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NOTICE OF DEFAULT AND FORECLOSURE SALE WHEREAS, on April 25, 2009, a certain mortgage was executed by BERNICE A. SCARANTINO and JOSEPH B. SCARANTINO, as mortgagor in favor of WORLD ALLIANCE FINANCIAL CORP. as mortgagee and was recorded in Office of the Recorder of Deeds of Montgomery County in Mortgage Book 12610 Page 02060 Instrument # 2009050186 (“Mortgage”); and WHEREAS, the Mortgage encumbers property located at 901 Continental Drive Harleysville, PA 19438, parcel number 53-00-02025-31-6 (“Property”); and WHEREAS Mortgagor/Record Owner JOSEPH B. SCARANTINO died on 07/14/24. By operation of law title vests solely in BERNICE A. SCARANTINO and JOSEPH B. SCARANTINO is hereby released of liability pursuant to Pa.R.C.P. 1144. ; and WHEREAS the Property was owned by BERNICE A. SCARANTINO & JOSEPH B. SCARANTINO by virtue of deed dated 8/27/2001 and recorded 9/1/2001 in Book 5376 Page 674; and WHEREAS, the Mortgage is now owned by the Secretary of the United States Department of Housing and Urban Development (“Secretary”), pursuant to an assignment recorded on 10/18/2016 in Book 14227 Page 559, in the Office of the Recorder of Deeds of Montgomery County, Pennsylvania; and WHEREAS a default has been made in the covenants and conditions of the Mortgage is in serious default due to violation of (a)(iv) For a period of longer than twelve (12) consecutive months, a Borrower fails to physically occupy the Property because of physical or mental illness and the Property is not the principal resident of at least one other Borrower and that no payment was made, and remains wholly unpaid as of the date of this Notice; and WHEREAS, the entire amount delinquent as of 3/30/2026 is $397,810.27 plus interest, costs and other charges through the sale date; and WHEREAS, by virtue of this default, the Secretary has declared the entire amount of the indebtedness secured by the Mortgage to be immediately due and payable; NOW THEREFORE, pursuant to powers vested in me by the Single Family Mortgage Foreclosure Act of 1994, l2 U.S.C. 3751 et seq., by 24 CFR Part 29, and by the Secretary’s designation of me as Foreclosure Commissioner, recorded on 03/26/2012 in Misc. Book 20 Page 2751, in the Office of the Recorder of Deeds of Montgomery County, Pennsylvania, notice is hereby given that on 07/21/2026; at 10:00 AM at outside the Main Entrance of the Montgomery County Courthouse located at 2 E Airy St, Norristown, PA 19401 all real property and personal property at or used in connection with the following described premises will be sold at public action to the highest bidder: All that certain building unit in the property known named and identified in the Declaration Plan referred to below as Towamencin Condominium Section Nos. 1 and 2, located on Bustard Road, Towamencin Township, Montgomery County, Commonwealth of Pennsylvania, which has hereto fore been submitted to the provisions of the Unit Property Act of Pennsylvania, Act of July 3, 1963, P.L. 196, by the recording in the Office of the Recorder of Deeds of Montgomery County the Declaration of Towamencin Condominium dated February 8, 1974 in Deed Book 3925 Page 308, as amended in Amendment to Declaration thereto dated March 21, 1974 and recorded March 25, 1974 in Deed Book 3929 Page 387, and further amended thereto by amendment dated May 9, 1974 and recorded May 14, 1974 in Deed Book 3942 Page 64, and further amended thereto by amendment dated October 11, 1974 and recorded October 17, 1974 in Deed Book 3983 page 412, and further amended thereto by amendment dated February 28, 1975 and recorded March 3, 1975 in Deed Book 4009 Page 192, and further amended thereto by amendment dated July 1, 1975 and recorded August 5, 1975 in Deed Book 4045 Page 2165, and the Declaration Plan of Towamencin Condominium dated February 28, 1974 and recorded March 4 1974 in Condominium Plan Book 2 Page 48 as amended by amended plan thereto dated February 6, 1974 and recorded May 14, 1974 in Condominium Plan Book 3 Page 8 and as amended in amendment to the said Declaration Plan dated May 9, 1974 and recorded May 14, 1974 in Deed Book 3942 Page 55 and Declaration Site Plan “Towamencin Condominium Section 1 and 2” dated October 11, 1974 and recorded October 17, 1974 in Condominium Plan Book 3 Page 72 and the Code of Regulations of the Towamencin Condominium dated February 8, 1974 and recorded March 4, 1974 in Deed Book 3925 Page 273 and as amended by amendment dated May 9, 1974 and recorded May 14, 1974 in Deed Book 3942 Page 83 and further amended thereto by second amendment dated March 3, 1975 and recorded March 2, 1975 in Deed Book 4009 Page 197, being designated in such