Wonderful experience. Owner listened & followed my instructions. Did a great job, at fair price.read more

I cannot say enough great and positive things about Kyley and her business, Studio 3 framing. I had…read moretwo damaged pieces repaired as good as new plus another piece framed and I'm very happy with the terrific work that she produces. Why go anywhere else when she does a spectacular job at an acceptable price? Remember to make an appointment :) BTW, I'm a real customer and not an employee, friend or relative.......LOL

I had recently gotten an old, very faded snapshot taken of me as a toddler at Christmas. I took it…read moreto North Penn Art hoping for some restoration, but not expecting much. The restoration was OUTSTANDING! I am beyond pleased with how it turned out. It was a little pricey, in my opinion, but I really have no idea how much these things tend to cost. Regardless, I was not upset at paying the price (which they gave me before I placed the order) because of how terrific this photo looks. I can't recommend their service highly enough.

We have had a few projects over the years done by North Penn Art. Each has turned out really well…read moredone! One of my favorites is the Hole in One framing my wife gave me as a gift (see picture). But the latest creations are awesome rendering of 2 great experiences from our kids trips in 2018: Carnegie Hall performance and soccer trip to England. North Penn Art has made our memories in to Art!

I always find what I'm looking for when it comes to my crochet projects. The pictures I uploaded…read moreare from supplies I purchased from Michaels. I used a pattern from a magazine I collected over 10 years ago. The pattern or the poncho was from yarnspirations I believe. I decided to make the poncho two-toned to really match the dress. Go MICHAELS!!

I was working on a project and needed some specialty items and couldn't find it any arts and crafts…read morestores near me. I found this store and looked it up, and they had the peacock feathers in stock. That's how I got here. This store is located in Main Street at Exton next to Old Navy and Burlington coat factory. The parking lot is shared and plenty. As you enter the store, you pick up a cart, and you will see how well the store is maintained and stocked. Things are arranged well, and aisles are clearly marked. The staff was friendly and answered my questions with patience and even walked with me to locate the items I needed. I also installed their app and found coupons and used it for purchase and provides great value to the shop.

Great place for your framing. Very friendly and decent prices…read more They took great care, above and beyond, for a family memory.

If you live anywhere near Downingtown, this is the onlly place to go for your framing needs. The…read morecustomer service is terrific. They went out of their way to make sure our order was just the way we wanted it. And the prices are so reasonable. I cannot recommend 4 Leaf Faming enough. Try them. You will be glad you did!!!

Joe worked with me for months to create beautifully framed wedding pictures to display in our…read moredining room to commemorate 12 years of marriage with my husband. He recommended a local top notch editor so that the photos that I selected would be most appealing to the eye. Joe was honest and gave me his professional advise during the frame selection to ensure that the final product exuded class. His advice and recommendations were paramount in achieving exactly what I had hoped in the end product. I highly recommend The Mitre Box and would seek Joe's expertise any day on any future project. Thanks, Joe!

Hands down, one of the best fines in Lansdale - It's not often you find a family-owned & operated…read morebusiness that specializes in the art of custom framing. Whether it's a piece of artwork that needs its first frame or needs reframing or you are in need of replacement or protective museum style glass or just some advice, The Mitre Box has you covered. From their limitless custom framing options, glass options ranging from standard to museum quality or UV protection glass for sensitive pieces. Stop in to this Lansdale gem for all your picture and artwork needs. Believe me, The Mitre Box has either framed, reframed, replaced or updated the glass of nearly every picture in our home.

