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HomeMy WebLinkAbout5163 12-14 Anchorage Ln Declaration of Trust 2025Page 1 of 9 DECLARATION OF TRUST OF 12-14 ANCHORAGE LANE CONDOMINIUM TRUST THIS DECLARATION OF TRUST made this________ day of ______________, 2025, at Weston, in the County of Middlesex and Commonwealth of Massachusetts, by 12-14 Anchorage Lane LLC, a limited liability company organized under the laws of Massachusetts (hereinafter referred to as the “Trustees”, which term and any pronoun referring thereto shall be deemed to mean said 12-14 Anchorage Lane LLC so long as it is the sole Trustee hereunder and shall be deemed to include its successors in trust hereunder and to mean the trustee or the trustees for the time being hereunder, wherever the context so permits). ARTICLE I.—NAME OF TRUST The Trust hereby created shall be known as the “12-14 Anchorage Lane Condominium Trust” (sometimes hereinafter called the “Trust”) and under that name, so far as legal, convenient and practicable, shall all business carried on by the Trustees be conducted and shall all instruments in writing by the Trustees be executed. ARTICLE II.—THE TRUST AND ITS PURPOSE Section 1. All of the rights and powers in and with respect to the common areas and facilities of 12-14 Anchorage Lane, a Condominium situated on Anchorage Lane in (West) Yarmouth, Barnstable County, Massachusetts, (the “Condominium”), established by a Master Deed of even date and recorded herewith, which are by virtue of provisions of Chapter 183A of the Massachusetts General Laws conferred upon or exercisable by the organization of unit owners of the Condominium, and all property, real and personal, tangible and intangible, conveyed to the Trustees hereunder shall vest in the Trustees, as joint tenants if more than one with right of survivorship as Trustees of this Trust, in trust to exercise, manage, administer and dispose of the same and to receive the income thereof for the benefit of the owners of record from time to time of the residence units (the “Units”) of said Condominium, according to the percentages of beneficial interest referred to in Article IV,, hereof, and in accordance with provisions of said Chapter 183A, this Trust being the organization of the unit owners established pursuant to provisions of said Chapter 183A for the purposes therein set forth. Section 2. It is hereby expressly declared that a trust and not a partnership has been created and that the Unit Owners are cestuis que trustent (beneficiaries) and not partners or associates nor in any other relation whatever between themselves with respect to the trust property, and hold no relation to the Trustees other than of cestuis que trustent, with only such rights as are conferred upon them as such cestuis que trustent hereunder and under and pursuant to provisions of said Chapter 183A of the General Laws. ARTICLE III.—THE TRUSTEES There shall at all times be a Board of Trustees hereunder consisting of no less than two and more than four Trustees. All of the Trustees shall be owners and/or spouses of owners. Each unit shall be represented by a Trustee. Page 2 of 9 The Trustees shall have the power and responsibility to do all things necessary for the administration of the 12 -14 Anchorage Lane Condominium, except for those matters reserved by law or by the Master Deed to the unit owners and shall have all the rights set forth in Section 10 of Chapter 183 A of the General Laws of Massachusetts. The Trustees shall have the right to delegate to a manager or managing agent such matters as are permitted by said Chapter 183A. Any such delegation of authority or management contract shall provide that the manager or management agent may be terminated for cause by a ten-day notice, or without cause by thirty days' notice. Unless modified by annual vote of the unit owners, the Trustees shall: (a) set up separate and distinct accounts for the replacement reserve fund and any other funds; (b) require that all withdrawals from such funds shall require the signatures of two Trustees or of one Trustee and the manager or managing agent; (c) procure a fidelity bond for the covering the acts of any trustee, manager, employee or organization which is responsible for handling 12- 14 Anchorage Lane Condominium funds. Such bond shall be in the amount of one-fourth of the annual regular assessments. The Trustees, by a majority vote, may appoint a manager or managing agent, who may be given the rights and duties provided in said Chapter 183A. The Trustees shall designate a person or entity to oversee the maintenance and repair of the common areas of the 12-14 Anchorage Lane Condominium and shall notify all unit owners in writing as to the identity, and of any changes in the identity, of such person or entity. Any Trustee may resign by a written instrument delivered to the remaining Trustees, if there are any, and if there are none, to the unit owners. Any Trustee may be removed and a successor Trustee appointed by a majority