J-A04014-23

NON-PRECEDENTIAL DECISION - SEE SUPERIOR COURT O.P. 65.37

VISIONARIES GROUP, LLC 

Appellant

v.

CHRISTOPHER BENJAMIN SR. AND 

LOUQUILLA THOMAS

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 IN THE SUPERIOR COURT OF

 PENNSYLVANIA

 No. 1118 MDA 2022

Appeal from the Judgment Entered September 13, 2022

In the Court of Common Pleas of Dauphin County 

Civil Division at No: 2021-CV-05065-CV

BEFORE: STABILE, J., DUBOW, J., and McCAFFERY, J.

MEMORANDUM BY STABILE, J.: FILED JUNE 08, 2023

Appellant, Visionaries Group, LLC (“Visionaries”), appeals from a 

judgment entered against it and in favor of Appellees, Christopher Benjamin 

Sr. and Louquilla Thomas, in this declaratory judgment action. Visionaries 

requested the court to enter a declaratory judgment that it has an ownership 

interest in real property situated at 128 Balm Street in Harrisburg (“the 

Property”). Following a bench trial, the court ruled that Visionaries was not a 

party to any transactions concerning the Property and therefore lacked a valid

claim of ownership. In its final conclusion of law, the court stated that 

Visionaries lacked “standing” to assert an ownership interest in the Property. 

Visionaries argues that this conclusion was contrary to the weight of the 

evidence. We disagree, and thus affirm.

On June 10, 2021, Visionaries, a limited liability corporation, filed a onecount complaint seeking a declaratory judgment against Appellees. According 
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to the complaint, Visionaries purchased the Property in 2011 for $3,000.00. 

Attached to the complaint was a deed dated October 28, 2011 conveying the 

Property from David Allen to Visionaries for $3,000.00. In 2016, Visionaries’ 

principal, Ward Bond, learned that the Property was scheduled to be sold at a 

sheriff’s sale.

1

 Bond could not attend the sale himself because he was in 

Florida at the time. Bond asked Appellee Benjamin to attend the sale and 

purchase the Property with funds that Bond gave to Benjamin with the 

understanding that Benjamin would then convey the Property to Visionaries. 

On May 26, 2016, Benjamin successfully purchased the Property in his own 

name. Attached to the complaint was a deed to the Property dated May 26, 

2016 from the Dauphin County Tax Claim Bureau to Benjamin. Instead of 

conveying the Property to Visionaries, Benjamin moved into the Property and 

filed another deed on July 9, 2020 naming himself and his paramour, Appellee 

Thomas, as co-owners. Based on these allegations, Visionaries requested a 

declaratory judgment that the May 26, 2016 and July 9, 2020 deeds are 

fraudulent and void, and that Visionaries is the equitable owner of the 

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1 Although the complaint labeled the sale as a “sheriff’s sale,” and although 

Bond described the sale as a “sheriff’s sale” during his trial testimony, these

appear to be misnomers. The Property was sold by the Dauphin County Tax 

Bureau apparently because of unpaid real estate taxes. Complaint, exhibit 1 

(Tax Claim Bureau deed from Dauphin County Tax Claim Bureau, as grantor, 

to Appellee Benjamin). Thus, the proper term for this sale appears to be an 

“upset tax sale” pursuant to the Real Estate Tax Sale Law, 72 P.S. §§ 

5860.101—5860-803. Indeed, on several occasions during trial, counsel for 

Appellant characterized the sale as an upset sale. See, e.g., N.T., 1/25/22, 

at 59.
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Property. Appellees filed a pro se answer to the complaint with several 

affirmative defenses.

2

 

The court held a one-day non-jury trial during which Bond and Appellee 

Benjamin testified. Appellees represented themselves pro se during trial. 

Appellant was represented by counsel. Visionaries did not introduce the 

October 28, 2011 deed into evidence that was attached to Visionaries’ 

complaint concerning conveyance of the Property from David Allen to 

Visionaries. Nor did Bond testify about this deed or this conveyance. 

On May 20, 2022, the court entered Findings of Fact (“FOF”), 

Conclusions of Law (“COL”) and an Order denying Visionaries’ request for 

declaratory relief. The court made the following findings: Visionaries was 

created via corporate resolution in 2014. FOF at ¶¶ 1-2. The resolution did 

not authorize Visionaries to purchase the Property. Id. at ¶¶ 3-4. Although 

Bond claimed to have spent $32,000 in repairs on the Property, none of the 

invoices for the repairs identified Visionaries as the customer. Id. at ¶¶ 22-

24. On May 24, 2016, Bond learned that the Property was about to be sold 

at sheriff’s sale. Id. at ¶ 10. On the same date, Bond asked his friend, 

Appellee Benjamin, to purchase the Property at sheriff’s sale. Id. at ¶¶ 9-10. 

