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Try CasePortal for FreeJ. Arthur upholds the lower court's determination that an appeal should be heard in Pennsylvania (PA), not in Maryland (MD), after a realty investment trust demanded payment from a limited liability corporation because the trust's commercial tenant in PA defaulted. The corporation filed suit in Montgomery County, MD, seeking a declaration that it does not have liability on the guaranty, and moments later, the trust filed suit in Montgomery County, PA, the location of the property. In this case, the trust anticipated the corporation's filing in MD, so filed its own in PA because it thought MD may review the corporation's damages claims with more scrutiny than PA. Typically in a case like this, the rule is to proceed with litigation in the county where either party filed first. However, in this case, because the trust filed in PA in anticipation of the corporation's MD filing, the first-to-file rule will not be used and PA is the appropriate venue.