of the unit owners, to complete the unexpired term until the next annual meeting. Meetings of the Trustees may be called by any the unit owners. The Trustees may act without a meeting, provided all the Trustees consent to such action by a writing filed with the minutes of the meetings. No Trustee shall be compensated for acting as Trustee, but may, by vote of the trustees, be compensated for expenses incurred in acting as Trustee. A Trustee shall not be liable to the unit owners for any mistake of judgment or otherwise, except for individual willful misconduct or bad faith, and shall be indemnified by the unit owners against all liability under contracts made on behalf of the 12-14 Anchorage Lane Condominium unit owners, unless made in bad faith, in violation of law or of the master deed. The liability of a Trustee and of a unit owner shall be limited to the proportion of the percentage interest of the Trustee or unit owner in the common areas of the Condominium to the total liability. Any instrument signed by a majority of the Trustees so appearing of record and attested by them as the act of the Condominium Trust may be relied on as conclusively establishing that such instrument was the act of the Trustees and shall be binding on the 12-14 Anchorage Lane Condominium Trust. No person dealing with the Trustees shall be bound to make further inquiry as to the identity or authority of the Trustees beyond a recorded certificate by a majority of the Trustees. No provision in this Trust shall be interpreted so as to prevent a Unit Owner from appointing himself, herself or a third-party non-Unit Owner as Trustee. A Trustee’s term of office shall cease immediately upon the conveyance of title to the Unit for which the Trustee was appointed to a third party, without the necessity of recording a resignation. ARTICLE IV.---- THE OWNERS a. The Beneficial Interest of each Unit shall be exercised by one person and shall not be divided amount several owners of any Unit. To that end, whenever any Unit is owned of record by more than one person, the several owners of such Unit shall determine and designate which one of such owners shall be authorized and entitled to Page 3 of 9 cast votes, execute instruments and otherwise exercise the rights appertaining to such Unit. Each unit owner shall have the same interest under this Trust as the percentage interest in the common areas and facilities set forth in the Master Deed, which shall not be severed from each other. The votes of the unit owners on matters relating to the Tr ust shall be unanimous. b. The annual meeting of the unit owners shall be held at a location determined by the Trustees on the first day of July in each year. At the annual meeting, one or more Trustees shall be elected by a majority in interest of the unit owners, and the Trustees shall present a budget for the ensuing year and shall establish the common charges for the units for such year. Unit owners may grant a proxy for voting at the annual meeting. The unit owners may act without a meeting if all the unit owners consent to such action by a writing which is filed with the minutes of the meetings. c. Each unit owner shall be responsible for the proper maintenance and repair of such Unit Owner’s respective Unit and the maintenance, repair and replacement of utility fixtures therein which exclusively service the same, including, without limitation, interior finish walls, ceilings, and floors, doors, (interior and exterior), door frames (interior and exterior), door term (interior and exterior), windows, window glass and window frames (interior and exterior) plumbing and sanitary waste fixtures and for water and other utilities, electrical fixtures and outlets, all wires, pipes, drains and conduits for water, septic, electric power and light, telephone and any other utility services which are contained in and serve such Unit. Each Unit owner is solely responsible for costs and expenses relating to clogged pipes, Furthermore, each Unit Owner is responsible for insuring the same. d. No unit owner shall make any addition, alteration or improvement of a structural nature within the unit, nor any exterior alteration of any kind without the prior written consent of the Trustees, who shall approve all plans and specifications. Any such work shall comply with all applicable laws and regulations and all required permits shall be obtained. e. All unit owners shall have the right to use the common areas and facilities but shall not in any way obstruct them or deprive other unit owners of access to them. f. Each unit shall be used only for residential dwelling purposes only. No animals shall be permitted in the 12-14 Anchorage Lane Condominium without the unanimous written consent of the 12-14 Anchorage Lane Condominium Association. | g. All unit owners shall abide by the rules and regulations promulgated and amended by the Trustees. f. Unit Owners shall notify the Trustees of any leases of the unit, including the name and address of the tenant and the duration of the lease, which shall be at least two (2) weeks in duration. Article V.