___________________________________

Janet M. Meiburger, VA Bar No. 31842

The Meiburger Law Firm, P.C.

1493 Chain Bridge Road, Suite 201

McLean, VA 22101

(703) 556-7871

Counsel for Chapter 7 Trustee 

IN THE UNITED STATES BANKRUPTCY COURT

FOR THE EASTERN DISTRICT OF VIRGINIA

ALEXANDRIA DIVISION

__________________________________________

)

IN RE: )

)

LINDA MARIE CARTER ) Case No. 18-10427-BFK

) Chapter 7

)

Debtor )

__________________________________________)

TRUSTEE’S MOTION TO APPROVE

THE SALE OF REAL PROPERTY LOCATED AT

43336 VESTALS PLACE, LEESBURG, VIRGINIA 20176,

FREE AND CLEAR OF LIENS, AS A SHORT SALE

Janet M. Meiburger, the Chapter 7 Trustee in the above-named case, by her undersigned 

counsel, hereby moves, pursuant to 11 U.S.C. § 363, Fed. R. Bankr. P. 6004, and Local Rules 

6004-1 and 6004-2, for authority to sell the real property located at 43336 Vestals Place, 

Leesburg, Virginia 20176 (the “Property”), free and clear of liens, as a short sale, with a 

Bankruptcy Code § 506(c) fee to the bankruptcy estate of $22,500.00; to pay the mortgages in a

reduced amount; and to pay the real estate taxes, the real estate commissions, special counsel’s 

fee and the HOA dues, as described herein, and in support of this Motion states as follows:

1. On February 6, 2018 (the “Petition Date”), the Debtor filed her voluntary petition 

for relief under Chapter 7 of the Bankruptcy Code. Janet M. Meiburger is the duly qualified and 

acting Chapter 7 Trustee in this case.

2. Included in the bankruptcy estate is the Debtor’s interest in the real property 

located at 43336 Vestals Place, Leesburg, Virginia 20176 (the “Property”). The Property is coowned with the Debtor’s former husband, Ronald B. Carter. The Trustee has obtained 

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2

authorization from the Court to sell the Property free of the interest of Mr. Carter, as co-owner, 

pursuant to 11 U.S.C. §363(h), subject to his rights under 11 U.S.C. §363(i).

3. The Trustee filed an application to employ Helaine Newman of the firm Weichert 

Realtors as the exclusive listing agent for the short sale of the Property on July 13, 2018 (Docket 

No. 48). An order was entered on July 20, 2018, approving the application (Docket No. 53). On 

November 8, 2018, Ms. Newman changed firms from Weichert Realtors to Berkshire Hathaway 

Home Services-PenFed Realty, and the Trustee filed an application to employ Ms. Newman of 

the firm Berkshire Hathaway Home Services-PenFed Realty instead of Weichert Realtors 

(Docket No. 65). On November 28, 2018, this Court entered an order approving this employment 

application (Docket No. 66). 

4. On July 20, 2018, the Court entered an order approving the employment of 

Adams, Morris & Sessing as special counsel to negotiate the short sale (Docket No. 52).

5. The Property initially was listed for sale for $1,100,000.00. However, there was 

little interest in the Property at this price. Therefore, the Trustee lowered the asking price to 

$950,000.00. 

6. The contract for which the Trustee seeks approval is for $875,000.00. A copy of 

the contract is attached as Exhibit A (the “Contract”). The Contract is for the sale of the 

Property “as-is”. The buyer is Adam S. Brunson (the “Buyer”). In addition to the purchase price, 

the Buyer has agreed to pay $5,000.00 toward the $22,500.00 Bankruptcy Code §506(c) fee to 

the bankruptcy estate, $7,633.66 toward the fees of special counsel, and $835.00 towards the 

HOA fees. To the best of the Trustee’s knowledge, the Buyer does not have any relation to the 

Debtor, the selling agent Helaine Newman, or the Trustee. The Buyer has paid a deposit in the 

amount of $9,000.00. The Contract provides that closing shall take place within sixty (60) days 

after third party approval of the Contract. The Contract is not subject to any contingencies.

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7. The Buyer’s agent is David Poole of Berkshire Hathaway Home Services-PenFed 

Realty. Mr. Poole works in a different office from Ms. Newman and works under a different 

broker.

8. The Trustee obtained a title abstract for the Property which shows two mortgage 

liens on the Property, the first and second mortgages. The first mortgage is being serviced by 

Shellpoint Mortgage, acting on behalf of The Bank of New York Mellon F/K/A The Bank of 

New York as Trustee for the Certificate Holders of CWMBS, Inc., CHL Mortgage Pass-Through 

Trust 2005-HYB2, Mortgage Pass-Through Certificates, Series 2005-HY (“Shellpoint”). The 

second mortgage is held by Bank of America. 

