Driveway __UNPVD. onal featuras (special enacgy efficient Items, ela), EXTRAS INCLUDE: CHAIN LINK FENCE, OUTDOOR LIGHT, ENTRY PORCH, IN- UNG POOL, UTILITY, ROOM, ETC ion of the Improvements, depreciation (physical, tunchanal, and external), tepals neaded, qualily of construction remodsling/additions, aic.: YC-20, VC-4 VC-5 A, VC-6 8, NEW FLOORING REQUIRED. THE SUBJECT PROPERTY WILL BE CONSIDERED TO BE IN AVERAGE. RALL a NTO UPON COMPLETION OF THE VC'S. NO PHYSICAL, FUNCTIONAL OR EXTERNAL INADEQUACIES NOTED. SAIN EP AIR, NEEDS WERE NOTED. $f envionmental conditions (such as, bul nol limited to, hazardous wastes. toxic substances, elc.) present in the Improvements, on (he sila. or in the diale vicinily of the subject property: S¢@ Altached Addendum. amid «8 PAGE 1 OF 2 Forme Mae Tom 1004 647 rena ACD Hal pen OES OP ny ADMINISTRATIVE COMPLAINT, XHIBIT a ae | FIRST APPRAISAL SERVICES WHITE on UNIFORN, .. Property accessible only by a privale road or drive” ©) yes (X} no . ' (4 yes () no g. Excessive dampness or ponding of water :, Property is not provided wilh an all-weather surface (gravel is OC yes no acceptahle), © yes CD ro VG-9 Roofing Check the appropriate response for evidence of ail rooting problems ‘in all cases where a private road exists, submit evidence that Provide a description of yes responses on Page 4: -1G0 1 LANE mes a. Does not cover entire house (name of rad) C) yes 5 protected by a permanenl recorded easement (non-exclusive, non- b. Evidence of deterioration of roofing materials avical, roadway, driveway easement without trespass from the (yes : : weverly to a pubic streetiroad) and that thers is an acceplabla ¢. Roof lle less than two years* paintennnce ayreement recorded on the property C) yes 4, Holes >rovide 9 detailed descriplion at the road's condition: ©) yes (R) no ISBY LANE IS AN ALL WEATHER GRADED ROAD €. Signs of leakage observable from ground (i.e, missing tiles) — " C) yes (3) no AAINTAINEO BY THE HOMEOWNERS. ON THE DATE OF |" Flat Roo > — ae yes NSPECTION THE ROAD WAS IN GOOD CONDITION. *HUDIFHA requires that the roof have at leas! 2 years remaining ite Wthe roof has less than 2 years 1emaining fife, then [he appraiser must call for ro-roafing oF repat. The condition must clearly stale whether the subject is to be repaired or re-rooted. FHA will accepl a maximum of Biayers of existing roofing. H more than 2 layers exist and repat is necessary, then all old roofing musl be removed as part of the re-rooling IC.7 Structural Conditions hevk the apptopviate response for evidence of structural condition vonlems: Provide a description of yes responses on Page 4: ‘loo Stipsyort Systems. igreticant crvcks f **All Mlal roots eequire inspection, . (J yns (X) 10 reise , Essenen afteteshoge demace VC-10 Mechanical Systems ee fi a no {Al ulililies must be lurned on at lime of appraisal, if possible) re Infestation Check the appropriate response for evidence of mechanical system > _ hd Hed problems, farvenival Provide a dascription of yos responses on Page 4: 1, S.gnuficannt cracks F mm 5 ia yes (x) 10 ‘uinace/Heating System =) . turn 1, Visible holes in exposed areas thal could effect structure & Unit does nat . tigee os b. Waren ait is not emitted Sqnificant wa FY yes Fi) no Ces {) no ¢. Unusual or regular noises ara heard ‘ ate ia) a yes (XJ no ) Cy yor 8) ne d. Smoke or irregular simell Is omittad ~ ; © yes (X) 10 Susnaet , ne ine intact or damaged e i shuts down ptlor lo reaching desired temperatura 5 ; yes {X} no : ner em Visiblo trom intercr t. sap holes of deleriotation on the unit(s} x x “ Na ventilation by vent, fan or window w Me rl tee D yes 0 g. Unit does nat (ura ‘On’ . ¥C-8 Foundatlan C yes (x) no At xalser must hava full access to these areas) ». Gold aia not emited er ) yes (X) no Chack the appropriata response tor evidence of foundation/basamant or craw spice problems, Provide a dascription of yes rasponses on Page 4: 1, keagulat noises are heard (7) yos () 10 |. Smoke or irregular smell is emilled ! CD yes {X) no » on (i) no fi k, Unit shuts down prior lo reaching desired temperature ©) yes () v0 ». Evidonce of significant waler damage 1. Significant holes or deterioration on the unil(s) O) no C) yes 3] \ Significant cracks or erosion in exposed areas thai could effect yes (A) no structural soundness ©) ves Pago 2olé Form NUD-92566.¥C (699) 1h nm on pote mi AE Durer Rant en AO AY first appraisal services PO ADMINISTRATIVE COMPLAINT, EXHIBIT 2 HIRST APPRAISAL SERVICE: 42 7 anprehorsive Valuations Packaga Department of Housing (OMB Approval No 2502 0534 + nesbtions and Urhan evelopment (orp, 1130099) OMfica of Housing Federal Housing Commussioner Casa Nunber, WHITE Fug tyesbor: 09 1-3289953-703 Provide a description of yes responses on Page 4: silches do nol hun ‘on’ or ‘off (check representative a. Evidence on interior sarple} © yes 29 no . T7 yes [x] no b Evidence on exterior _ Cuters Hs" function (check representative sample) ©) yes [R) no ' (ives [XJ no Year buill 1986 i : caal sparks of smoke from oullel(s) - the home was bult before 1978, this may indicate a lead paint hazard For al FHA Insured properties, the seller is required