This is specifically for the property on Stratford Ct. in Pottstown, PA.  My experience with Jackie…read moreHouck and her clients was horrible.  On her bio, it reads that she is devoted to providing the best customer experience for her clients from start to finish, that she understands how important the process of buying or selling a home is, it is her goal to make the journey as easy as possible, that she communicates effectively, put your needs first, and works hard to help you meet your real estate goals.  I find this to be far from the truth.  On average during a two month period, my realtor had to send 3 emails to get an answer. The transaction was consistently delayed because of repeated requests for additional time for decisions to be made.  I believe you work with a realtor that has your best interest in mind and works hard for you as the client. I certainly feel as though this is what my realtor has done for me in providing guidance and support.  Did you fail your clients or were they so unrealistic in thinking their house was worth more than it actually is or just unmotivated to sell their home?  The amount of time and money I wasted - in which I will never get back is unacceptable.  The only positive that came out of this is that I won't have to deal with Jackie or her clients and actually enjoy the holidays stress-free and peacefully. Oct. 7 - Toured the home Oct. 7 - Sellers agent responded to text stating the sellers wanted a 60 day settlement date. Buyers agent asked if we would be wasting time in submitting a lower offer than asking ($575K). We provided the offer amount of $540K and she responded to go ahead and submit it and she will see what she can do. Oct. 7 - Made offer (24 hours to respond) Oct. 8 - "The sellers are going to think on this for a little bit. We have several showings this weekend." Oct. 11, 10:29AM - Sellers agent asked if my offer is still active Oct. 11, 7:46PM - Buyers agent responded it is still active with a deadline of 5PM Oct.12 Oct. 11, 10:41PM - Sellers countered at $560K Oct. 12, 11:13AM - Buyers agent: Highest and best offer is $550K Oct. 12, 4:45PM - Sellers agent: They haven't had a chance to talk with work and dealing with the kids Oct. 12, 6:13PM - Sellers agent: They are not willing to drop to $550k with inspections and appraisal. We plan to drop to $560k on Thursday. ___________________________________________________________________________ Oct. 29, 9:50AM - Sellers agent: I am just circling back to see if your buyer has already found another house? Oct. 29, 1:00PM - Buyers agent: She would be interested for our original offer of $540k with inspections as elected. Oct. 30, 2:34PM - Buyers agent: Just making sure you received my email? Oct. 30, 2:55PM - Sellers agent: They are wondering if your client would do the $550k all other terms the same. Oct. 30, 5:06PM - Buyers agent: My client will meet you in the middle at $545k. She wants an answer today. This has been dragging on for a long time. Please let me know today either way. Oct. 30, 8:01PM - Buyers agent: Buyer is not interested if it goes past today. Oct. 30, 8:07 - 8:34PM - Sellers agent: What would the closing date be? Buyers agent: Would like to keep it 12/17 Sellers agent: They asked if they could do January? I'm thinking they want their kids to have one more Christmas. Plus, the husband is sick right now, so I would recommend a longer inspection timeframe just to be sure. Buyers agent: December 17th is where she wants to keep it. This could all have been done weeks ago if they didn't mess around. Oct. 30, 9:24PM - Sellers agent: They understand your client was likely frustrated with the back and forth, and yet they do have four young children. They are concerned with being able to get things done through the holidays with the kids. They are going to be renting, so they also need to find the place to go out of state. They are good with moving forward at the $545k with a settlement date of 1/12 closing. Oct. 30, 11:02PM - Sellers agent: Can you please update the AOS whenever you get the chance? Nov. 2, 11:28AM - Buyers agent: Please let me know you received the addendum and when the sellers will be signing. Nov. 2, 3:21PM - Buyers agent: Please let me know you received the addendum and when the sellers will be signing. Nov. 2, 3:23PM - Sellers agent: Got it! I'm sending it to them now. Sorry crazy day for me. Nov. 3, 3:34PM - Buyers agent: Status of the addendum please?? I am hoping that this pace is not how this entire transaction will go. Nov. 10, 9:40PM - (from seller) We are good to go for inspection on Friday. I took half the day off so I can make sure we are out of the home for the requested time frame. Nov. 12 - 11:00AM - Septic/well inspector onsite. Sellers are still in the home. Nov. 16, 10:17AM- Inspection reports were sent to the sellers agent with a corrective proposal. Nov. 17, 7:06AM - Buyers agent: Please acknowledge receipt of the email I sent yesterday morning. ~ CONTINUED

