EXHIBIT 10.156
AGREEMENT OF SALE
_________________
THIS AGREEMENT OF SALE (this "Agreement"), is entered into as of the
18th day of September 1995 by and between Xxxxxxx Xxxxxx & Co., Inc., a
California corporation ("Purchaser"), and American Express Company, a New
York corporation ("Seller").
W I T N E S S E T H:
____________________
1. PURCHASE AND SALE. Purchaser agrees to purchase and Seller
_________________
agrees to sell the American Express Western Regional Operations Center,
known by the street address, 2423 East Lincoln Drive, Phoenix, Arizona,
consisting of the following: (i) that certain land, in fee simple,
legally described on Exhibit A attached hereto (the "Fee Parcel");
_________
(ii) all of Seller's right, title and interest in, to and under Lease
No. 21319, dated March 1, 1979, by and between the City of Phoenix, a
municipal corporation (the "City"), as ground lessor, and Seller as ground
lessee, recorded in the Official Records of Maricopa County, Arizona on
May 29, 1979 in Docket No. 13661, Page 578-587, as modified by that certain
First Addendum to Lease No. 21319, dated August 26, 1985, a memorandum of
which was recorded in the Official Records of Maricopa County, Arizona on
August 30, 1995 as Instrument #00-0000000 and by that certain Second
Addendum to Lease No. 21319, dated January 5, 1986, a memorandum of which
was recorded in the Official Records of Maricopa County, Arizona on
August 30, 1995 as Instrument #0525798 (collectively, the "Ground Lease"),
which Ground Lease affects that certain property legally described on
Exhibit B attached hereto (the "Ground Lease Parcel"); (iii) all of the
_________
improvements and fixtures (including, without limitation, all built-in
cabinets, counters and shelving, lighting and plumbing fixtures, venetian
blinds, shades, screens, storm windows and other window treatments, switch
plates and door hardware and those specific video monitors and built-in
cameras set forth on Exhibit Q, but excluding all telephone switches and
artwork and sculpture) (collectively, the "Improvements") located on the Fee
Parcel and the Ground Lease Parcel (subject, in the case of the Ground Lease
Parcel, to the terms of the Ground Lease); and (iv) all of the personal
property set forth in Exhibit C attached hereto and the then remaining spare
parts for the fixtures and systems (collectively the "Personal Property"), all
of which are owned by Seller and will be transferred to Purchaser free and
clear of all claims, adverse interests, liens, security interests and
encumbrances. Provided that Seller shall have delivered to Purchaser, on or
before October 15, 1995, a list describing the insertion equipment at the
Property that Seller wishes, at Seller's sole discretion, to make available to
Purchaser, Purchaser shall have the right to notify Seller on or before
November 30, 1995 that Purchaser desires to receive any such available
insertion equipment at the Property or portion of such available insertion
equipment and upon such notice the term "Personal Property" shall include such
available insertion equipment requested by Purchaser and Seller shall remove
the insertion equipment not so requested by Purchaser prior to the Closing
(hereinafter defined). The Fee Parcel, Seller's leasehold estate in the
Ground Lease Parcel and Seller's interest in the Ground Lease, the
Improvements and the Personal Property are referred to collectively herein as
the "Property".
The term Property shall also include: (a) all of Seller's right,
title, estate or interest, if any, in and to the land lying in the bed of any
streets or roads in front of or adjoining the Property to the center lines
thereof, and any award made or to be made in lieu thereof, and any award
for damage to the Property by reason of change of grade of any street; and
Seller will execute and deliver to Purchaser at Closing or thereafter on
demand, all proper instruments for the conveyance of such title and for the
assignment and collection of any such award; (b) all of Seller's right,
title, estate or interest, if any, in strips and gores of land adjacent,
abutting or used in connection with the Property; (c) all of Seller's right,
title, estate or interest, if any, in easements inuring to the benefit of
the Property, including, without limitation, any privilege or right-of-way
over, contiguous or adjoining the Property; and (d) all of Seller's right,
title, estate or interest, if any, in and to all rights (including, without
limitation, all well and water rights and related water and well equipment
and facilities, if any), privileges, appurtenances and hereditaments
belonging or in any way appertaining to the Property or incident to the
ownership thereof.
2. PURCHASE PRICE.
______________
2.1. The "Purchase Price" to be paid by Purchaser to Seller
for the Property is Thirty Two Million Three Hundred Seventy Five Thousand
And No/100 Dollars ($32,375,000.00).