—COMMON EXPENSES a. The fiscal year of the 12-14 Anchorage Lane Condominium Association shall begin on January 1 and end on December 31 in each year. b. The Association shall be responsible for the payment of all the expenses of maintaining, repairing and operating the 12-14 Anchorage Lane Condominium, including but not limited to, water, until each unit has a separate water meter, and septic maintenance, including septic pumping insurance, fidelity bond, if required, accounting and legal fees, yard maintenance and snow removal. All such expenses, as well as any reserves for replacement or contingencies, shall be included in a budget to be presented by the Trustees to the unit owners' annual meeting, and shall be assessed against each unit according to its percentage interest in the 12-14 Anchorage Lane Condominium common areas and facilities. The common expense shall be due and payable by the unit owners on the first day of each month. The Trustees may assess late fees and interest charges against any unit for common Page 4 of 9 expenses which are not paid when due. c. If a unit owner's common charges are not paid for 25 days after their due date, the Trustees may, if the unit is rented, proceed to collect the common charges from the rent paid by the tenant, as permitted by Chapter 183A. If said common charges are not paid within 60 days of their due date, the Trustees may proceed to foreclose their lien on the unit by giving notice of the default to the unit owner and the mortgagee of said unit, and by giving a further 30 day notice of intention to foreclose, all as required by Chapter 183A. d. In the event the Trustees purchase at foreclosure, or otherwise acquire title to a unit, the cost of such acquisition shall be a common expense. The Trustees may, in the case of casualty losses or necessary capital expenditures for repairs, make special assessments, which shall be due and payable as required by the Trustees. Article VI.—LEASE RESTRICTIONS Lease terms may not be for less than two weeks, with no more than six (6) tenants, including children, at any time. Animals are strictly prohibited in any Lease Agreement. Unit owners may not rent their unit for less than two weeks (14 days). No Unit may be used as an Air B&B. Lease terms shall prohibit the rental unit from being used for purposes of large gatherings, except for family gatherings of a tenant. The Unit Owner shall be strictly liable for the conduct of the tenant and for any damages to the Condominium common area. Pets are prohibited unless and except there is unanimous agreement of the Trustees. Each Lease Agreement shall include the following: Regarding the septic system, it is imperative that only toilet paper is flushed in the toilets. Baby wipes, sanitary products and/or other toilet wipes should never be flushed down the toilet, even if the product states “flushable” as this is a septic system not a sewer. Tenant shall be solely responsible for costs associated with clogged plumbing, and THE UNIT BEING LEASED [RENTED] UNDER THIS LEASE [OCCUPANCY AGREEMENT] IS LOCATED IN TWO UNIT CONDOMINUIM BUILDING—NOT A RENTAL APARTMENT HOUSE. THE 12-14 ANCHORAGE LANE CONDOMINIUM IS OCCUPIED BY THE INDIVIDUAL OWNERS OF EACH UNIT (EXCEPT FOR UNIT, SUCH AS THIS ONE, WHICH ARE BEING OCCUPIED BY TENANTS). THE TENANT UNDERSTANDS THAT HIS OR HER NEIGHBORS IN THE BUILDING ARE THE OWNERS OF THE HOMES WHICH THEY OCCUPY, AND NOT TENANTS LIVING IN A RENTAL APARTMENT HOUSE. THE TENANT, BY SIGNING THIS LEASE [OCCUPANCY AGREEMENT] ACKNOWLEDGES THAT HE OR SHE HAS BEEN FURNISHED WITH A COPY OF THE MASTER DEED OF THE 12-14 ANCHORAGE LANE CONDOMINIUM, THE DECLARATION OF TRUST AND THE BYLAWS AND RULES AND REGULATIONS THERETO, AND THAT HE OR SHE HAS READ AND UNDERSTANDS THE SAME, THAT HE OR SHE WILL BE EXPECTED TO COMPLY IN ALL RESPECTS WITH THE SAME, AND THAT IN THE EVENT OF ANY NONCOMPLIANCE, THE TENANT MAY BE EVICTED BY THE TRUSTEES OF THE 12-14 ANCHORAGE LANE CONDOMINIUM TRUST (WHO ARE ELECTED BY THE UNIT OWNERS) AND, IN ADDITION, THE Page 5 of 9 TENANT MAY HAVE TO PAY FINES, PENALTIES AND OTHER CHARGES, AND THAT THE PROVISIONS OF THIS CLAUSE TAKE PRECEDENCE OVER ANY OTHER PROVISION OF THIS LEASE [OCCUPANCY AGREEMENT]. ARTICLE VII.—BENEFICIARIES AND THE BENEFICIAL INTEREST IN THE TRUST Section 1. The cestuis que trustent or beneficiaries shall be the Unit Owners of the Condominium for the time being. The beneficial interest in the Trust hereunder shall be divided among the Unit Owners in the percentage of undivided beneficial interest appertaining to the Units of the Condominium as follows: A. Unit #12 shall have a fifty (50%) Percent Interest; B. Unit #14 shall have a fifty (50%) Percent Interest ARTICLE VIII.