declaration plan as Building 18 Unit 228 as more fully described in such declaration plan and declaration. Together with an undivided interest in the common elements (as defined in such declaration of condominium) which interest may be reduced to not less than an undivided .1979% interest, within seven years from date of recordation of the declaration of condominium by the execution and recording by grantor of one or more amendments to the declaration of condominium pursuant to and in accordance with provision of Section 7, of declaration of condominium, as amended Being the same premises which Bruce R. Griffith by Deed dated August 27, 2001 and recorded September 14, 2001 in Montgomery County in Deed Book 5376 Page 674 conveyed unto Joseph B. Scarantino and Bernice A. Scarantino as tenants by the entirety, in fee. The sale will be held 07/21/2026; at 10:00 AM at outside the Main Entrance of the Montgomery County Courthouse located at 2 E Airy St, Norristown, PA 19401. The Secretary of Housing and Urban Development will bid $397,810.27 plus interest, costs and other charges through the sale date. Ten percent (10%) of the highest bid is the deposit required at the sale. The amount that must be paid to HUD by the mortgagors or someone acting on their behalf so that the sale may be stayed is the total delinquent amount of $397,810.27 as of 03/30/2026, plus all other amounts that would be due under the mortgage agreement if payments under the mortgage had not been accelerated, advertising costs and postage expenses incurred in giving notice, mileage by the most reasonable road distance for posting notices and for the Foreclosure Commissioner’s attendance at the sale, reasonable and customary costs incurred for title and lien record searches, the necessary out-of-pocket costs incurred by the Foreclosure Commissioner for recording documents, a commission for the Foreclosure Commissioner, and all other costs incurred in connection with the foreclosure prior to reinstatement. There will be no proration of taxes, rents or other income or liabilities, except that the purchaser will pay, at or before closing, his prorata share of any real estate taxes that have been paid by the Secretary to the date of the foreclosure sale. When making their bid, all bidders, except the Secretary, must submit a deposit totaling ten percent 10% of the Secretary’s bid as set forth above in the form of a certified check or cashier’s check made out to the Secretary of HUD. Each oral bid need not be accompanied by a deposit. If the successful bid is oral, a deposit of ten (10%) percent must be presented before the bidding is closed. The deposit is nonrefundable. The remainder of the purchase price must be delivered within thirty (30) days of the sale or at such other time as the Secretary may determine for good cause shown, time being of the essence. This amount, like the bid deposits, must be delivered in the form of a certified or cashier’s check. If the Secretary is the high bidder, he need not pay the bid amount in cash. The successful bidder will pay all conveyance fees, all real estate and other taxes that are due on or after the delivery of the remainder of the payment and all other costs associated with the transfer of title. At the conclusion of the sale, the deposits of the unsuccessful bidders will be returned to them. The Secretary may grant an extension of time within which to deliver the remainder of the payment. All extensions will be for fifteen (15) days, and a fee will be charged in the amount of $150.00 for each fifteen (15) day extension requested. The extension fee shall be paid in the form of a certified or cashier’s check made payable to the Secretary of Housing and Urban Development. If the high bidder closes the sale prior to the expiration of any extension period, the unused portion of the extension fee shall be applied toward the amount due. If the high bidder is unable to close the sale within the required period, or within any extensions of time granted by the Secretary, the high bidder’s deposit will be forfeited, and the Commissioner may, at the direction of the HUD Field Office Representative, offer the Property to the second highest bidder for an amount equal to the highest price offered by that bidder. There is no right of redemption, or right of possession based upon a right of redemption, in the mortgagor or others subsequent to a foreclosure completed pursuant to the Act. Therefore, the Foreclosure Commissioner will issue a Deed to the purchaser(s) upon receipt of the entire purchase price in accordance with the terms of the sale as provided herein. KML LAW GROUP, P.C. Foreclosure Commissioners (215-825-6305) TH - July 1, 8, 15 -1a