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2 Appellees did not raise the affirmative defense of the statute of limitations, 

even though more than four years had passed since between the May 26, 

2016 deed from the Tax Claim Bureau to Benjamin and the date Visionaries 

commenced this action. Appellee Thomas mentioned the statute of limitations 

during trial, N.T., 1/25/22, at 33, but the court responded, “Well, I’m not 

going to get into a legal discussion here.” Id. Thereafter, Appellees did not 

mention the statute of limitations or move to add the statute of limitations as 

an affirmative defense to the complaint. 
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The following day, May 25, 2016, Bond executed a letter to Benjamin 

“certify[ing] that Ward Bond, President of SCC Ward, Inc. is giving Christopher 

Benjamin $2000.00 for the sole purpose of purchasing the [P]roperty.” Id. at 

¶ 11. The heading on this letter was from SCC Ward, Inc. Id. at ¶ 12. On 

the same date, Benjamin made the winning bid on the Property and purchased 

the Property with a check to Dauphin County Tax Claim Bureau in the amount 

of $7,254.75 from the account of SCC Ward, Inc. Id. at ¶¶ 14-15. Bond 

failed to establish a relationship between SCC Ward, Inc., and Visionaries. Id. 

at ¶ 19. On June 28, 2018, Bond filed a mechanic’s lien against the Property 

in his own name that made no reference to Visionaries. Id. at ¶ 25. On July 

2, 2018, Bond sent Benjamin a letter demanding that the Property be 

transferred back to “my name,” meaning Bond. Id. at ¶ 26. Bond’s letter 

made no reference to Visionaries as owner of the Property. Id.

Based on these findings of fact, the court determined that there was no 

evidence that Visionaries authorized Bond to purchase the Property, COL at ¶ 

3, or that any relationship existed between SCC Ward, Inc. and Visionaries, 

id. at ¶ 5. As a result, the court concluded that Visionaries was not a party 

to the transactions relating to the Property, id. at ¶ 7, and that Visionaries 

lacked “standing” to claim ownership in the Property, id. at ¶ 9.

Visionaries filed a timely post-trial motion requesting a new trial on the 

ground that the court’s decision concerning standing was against the weight 

of the evidence. Post Trial Motions, 5/26/22, at ¶ 11. In support of this 

motion, Visionaries referenced the 2011 deed to the Property that it failed to 
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introduce into evidence during trial. Id. at ¶ 6. The court denied Visionaries’ 

post-trial motions, and Visionaries appealed to this Court. Subsequently, 

Visionaries perfected its appeal by filing a praecipe reducing the court’s 

decision to judgment. The trial court did not order Visionaries to file a 

Pa.R.A.P. 1925 statement of matters complained of on appeal. 

Visionaries raises the following issues in this appeal:

1. Whether [Visionaries] has standing to assert an ownership 

interest in the subject property[,] 128 Balm Street, Harrisburg, 

Pennsylvania? 

2. Whether the trial court committed reversible error in holding 

[Visionaries] lacked standing to assert an ownership interest in 

the subject property[,] 128 Balm Street, Harrisburg,

Pennsylvania?

Visionaries’ Brief at 2.3 We address these issues together, because they both 

concern the issue of standing. 

Visionaries’ brief focuses on the single isolated reference to “standing” 

at the end of the court’s decision. COL at ¶ 9 (Visionaries lacked “standing” 

to claim ownership in the Property). Visionaries claims that the conclusion

that it lacked “standing” is contrary to the weight of the evidence, thus 

requiring a new trial. “This Court’s review of a weight claim is a review of the 

trial court’s exercise of discretion, not of the underlying question of whether 

we believe that the verdict is against the weight of the evidence.” Alwine v. 

Sugar Creek Rest, Inc., 883 A.2d 605, 611 (Pa. Super. 2005). Moreover, 

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3 Appellees did not file a brief in this Court.
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“[a] new trial will be granted on the basis that the . . . verdict is against the 

weight of the evidence only when the verdict is so contrary to the evidence as 

to shock one’s sense of justice. In reviewing the trial court’s refusal to grant 

a new trial on this basis, this Court reviews all of the evidence.” Id.

Visionaries insists that the court improperly raised the issue of standing 

sua sponte, because Appellees never objected to Visionaries’ standing before 

or during trial. In addition, Visionaries argues that it had standing because it 

had a substantial interest in this lawsuit as the actual owner of the Property. 

See Visionaries’ Brief at 10 (“With respect to being substantial, [Visionaries] 

provided over $9,000.00 to Appellee to make the successful bid on the subject 

property. The Appellee paid nothing. Indeed, such payments were made to 

the Appellee after [Visionaries] had invested over $30,000.00 in the 

rehabilitation of the real property”). The court erred, Visionaries asserts, by 

disregarding the evidence of its ownership interest.