9. As result of the efforts of special counsel, Shellpoint and Bank of America have 

approved a short sale of the Property on the terms set forth in the approval letters that are 

attached as Exhibit B (Shellpoint) and Exhibit C (Bank of America). Under the approval letters, 

Shellpoint will accept $785,237.49 as payment in full for its mortgage, as to which the amount 

due is approximately $1,040,568.81, and Bank of America will accept $8,500.00 as payment in 

full for its mortgage, as to which the amount due is approximately $247,995.20. 

10. In addition to the first and second mortgages, Lansdowne on the Potomac 

Homeowners Association, Inc. (the “HOA”) holds a judgment lien on the Property, and has filed 

a secured claim for $8,435.82 (Claim No. 2). In addition, post-petition HOA fees have not been 

paid. The HOA has agreed to accept $6,000.00 as payment in full of its claims. A copy of this

approval is attached as Exhibit D. However, the short sale lenders would only approve a 

payment of $3,500.00 to the HOA. $835.00 of the $2,500.00 difference can be provided for 

from the real estate tax payment, which should be less than the lenders allowed. In addition, the 

realtors have agree to reduce their commission by $1,282.00 and special counsel has agreed to 

reduce its fee by $383.00.

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11. Pursuant to the terms of the agreement with Shellpoint and Bank of America, the 

Buyer has agreed to pay $7,633.66 toward the fees of special counsel and Shellpoint has agreed 

to pay an additional $1,500.00, to be shown as a seller expense on the settlement statement, for a 

total payment to special counsel of $9,133.66, subject to the $383.00 reduction described above, 

for a net payment of $8,750.66. The $1,500.00 payment by Shellpoint does not affect the 

amount of the Section 506(c) fee that is being paid by the Buyer to the bankruptcy estate. 

Simultaneously herewith, the Trustee is filing an application for approval of special counsel’s 

fee.

12. By this Motion, the Trustee requests that the Court approve the payment, at 

closing, of the mortgage, as described herein, real estate commissions, the real estate taxes and 

the costs of sale, such as title costs, homeowner association dues, special counsel fee and real 

estate tax pro rations, as approved by Bayview.

13. The economic effect of this transaction is as follows:

Sale Price $875,000.00

Plus: Additional Payment by Buyer for 506(c) fee $5,000.00

Plus: Additional Payment by Buyer for Special Counsel Fee $7,633.66

Reduced Shellpoint Mortgage Payment ($785,237.49)

Reduced Bank of America Payment ($8,500.00)

HOA Payment ($6,000.00)

Real Estate Commissions Minus Agreed Upon Reduction ($42,468.00)

Special Counsel Fee Minus Agreed Upon Reduction ($8,750.66)

Real Estate Taxes ($3,311.25)

Other Costs of Sale ($10,866.26)

Bankruptcy Code §506(c) Fee to the Bankruptcy Estate ($22,500.00)

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5

14. In addition, the title report on the Property shows two federal tax liens recorded 

against the Property. These liens are totally undersecured, and special counsel has submitted an 

application for certificate of discharge of property from federal tax liens (IRS Form 14135), 

which is expected to be granted. Therefore, the Trustee requests that the sale be free and clear of 

these liens.

15. Bank of America, National Association holds a judgment lien against the Debtor 

in the amount of $16,798.93. Since the Property is owned as tenants by the entireties, and the 

judgment is only against the Debtor, the judgment does not encumber the Property. 

Nevertheless, in order to make clear that clear title is being conveyed, the Trustee requests 

approval to sell the Property free and clear of this lien also, pursuant to 11 U.S.C. § 363(f)(1).

16. Trustee believes that there will be no federal and state income taxes owed with 

respect to the sale because the Property qualifies for the principal residence exclusion.

17. The Debtor claimed an exemption in the Property on Schedule C in the amount of 

$10.00. However, the Debtor did not file a homestead deed. Therefore, no exemption is payable 

to the Debtor.

18. The Trustee believes that the proposed sale is in the best interests of the 

bankruptcy estate because it is an arm’s length sale to an unrelated buyer and therefore reflects 

the market value of the Property and because it will generate funds with which to pay unsecured 

creditors.

19. The Trustee requests, pursuant to 11 U.S.C. §363(m) and Federal Rule of 

Bankruptcy Procedure 6004(h), that entry of this Order shall not be stayed for fourteen (14) days 

after entry, as would otherwise be required by Bankruptcy Rule 6004(h), and notwithstanding 

any provision of the Bankruptcy Code or Bankruptcy Rules to the contrary, including but not 

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6

limited to Bankruptcy Rule 6004(h), this Order shall be effective and enforceable immediately 

upon entry.

WHEREFORE, the Trustee respectfully requests that the Court enter an order authorizing 

the sale of the Debtor’s real property located at 43336 Vestals Place, Leesburg, Virginia, 20176

free and clear of liens, as a short sale, with a Bankruptcy Code §506(c) fee to the bankruptcy 

estate of $22,500.00; authorizing payment at closing of the mortgages, as described herein, the 

real estate taxes, the real estate commissions, the homeowner association dues, special counsel’s 

fee and the other expenses as approved by Shellpoint and Bank of America; and granting such 

other and further relief as the Court deems appropriate. 