—BY-LAWS The use of the Condominium and each Unit shall be restricted to and shall be in accordance with the provisions of said Master Deed, this Trust (including the By-Laws and, as to the common areas and facilities, such administrative rules and regulations as the Trustees may adopt pursuant to this Trust), all applicable laws, zoning ordinances, rules, regulations and requirements of all governmental bodies having jurisdiction over the Condominium or the use and occupancy thereof, and restrictions and agreements of record and other provisions affecting or applicable to the Condominium or the Units or the Unit Owners. The Trustees may eliminate any violation of any such provisions and the cost and expense of eliminating same shall constitute a common expense; except, however, that if a violation is caused in whole or in part by any Unit Owner, his family, servants, employees, agents, visitors, lessees, or licensees, the cost and expense of eliminating such violation, or such portion of such cost and expense as the Trustees may determine, shall be charged to the Unit of such Unit Owner, and shall constitute a portion of such Unit Owner's common expenses which shall be payable by the Unit Owner of such Unit upon demand and until same is paid by such Unit Owner, shall constitute a lien against such Unit pursuant to the provisions of this paragraph and section 6 of said Chapter 183A. The Trustees have adopted the Rules and Regulations (the “Rules and Regulations”), containing such restrictions on the requirements respecting the use and maintenance of the Units and the use of the common areas and facilities as are consistent with provisions of said Master Deed and are designed to prevent unreasonable interference with the use by Unit Owners of their Units and of the common areas and facilities. The Rules and Regulations are hereby expressly made a part of and incorporated by this reference into the By-Laws of this Trust. The Trustees may at any time and from time to time amend, alter, add to or change the Rules and Regulations in accordance with the provisions of this Article this Trust. The Trustees shall have the non-delegable right at any time and from time to time to adopt, amend and rescind administrative rules and regulations governing the details of the operation and use of the common areas and facilities (including, without limitation, common areas and facilities the exclusive benefit of which is for one or more Units), provided same are not inconsistent with the Rules and Regulations set forth in Schedule A hereto. The Rules and Regulations, as from time to time amended, and the administrative rules and regulations of the Trustees shall be enforced by the Trustees. The Trustees may eliminate any violation of any such Rules and Regulations and the cost and expense of eliminating same shall be chargeable to the Unit Owner who himself or whose family, servants, employees, agents, visitors, lessees, licensees, or pets are responsible for such violation and shall constitute a portion of such Unit Owner's common expenses which shall be payable by the Unit Owner of such Unit upon demand and until same is paid by such Unit Owner shall constitute a lien against such Unit pursuant to the provisions of this paragraph and Section of said Chapter 183A. The Trustees may also fine such Unit Owner for Page 6 of 9 such violations and such fine shall constitute a portion of such Unit Owner's common expenses which shall be payable by the Unit Owner of such Unit upon demand and until same is paid by such Unit Owner shall constitute a lien against such Unit pursuant to the provisions of this paragraph and Section 6 of said Chapter 183A. The provisions of this Article shall constitute the By-Laws of this Trust and the organization of Unit Owners established from time to time. ARTICLE IX.---INSURANCE A. The Trustees shall obtain and maintain, to the extent available, master policies of casualty and physical damage insurance for the benefit and protection of the Trustees and all of the Unit Owners, naming as the named insureds, and with loss proceeds payable to, the Trustees hereunder, or one or more of the Trustees hereunder designated by them, as Insurance Trustees for all of the Unit Owners collectively of the Condominium and their respective mortgagees, as their interests may appear, pursuant to such st andard condominium property endorsement form as may from time to time be customarily used in Massachusetts, such insurance to cover the building and all other insurable improvements forming part of the common areas and facilities, including the heating equipment and other service machinery, apparatus, equipment and installations comprised in the common areas and facilities, and also all such portions and elements of the Units as are for insurance purposes normally deemed to constitute part of the Buildings and customarily covered by such insurance; but not including (i) the furniture, furnishings or other personal property of the Unit Owners, or (H) improvements within a Unit made by the Owners thereof, as to which it shall be the separate responsibility of the Unit Owners to insure. Such insurance shall insofar as practicable be maintained