to correct al detective paint in oF on dwelling units built betore January 1, 1978 in accordance wilh 24 CFR Part 35. VC-13 Condominiums and Planned Unit Developments {PUD} Provide a description of yes responses on Page 4: 3, This project is not on FHA's approval list OO yes (J no b. The property does nol meat owner-occupanry standards orks O yes Structuraé danage under fxlures ¢. This properly does nol meet completion standards UC) yes {41 no CO yes [X) no Piddlon ¢ mnt {> nn : eine bas ADDENDA Observable surface evidence of malfunction A. Provide the current fulllmarket assessed value: (1 yes 1X} m0. vhs $ 0 ce Pasir ns I Lodges FR] no 8. Provide a summary of estimated repair costs: . Water toes nat run [Lp BP 60 $5,000 _. Mater Sigil oot ep oF limitation ia pressure Please aliach any addiliona! inlormationeports and give number of (] you [xi no attached pages, . Hey hat water he {J} yer Lei ao . Public reporting burden fo the collection of intormation is estimated to average 30 minules to complete the Comprehensive Valuation Package, This includes the time for reviewing the associated Handbook and reporting the data, This does not include C-11 Other Health and Safety Deficiencies 1 the anpropnate response hr evidence of health and safety oes . the requisite market research or the appeaisal process, This agency rove 5 Hescription of yes responses on Page 4: may nol collect this Information, and you are not requiced to complete war "nos this form unless it displays a currently valid OM control suber wn me ain exterior slows Privacy Act Notice: This information is required for tho U.S, ve, is) te xlonex doors Department of Housing and Urban Development taendorsa a single * 1 yyne tx] ne family morlgage ond is Used for underwriting purposes, Tha collection . this information is necessary to comply wilh HUO's Home Buyer inadaq ts tacked enteances or exits (yee iad Protection Plan, The information may ba made available to a federal yes tat agency for review. This information is not confidential and will ba Stops vallie it handrails i : le to the public, . { J] yes LX) no mado available lo the public Tha merhanical qarag door dons not reverse or stop when meeting inaronable resistance ding closing CA yes [8] 90 Pleace itoatty location of all health and/or safely deficiencies, and cl nthars nol included in this or any ather VC on the comment page (C.12 Lat Rasod Paint Hazard: of any fesriie bull pelor (0 1970, chock for evidence of defective aint tetas, neluding: peeling, scaling oF chipping paint. ' Pogo Tol Form HUD-92564.VC (699 Wa bem ont ted ACH Cmee Manas yon MOND BET first appraisal services q / ADMINISTRATIVE COMPLAINT, EXHIBIT » na PASE Mii “cepeabarsve Valuation Package HST AUP RAIBAL SERVICES Oepartment of Housing OMG Approval No 202.0850 1 Cond tons aad Urban Oavelopment (en 110089) Cen of Hes Fndexal Housing Commissioner Case umber, WHITE Pilg Number: 091-3289953. Description of Responses and Related Comments Section VC #! (a.b,c..) Comments . 1 8 SEPTIC INSPECTION REQUIRED FOR VACANT ANO NEW HOMES. A _ STANDARD wood DESTROYING INSECT. INSPECTIO! |S REQUIRED L LA _ WELL WATER TEST REQUIRED _ en i . a _ PRIVATE ROAD MAIN ico BY HOMEOWNERS, - ‘ 7 _. severnt Olt aus LOCATED ON SUBJECT, SITE wusr se REMOVED AND LEGALLY OISPOSE_ 7 urns €0 FLOORS, CARPET ANO VINYL FLOORING 's REQUIRED . : t Pago 4 of 4 Forin HUO.92564.VG (649) fust apprasat services COMPLAINT. srehensive Valualion Packag Depariment of ttousing MO Approval No 2202-0530 nebuyer Summary and Urban Develapmant verp 14/90/99) iter af Housley fester rtosiny Conmasioner —— Cnse tunbar,_ 2°? > 32 FVAS3- OS Propadty Address: 2m bibey < ne heb oth 2 2B et . NOTICE TO THE HOMEBUYER : Read Carefully, our jab insering Ihe mortgage far the lender, the if any condilion is marked {yes}, this means that the sender $0 conduc! an appraisal to Property you want to buy does not currently meet FIA's « thn valye of your potential new home Minimum Property Standards. Until this condition is | resolved, your fender may nel provide you with an FHA ure aeels mitintal FHA slandards insured foan consisient with FHA procedures Weal twill be marketable You should speak (o your fender about how Ihis shuation 2 from home inspections. Home needs to be handled. You should also make sure that + daluiled information about your you are confident hal the physical candition of this onie property meets all of your expectations are iitley 5 a suninary of the observations of an For a copy of the full appraisal, contacl your lender. , “ay Sthe property, Iflhere was a problamn, If you have any questions, call us al 1-800-599-4207, ef anwwered "YES" under "Problem" sical Condition Problom Comments ~ sical C | vo {Y) _. - ~ inds ymination oo SF Virainage y ° Septre ab well Worfen TESA S AeguiveA y SlantinA Tome Trg rector Wop werd oe Probinrns, y frinte Mond 5 Lewae Meeess Deumealtom Wer peel dafivinnisiens Etat Wh vd Safely y OL Ring “Prost Bt Remove. , ‘ Lean “Tinted ahove are reflected on the Valuation Conditions Form (Part 2 of the Comprehensive Valuation CLOT ES 3-2%-2Qove 1 Homer Valuation Data - . 