About Liberty Commons . Info

Since approximately 2005, Liberty Commons Condominium Trust, commonly known as “Liberty Commons,” has been hijacked by a minority group of unelected and self-appointed individuals who have continuously violated their fiduciary obligations to each and every Unit Owner of Liberty Commons Condominium Trust.

LibertyCommons.Info is a self-funded resource and its goal is to provide a collaborative and collective voice for Unit Owners and residents of Liberty Commons, a 132 unit condominium development located along the north side of Old Mill Road between Jungle Road and Willard Street in Leominster, Massachusetts. LibertyCommons.Info was created to efficiently communicate amongst each other to enhance the community on matter of common interest, make a positive impact, allow individuals to get involved, share ideas, be informed, and to foster a cohesive, diverse, and inclusive “community.” All of these objectives can be achieved through the majority of Unit Owners collectively working together with the common goal to influence intelligent business decisions, ensure sound fiduciary responsibility is used in every decision and comprehensive due diligence is conducted, by always conducting ourselves with full transparency, and being fair and treating for all Unit Owners equally.

Archives

Your Guide to Selling

Condominium living tends to be a transitional experience, rather than a lifetime experience. Statistically, there seems to be different groups of individuals who purchase condominiums for a portion of their life: the single individual, a young couple with or without children; those single individuals in the middle who are not married, are separated, divorced, or not involved in a relationship; and then those who are getting older and want to downsize because their children are grown, they have lost a partner, or those who don’t want to have to maintain a house; and unfortunately those who can no longer live on their own or may need assistance from a family member, caregiver, or professional. Liberty Commons has or has had residents in each of these groups to varying degrees, so it is perfectly normal to have sales due to these life transitions or other factors, such as relocation for a job, job loss, or for whatever reason one wants to live elsewhere.

If you find yourself in one of the aforementioned life transitions or another, then this list may provide you with some timesaving information to move through the preparation, listing, and sales process:

  1. Gather the legal documents that you need to convey to a potential buyer, such as: Liberty Commons Condominium Trust’s Master Deed, Declaration of Trust and Bylaws, Resolutions, Rules and Regulations.
  2. If you have a balance greater than $0.00 on your account, all Common Area Fees, fines, late fees, special assessments, after-hour emergency calls, restoration costs, or any other debts to Liberty Commons Condominium Trust must be paid in full in order to obtain a clean Certificate 6D, that is required to convey your Unit to a buyer.
  3. There will be an inspection conducted of the exterior Common Elements and if there are damages to Common Elements, the Unit Owner(s) will be responsible for paying the restoration costs of said damages performed by a contractor authorized by Liberty Commons’ Board of Trustees, prior to issuance of a Certificate 6D.
  4. Any satellite dishes must be removed and the restoration costs reimbursed to Liberty Commons Condominium Trust prior to issuance of a Certificate 6D. The restoration work of Common Elements will be performed by a contractor authorized by Liberty Commons’ Board of Trustees.
  5. There is a Non-Owner Occupancy limitation (a maximum of 30%) in the Declaration of Trust and Bylaws that has been reached, and therefore, prior authorization is required from Liberty Commons’ Board of Trustees to lease/rent any Unit or have any non-owner occupancy (whether for fee or free).
  6. Each Unit is permitted to use only two non-exclusive parking spaces and have a maximum of two registered and inspected vehicles. One parking space is assigned through the Rules and Regulations. The second parking space is not assigned and is available on a first-come-first-serve basis, but not in another assigned parking space.1
  7. No commercial or commercially lettered vehicles are allowed to be parked on Liberty Commons’ property.2
  8. Only one indoor cat is permitted. All other animals are prohibited to live or visit.
  9. No storage pod or containers are permitted on Liberty Commons’ property.
  10. No hibachi, barbecue, grill (of any type, including electric), or similar devices used for cooking, heating, or any other purpose are permitted at Liberty Commons.
  11. Smoke and carbon monoxide detectors need to be inspected by the City of Leominster Fire Department, so you should research their process and scheduling requirements.
  12. You need a Certificate 6D to convey the Unit, so the Unit Owner (the seller) need to request this legal document in advance to avoid rush charges and/or having to reschedule your closing date, through Liberty Commons’ Managing Agent.
  13. Declutter and de-personalize your Unit. If this is an area that you feel you need a professional’s assistance, there is at least one local Certified Real Estate Staging Expert (RESE) available to assist you.
  14. Ensure that you have high-quality photographs taken by a professional with proper staging and lighting. Most buyers do their research online these days and first impressions are critically important. Low quality flip phone photographs, just don’t cut it and may cost you a potential buyer.