in an amount equal to not less than one hundred percent (100%) of the full replacement value (exclusive of foundations), as determined by the Trustees (who shall review such value at least as often as annually), of the insured property, and shall insure against (a) loss or damage by fire and other hazards covered by the standard extended coverage endorsement, and (b) such other hazards or risks as the Trustees from time to time in their discretion sh all determine to be appropriate, including, but not limited to, vandalism, malicious mischief, windstorm and water damage, and machinery explosion or damage. Such insurance may provide for a reasonable deductible amount from the coverage thereof, as determined by the Trustees in their reasonable discretion. In the event of any loss which related solely to the common areas and facilities, such deductible amount may be assessed to all Unit Owners as a special assessment of common expenses hereunder. In the event of any loss which relates in whole or in part to insurable improvements forming a part of a Unit, which loss is covered by such insurance, the Trustees may assess to the Owner of such Unit, as a special assessment, all or part of such deductible amount, such special assessment being in an amount directly proportional to the amount of such loss related to such Unit improvements and the amount of the loss related to the common areas and facilities. Unit Owners shall be liable for such special assessments in addition to their respective shares of the common expenses, and until such charges are paid by such Unit Owners, the same shall constitute a lien against their Units pursuant to the provisions of Section 6 of said Chapter 183A. B. All policies of casualty or physical damage insurance shall insofar as practicable provide (a) that such policies may not be cancelled, terminated or substantially modified as to amount of coverage or risks covered without at least thirty (30) days' written notice to the insureds, (b) that, notwithstanding any provisions thereof which give the insurer the right to elect to restore damage in lieu of making a cash settlement, such election may not be exercisable without the approval of the Trustees and may not be exercisable if in conflict with the terms of said Chapter 183A, the Trust or these By-Laws, (c) for waiver of subrogation as to any claims (except claims involving arson or fraud) against the Trust, the Trustees, the manager, agents, employees, the Unit Owners and their respective employees, agents and guests, (d) for waivers of any defense based upon the conduct of any insured, and (e) in substance and effect that the insurer shall not be entitled to contribution as against any casualty insurance which may be purchased separately by Unit Owners. Page 7 of 9 C. The Trustee or Trustees hereunder designated as Insurance Trustee or Trustees as aforesaid shall collect and receive all casualty loss insurance proceeds and shall hold, use, apply and disburse the same in accordance with applicable provisions of this Article. With respect to losses which affect portions or elements covered by such insurance of a Unit, or of more than one Unit to substantially the same or to different extents, the proceeds relating thereto shall be used, applied and disbursed by the Trustees in a fair and equitable manner. D. The Trustees may also so obtain and maintain, to the extent available, master policies or insurance with respect to the common areas and facilities, for the benefit and protection of the Trustees and all of the Unit Owners, for: (a) comprehensive public liability in such limits as the Trustees may, from time to time determine, but at least in the amount of $1,000,000.00 per occurrence for personal injury and/or property damage, cover the Trust, each Trustee, the managing agent, the manager and each Unit Owner with respect to liability arising out of ownership, maintenance or repair of those portions of the Condominium not reserved for exclusive use by the Owner or Owners of a single Unit, such insurance to provide for cross claims by the co-insureds. Such insurance policy shall contain a “severability of interest” endorsement which shall preclude the insurer from denying the claim of a Unit Owner because of negligent acts of the Trustees of other Unit Owners. The scope of coverage s hall include all other coverage in the kinds and amounts required by private institutional mortgage investors for projects similar in construction, location and use;\ E. The cost of all such insurance obtained and maintained by the Trustees pursuant to provisions of this Article shall be a common expense of the Condominium. ARTICLE X. --REBUILDING AND RESTORATION, IMPROVEMENTS In the event of a casualty loss or a partial taking by eminent domain, the provisions of Chapter 183A shall govern the rebuilding of the 12-14 Anchorage Lane Condominium. If the loss does not exceed 10% of the value of the property prior to the casualty or taking, the Trustees shall promptly repair or rebuild the damaged portion. If the loss exceeds 10% and within 120 days 75% in interest of the unit owners agree to rebuilding, the trustees shall proceed to repair or rebuild, and the cost thereof shall be a common expense to be assessed to the unit owners, subject to the right of dissenting unit owners to petition a court for an order directing the trustees to purchase such owners' units. If the loss exceeds 10% and within 120 days, 75% in interest of the unit owners do not agree to rebuilding, any unit owner may seek partition of the 12-14 Anchorage Lane Condominium and its units. ARTICLE XI.