Respectfully submitted,

THE MEIBURGER LAW FIRM, P.C.

Dated: March 1, 2019 By: /s/ Janet M. Meiburger

 Janet M. Meiburger, Esq., VSB No. 31842

 The Meiburger Law Firm, P.C.

 1493 Chain Bridge Road, Suite 201

 McLean, Virginia 22101

 (703) 556-7871

 Counsel to Chapter 7 Trustee

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7

CERTIFICATE OF SERVICE

I HEREBY certify that on this 1st day of March, 2019, a true and correct copy of the 

foregoing Trustee’s Motion to Approve the Sale of Real Property Located at 43336 Vestals 

Place, Leesburg, Virginia, 20176, Free and Clear of Liens, as a Short Sale, will be served by 

ECF e-mail pursuant to the applicable Standing Order of the Court, and by first class mail, 

postage prepaid on the following:

Adam Brunson

44136 Riverpoint Drive

Leesburg, VA 20176

Attorney General of the United States 

U.S. Department of Justice

950 Pennsylvania Ave., N.W.

Washington, D.C. 20530-0001

Civil Process Clerk

Justin W. Williams United States Attorney Building

2100 Jamieson Avenue

Alexandria, VA 22314

Internal Revenue Service 

1111 Constitution Ave., N.W.

Washington, D.C. 20224

and by certified mail to:

Brian T. Moynihan

President and Chief Executive Officer

Bank of America, National Association

100 North Tryon Street Ste 220

Charlotte, NC 28202-4031

and by email to:

Helaine Newman

Berkshire Hathaway Home Services-PenFed Realty

helainesells@gmail.com

Michelle Adams, Esq.

Adams, Morris & Sessing

michelle@amslawgroup.com

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David Poole

Berkshire Hathaway Home Services-PenFed Realty

astuterealtor@gmail.com

/s/ Janet M. Meiburger

Janet M. Meiburger

J:\Trustee\Carter, Linda Marie (18-10427)\Pleadings\Sale of Property.Brunson.Short Sale.Motion.1.doc

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Case 18-10427-BFK Doc 68 Filed 03/01/19 Entered 03/01/19 16:15:11 Desc Main

 Document Page 59 of 62
EXHIBIT D

Case 18-10427-BFK Doc 68 Filed 03/01/19 Entered 03/01/19 16:15:11 Desc Main

 Document Page 60 of 62
Ruhi F. Mirza rmirza@reesbroome.com

Associate

Admitted: VA, MD, DC

February 28, 2019

VIA EMAIL: MICHELLE@AMSLAWGROUP.COM

Michelle J. Adams, Esq.

Adams, Morris & Sessing

12850 Middlebrook Road, Suite 308

Germantown, MD 20874

Re: 43336 Vestals Place 

Lansdowne on the Potomac Homeowners Association, Inc.

RB NO: 1269360.001

Dear Michelle: 

Pursuant to your request, the Board has agreed to accept $6,000.00 as payment in full of the 

secured debt associated with this property. As agreed, $3,500.00 will be paid from the proceeds of 

the sale and an additional $2,500.00 will be paid by contributions from other parties. 

This payoff figure is valid through March 31, 2019. If settlement is scheduled to occur after 

that date, you must contact this office for an updated payoff figure. 

Upon receipt of payment in full, all recorded liens and judgments will be released and 

marked as satisfied. Please make all checks payable to Lansdowne on the Potomac Homeowners

Association, Inc., and send them to my attention at 1900 Gallows Road, Suite 700, Tysons Corner, 

Virginia 22182. Please include the property address and a copy of the settlement sheet with the 

payment to insure that the payment is properly credited. 

Be advised, this balance may not include costs for resale disclosure packages or certificates, 

transfer fees or other charges related to the sale of the property that may be charged by the 

Association. Please contact the Association’s management agent directly for further information 

regarding these charges.

Case 18-10427-BFK Doc 68 Filed 03/01/19 Entered 03/01/19 16:15:11 Desc Main

 Document Page 61 of 62
Michelle Adams

February 28, 2019

Page 2

If you have any questions or require additional information, please do not hesitate to contact 

me. 

PLEASE BE ADVISED THAT THIS COMMUNICATION IS FROM A DEBT 

COLLECTOR IN AN ATTEMPT TO COLLECT A DEBT, AND ANY 

INFORMATION OBTAINED WILL BE USED FOR THAT PURPOSE

Sincerely, 

REES BROOME, PC 

 

By: _________________________ 

 Ruhi F. Mirza

Case 18-10427-BFK Doc 68 Filed 03/01/19 Entered 03/01/19 16:15:11 Desc Main

 Document Page 62 of 62