"Woodlawn Area - West Hills Neighborhood"

Piel Law Firm, LLC
502 Washington Avenue, Suite 730
Towson, Maryland 21204

SUBSTITUTE TRUSTEES’ SALE

WOODLAWN AREA
– West Hills Neighborhood –

CORNER
MIXED-USE PROPERTY
– Arranged as 3 Units –

Sale on Premises:
700 CHARING CROSS ROAD
At Baltimore National Pike (US-40)
BALTIMORE COUNTY, MARYLAND 21229

      Under and by virtue of the power of sale contained in that certain Purchase Money Deed of Trust, Security Agreement, and Assignment of Contracts, Leases and Rents executed by Agahdari Limited Liability Company and dated July 26, 2021 and recorded among the Land Records of Baltimore County, Maryland, at Liber 45428, folio 52 (the “Deed of Trust”), the holder of the indebtedness secured by the Deed of Trust (the “Noteholder”) having subsequently appointed Hunter C. Piel and Scott B. Wheat (collectively, the “Substitute Trustees”) as Substitute Trustees by instrument duly executed, acknowledged and recorded among the Land Records of Baltimore County, Maryland for the purposes therein contained, default having occurred under the terms of the Deed of Trust, the Substitute Trustees will offer for sale at public auction to the highest qualified bidder at 700 Charing Cross Road, Baltimore, Maryland 21229, on:

WEDNESDAY, JUNE 18, 2025
AT 11:00 A.M.

      ALL OF THAT real property being situate in Baltimore County, Maryland, and the improvements thereon (collectively, the “Property”), in fee simple, being more particularly described in the Deed of Trust, and generally known as 700 Charing Cross Road, Baltimore, Maryland 21229. Lot size: 0.15 acre, more or less. Plat

      The property is improved by a two and one-half story building with at-grade basement entry. The building is believed to be arranged for two residential and one commercial unit. According to a recent MLS listing, the building was fully renovated in 2021. Features include asphalt architectural shingle roof, vinyl clad replacement windows, steel fire escape and 4 electric meters. Asphalt paved parking area for 6+ vehicles. According to Baltimore County Zoning, the property is zoned predominantly RO Residential Office, with a small portion in a DR 5.5 Residential zone. According to MDOT transportation statistics, the daily traffic count is 23,432 cars per day (AADT) along Baltimore National Pike next to the property.

      TERMS OF SALE: A deposit in the amount of Fifteen Thousand Dollars ($15,000.00), payable in cash, certified check, or other form acceptable to the Substitute Trustees, in their sole and absolute discretion, will be required of the purchaser(s) at the time and place of sale. The deposit must be increased to 10% of the purchase price within two (2) business days, and delivered to the office of the Auctioneer in the same form as the initial deposit. The balance of the purchase price shall be due in cash or by certified check with interest on the unpaid balance of the purchase price at the rate of ten percent (10%) per annum from the date of sale to and including the date of settlement. In the event the Noteholder, or an affiliate thereof, is the successful bidder at the sale, such party will not be required to make a deposit or to pay interest on the unpaid purchase money. Taxes, water rent, ground rent, if any, and all other municipal charges and liens owed against the Property shall be the sole responsibility of the purchaser(s) and shall be paid by the purchaser(s) at settlement. In addition, all other charges, expenses and liens owed against the Property including, but not limited to, all condominium fees and expenses and public charges and assessments owed against the Property and payable on an annual basis, such as sanitary and/or metropolitan district charges, if any, shall also be the responsibility of the purchaser(s) and shall be paid by the purchaser(s) at settlement. The Substitute Trustees reserve the right to reject any and all bids, and to extend the time for settlement, if applicable. In the event any taxes or other municipal charges have been prepaid, such amounts shall be adjusted as of the date of the foreclosure sale.

      The Property will be sold in an “AS IS” condition and without any warranties or representations, either express or implied, as to the nature, condition or description of the improvements. In addition, the Property will also be sold subject to all existing housing, building and zoning code violations, and any receivership action arising therefrom, subject to all critical area and wetland violations, subject to all environmental problems and violations which may exist on or with respect to the Property, and subject to all matters and restrictions of record affecting the same, if any. The purchaser(s) at the foreclosure sale shall assume the risk of loss for the above-referenced Property immediately after the sale takes place. It shall be the purchaser(s)’ responsibility to obtain possession of the Property following ratification of the sale by the Circuit Court for Baltimore County, Maryland.

      The Property will be sold subject to all of the following that are not extinguished as a matter of law by the foreclosure sale: all easements, conditions, liens, restrictions, rights of redemption, covenants, encumbrances, ground rents, ground leases, such state of facts that an accurate survey or physical inspection of the Property might disclose, and agreements of record affecting the same, if any.

      The purchaser(s) shall pay all documentary stamps, state and local transfer taxes, recordation taxes and fees, title examination costs, attorneys’ fees, conveyance fees and all other incidental settlement costs. The purchaser(s) shall settle and comply with the sale terms within twenty (20) days following the final ratification of sale by the Circuit Court for Baltimore County, Maryland, unless said period is extended by the Substitute Trustees for good cause shown. Time is of the essence.

      In the event the purchaser(s) fails to go to settlement as required, in addition to any other legal or equitable remedies available, the Substitute Trustees may, without further order of the court, declare the aforementioned deposit forfeited and resell the Property at the purchaser’s sole risk and expense. In such event, the defaulting purchaser(s) shall be liable for the payment of any deficiency in the purchase price, all costs and expenses of both sales, reasonable attorneys’ fees, all other charges due, and incidental damages. The parties’ respective rights and obligations regarding the terms of sale and the conduct of the sale shall be governed by and interpreted according to the laws of the State of Maryland.

      If the Substitute Trustees are unable to convey the Property as described above, the purchaser(s)’ sole remedy at law or in equity shall be limited to the refund of the aforementioned deposit, without interest thereon. Upon refund of the deposit to the purchaser(s), the sale shall be void and of no effect, and the purchaser(s) shall have no further claim against the Substitute Trustees or the Noteholder.

      The information contained herein was obtained from sources deemed to be reliable, but is offered for informational purposes only. The Auctioneer, the Noteholder and the Substitute Trustees do not make any representations or warranties with respect to the accuracy of this information.

Hunter C. Piel,
Scott B. Wheat
Substitute Trustees

For further information, contact:
Hunter C. Piel, Esquire
Piel Law Firm, LLC
502 Washington Avenue, Suite 730
Towson, Maryland 21204
(410) 849-4888