Typical misrepresentations and/or mistakes by realtors and/or sellers are:

  1. Units should be marketed according to the number of bedrooms listed in the Master Deed and Unit Deed as recorded in the Worcester County North Registry of Deeds.  The typical misrepresentations are to market a one-bedroom Unit as “a one-and-a-half bedroom”, “a walk-through bedroom”, even a “two-bedroom”, or indicate that “it can be used as a second or guest bedroom.” All of the lower garden-style Units are one-bedroom Units, except for Units 71, 73, and 152 that are two-bedroom Units.3
  2. The square footage for each Unit in the Unit Deed and Master Deed.3
  3. The only designated handicapped accessible Units at Liberty Commons are: Units 18, 23, 71, 73, 102, 152, and 153. These Units were originally designated as handicap accessible Units in 1995 by the Developer/Declarant. However, there are no guarantees that the current and/or previous Unit Owners did not made interior changes that may have to be “reset” in order to be handicapped accessible or to comply with current ADA standards and requirements.
  4. No “for sale” signs are allowed on Liberty Commons’ property.

Sellers and realtors have an obligation to properly communicate accurate information to potential buyers. In some cases, misrepresentations, omissions, or providing false information to a buyer can have legal and financial implications. Having an experienced and knowledgeable professional assisting you is well-worth the commission one has to pay for these services. Not all realtors are created equal, so you should do your own homework and get some recommendations.

Unit Demographics

This information is provided as a courtesy and information should be independently verified and validated. No legal representation is made. This information was gathered from legal documents (Master DeedDeclaration of Trust and Bylaws, Resolutions, and Rules and Regulations) and third party sources. LibertyCommons.Info disclaims any and all representations or warranties as to the accuracy of this information.

Unit Type 1 Unit Type 2 Unit Type 3 Unit Type 4
Unit Style One Bedroom
Single Level Garden
One Bedroom
Single Level Garden
Two Bedroom
Single Level Garden
Two Bedroom
Multiple Level Townhouse
Unit Placement Middle End End Middle/End
Number of Units 44 19 3 66
Unit Level 1 1 1 1
Outdoor Space Available Patio
(Select Units Only)
(Units 7, 15, 26, 33, 47, 57, 63, 79, 88, 89, 94, 95, 111, 129, 135, 145, 159, 160, 166, 168, and 175)
(Limited Common Area)
Patio
(Limited Common Area)
Patio
(Limited Common Area)
Deck
(Limited Common Area)
Handicap Access/Features No Select Units
(Units 18, 23, 102, and 153) 1
Yes
(Units 71, 73, and 152) 1
No
Bedrooms 1
This Unit is a one-bedroom Unit and any representation otherwise is a misrepresentation of the facts. This Unit is not a 1.5-bedroom, 2-bedroom, or a walk-through bedroom, as some sellers and realtors have represented. Please refer to the Master Deed and the original Unit Deed.
1 2 2
Bathrooms 1 1 1 1.5
half bath on the 1st floor
full bath on the 2nd floor
Master Bath No No No No
Fireplaces No No No No
Directions Route 190 to Route 117, Jungle Road, Old Mill Road or Route 12, Willard Street, Old Mill Road
Approximate Living Area
(Sq. Ft.)
676-845±
(Average 827±)
Unit Details
774-802±
(Average 790±)
Unit Details
904-908±
(Average 906±)
Unit Details
1,191-1,231±
(Average 1,220±)
Unit Details
Heating Zones 1 1 1 2
Cooling Zones
(Built-In Wall Air Conditioner)
1 1 1 2
Garage Spaces No No No No
Parking Spaces Maximum of 2 vehicles per Unit with Restrictions, Off Street, Common, 1 Assigned Parking Space Per Unit
Levels In Unit 1 1 1 2
Disclosures Master DeedDeclaration of Trust and Bylaws, Resolutions, and Rules and Regulations, and all other Constituent Documents
Living Room (Level) 1 1 1 1
Kitchen (Level) 1 1 1 1
Master Bedroom (Level) 1 1 1 2
Bedroom 2 (Level) No No 1 2
Bath 1 – Full (Level) 1 1 1 2
Bath 2 – Half (Level) No No No 1
Area Amenities Public Transportation, Shopping, Walk/Jog Trails, Golf Course, Medical Facility, Conservation Area, Highway Access, Private School, Public School, and T-Station.
Management Professional – Off Site, Owner Association
Association Pool No
Basement No
Construction Type Wood Frame (1995-1997 and 2002 for rear additions to Unit Type 1)
Exterior Material Vinyl Siding (1995-1997 and 2002 for rear additions to Unit Type 1 and middle Unit Type 4)
Roof Material Asphalt Shingles (2013)
Electric Features Circuit Breakers, 100 Amp (Typical)
Heat Natural Gas, Furnace, Forced Hot Water Baseboard
Hot Water Natural Gas, Tank 2
Laundry Hook-Ups Stack
Closet in Hall
Side-By-Side
Closet in Hall
Side-By-Side
Closet in Hall
Side-By-Side
Closet in Full Bath
On-Site Storage Inside Unit
No Outside Storage
No Storage Pods or Containers
Inside Unit
No Outside Storage
No Storage Pods or Containers
Inside Unit
No Outside Storage
No Storage Pods or Containers
Inside Unit
No Outside Storage
No Storage Pods or Containers
Pets Allowed Yes, Restrictions, 1 Indoor Cat Only, All Other Pets Excluded
Restrictions Rentals, Commercial Vehicles, Commercially Letter Vehicles, RV, Boat, Trailer, Vehicle Maintenance, Toys, Personal Property, and Other Restrictions. Please consult Master DeedDeclaration of Trust and Bylaws, Resolutions, Rules and Regulations, and all other Constituent Documents.
Utility Connections Electric (National Grid), Natural Gas (National Grid), Broadband Internet (Xfinity/Comcast), Cable Television (Xfinity/Comcast), and Telephone (Xfinity/Comcast or Verizon)
Sewer Utilities Private Pump/Lift Station 3, City/Town Sewer
Water Utilities City/Town Water
Beach No
Waterfront No
Water View No
Remarks Potential Buyers should thoroughly read and understand the Master Deed, Declaration of Trust and Bylaws, Resolutions, Rules and Regulations, and all other Constituent Documents before making an offer. Restrictions include, but are limited to: a maximum of two vehicles per Unit, no investment purchases, rentals restrictions, no commercial or commercially lettered vehicles, only one indoor cat, no RVs, trailers, or boats, no grills (of any type, including electric), etc.

