"Ratcliffe Manor"

This historic home on 46 acres on the Tred Avon River has over 1 mile of waterfrontage and is conveniently located between Easton and St. Michaels. The circa 1749 brick colonial, with a land patent that dates back to 1659, contains many noted architectural features including windows, hardwood floors, paneling, and moldings, together with a recently modernized kitchen and large screened porch with stunning views. A caretaker cottage, pool, pool house, tenant/guest house, barn, and deep water dock complement the property.

MAIN LEVEL:
Foyer – hardwood floors, moldings....................................12’1”x 11’5”
Living/Drawing Room – hardwood floors, wood-burning fireplace, built-ins, window seats, wainscoting, door to back yard, moldings.................................... 20’7”x 17’7”
Study – hardwood floors, wood-burning fireplace, built-ins, window seats, wainscoting, moldings.............................................................................. 24’3” x 15’
Computer/Work Area – hardwood floors, file/storage closet.......... 12’ x 7’7”
Den – hardwood floors, wood-burning fireplace, moldings, built-in cabinet, window seats.................................. 17’6” x 16’4”
Dining Room – hardwood floors, moldings, wood-burning fireplace... 18’8” x 17’
Kitchen– window seat and breakfast area, fan, recessed lighting, island, custom wood counters, farm sink, Wolf gas 4-burner stove with grill and griddle, double oven, dishwasher, refrigerator, built-ins, desk, door to side courtyard, door to basement, pass-thru to butler’s pantry.................................. 19’5” x 17’10”
Laundry/Butler’s Pantry – cabinets, refrigerator, washer/dryer, prep sink, closet.................................................... 10’7” x 10’
Sunroom – brick floor/wall, fan, French doors to screened
porch, vaulted ceiling.................................................................... 28’2” x 12’9”
Screened Porch – brick floor, recessed lighting, fans, vaulted
ceiling .. 26’3” x 21’1”

SECOND LEVEL:
Master Bedroom – hardwood floors, wood-burning fireplace,
wainscoting, window seats.................................................... 18’10” x 14’7”
Master Bathroom – hardwood floors, wood-burning fireplace, soaking tub, separate shower, window seats................................ 16’10” x 12’8”
Bedroom #2 – hardwood floors, wood-burning fireplace, window seats, built-in bookcase, moldings, paneled wall................................................................. 18’2” x 13’6”
Full Bath – hardwood floors, dual entry, soaking tub, separate
shower, window seat, built-in cabinet.......................................... 11’3” x 9’2”
Bedroom #3 – hardwood floors............................ 15’10”x 14’5”
Full Bath – hardwood floors, tub/shower combo...................... 6’8” x 5’10”

THIRD LEVEL:
Bedroom #4 – carpet....................................... 14’3” x 12’4”
Bedroom #5 – hardwood floors, large storage closet.................. 13’5” x 11’6”
Bedroom #6 – carpet, built-ins, sitting area................................ 25’4” x 13’8”
Full Bath – built-in drawers, tub/shower combo........................... 12’1” x 8’

OTHER FEATURES:
· Unique private and pastoral setting, only minutes from
shopping, restaurants, cultural amenities and airport for private planes
· Preservation restrictions on adjacent property
· Deep water dock
· In-ground pool
· Basement with full bath, workshop area, utility sink,
walk-in closets with shelving
· 3 bedroom, 2 bath, totally redone tenant/guest house
with kitchen, breakfast room, living room, dining room, and deck with sunset view
· 3 bedroom, 1 bath caretaker’s cottage with kitchen,
living room, sitting room
· 1 bedroom, 1 bath pool house with kitchenette
· Barn and equipment shed

NOTICE OF SEALED BID SALE

NOTICE is hereby given of the intention to sell by sealed bid that certain historic waterfront property known as “Ratcliffe Manor” in Talbot County, Maryland, said property located at 7768 Ratcliffe Manor Road, Easton, Maryland, containing 46.615± acres, and over 5,000’ of waterfrontage on the Tred Avon River and Dixon Creek.