~ Continued SEE REVIEW BELOW 1st Nov. 18- Sellers agent…read morestates they are talking to septic contractors to get more information. Nov. 22, 3:05PM - Buyers agent: Any progress on your end? Nov 22, 9:09PM - Sellers agent: They got estimates for the chimney and well. We spoke with one septic company, and he recommended a hydraulic load test. Waiting to hear back from a second company to see if their recommendation is the same. Nov 25, 8:31AM - Buyers agent: Are they agreeing to the repairs? Nov 25, 1:17PM - Sellers agent: They got estimates for the well ($280) and the fireplace ($350). As for the septic, we spoke with two contractors. Both said it could be that the distribution box needs to be leveled or replaced. Both also recommended a hydraulic load test. It's about $900 to locate and level the D-box. It will be another $700 to replace the D-box if need be. The HLT is $750. I'm waiting to hear back from my clients because they were considering offering a seller's assist for everything. The thing with the septic is that public sewer is available on the street, and it doesn't sound like it's as costly as one would think. The permit for the hook up to the public sewer is already paid for with the township. There is a township sewer tap fee that was approximately $4k when they moved in. They just need a plumber to run the pipe to the public access. I will need to confirm these numbers on Monday myself (or Friday if the township is open). The question for you...do you think your buyer would prefer to have the septic dealt with or us to investigate exactly what goes into the public sewer hookup? Nov. 25, 7:54PM - Me: They need to repair the septic system or connect to the public sewer at their expense, additionally the other stated repairs to the well and wood burning stove. This needs to be completed prior to closing. I am not interested in sellers assist. Nov. 30 - Last day to respond to the corrective proposal. Sellers agent: We did not get info from the township. Can you extend to Friday? Dec. 3 - My realtor asked if they got the septic information. Dec. 3, 5:15PM - Sellers agent says: Number is higher than they originally expected. They were fine with covering it all when they thought it would be between $6k-$8k. My realtor responded that they should have pursed fixing the septic and that this is going to kill the deal. Sellers agent: The concern is spending $2500 to find out the septic failed. Sellers agent: Please let me know when you talk to her and confirm she will be terminating. My agent gave them the option to repair the septic as we originally requested, pay for the tie in to the public sewer, or terminate. Dec. 3, 5:21PM - Sellers agent: Attached are the estimates for the work for the public sewer tie in. The numbers turned out to be higher than my client originally expected, so they are not comfortable covering the entire fee. They are willing to do the following: Prior to settlement - well cap and wiring, and the master bath toilet. $5,500 seller assist to cover the tap in fee whenever she wants to do it and the flue repair. The estimated cost for the sewer connection is $8,140.00 including: -- excavation and labor for approx 160 LF sewer connection -- connect to existing 4" building sewer pipe at tank inlet; 4" SCH40 PVC pipe to existing lateral at curb; cleanouts -- pump and backfill septic tank -- rake and seed disturbed lawn area -- notify PA One Call system Permits and connection fees not included Tapping fee: $600.00 paid in 1998 - not $4000.00. Balance: $5210.00. Dec. 3, 9:36PM - Sellers agent: Unfortunately, they are going to go with option c. They just can't take the financial hit at that level. They are fairly certain the septic will fail and they will have to tie into public. They are going to do the tie in the coming months and list again in the spring. BUYERS BEWARE!!! My response: I do not understand where the disconnect is with them saying they are willing to cover $6000.00 - $8000.00 and then turn around and offer $5500.00 in sellers assist. That does not make sense.  Where did the $4000.00 that they stated was paid for the public sewer go? The last 2 months have been a complete nightmare especially with the sellers consistent disregard for commitment dates.  I do not appreciate the waste of my time nor the waste of my money with the inspections and home appraisal.  I am now out $2000.00. I certainly hope their realtor has informed them that they must disclose all of the issues in the home inspection that I was willing to repair myself - that doesn't include the bigger problems with the septic, not to mention the wood burning fireplace and the well! The original asking price of $575K is unrealistic for a house that needs this much work. The purchase price is $545K, which is what the house appraised for.  The repairs are well above $15K.  This house is now in the red and I would be upside down. Wish them luck.  They are going to need it!

I was working on a project and needed some supplies and few of my friends recommended to check this…read moreout. This is a great place located in the Exton area. The parking lot is shared but huge with ample parking. You can pick up carts or small bags as you walk in the store. The store layout is very appealing and should be able to sort things out after couple of visits, also the aisles are marked well. On left hand side the seasonal art and craft supplies were amazing starting from Halloween, Thanksgiving and the huge collection of Christmas items Then it leads to the back of the store where you can find greeting cards, Stationeries and school projects and towards right back end you can see the portraits section. The store was maintained well and super clean. There were discounts on items, and the prices are perfect providing everyday value. I will definitely visit this store more. Great place!!

I needed some music wire that they had for much cheaper than what I could get online. When I…read morecalled to see if they had it in stock, the person said yes and had it at the front counter for me. As stated in other reviews, the lines to check out are long. On another visit, I needed something from the sewing aisle. Someone directed me to the person there who was able to find it immediately.

This Joann is located in Ashbridge Square mall in Lancaster Ave Downingtown and near to hom2 depot,…read morestaples, etc. The store has shared parking and plenty. This location is huge and contains fabric, arts, and crafts that you might need for your variety of artwork and projects. I have used this place primarily for fabrics, and they have a huge collection, and the staff is friendly and knowledgeable to select the right one for your project needs. They do run sales and coupons available, which is very valuable to bring the price down. Recently I shopped for some arts work and the collection is great too. The checkout lines are fine and overall a great shop to go for your arts and crafts projects.

I have shopped at this store for several years, but I think it has gone down in quality and stock…read morein the past couple of years. I can usually find what I went for, but the store is looking poorly stocked in spite of "being completely renovated" recently. It is nice to shop there because it is rarely crowded, but I worry that it may not last much longer at this location because it seems to be phasing most of its stock out. Last time I was there (February 2024) they were still selling Halloween items. I enjoy shopping their fabric remnants and a few other sewing items, but even the make your own jewelry section is more empty than full. Hope this store can make a comeback before it is too late.