Minding my own business last week and the deputy pays me a visit. Reading the subpoena, I do not recognize the plantiff nor the defendant. I search my database by owner and borrower and found a match. I did a plans & specs report back in September 2003. Checking the workfile, a final was never ordered nor performed. Feeling rather suspicious, I called the loan officer that handled the order. He informed me that the borrower got married and is now going through a nasty divorce. I replied, "thank you Capt. Obvious", but why didn't you order a final and why am I being subpoenaed. My loan officer had no idea about the subpoena but the guy never converted over to a permanent loan. Apparently, after 12 months the construction loan rolls into a ARM loan and the guy has been making his payments. Here is the main clue to quote a letter from the attorney (after the subpoena was served). "Prior to it (the lot) going into both names, Mr. McFly had an option to purchase the property. Upon that option he entered the property, obtained the necessary permits, engineering data, and proceeded to bulkhead and fill the lot, bringing it to build ready condition. This also required coordinating all utilities to, and on the site. The issue is what was this lot worth at the time of the deed going into both names. Just the value of the lot on November 15, 2003." Here is the confusing part. "On the day of closing, Mr. McFly contributed the lot which was previously owned (equity in option and improvements) by him individually and it then became marital property at that value, not what he had the right to purchase it for." The effective date of my report is 09/15/03. The owner and borrower is Mr. McFly only. The way I see it, the intended user is the mortgage company and the purpose was to give an opinion of market value based on the 100% completion of the site improvements per plans and specs. The appraisal report was not completed for a divorce case. I believed this attorney needs to find an appraiser who is willing to do a retro based on the November date. Your wisdom will be appreciated? Side note: The attorney who subpoenaed me will not return my calls. The court date is next Thursday. I will walk in there with nothing but my clothes if he does not call and recind the subpoena.