—MEETING OF UNIT OWNERS The annual meeting of Trustees shall be deemed to be the annual meeting of Unit Owners on such date and at such reasonable time as the Trustees shall designate. Special meetings (including a meeting in lieu of a passed annual meeting) of the Unit Owners may be called at any time by the Trustees. A. Notice of Certain Matters; Quorum; Unanimous Vote. Whenever at any meeting the Trustees propose to submit to the Unit Owners any matter with respect to which specific approval of, or action by, the Unit Owners is required by law or this Trust, the notice of such meeting shall so state and reasonably specify such matter. Unit Owners entitled to one hundred (100%) percent of the Beneficial Interests shall constitute a quorum at all meetings. Any action voted at such a meeting shall require the vote of one hundred (100%) percent of the Page 8 of 9 Beneficial Interest of those in attendance in person or by proxy at said meeting, except where the other provisions of this Trust or Chapter l83A requires a different percentage. ARTICLE XII—DISPUTE RESOLUTION A. . In the event that a Unit Owner or Trustee disputes any action or non-action of another Unit Owner or Trustee, the following procedure shall apply: 1. Good Faith Effort. The affected Unit Owners or Trustees shall meet in person, or by telephone or zoom conference, as soon as possible after the dispute arises, and make a good faith effort to resolve their differences. Refusal of the Unit Owner to meet will be considered a lack of good faith. 2. Mediation. If, following this direct negotiation, the parties agree, or one party believes that no resolution can be accomplished, then, upon notice to the other party, either party may elect mediation by Alternative Dispute Resolution Mediators -Cape Cod Dispute Resolution Center. • The mediator at the Cape Cod Dispute Resolution Center shall assist the parties in negotiating a mutually acceptable resolution but shall have no authority to impose a settlement. 3. Cost of Mediation. The cost of the mediation, including the mediator’s fees and any expenses charged by Cape Cod Dispute Resolution Center is to be borne by the parties equally. 4. Arbitration. If mediation fails to resolve the dispute, or if one party refuses to meet or Mediate, the dispute shall be arbitrated. The executive director of Cape Cod Dispute Center shall, following consultation with both parties, select an arbitrator who is either a neutral engaged by Cape Cod Dispute Resolution Center or an experienced condominium practitioner who is a member in good standing of REBA. If the parties agree, the arbitrator may be the same person as the mediator. • Timing of Arbitration. The dispute will be arbitrated within 30 days of the selection of the arbitrator unless all parties agree to a different time-frame. • Length of Arbitration. The arbitration hearing will be no longer than five hours in length unless all parties agree otherwise. • Discovery in Arbitration. The arbitrator will have sole discretion to allow or limit discovery. • Arbitration Decision Binding. The arbitrator’s decision will be binding and enforceable by a court of competent jurisdiction. • Cost of Arbitration. The cost of the arbitration, including the arbitrator’s fees and any charges charged by the arbitrator is to be borne by the parties equally. “HOWEVER, THE ARBITRATOR SHALL HAVE AUTHORITY, IN HIS OR HER SOLE DISCRETION, TO AWARD ATTORNEY’S FEES AND COSTS TO THE PREVAILING PARTY.” This Article IX shall be the sole mechanism for resolving disputes at the Condominium and under this Trust Page 9 of 9 IN WITNESS WHEREOF the undersigned have set his/her hand(s) and seal(s) as of the date first written above. Executed under seal this day of _____________________, 2025. _____________________________ By: ________________________ Name: Title: COMMONWEALTH OFIN WITNESS WHEREOF, the said 12-14 Anchorage Lane LLC, has executed this instrument under seal as of the day and year first hereinabove set forth. ______________________________________ Angelo Gigliotti, Manager 12-14 Anchorage Lane LLC COMMONWEALTH OF MASSACHUSETTS MIDDLESEX, ss. _____________________________ 2025, Then personally appeared the above-named Angelo Gigliotti and acknowledged the foregoing instrument to be his free act and voluntary act and deed, before me, ______________________________ ______________, Notary Public My commission expires: