Pictured is one of the Cottage Street properties in Sheffield.

A Warren County property dispute has taken on new significance following a Pennsylvania State Ethics Commission ruling that found Shawn Young improperly used his public position to obtain ownership of the same Sheffield property. It is now the subject of ongoing litigation.

The case, Shawn Young v. Kevin Williams and Virginia Gates, is pending in the Court of Common Pleas of the 37th Judicial District of Pennsylvania, Warren County Branch.

The dispute centers on several Cottage Avenue properties in Sheffield that Young later sold to Williams and Gates under a land contract. However, the property’s history has become increasingly scrutinized following a May final adjudication by the Pennsylvania State Ethics Commission.

According to the Ethics Commission, Young, while serving as both a constable and Sheffield Township code enforcement officer, used his authority in connection with ordinance violations involving the Cottage Avenue property. The commission found that Young improperly obtained ownership of the property after offering to withdraw ordinance charges in exchange for a transfer of the real estate. The commission imposed an $87,900 treble penalty, assessed additional civil penalties, and referred the matter to the Warren County District Attorney and Pennsylvania Attorney General with a recommendation that criminal prosecutions be instituted. Young has denied wrongdoing.

According to the Ethics Commission’s findings, Michelle Grubbs and Cheryl Scuteri were facing ordinance enforcement actions involving the Cottage Avenue properties. The commission found that Young proposed taking ownership of the property, cleaning it up, and withdrawing the ordinance charges. The findings state that on June 25, 2021, Young and Grubbs agreed to transfer the property to Young at no cost in exchange for withdrawal of the charges. The ordinance case was later withdrawn.

The property’s ownership is now a central issue in the civil lawsuit filed by Young against Williams and Gates.

Young alleges the defendants failed to comply with the terms of a July 2022 land contract and seeks their removal from the property. Williams and Gates deny those allegations and contend they were not in default when the ejectment action was filed.

In addition to disputing the land contract claims, Williams and Gates have challenged the validity of the deed used to establish Young’s ownership.

At issue is a deed recorded Aug. 20, 2021, in Warren County Record Book 3005, Page 200, which purported to transfer the property from Scuteri, Michelle Grubbs, and Scott Grubbs to Young.

According to court filings submitted by Williams and Gates, the deed may not have been personally signed by all of the listed grantors.

In a sworn affidavit filed with the court, Scott Grubbs states that he agreed to the transfer during a telephone conversation with notary Kristi L. Kulka but was working out of town when the deed was executed, did not sign the document, did not appear before the notary, and did not receive money in connection with the transfer.

A separate affidavit filed by Michelle Grubbs alleges that she informed Kulka that Cheryl Scuteri was unavailable and Scott Grubbs was out of town. According to the affidavit, Kulka told her it “didn’t matter” and that she could sign for them. Grubbs states that she then signed the deed on behalf of Cheryl Scuteri, herself, and Scott Grubbs. She further states that no money exchanged hands during the transaction.

Based on those allegations, Williams and Gates contend that the deed was improperly executed and is invalid. They argue that the alleged defects create a cloud on the title and raise questions about whether clear ownership can be conveyed.

The deed challenge has become a central issue in the litigation. Court filings show that Williams and Gates sought to join Michelle Grubbs individually, Michelle Grubbs as an heir to the Estate of Cheryl L. Scuteri, and notary Kristi L. Kulka, now known as Kristi L. Kulka Leichtenberger, as additional parties in connection with the disputed deed.

The defendants also allege they paid Young $14,000 as a down payment and approximately $15,300 in monthly payments under the land contract. They claim they spent more than $21,000 improving the property and contributed approximately 1,756 hours of labor rehabilitating structures, removing debris, and addressing maintenance issues.

Williams and Gates further allege that they paid delinquent property taxes to prevent a tax sale and contend Young failed to satisfy tax obligations that they claim remained his responsibility under the contract.

Their filings seek restitution and damages totaling at least $114,094.97, plus attorney fees and litigation costs.

Young is represented in the litigation by attorney Andrea L. Stapleford. Williams and Gates are represented by attorney Sara J. Flasher.

The court has not ruled on the allegations raised in the civil lawsuit. While the Pennsylvania State Ethics Commission has issued findings regarding Young’s acquisition of the property, the claims concerning the validity of the deed, ownership rights, tax obligations, and damages remain pending before the Warren County Court.

When reached for a statement Attorney Sara Flasher issued the following:

“I am limited to what I can say due to active civil litigation. This case has certainly been stressful for my clients. The recent Order for Shawn Young from the Pennsylvania Ethics Commission involves the real estate my clients were purchasing. The situation is complex.”

Neither Kulka Leichtenberger nor Michelle Grubbs responded to a request for a statement.

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