Interested bidders should contact Bree Russ at (410) 819-8989 or bree@aglrlaw.com for a complete bid package containing the terms of sale, a description of the sealed bid process and an Agreement of Sale. A brochure and detailed property information is available online at www.ratcliffemanor.com or by contacting Clifford E. Meredith at the address shown below.

The Property will be available for preview from 1:00 p.m. to 4:00 p.m. on September 5th, 6th, 12th, 19th and 26th, 2015. Additional opportunities for preview shall be by appointment only by contacting Clifford E. Meredith.

Sealed bids accompanied by a $250,000 certified or cashier’s check as a deposit must be received by the Sellers’ representative identified below no later than 10:00 a.m. on October 20, 2015, and will be opened immediately thereafter. Sellers reserve the right to reject any and all bids. Upon acceptance of a bid, settlement shall occur on or before December 1, 2015. NO BUYER’S PREMIUM. PARTICIPATING BROKERS WILL BE PROTECTED.

This offering is subject to prior sale and may be withdrawn, modified or cancelled at any time without notice.

SELLERS’ REPRESENTATIVE:
Bruce C. Armistead, Esq.
Armistead, Griswold, Lee & Rust, P.A.
114 Bay Street, Building C
Easton, MD 21601
(410) 822-4777
armistead@aglrlaw.com
www.aglrlaw.com


IN COOPERATION WITH:
Clifford E. Meredith
Meredith Fine Properties Group
of Long & Foster Real Estate, Inc.
101 N. West Street
Easton, MD 21601
(410) 822-6272
mre@goeaston.net
www.cliffmeredith.com

Realtor(R)

Equal Housing Opportunity

TERMS AND CONDITIONS

The sealed bid sale of the property (the “Property”) known as “Ratcliffe Manor” and located at 7768 Ratcliffe Manor Road, Easton, Talbot County, Maryland, containing 46.615 acres, more or less, shall be conducted subject to the following terms and conditions:

1. The Property will be open for preview without appointment from 1:00 p.m. to 4:00 p.m. on
each of the following dates:

Saturday, September 5, 2015
Sunday, September 6, 2015
Saturday, September 12, 2015
Saturday, September 19, 2015
Saturday, September 26, 2015

Additional opportunities for preview shall be by appointment only and shall be made by contacting Clifford E. Meredith at (410) 822-8292 or by email at mre@goeaston.net.

All visitors to the Property may be required to provide their full name, address, email and telephone number, as well as such other form(s) of identification as may be requested by Clifford E. Meredith or a representative of the Meredith Fine Properties Group of Long & Foster Real Estate, Inc.

2. In order to be considered by the Sellers, each offer must be submitted in the form of a fullyexecuted copy of the Agreement of Sale that is a part of this bid package, which Agreement of Sale shall include the full name and address of each listed buyer and the purchase price proposed by the Buyer(s) and must be accompanied by a cashier’s or certified check in the amount of Two Hundred Fifty Thousand Dollars ($250,000.00) payable to “Venture Title Company” as Escrow Agent. The deposit check must be accompanied by a completed IRS Form W-9 reflecting the federal identification number of the Buyer (only one of such Form shall be required in the event of multiple Buyers). All deposit checks from unsuccessful bidders will be returned immediately following the bid opening on October 20, 2015.

3. The Sellers reserve the right to accept or reject any offer for any reason. This sealed bid sale is subject to prior sale and may be withdrawn, modified or cancelled at any time without notice.

4. The Property will be sold in “AS IS” condition and the Sellers make no representation or warranty regarding the condition of the Property. Although all information contained in the bid materials described herein is believed to be accurate, any such information is not guaranteed and prospective Buyers are encouraged to complete any desired and non-invasive due diligence inquiries at their expense. Any inspections of the Property by third parties must be arranged in advance by appointment through Clifford E. Meredith and must be accompanied by a representative of the Meredith Fine Properties Group of Long & Foster Real Estate, Inc.