Building Demographics

This information is provided as a courtesy and information should be independently verified and validated. No legal representation is made. This information was gathered from the City of Leominster’s Building Department.

Building Addresses Units In Building Construction Completed
1 2-16 Gates Xing 8 1995
2 18-32 Gates Xing 8 1995
3 1-23 Berrington Rd 12 1995
4 25-39 Berrington Rd 8 1995
5 41-71 Berrington Rd 16 1996
6 73-103 Berrington Rd 16 1996
7 80-102 Berrington Rd 12 1996
8 105-119 Berrington Rd 8 1997
9 121-151 Berrington Rd 16 1997
10 152-174 Berrington Rd 12 1996
11 153-183 Berrington Rd 16 1996

Disclosures

  1. Neither Liberty Commons Condominium Trust nor its Managing Agent are parties to any sale and do not make any representations. Prospective Unit Owners are required to do their own due diligence and should not rely upon any representations by others (i.e., the seller, realtor, closing attorney, etc.) and should fully understand the obligations set forth in the Master DeedDeclaration of Trust and Bylaws, Resolutions, Rules and Regulations, in addition to Massachusetts General Laws Chapter 183A and other laws before making an offer to purchase.
  2. To date, Liberty Commons Condominium Trust has not had any Special Assessments.
  3. Liberty Commons Condominium Trust has reached it’s 30% Non-Owner Occupancy Rental Limitation and no investment purchases are available at this time. All leases and/or rentals require the prior written approval of the Board of Trustees.
  4. Patios and decks are Limited Common Elements and are maintained by the Association, and may not be pressure washed, stained, sealed, or otherwise altered by Unit Owners.
  5. Liberty Commons Condominium Trust has a private sewer pump/lift station that is pumped to the City of Leominster’s gravity fed public sewer system.

Constituent Documents

This information is provided as a courtesy and information should be independently verified and validated. No legal representation is made. LibertyCommons.Info disclaims any and all representations or warranties as to the accuracy of this information.

Document Registry Of Deeds .pdf
Master Deed Book 3785 / Page 140
Book 4129 / Page 60
Book 4177 / Page 194
.pdf
Declaration of Trust and Bylaws Book 3785 / Page 151
Book 4129 / Page 72
.pdf
Rules and Regulations Book 8763 / Page 239
Book 8678 / Page 273
Book 8693 / Page 20
Book 8777 / Page 145
Book 8808 / Page 192
.pdf
Insurance Resolution Book 7748 / Page 283 .pdf


1 If a buyer has children, this is an important factor to consider, depending upon the age of the children and how long you plan on living at Liberty Commons.
2 If you are employed in a job where a work vehicle is a benefit and/or requirement, you will not be able to park the commercially lettered vehicle at Liberty Commons and will have to make other arrangements to park it off of the property.
3 All of this information is readily available on http://libertycommons.info under the About menu and Unit Details. This information was consolidated from the Master Deed and Unit Deeds.


Last Updated: Saturday, April 29, 2017