1 ent Underwnler Signalre + 10 Number Gala Signed kaowledpes ieecipt of Part 3: Summary: . ‘ignatnnt Oate Received Forw. (°U1D-92564-HS. (6/99) 73 ADMINISTRAT EXMIBIT 4 IVE COMPLAINT FLOORPLAN ee Yo; _091-3289953-703 a eek] so No, WHITE” HDOVILLE _ Zip: f BANK 56.0' D | Kitchen aren : Master Bedroom Living Room Foyer Bedroom ' Bedroom Bedroom \ 16.0' 34.0! 1 Way Ape te edows {~~~ AREA CALCULATIONS SUMMARY LIVING AREA BREAKDOWN “Pele Doscriptlon Sizo Totals $ Breakdown _. Sublotats 1 )OLAL Pepe Floor 1é30,00 | team, 00 Viret Floor { ' i 22.0 « 36.0 1208.00 |+ ' ' D0 e180 «4,09 || do» 340 102,00 |} j i 1 ‘ i TOTAL LIVABLE (rounded) 1438 |; | 3 Areas Total (rounded) 1438 | v ry 7 eee Te Wi n 7 rey - oa f ADMINISTRATIVE COMPLAINT, EXHIBIT PLAT MAP _ E Fite No: 091-3269953-703 _ 3 231i ~ ~ ——_ jo. HITE "Zip 32327 _ State FL a 4 "| EN * A“ ko Bak 4 om SCENIC acnes| #| a & OAMO HUDSON | <-| ! 53] Ss ” I Bz LIAR z LILIAN ome 1% 5 Pit riRRO & zd FRANKLIN & fig PAUUNE i ze wenn vec ett ‘ 2 ‘ Sah y 233 A Tx 2 0 2 A : 3 : 2 peg atac ys? ‘ of 59 72Ac a} tfe-—— i 2)ala lo] by wp cae | CTHEL fs se lonjee us| TP ae 76% f co D A H (4 A * RY ; A Road 12} A cf | a eR 4 4 4 HN A AY nA N & hOB iN RR * A A) pp gh 36% % ie hy nN Li * f nN «“ H n i A Ron iy Nu A » n R iN A z= an * A nN U.S. a A .¥ iN A h a GOVERNMENT nN az, N *» iy h Rah iN ° A * ‘A nN no A”, * N 3 A LA N oN a A JR on * Ao; A“ » e HO YA a se RR, R fe rn: Bn a, Be ADMINISTRATIVE COMPLAINT EXHIBIT 4 PAGE _ y a : _ T No, 095-3289953-703 - Qa so. WHITE Z _State: FL “Zip. 32227 FRONT VIEW OF SUBJECT PROPERTY. Apprased Date MARCH 28, 20c0 Aoprased Vatue $ -0. REAR VIEW OF SUBJECT PROPERTY STREET SCENE ADMINISTRATIVE COMPLAINT EXHIBIT # ; PACE k( ani ARABLE ORUPER ET PMU 1d MuELwUnt “To 091-9799953-703__ + hess'23 UBBY LANE WHITE EOROVILLE ___ State: FL 2ip_32327, -ADITAL CITY BANK COMPARABLE SALE #1 133 ZION HILL ROAD CRAWFOROVILLE. Sale Oate: 12.99 i Sale Price: $ 69.900 COMPARABLE SALE #2 56 MYERS WOODS DRIVE CRAWFORDVILLE Sale Dale: 9-99 Sale Price. $ 83,160 COMPARABLE SALE 43 165 MARIE CIRCLE CRAWFORDVILLE Sale Date: 3-00 Sale Price: $ 77,300 ADMINISTRATIVE COMPLAINT, EME ET ULATION MAP i u 33 ZION HILL ROAD| | \: Bt Te i Ak r OY} young HST ATALUSUS A) veneer emer pan Wakulla Spring: Si es Fo 9. 099-9286953-703 . wtp ts ___Case No. WHITE . cr ADVILLE Stale: FL Zip. 32327 q Sry BANK ° | | : i ' : t “ : nH hi ee \ Y ves - ' al : \ “ . 5 wa Be | @ | if mp ' ) : a , ! st ee a sng! : . , \! *, | Ered Dall Villa Springs Date Pack x ui ‘qa. ia i} i Y EXHIBIT #8 PAGE WHITE Fg No 094-32B0953-703 DEFINITION OF MARKET VALUE: — The most probable price which a property should bring :n a competi:ve and open market Ht 5 conditions requ-tite to a faw sate, the buyer and seller, each acting prudently, knowledgeably and assuming the price is not atfactert by undue stimuis+ Impficit in this delinsion is Ihe consummation of a sale as of a specified dale and the passing of title from geben te beyey under con s!ans whereby: (1) buyer ard seller are typically motivated; (2) bolt. cuties are well informed or well advised, ane 2g in wha he considers his own best interest, (3) a reasonable lime is allawed fcr expasure in {he open market. (4) payment is react er tering of cash ia U.S, dollars of in terms of financial atangements comparable thereto: and (5) the price represents the aormal ‘dutalign for the property sold unaffected by special of creative financing of sales concessions" granted by anyone associated,with Ihe ania “Adjuttire' to the comparables must be made for specral or creative linancing or sales concessions. No adjustments dre necessary for Shas casts which are normally paid by sellers as a result of Iradition or aw in a market area, these costs are readily identifiable since the so.ing pays these costs in virtually all sales transactions. Special or creative financing adjustments can be made 1o Ihe comparable property hy comparisans to financing terms offered dy a third party inslitulional lender Ihal is no! already involved in the properly or ansaction Any advert * Soutd nat be calculated on a machanical dollar for dollar cast of the financing or concession but the doitar amount of any apr arent sawuld approximate the market's reaction fo [he financing or concessions based an the Appraiser's judgment STATEMENT OF LIMITING CONDITIONS AND APPRAISER'S CERTIFICATION CONTINGENT AND LIMITING CONDITIONS: The appraiser's certification nat appears in the appraisal report is subject to the falling y+ srttions: 1 Tha arprnicor will not be tesponsible for matters of a legal nalure that affect either Ihe property being appraised or the lille tow. The ace cones that the tt{o Is gaod and markalable and, Worefora, will aol reader any opinions about tha litte, Tho praparty Is appralsod subi being uniter responsible owner shin ae fn than ” The apqvarser has provided a sketch in the appraisal report to show approximate dimensions of the improvements and the skelch 15 ~nusistoad enly ta ngsist the reader of the report in visualizing the properly and understanding the appraiser's determination ot its size. 3. The ass aiser has examined the available food maps that are provided by the Federal f:mergency Management Agency (or other data soonest and has noted in the appraisal report whether the subject site is located in an identified Special Flood Mazard Area, Because the appearies ©. nul a SUIVeyOr, he or she makes no guarantees, express oF implied, regarding this delermmation . 