TRUSTEE’S SALE OF VALUABLE REAL ESTATE The undersigned Substitute Trustee, by virtue of the authority vested in him by that certain Deed of Trust, dated July 28, 2005, and duly recorded in the Office of the Clerk of the County Commission of Upshur County, West Virginia, in Document No. 2005009468, in Book No. 00430, at Page 00011 and modified by Loan Modification Agreement in Document No. 2010006894 (MOD), in Book No. 511, at Page 27, Edward P Howes and Carol Jo Howes did convey unto Terry D. Reed, Trustee(s), certain real property described in said Deed of Trust; and the beneficiary has elected to appoint Seneca Trustees, Inc., as Substitute Trustee; and default having been made under the aforementioned Deed of Trust, and the undersigned Substitute Trustee having been instructed by The Huntington National Bank to foreclose thereunder, will offer for sale at public auction at the front door of the Upshur County Courthouse in Buckhannon, West Virginia, on January 14, 2026 at 12:30 PM the following described real estate, together with its improvements, easements and appurtenances thereunto belonging, situate in 07 – Washington District, Upshur County, West Virginia, and more particularly described as follows: All that certain tract or parcel of land, together with the buildings and improvements thereon and the appurtenances and rights of way thereunto belonging, situate in Washington District, Upshur County, West Virginia, and being more particularly bounded and described as follows: Beginning at a 3/4″ iron rebar (set), being in the line of Clyde Howes’ 56 acre tract (210/591) and being a corner to Lloyd Tenney’s 28.0 acre tract (183/400), and being a corner to Alt Mae Pugh’s 48.5 acre tract (99/261), (chestnut oak on hill called for), from which a 15″ chestnut oak tree witness is N. 86-10 W. 7.7 feet, thence leaving said 28 acre tract and with said 56 acre tract and said 48.5 acre tract; N. 38-30 E. 134.95 feet to a 1/2″ iron pipe (set), being a corner to said 56 acre tract and said 48.5 acre tract, thence leaving said 48.5 acre tract and entering said 56 acre tract with one (1) line of partition, S. 68-26 E. at 1122.50 feet passing a 3/4″ iron rebar (set as a witness) in all 1136.65 feet to a point in the Western right of way line of West Virginia County Route 16, being a corner to said 56 acre tract, thence with said 56 acre tract and said Western right of way line for five (5) courses and distances; S. 1-47 W. 67.61 feet to a point in the Western right of way line of said Route 16, thence, S. 16-07 W. 56.38 feet to a point in the Western right of way line of said Route 16, thence S. 19-38 W. 133.15 feet to a point in the Western right of way line of said Route 16, thence, S. 14-16 W. 80.13 feet to a point in the Western right of way line of said Route 16, thence, S. 9-59 W. 70.46 feet to a 3/4″ iron rebar (set), being in the line of said 56 acre tract and being in the Western right of way line of said Route 16, from which a 20″ Sycamore tree witness is S. 5-40 W. 25.1 feet, thence leaving said Western right of way line of said Route 16 and entering said 56 acre tract with one (1) line of partition, N. 68-26 W. 1157.70 feet to a 3/4″ iron rebar (set), being in the line of said 56 acre tract and said 28.0 acre tract, thence with said 56 acre tract and said 28.0 acre tract for two (2) courses and distances; N. 15-30 W. 75.00 feet to a 1/2″ iron pipe (set), being on the brow of the hill in a meadow, and being a corner to said 56 acre tract and said 28.0 acre tract, thence with said 56 acre tract and said 28.0 acre tract, N. 13-30 E. 214.50 feet to the beginning containing 10.921 acres, more or less. The property above described is the same tract conveyed to Edward P. Howes and Carol Jo Howes by Clyde Howes, Jr., and Katherine Marie Howes by deed dated November 14, 1994, and recorded in the Office of the Clerk of the County Commission of Upshur County, West Virginia, in Deed Book 383 at page 343. There is excepted and reserved from the aforesaid property all of the coal, oil and gas in, upon and underlying the same together with the necessary mining and removal rights, as the same have heretofore been excepted and reserved or conveyed away by the present or former owners. This conveyance is made subject to all existing reservations, restrictions, exceptions, conditions, easements, rights of way or other servitudes, if any, made, reserved or created in prior deeds of record in said Clerk’s office, or which would be disclosed by a visual inspection of the premises. For the stated consideration, the Grantor does further grant and convey unto the Trustee all rights of way and easements, together with all appurtenances pertaining to the aforesaid real estate, whether presently owned or hereinafter acquired, which are matters of record in said Clerk’s office or otherwise. At the time of the execution of the Deed of Trust, this property was reported to have an address of: Route 2, Box 285A, Buckhannon, WV 26201. The referenced real estate will be conveyed with no covenants of warranty, and subject to all covenants, restrictions, easements, rights of way and reservations which may be a matter of record in the aforesaid Clerk’s Office or visible upon the ground, all prior liens and encumbrances, including, without limitation, liens for real estate taxes, incinerator, sanitary and sewer charges. The purchasers at the sale shall be responsible for paying the recording costs and also the tax on the privilege of transferring real property (the cost of the tax stamp to be affixed to the deed). The purchasers shall be responsible for payment of all real estate taxes. The subject property will be sold in “AS IS” condition. The Substitute Trustee shall be under no duty to cause any existing tenant or person occupying the subject property to vacate said property. TERMS: $9000.00 in cash and/or certified funds as deposit at the time of sale with the balance due and payable within 30 days of the day of sale. FEDERAL TAX LIEN: In the event that there are Federal Tax Liens against the property, the United States would have the right to redeem the property within a period of 120 days from the date of such sale or the period allowable for redemption under local law, whichever is longer. Pursuant to the Deed of Trust, the Trustee may postpone the sale by public announcement at the time and place designated or by posting a notice of the same, and act by agent in the execution of the sale. The parties secured by the Deed of Trust reserve the right to purchase the property at such sale. SENECA TRUSTEES, INC. 5000 Coombs Farm Drive, Suite 104 Morgantown, WV 26508 (304) 413-0044 (304) 292-2918 Toll free: (888) 534-3132 Reference File No. 65154
SAMUEL I. WHITE, PC
448 VIKING DR STE 350
VIRGINIA BEACH
VA
23452
757-457-1409
ID: 1494182