5. A draft title insurance commitment issued by the Fidelity Title Insurance Company through its agent, Venture Title Company of Easton, Maryland, will be provided upon request by contacting Bree Russ at (410) 819-8989 or by email at bree@aglrlaw.com.

6. By submitting a completed and executed Agreement of Sale, each bidder acknowledges and agrees that neither the Sellers nor their representatives are making any express or implied representation or warranty as to the accuracy or completeness of any information contained in the bid package (including, but not limited to, the Notice of Sealed Bid Sale, the Agreement of Sale, any brochures, the Property website and any title information provided by the Sellers) and each bidder agrees that none of such persons shall have any liability to the bidders or any of their representatives relating to or arising from the use of any information or any errors therein or omissions therefrom. The bidders each also agree that they shall be entitled to rely solely on the representations and warranties as specified in the Agreement of Sale and on no other representations or warranties.

7. Each offer must be submitted to and received at the following address of the Sellers’ Representative no later than 10:00 a.m. on October 20, 2015:

Bruce C. Armistead, Esq.
Armistead, Griswold, Lee & Rust, P.A.
114 Bay Street, Building C
Easton, Maryland 21601

8. The sealed bid opening will occur on October 20, 2015 and will not be open to bidders or to the general public. All bidders will be notified of the results of the sale shortly thereafter.

9. The Sellers reserve their right to require evidence of authority to execute the Agreement of Sale, which evidence must be acceptable to the Sellers, in their sole and absolute discretion, and which shall be provided to the Sellers prior to execution by the Sellers of any Agreement of Sale deemed to be acceptable by the Sellers.

10. Any fully-executed Agreement of Sale shall not be assignable by the Buyer without the prior written consent of the Sellers.

11. Unless otherwise agreed, closing under any Agreement of Sale accepted by the Sellers must take place on or before December 1, 2015 at a time and place acceptable to both the
Sellers and the Buyer.

12. There will be no Buyer’s premium payment. All closing costs associated with the transfer of the Property shall be borne by the Buyer including, but not limited to, settlement fees, document preparation, title insurance premiums and all transfer and recording costs. The Buyer shall be responsible for obtaining any financing necessary to complete the transaction. The Agreement of Sale shall not be contingent upon financing and no financing will be held by the Sellers.

13. Portions of the Property may be subject to the Maryland Agricultural Transfer Tax at settlement unless the Buyer elects to file an Agricultural Declaration of Intent with the
Maryland State Department of Assessments and Taxation.

14. The property will be conveyed by the Sellers to the Buyer by a special warranty deed in a form customary to the State of Maryland and containing all affidavits necessary or appropriate for the recording of the deed among the Land Records of Talbot County, Maryland.

15. Each bidder acknowledges and agrees that the access roadway to the Property known as Ratcliffe Manor Lane is a private roadway, the use of which is shared by all users legally entitled to use the roadway, as well as their respective guests and invitees. The successful bidder further acknowledges that the ownership of the Property carries an obligation to share in the annual costs of maintenance of Ratcliffe Manor Lane.

16. The Sellers agree to pay a commission of two percent (2%) to any broker participating in the sale with Clifford E. Meredith, which commission shall be due and payable upon the completion of the transfer of title to the Property to Buyer. If the Buyer will be represented by a broker or agent and in order for that broker or agent to be eligible to receive a commission, the full name and contact information for the broker or agent must be disclosed in Paragraph 20 of the Agreement of Sale at the time of submission of an executed agreement of Sale to the Sellers’ Representative identified in Paragraph 8 above. No fee will be paid by the Sellers to any broker or agent who is not disclosed in Paragraph 20 of the Agreement of Sale at the time of submission of an executed Agreement of Sale to the Sellers’ Representative identified in Paragraph 8 above. Should any Buyer enlist the services of a broker or agent that is not disclosed in Paragraph 20 of the Agreement of Sale, the Buyer will be solely responsible for any such broker’s compensation.