4, Tho oporasar will nol give testimony or appear in court because he or sho mado an appraisal of the property in question, unless specific arrangessats 1p do $0 have been made betorehand the appraiser has estimated the value of the land in (he cost appraach at its highest and best use and the improvements af their, epatiwbetery value, These separate valuations of the land and improvements must nol be used in conjunction with any other appraisal and, ai wisi: LI Thay are $0 used f The apoonsne has noted in the appraisal report any adverse conditions (such as, needed repairs, depreciation, the presence of hazardous waslos, hire substances, ete, ) observed during the inspection of {he subject properly or iat he or she became aware of during the normat fo nareh evelaed in pertoeming the appraisal, Unless otherwise statad in the appraisal rapor|, the appraiser bas no knowledga of any hidden ot ae apparent eanditons of Ihe property or adverse envitonmantal conditions (inctuding the presence of hazardous wastes, toxic substances, ele) thal would maka the property more oF loss valuable, and has assumed {hat there are no such conditions and makes no quncanioes or warranties, express of implicd, regarding the condilion of the properly, The appraiser will nat be responsible tor any such cnnditions that do exist ot for any engineering ar testing that might be required to discover whether such condilions exist. Because the. aporaren ss nol an expert in the field of environmental hazards, the appraisal repart must not be considered as an envirodmental assessment Of the reywety 7, The appraiser obtained the information, estimates, and opinions thal were expressed In the appraisal repos! from sources that he or she nanslders 16 bn rollable and bolievos them to bo Irue and correct. The appraiser doos nal assuma responsibility for the accuracy of such , “oung Mat .oo:0 furnished by other patties. 8. The anpeniser will not disclose the contents of Iho appraisal report except as provided for in the Uniform Standards of Professional Anne tal Prachice 9. Tho appraisae has based his or her appraisal report and valuation conclusion for an appraisal thal Is subject to satisfactory completion, repairs, OF altetalions on the assumption Ihat completion of {he improvements will be performed in a workmanlike manner 1. ihe aporatser must provide his of her prior writlen consent befare the lendar/client specified In the appraisal report can distribute the ipen'salenpart (ineluding gonclusions aboul the property valve, the appraiser's identily and professional designations, and references lo any professional appraisal organizations or the tirm with which the appraiser is associated } to anyone other than the borrower; ihe nuntqagce of ils successors and assigns; Ihe mortgage insurer; consultants; professional appraisal organizations: any slale ot federally approved financial instilution; or any department, agency, or insisumentatily of the United States or any slate or the District of Columbia: nye opt that the lender/ctienl may distribute the property description section of the report only to data collection or reporting service(s) A wittivit teacng [a obtain the appraiser's prior written cansent. The appralser’s written consent and approval must also be obtained before the appraisal can be conveyed by anyone lo the public through advertising, public relations, news, sales, or othnc media ttuldia Mag Form 439 6-93 Pago 4 of 2 Fannie Mae Form 10048 6-93 4 ADMINISTRATIVE COMPLAINT, xHIBIT _& mae an ver ee WHITE Fie No, 091-3289953-703 APPRAISERS CERTIFICATION: — The Appraiser carlibes and agrees Ihat’ ‘rave researched the subject market area and have selected a minimum of three secent sales of propeslins mast similar and proximate 16 “in subject properly for consideration in the sales comparison analysis and have made a dotlar adjustment when appropriate fo reltect tha market reaction ta those dems of significant variation. {fa significant ilem in a compatable property is Superior to , of more favorable than, Ina subject pronesty, | have made a negalive adjustment {o reduce the adjusted sales price of he comparable and, it a significant item in a comp ah 6 properly is interior to, or tess favorable [han the subject property, | have made a positive adjustment to increase the adjusted cucwiven (Le Lae (Merle Lien ce ee tn on toe Call - py Fisyita, CAteses ond Roundy egal everiptionataener PROPERTY ADOMESS (inelwe ZIP Codey ot L ee 1 YARSOPMAL PROPEUTY INCLUDES Iv PURCHASE PRICE Kadene =rIve ee mer equipment, Herures ead the following aan fined iteome un propery on date of contrac ere inztodes: an Youn 0° #pprassl yurpoeds, Ail 4. METHOO UF PAYMENT ro ent ihocbey CE Geet Inival dcporinin ahr amvenygt 2 OO oben uy Gras sag enh 00S ee ee eae Cad eee re Z. eoren LU Ximpunt of uuinend Sepa applicable so deen peymere . . 5 Ta! . Sl Am aduitional Cepesit ee the ommuun: of , thal) De due Ds oF Betas eM Geid survivor vy received GUYER anall be on dzfast actin geeloting allleyuslimapiey ie recess ul Jewr payaven willbe Apelizd 8 other cori1 a! OUYER prieionded ifn tieetsatrenuitd down payment and gett we Anmimplign ef morgage: “Sait qualifying Cwemear auvehtyiey (vee Clause Hy GQ vajuatavte petri snteFEAt Hh eo pe aes ond png #4 using oa uyprosemue Frencipal avout of ui, Morerane nioney mote and mortgagy tom BUYER 10 SELLER «See Clams Jad berting seria re per naan for rehome ane ye3H), pIsebe $e pet ma es st He pranerpat aime wt : one : : C1 Tue ter ease Oflved juierenc rane, in fee of ne eT ee CTL per month ballogn marnyage With teal pavmvar of ining pesncipal batares sa Sy dae sulle ance (Jer Chute She; Le Cooventionat OTA LIVA DF Ted CAdjumatels (Aimee : | Approsineie vslance of Caen payinencvo clove (nar ‘weluélag BLY ER's cloviug cepemsen) MONICS DUE AY CLOSING SHALL DE YRNDERLD IN CERTIFIED FUNDS TOTAL PURCHASE PHLEE vcteesscnsnite eve © VMN: PORECPHTANCL, DATE Q: CONTRACT) Milan agrceinenl of nol restated by SELLER tnd UUYER a a eee ee ey eat tall eeseiurted fo BUYER sod the etiet shill Sp AMT and socd, Tre Ue of hie cover sot Seal BU une eaMsean date wher ode hat 4, CLOSING AND POSSESSION: This ccnirace she cetadeg bs vite peavinien¥ol thin cuncect, Ur alter swe poctusvion de snall by extemdcd not 19 earsed ce New nied pasty i vg lias exceured his EbRiraeH,ehibge 8, /2e gr ariginel de elused 944 it dae delivered gn a2 bafury 22% Ivproval, cédivenaluitseierequied be Tender ie clove” above fot, ‘ups Possecaivi ef ihe propery shall bs dchvered @ BUYER clan HC setup ney 410 be . THIRD PARTY FINANCING: If the purchase price or any part thereof is ta be financed. by a third party loan, this contract ts cantingent upon BUYER obtaining loan approval within days from the date of this contract from a lender selected by BUYER for aterm of “£2)_ years in the principal amount shown in Clause 4.c, 0+ FHA MIP OQ + VA FUNDING ELK, BUYER agrees to make a complete loan application within 10 days from date of contract, and use best efforts to timely abtyin said toan, including providing all required documentation hs lender shail require. A complete loan application includes, tit is not limited 10, BUYER supplying.jo lender executed coniract, financial information as lender should require, ad BIN ER paying without restriction appraisal and-credil report fees, FAILURE TO MAKE COMPLETE LOAN APPLICATION, INCLUDING ORDERING OF APPRAISAL, WITHIN 10 DAYS SHALL CONSTITUTE A DEFAULT BY BUYER, ADDITIONALLY, BUYER AGREES THAT ANY ACTION INITIATED BY BUYER AFTER LOAN APPLICATION WHICH SHOULD DENY BUYER LOAN APPROVAL 1S CONSIDERED A DEFAULT AND ALL BINDER MONIES WILL BE FORFEITED, If BUYER is denied approval by lender, thea BUYER shall have 48 hours 10 indicate in writing BUYER’ intent o close of ( void the contract and receive a refund of all deposits. 12, CONDITION OF PROPERTY: BUYER ACKNOWLEDGES THAT BUYER HAS NOT RELIED UPON ANY REPRESENTATIONS MADE BY BROKER(S) AS TO THE CONDITION OF THE PROPERTY. SELLER acknowledges that any known facts concerning . the condition of the property have been disclosed lo the BUYER and BROKERS. BUYER and SELLER agree to the following if woe checked: . . Within 10 days from the date of contract, or 10 days prior to closing of houses ander construction, BUYER (1) ts responsible : for inspecting or having the property inspected by a State or County licensed person(s) dealing in repair or inspection, (o ca . determine if there are defects: (2) Shall have the right to have radon test performed by a licensed tester; ucceplable results of . such test will be deemed to be less than 4,0 pica-curies per filer as suggested by the Environmental Protection Agency; and, (3) Shall have the right to obtain a Flood Certification Letter to verify property is not located in a Special Flood Hazard Area requiring Flood insurance, Cost of said inspections to be borne as indicated in Clause 16, If inspection(s) reveal any defects unacceptable to BUYER, BUYER shall provide SELLER written notice on the Tallahassee Board of REALTORS “Inspection Addendum" Form within 10 days from date of contract advising SELLER what action BUYER desires to lake per following options and inctude copy of any report(s) from persons licensed in repair or inspection of those items, . WARRANTED ITEMS: SELLER agrees to have in proper working condition on the day of closing or possession, whichever occurs first, the heating, cooling, electrical, plumbing, appliances, well, septic tank and systems, sprinkler systems, owned or leased securily system, pool and/or spa, SELLER is not required to repair cosmelic conditions or imperfections that do not affect the working condition of the item, unless the cosmetic condilion resutied from a defect in a warranted item. SELLER is not obligated to bring any item into compliance with current building code regulations unless necessary 10 ‘ , repair a warranted item, . 