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Questions Answered by Nellie T Schulz
1 Answer | Asked in Landlord - Tenant for Pennsylvania on
Q: Changing automatic lease renewal period by amendment? No signature

My current lease ends at the end of Nov 2020. I received a certified letter back around August stating that my lease would automatically renew for another year unless I provided notice by September 1st.

Suffice to say, the letter was lost and this did not happen. I want to renew, but at a... Read more »

Nellie T Schulz
Nellie T Schulz answered on Nov 16, 2020

As to your first question, if a yearly lease automatically renews, it renews for the same period of time as the original lease. That's the law even if the lease doesn't say what the length of the renewal term is. In your situation, the lease said the renewal term would be for one year. As... Read more »

1 Answer | Asked in Landlord - Tenant for Pennsylvania on
Q: My Pennsylvania landlord advised me they are evicting me under "Pennsylvania Hotelkeepers Law".

My Pennsylvania landlord advised me they are evicting me under "Pennsylvania Hotelkeepers Law" without any other reason given other then they need my room. Is this allowed under specific Pennsylvania precedent? Assuming the plain language in the statute applies about removing guests,... Read more »

Nellie T Schulz
Nellie T Schulz answered on Nov 9, 2020

I may be throughly thick, but would you ask your question again and include more information. Look at the lease and sign on the house: did you lease a room, a hotel room, an air bnb, a vacation room? Townships require rental licenses to lease houses and rooms, but the state requires real estate... Read more »

1 Answer | Asked in Real Estate Law for Pennsylvania on
Q: My Tennant changed the lock. What is our recourse?
Nellie T Schulz
Nellie T Schulz answered on Nov 9, 2020

Ask your tenant to meet with you at the leased space and deliver two additional copies of the key (made at his expense) to the new lock. Make sure the new keys work. Show the tenant the provision of the lease which prohibits the tenant from changing the locks. The most serious reasons for not... Read more »

2 Answers | Asked in Real Estate Law for Pennsylvania on
Q: Deposit on a House

Hello, I am selling my house. I entered into a contract with a buyer, that was given seven days to make a decision

( in writing ) about moving forward with the deal. On day eight the sellers agent notified my agent they were backing out of the deal. None of this was in writing. This... Read more »

Nellie T Schulz
Nellie T Schulz answered on Oct 20, 2020

Your question can't be adequately answered in s Q&A forum such as this, where no documents or correspondence can be reviewed. I think you should hire an attorney who practices in the county where the property is located and is experienced in litigation and real property law. If you... Read more »

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1 Answer | Asked in Business Law, Civil Litigation, Contracts and Collections for Pennsylvania on
Q: What type of lawyer would i need to pursue a suit against a finance company?

My car loan company wrote my loan off as a skip and placed it in collections then a year later (This april) reopened the account without my knowledge and consent and added thousands onto the balance as missed payments. When contacted about it they say they have no knowledge of this but my credit... Read more »

Nellie T Schulz
Nellie T Schulz answered on Sep 17, 2020

You should contact a Litigation Attorney who is experienced in consumer loans and practices in the county where any lawsuit would be brought. Your county bar association should be able to refer you to an appropriate attorney, if you don’t know of one.

1 Answer | Asked in Landlord - Tenant for Pennsylvania on
Q: Daughter is paying rent during covid-19, landlord won't renew lease, she has autoimmune disorder,

Only reason won't renewal lease cause she asked for repairs, which was hazardous, & apartments not in demand due to covid. She has autoimmune disorder, he didn't even give In writing, through text. Has nowhere to go. What can she do, as there was extension for eviction & non... Read more »

Nellie T Schulz
Nellie T Schulz answered on Sep 9, 2020

The Governor’s Executive Order prohibiting eviction as a result of the COVID-19 pandemic expired on August 31, 2020. The Governor has said he does not have the legal authority to extend the prohibition, but the Pennsylvania Legislature is currently considering extending it. Assuming this... Read more »

1 Answer | Asked in Criminal Law, Employment Law, Banking and Business Law for Pennsylvania on
Q: Which box to check on the “Pennsylvania Department of State bureau of corporations and charitable organizations” form?