To begin, Visionaries makes far too much out of the trial court’s isolated 

reference to “standing”. The clear thrust of the court’s decision was that 

Visionaries had no right to a declaratory judgment because it failed to prove 

an ownership interest in the Property. Read in context, the mention of 

“standing” was simply an alternative expression of the determination that 

Visionaries failed to demonstrate an ownership interest. 

Furthermore, the court properly exercised its discretion in rejecting 

Visionaries’ challenge to the weight of the evidence, since ample evidence 
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demonstrates that Visionaries did not have an ownership interest in the 

Property.

Visionaries was created via corporate resolution in 2014. Visionaries’ 

Exhibit 1 (2014 corporate resolution dated April 25, 2014); N.T., 1/25/22

(“Tr.”), at 4-5 (Bond’s testimony identifying exhibit 1 as resolution 

establishing Visionaries). The resolution provided that Visionaries consisted 

of three members: James Baxter, Ward Bond and Stanford Griffith. 

Visionaries’ Exhibit 1. Although Bond testified that Visionaries’ purpose was 

to buy, rehabilitate and sell houses in Harrisburg, the court found that the 

resolution did not authorize Visionaries to purchase the Property but only 

authorized Visionaries to purchase real estate situated at a different address 

in Harrisburg, 1326 Howard Street. Visionaries’ Exhibit 1. Neither Baxter nor 

Griffith testified during trial. Nor did Bond testify that Baxter or Griffith 

authorized him to purchase the Property on behalf of Visionaries. Bond 

claimed that Visionaries paid for $32,000 in work on the Property, Tr. at 26, 

and he introduced a group of invoices purporting to show repairs to the 

Property between June 2012 and September 2016. Tr. at 27; Visionaries’ 

Exhibit 9. All of these invoices, however, identified Bond as the customer, not

Visionaries. Visionaries Exhibit 9. 

Bond testified that on May 24, 2016, while he was in Florida, he learned 

that the Property would soon be sold at sheriff’s sale. Tr. at 6. On the same 

date, Bond contacted Benjamin, his close friend, and Benjamin promised to 
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bid on the Property at sheriff’s sale. Tr. at 7. On May 25, 2016, Bond wrote 

a letter to Benjamin “certify[ing] that Ward Bond, President of SCC Ward, Inc.

is giving Christopher Benjamin $2000.00 for the sole purpose of purchasing 

the [P]roperty.” Visionaries’ Exhibit 3. The heading on this letter was from 

SCC Ward, Inc. Id. The letter thus identified SCC Ward, Inc. as the intended 

purchaser of the Property, not Visionaries. On the same date, Benjamin 

purchased the Property with a check that Bond wrote to the Dauphin County 

Tax Claim Bureau in the amount of $7,254.75 from the account of SCC Ward, 

Inc. Tr. at 11; Visionaries’ Exhibit 4. There was no evidence presented that 

SCC Ward, Inc. had any relationship with Visionaries.

Two years later, on June 28, 2018, Bond filed a mechanic’s lien against 

the Property in his own name that made no reference to Visionaries. 

Visionaries’ Exhibit 6; Tr. at 18. On July 2, 2018, Bond sent Benjamin a letter 

demanding that the Property be transferred back to “my name,” meaning 

Bond. Visionaries’ Exhibit 5; Tr. at 16. Bond’s letter made no reference to 

Visionaries as owner of the Property. Id.

This evidence furnished a sturdy basis on which to conclude that 

Visionaries had no ownership interest in the Property, since (1) its corporate 

resolution did not authorize the purchase of the Property, (2) the Property was 

purchased with a check from a different entity, SCC Ward, Inc., (3) funds used 

to repair the Property came from Bond in his individual capacity, not 

Visionaries, (4) Bond filed a mechanic’s lien against the Property in his own 
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name, not on behalf of Visionaries, and (5) Bond demanded that Benjamin 

transfer the Property back to “my name,” i.e., to Bond himself, not to 

Visionaries.

As it did in its post-trial motion, Visionaries argues that the court failed 

to take into account the July 2011 deed conveying the Property from David 

Allen to Visionaries for $3,000.00. Visionaries cannot use this deed in support 

of its argument because it failed to introduce the deed into evidence during 

trial. While we must review “all of the evidence” in examining the court’s 

refusal to grant a new trial, Alwine, 883 A.2d at 611 (emphasis added), the 

2011 deed never became a part of the evidence as Visionaries’ never 

introduced or moved the deed into evidence. 

For these reasons, we conclude that the court acted within its discretion 

in denying Visionaries’ post-trial motion. 

Judgment affirmed.

Judgment Entered.

Joseph D. Seletyn, Esq.

Prothonotary

Date: 06/08/2023