2, NON- WARRANTED ITEM A. Inthe event there are defects in non-warranied items, BUYER shall have the option of one of the following: 1, Accept property in current condition and proceed to closing: or 2. Terminate contract by notifying SELLER in writing within 10 days from dale of contract and receive a refund of all deposits; oF 3. Request repairs/remedies in writing on Tallahassee Board of REALTORS “Inspection Addendum" Form, : .B, Upon receipt of “Inspection Addendum," SELLER shall respond in writing with one of the following: I. Agree to repair/remedy as per BUYER's wrillen requesl; or 4 2. Reject BUYER's request to repair/remedy non-warranted items: of Lf : 3. Respond to BUYER in writing which repairs/remedies SELLER is willing 1o make on non-warranted items. ee Should SELLER fait to make written response within 3 days after receipt of BUYER’s request, SELLER shall be deemed to have : agreed to make all repairs requesied by BUYER. C. BUYER shall have the option of one of the following if SELLER does not agree to repairs as requested; 7 1. Accept SELLER's proposal, 2. Notify SELLER of intent to lerminate contract and receive a refund of all deposits. oan 3. Make a counter proposal, which reverts parties to Clause 12.2,B. until agreement or contract voids if no agreement ix tewclied wt and BUYER will receive refund of deposits. : Should BUYER fail 1o make a written response within 3 days from SELLER's written response, BUYER shall be deemed to have aa . accepied proposal, . cee SELLER agrees to provide immediate access and all ullities for BUYER'S inspections. If BUYER fails to make inspections, or deliver we timely written notice within 10 days from date of contract, BUYER shall be deemed to have waived all rights to do so and ugrees 1o accept wos the property in its current condition, except that SELLER is required to maintain property in the same condition as at vime of contract and warrant that heating, cooling, elecirical, plumbing, appliances, well, septic tank and systems, sprinkler systems, owned or feused me . security system, pool and/or spa will be in proper working condition on the day of closing or possession, whichever occues first, unless otherwise agreed upon by other provision of his contract or addenda. . fo : BUYER reserves the right lo do a final walk through inspection prior to the sooner of BUYER’s possession or closing, to verity SELLER MINOT tery ‘ has made repairs required and has met the maintenance requirement, If BUYER fails to do finat walk throughs of notify SELLER in writing ADM'!NISTRATIVE COMPLAINT. . of any items not maintained or repaired as required, BUYER agrees 10 accept property in current condition. EXHIBIT : te : oe CONSTRUCTION shali have a siandard builder's warranty for one year from date of closing, or occupancy, whichever BIT < ae eeurs first SELLER agrees to deliver the property in ils present “as is” condition S-Wih the exception of Wood Destroying Organism letter as per Clause 9, BUYER acknowledges that BUYER has inspected ihe property prior to signing this contract, BUYER releases SELLER and BROKER(S) from any liability for failure to disclose facts affecting value that BUYER could not reasonably learn on BUYER’s own, SELLER shall not be responsible for any costs or damage related to the structure or related sysiems, other than those occurring between date of contract and closing. . PASE re an & 2of4 ; initials pa) Lu 13, MAINTENANCE: SELLER shall maintain property, including ilems repaired/remedied, lawn, shrubbery, pool, and other improvements, if any, until the sooner of BUYER’s possession or closing, in the same condition as al (ime of contract, ordinary wear and tear excepted unless otherwise agreed fo by other provisions of this contract. 14, RISK OF LOSS: The risk of loss or damage to the premises by fire or otherwise is assumed by SELLER until closing of this transaction. If premises are damaged in excess of 3% of purchase price, BUYER shall have the option to void this contract. If premises are damaged less than 3% of purchase price, SELLER shall restore premises within 90 days (o original condition as of the date of the contract and proceed to closing. . PRORATIONS: All (axes from the current year, rents, hazard insurance premiums on policies assumed by BUYER, interest and other income and expenses of property and homeowners association dues shall be prorated as of date of closing. As to prorations, Ihe day of closing shail belong lo BUYER, If information as to current year's taxes is not available at the limte of closing, taxes shall be prorated on the basis of the prior year's gross taxes with regard to applicable exemptions, provided thesproration shat! be adjusted at the request of either party when the tax bill for the year of closing becomes available. Ail prorations shall be adjusted to the cash due al closing. 