For amendment, withdrawal, cancellation boxes

Nellie T Schulz
Nellie T Schulz answered on Aug 2, 2020

There are dozens of forms on that website and each one has detailed instructions. Without knowing what form you are referring to or what the purpose is of the form, it’s not possible to say which box should be checked.

1 Answer | Asked in Landlord - Tenant for Pennsylvania on
Q: I pay my landlord to do the yardwork. Should he be trimming the flower bed that is partially blocking the stairs?
Nellie T Schulz
Nellie T Schulz answered on Jun 27, 2020

I assume you have contacted your landlord in writing or email asking him to trim the flower bed and he refused.

Whether the agreement with your landlord requires him to trim the flower bed depends on what the agreement states (if in writing) or what the terms you and he discussed and...
Read more »

2 Answers | Asked in Real Estate Law for Pennsylvania on
Q: Private Sale Vacant Lot

I’m buying a vacant land from a close family friend. This is a cash deal. Can we just do a sale agreement and deed On our own and have our signatures notarized? I plan to Do a title search on my own and then file the paperwork with the county. I don’t see why I need to pay all this money for... Read more »

Nellie T Schulz
Nellie T Schulz answered on Jun 26, 2020

You ask whether you ”can” purchase your f

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2 Answers | Asked in Land Use & Zoning and Real Estate Law for Pennsylvania on
Q: I have several questions about a land dispute and trespassing so I will do my best to be as clear as I can.

I have about 80 acres of land with a 2 acre pond in Mercer County PA. We own approx. 75% of the pond and the neighbor owns the other 25%. We have never had any trouble with that land owner.

However, he recently sold his land and the 25% of the lake to someone else and it has been trouble... Read more »

Nellie T Schulz
Nellie T Schulz answered on May 22, 2020

Your question gives no explanation of a number of facts which may prove decisive. A few of the facts needed: how the 75/25 split in ownership of the pond was initially created and when; whether the pond is man-made or of natural origin; how it is fed, such as by run-off, stream, an underground... Read more »

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1 Answer | Asked in Landlord - Tenant for Pennsylvania on
Q: My landlord was advised they can not kick us out so they have flooded the apartment with raw sewage to force us out

The landlord has backed up 3inches of raw sewage into the apartment making it uninhabitable because they were told they can not evict us and need a court order what can we do?

Nellie T Schulz
Nellie T Schulz answered on May 5, 2020

First, you should move out to protect your health. But immediately contact your local housing and health officials to (politely) demand an inspection of the property, because the sewage is an immediate danger to public health, and issue a report. Their report most likely will declare the property... Read more »

Q: The brief summary of my issue and the related question is contained herein.

I am in the process of establishing a partnership with another company. A new company was to be formed in which the two services (software) would be combined to create one company/service. The other party signed an NDA, I then sent a proposal suggesting the merger or creation of a new company. I... Read more »

Nellie T Schulz
Nellie T Schulz answered on May 2, 2020

I agree with Mr. Flynn. Your situation is too important and complicated to use a Q&A website forum for legal advice. I, too, urge you to hire your own business attorney before you enter into any further discussions with the other company, and before become obligated to pay them for any... Read more »

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2 Answers | Asked in Landlord - Tenant for Pennsylvania on
Q: Hi I'm John and will soon be attending Johnson and Whales. I was wondering if it's legal to live in a self storage area.
Nellie T Schulz
Nellie T Schulz answered on Mar 31, 2020

Not if the area is zoned for residential and not if the storage facility does not comply with the local building code for habitable improvements (evidenced by the issuance to the Owner if a Certificate of Occupancy) and not if the Owner (who is required under most township laws to obtain a... Read more »

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3 Answers | Asked in Estate Planning and Real Estate Law for Pennsylvania on
Q: What happens once the funds in an estate are not enough to cover the inheritance tax on the realestate?