16. EXPENSES: ' BUYER SHALL PAY FOR THE FOLLOWING: i © Owner's Title Insurance (primary issue) pius Fees Q Any loan cost required by Lender . CO Mortgagee's Title Insurance (simultancous issue) © Any loan cost in excess of SELLER’s contribution plus Endorsements O Prepaid Interest, Taxes, Hazard/Insurance & Homeowner's Ducs D One half of all Title (nsurance Costs G Prepaid Mortgage Insurance O Loan Origination Fee O BUYER's Attorney's Fees (if any) © Loan Discount Points © Home Warranty OO {ntangible Tax on Mortgage(s) 2 Flood Certification Letter , © Documentary Stamps on Note(s) © Property {nspection(s) O Recording Fees ( Radon Inspection(s) O Credit Report © Wood Destroying Organisms Inspection(s) not to excced §,__ © Appraisal Fee(s) a : O Survey is] SELLER SHALL PAY FOR THE FOLLOWING; OG _Owner's Tile insurance (primary issue) plus Fees Radon Inspection(s) Mortgagec's Title Insurance (simultancous issue) © FHA/VA Costs required of SELLER Us o) plus Endorsements Altowable expenses on behalf of BUYER not to exceed $ CS monet ane half of all Title Insurance Costs 10 be applied in the following order (lo lems checked) witil funds, mo Brokerage Fee expended: CFI tANVA 20 s required of SELLER OFHA Piepaids : 7 Pocumentary Stamps on Deed ErDiscount Points Any other expenses including tase Huyer Sy Mortgage Satisfaction & Recorving Fees has agreed to pay for in Paragraph 16 above, 7 ny Applicable Prepayment Penalty O Repairg& replacements required by LENDER not to exceed ; ; Preparation of Deed and Lien Affidavit not including WOO treaiment/repai Y SELLER’s Attorney's Fees (if any) ‘Wood Destroying Organisms Inspection(s) not to exceed $ 26K) Survey C1 Wood Destroying Organisms Treatment / Repairs nol tu exceed, O Home Warranty (One Year Warranty) ‘$s. . _Property Inspection(s) oO Flood Certification Letier a : If SELLER has agreed to pay any of BUYER's costs, BUYER agrees to pay advance fces required by lender ‘and be reimbursed by SELLER at {ime of closing. 17, SURVEY: O BUYER SELLER shal! order a survey. Cost of survey shall be borne as indicated in Clause 16. [f survey shows an ‘ : encroachment, the same shall be treated asa title defect. BUYER IS ADVISED TO HAVE A SURVEY ON ALL TRANSACTIONS, 18. APPRAISAL: BUYER IS ADVISED TO HAVE AN APPRAISAL ON ALL TRANSACTIONS. CO FHA; [1 is expressly agreed that notwithstanding any other provisions of this contract, the BUYER shall not be obligaicd to complete the purchase of the property described herein or lo incur any penalty by forfeiture of earnest moncy ie posits or otherwise unless the BUYER has been given in accordance with FIUD/FHA or VA requicements a written siatemens by the Federal Housing Commissioner, Veterans Administration, or a Direct Endorsement lender setting forth the appraised value uf the property not less than $.__________. The BUYER shall have the privitege and option of proceeving with consummation of the coniract without regard to the amount of the appraised valuation, The appraised valuation is arrived al 10 determine the maximum mortgage the Department of Housing and Urban Development will insure. HUD does nol warraat (he value nor the condilion of the property, The BUYER should salisfy himsetf/hersetf that the price and condition of the property are acceptable. CVA: It is expressly agreed that, notwilhstunding uny other provisions of this contract, the BUYER shail not incur any penaity by a forfeiture of carnest money or otherwise be obligated to complete the purchase of the property described herein, if Ihe contract to purchase price or costs exceeds the reasonable value of the property established by the Veterans Administration, The BUYER shall, however, have the privilege and option of proceeding with the consummaiion of this contract withoul regard to (he . jount of reasonable value established by the VA. . CASH, SELLER FINANCING, OTHER 3rd PARTY FINANCING: 1, If cash or SELLER financing, BUYER shall select and order appraisat by a State Licensed or Stale Certified Appraiser to be completed within 10 days from date of contract or by dale of closing, whichever occurs firsl. If 3rd party financing, BUYER . shall provide for appraisal as per Clause {1.0. Rtgs 2. HW appraisal sets forth the appraised value of less than pucchase price, BUYER shall: A) Have the option of proceeding with consummation of the contract without regard lo the amount of the appraised valtiativn, or B) Void contract if BUYER and SELLER cannot come to a mutually agreeable sales price by providing SELLER with written avtice of canceftation along with proof of under-valuation within 3 days from receipt of appraisal at which time BUYER shall receive a refund of all deposits, ~ 3, BUYER shall be deemed to have waived BUYER'S right under this clause if BUYER fails to have an appraisal, or provide SELLER written notice of cancellation of contract due to appraised valuation being less than purchase price and provide proof of under valuation within time requirement. . RESTRICTIONS; EASEMENTS; LIMITATIONS: BUYER agrees to take title to the property subject to any assumed mortgages), purchase money mortgage(s), taxes for the current and subsequent years, special assessments and those accruing hereafter, zoniap and other governmental restrictions, plat restrictions and qualifications, public ulilily easements, and resirictive covenants of record . SPECIAL ASSESSMENT LIENS: Certified, confirmed, or ratified special assessment iens as of the date of closing (and not as of date of the contract) are to be paid by SELLER. Pending liens as of date of closing shall be assumed by BUYER, provided, however, that where the improvement has been substantially completed us of date of the contract, such pending liens shall be considered as certified, confirmed or ratified, and SELLER shall be charged at closing an amount cqual to the last estimate of the improvement assessment. A) Jord . veiias DY Lh COMPLAINT, 21, LEASED PROPERTY: SELLER shall furnish 10 BUYER copies of all written leases, and/or estappel letters from any persons without written occupancy agreements, within 5 days from date of contract. Estoppel leiters shall specify Ihe nature and duration of occupancy, and verify all rents and rental deposit monies. If leases or estoppel letters are unaccepiable, BUYER may terminate coniract by notifying SELLER in writing within 10 days from date of contract and receive a refund of all deposits, All scntal deposit monies and advance cents shall be transferred to BUYER at closing, 22, AGENCY DISCLOSURE: BUYER and SELLER acknowledge receipt of timely Agency or Transaction Broker disclosures 23. TIME IS OF THE ESSENCE IN THIS AGREEMENT, ALL, REFERENCES TO TIME FRAMES SHALL BE CALENDAR DAYS INCLUDING WEEKENDS AND HOLIDAYS. 8 24, FAILURE OF PERFORMANCE: If BUYER fails lo perform this contract within the time specified (including payment of all deposit(s), the deposil(s) paid by BUYER may be retained by or for the account of SELLER as agreed upon tiquida,ed damages, consideration for the execution of this contract and in full settlement of any claims; whereupon BUYER and SELLER shall be relieved of all obligations under contract; or SELLER at SELLER’s option, may proceed in equity to ¢nforce SELLER 's rights under this contract. If, for any reason other than failure of SELLER 1o make SELLER’ lille marketable after diligent cffact, SELLER fails, neglects or refuses to perform this contract, the BUYER may seck specific performance or tlect to receive the return of BUYER's deposil(s) without thereby waiving any action for damages resulting from SELLER's breach, 25, ATTORNEY FEES AND COSTS: In connection with any fitigation, including appeals, arising out of this contract, the prevailing party shall be entitled 10 recover all costs incurred, including reasonable altorney fees, 26, TYPEWRITTEN, WRITTEN, AND OTHER AGREEMENTS; FACSIMILE: All parties of this contract, including Hiokers and Salespersons, by signalures betow, do hereby certify that the terms stated in this agreement are true 1o the best of their knowledge and belief. Upon final execution by alt parties, this contract constitutes the sole and entire agreement between the parties hereto and no other agreement exists except those in writing, signed, of initialed and dated by all parties, Typed of written provisions inserted in this contract, or amended by attached addenda, shall control all printed provisions in con: and the placement of'xX" within a Cl shall make the provision applicable. If communication is transmitted by facsimile (FAX), execution shall be considered binding by parties for the purpose of this contract, any addendum, and any future addenda to this contract, 27, ADDENDUM attached, which upon execution by both parties aggsirgde yn integral part of this Contract for Sate and Purchase: P y both p: gral p Olpsutation Rider (new residence only) . Grbuyer's Disclosures (signed prior to excution of contri reign Invesiment Rider O Lead Base Paint Disclosure (if Built prior to 1978) eller's Property Disclosure OTaltahassee Board of Realtor's Special Clause Adden Of, Condominium Riders Of. Additional Addendum described as follows: a 28. SPECIAL CLAUSES: 29. THIS 15 A LEGALLY BINDING CONTRACT. IF YOU DO NOT FULLY UNDERSTAND IT, SEEK THE ADVICE OF A REAL. alii wig i PRIOR.TO SIGNING. THIS CONTRACT SHALL NOT BE RECORDED, Av) tml VO \u So pulses BUYER + . Date SELLER Date Social Security or Tax LD. # DDH» 21-66 ¥~ | Social Security or Tax 1.D. # Zh 4 3-40-00 BUYER ge . Date SELLER Date Social Security or Tax .D.# 2/2428 -/S5f Social Security or Tax LD. # By signature below Selling Salesperson acknowtedges receipt of initial deposit of 5.3 (if check, subject to clearance), {t shall be held in trust pending disbursement according to terms hereof, together with all additional deposits held in Ieust by terms of this contract. Faiture of clearance of deposits shall not excuse performance by BUYER. If disbursement instructions from BUYER and SELLER aye jn conffict, BROKER is obligated to seek remedy as per F.S. 475,25 for funds held in Broker's Trust LE we I ff EMS ow ioe COMPANY 75%. Role BY _ S98 OS a hall LAG # COMPANY LO #, PuONa’ © 1997, Taltedaniog Boatd of REALTORS, Ine, Rev, 2/99 4ot4 APPRAISAL OF REAL PROPERTY LOCATED AT: NEIL AND TRACY WHITE 23 UBBY LANE CRAWFORDVILLE, FLORIDA 32327 FOR: CAPITAL CITY BANK 1301 METROPOLITAN BLVD. TALLAHASSEE, FLORIDA 32308 AS OF: MARCH 31, 2000 BY: _o CHRISTOPHER “SKIP® POPPELL STATE CERTIFIED RESIDENTIAL APPRAISER RDOO02227 THE POPPELL APPRAISAL FIRM, INC. P.O. BOX 14627 TALLAHASSEE, FLORIDA 32317 ‘Ths Poppet Appraisal Fam, inc. Form GA2 —~ “TOTAL 2000 for Windows” appraisal software by ala mode, inc. — 1-800-ALAMODE Le ADMINISTRATIVE. COMPLAINT,