The house is co-owned by his girlfriend of 20 years and she was named the owner in the will and on the deed. I did not inherit the realestate. I am his son and the executor of his estate. I keep getting conflicting information on what is supposed to happen and I'm getting very confused.... Read more »

Nellie T Schulz
Nellie T Schulz answered on Mar 29, 2020

If you have not done so yet, you need suggest your first step would be to read a copy of the deed. The deed will say whether your son and his girlfriend owned the property as “tenants in common” or as “joint tenants with rights of survive

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1 Answer | Asked in Landlord - Tenant for Pennsylvania on
Q: my lease says the landlord can do a non-renewal of lease 60 days before. Some lawyer sent me the non-renewal of lease

is that allowed? and if that is the case shouldnt the letter say the lawyer is representing the landlord?

Nellie T Schulz
Nellie T Schulz answered on Feb 4, 2020

Technically, you may have an argument. There does exist a case concerning a long-term commercial lease with a similar provision which held that a letter declaring a non-monetary default sent by an unknown lawyer was not effective because the unknown person didn’t identify himself as... Read more »

1 Answer | Asked in Energy, Oil and Gas and Landlord - Tenant for Pennsylvania on
Q: Suspect gas lines aren't setup properly. Overcharged on gas bills.

My gas Bill's tripled dec and Jan. $140 in dec and $193 jan. I live in an efficiency smaller than most hotel rooms. I paid less in 3 bedroom houses monthly in past even in winter. I keep bugging and disputing and landlords avoiding. Bill is due Friday. Can I call gas company out without his... Read more »

Nellie T Schulz
Nellie T Schulz answered on Feb 3, 2020

I assume that you live in a building which houses more than one tenant; that neither you nor any other tenant has its own gas meter; that you have lived at the building for a long time and that you have a written lease with a term longer than month-to-month; that you have read the lease carefully... Read more »

2 Answers | Asked in Real Estate Law for Pennsylvania on
Q: My friend has been living with her boyfriend for 10 years. She wants to have him leave. His name is not on the mortgage

but his name is on the deed. what should she do so she does not lose her house

Nellie T Schulz
Nellie T Schulz answered on Feb 2, 2020

If the two persons are not married and they are the only ones named as “Grantees” on the deed, then either may attempt to negotiate to buy out the other’s interest in the house, but if they cannot agree on a price or how to divide the proceeds, they may go to court to have the court... Read more »

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1 Answer | Asked in Landlord - Tenant for Pennsylvania on
Q: My landlords just informed me today that my rent will be more than doubling with the renewal lease. what can I do?

They told me it is because my rent was a special rate at the time I signed the lease. However the realtor and the rental company failed to disclose this information before I signed the lease. My rent is now going from 1250 to 2725. Is there anything I can do?

Nellie T Schulz
Nellie T Schulz answered on Jan 3, 2020

Not much you can do, except move out. If the rental market in your area for tenants is not good, you may ask the landlord for a short term renewal for a few months so you have some time to find a new apartment. Make sure it’s a “ renewal” as opposed to an “extension” because a... Read more »

2 Answers | Asked in Estate Planning and Real Estate Law for Pennsylvania on
Q: If someone dies without a will and owned a house with two of her children will grandchild by a 3d deceased child inherit

House is in Pa. No will can be found. House Owned jointly by deceased and two surviving children. Third child died many years ago, never on the deed. Do the deceased daughter's children inherit anything?

Nellie T Schulz
Nellie T Schulz answered on Dec 12, 2019

There are specific laws in Pennsylvania regarding many less typical circumstances which affect the inheritance of or forfeiture by the deceased’s (called the “decedent”) spouse, stepchildren, adopted children, parents, siblings, aunts and uncles and the children of aunts and uncles and other... Read more »

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2 Answers | Asked in Real Estate Law for Pennsylvania on
Q: Hi how can I find out if my home has a lien on it

I'm trying to refinance my home bcuz of late taxes

Nellie T Schulz
Nellie T Schulz answered on Aug 28, 2019

Your mortgage company will not lend you the purchase price to buy the house unless it obtains an acceptable Mortgagee's Title Insurance Policy. This type of title policy insures the lender of the lien position of the mortgage on the house and will (absent unusual circumstances) require that... Read more »

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