2.2. The Purchase Price shall be paid by Purchaser as
follows:
2.2.1. Upon the execution of this Agreement, the
sum of Three Million Two Hundred Thirty Seven Thousand Five Hundred and
No/100 Dollars ($3,237,500.00) (the "Xxxxxxx Money") by check or wire
transfer of "immediately available" funds, which shall be held in escrow
(the "Escrow"), in accordance with the provisions of the Escrow Agreement
(the "Escrow Agreement") attached hereto as Exhibit D, by the Escrow Agent
_________
(as such term is defined in the Escrow Agreement); and
2.2.2. The Xxxxxxx Money shall be increased on the
dates and in the amounts set forth in Paragraph of this Agreement, which
additional deposits shall be in the form of a cashier's or certified check
or by federally wired "immediately available" funds and shall be delivered
to Escrow Agent and held in Escrow by and in accordance with the provisions
of the Escrow Agreement.
2.2.3. On the "Closing Date" (hereinafter defined),
the balance of the Purchase Price (after application of the Xxxxxxx Money
deposited pursuant to Paragraph 2.2.1 and all accrued interest thereon and
all increases to the Xxxxxxx Money deposited pursuant to Paragraph 2.2.2 and
all accrued interest thereon from and after March 31, 1996), adjusted in
accordance with the prorations and other credits to which Purchaser may
become entitled under this Agreement, by federally wired "immediately
available" funds, on or before 2:00 p.m. New York time.
All interest accruing on that portion of the Xxxxxxx Money deposited
by Purchaser pursuant to Paragraph 2.2.1 of this Agreement and all interest
accruing from and after March 31, 1996 on that portion of the Xxxxxxx Money
deposited by Purchaser pursuant to Paragraph 2.2.2 of this Agreement shall
belong to Purchaser (except as may otherwise be provided in Paragraph 14)
and shall be credited or paid to Purchaser at the "Closing" (hereinafter
defined) or returned to Purchaser where provided in this Agreement. All
interest accruing prior to March 31, 1996 on that portion of the Xxxxxxx
Money deposited by Purchaser pursuant to Paragraph 2.2.2 of this Agreement
shall belong to Seller except if this Agreement is terminated pursuant to
any provision hereof other than Paragraph 14 hereof. In the event this
Agreement is terminated for any reason other than pursuant to Paragraph 14
hereof, Purchaser shall be entitled to receive all interest accruing on the
Xxxxxxx Money deposited by Purchaser pursuant to Paragraphs 2.2.1 and 2.2.2.
2.3. The parties agree that all right, title and interest of
Seller in any Personal Property transferred hereunder shall be deemed
transferred to Purchaser and only $30,000.00 of the Purchase Price shall be
deemed to have been paid by Purchaser for the same. Seller shall pay any
sales tax due thereon.
3. TITLE COMMITMENT AND SURVEY.
___________________________
3.1. Attached hereto as Exhibit E is a copy of the 7th
_________
Amended title commitment for an owner's extended coverage title insurance
policy to be issued by Chicago Title Insurance Company (hereinafter referred
to as the "Title Insurer"), dated September 12, 1995 for the Fee Parcel
(the "Fee Commitment"). Attached hereto as Exhibit F is a copy of the 6th
_________
Amended title commitment for a leasehold owner's extended coverage title
insurance policy to be issued by the Title Insurer dated September 12, 1995 for
the Ground Lease Parcel (the "Leasehold Commitment"). The Fee Commitment
and the Leasehold Commitment are referred to together hereinafter as, the
"Title Commitments". For purposes of this Agreement, "Permitted Exceptions"
shall mean: (a) the general exclusions contained in the pre-printed portion
of each of the standard title policies (each of which shall be a Form B 1970
(revised 10/17/84) ALTA Extended Coverage Owner's Policy) to be issued by the
Title Insurer based on the Title Commitments (collectively, with all
Endorsements (as hereinafter defined), the "Title Policies"); (b) matters
shown on the "Current Survey" (hereinafter defined); (c) matters caused by
the actions of Purchaser pursuant to Paragraph 7.1; (d) the "Special
Exceptions" set forth in Schedule B - Section 2 of the Fee Commitment as
Numbers 1 through 10 inclusive and 13 (provided further that the Title
Insurer delivers the endorsements annexed to the applicable "Pro Forma
Policies" [hereinafter defined]); (e) the "Special Exceptions" set forth in
Schedule B - Section 2 of the Leasehold Commitment as Numbers 1, 3 through 9
inclusive, 12 and 13 (provided further that the Title Insurer delivers the
endorsements annexed to the appropriate Pro Forma Policies); and (f) 1996
real estate taxes. All other exceptions to title shall be referred to as
"Unpermitted Exceptions". On the Closing Date, Seller shall cause the Title
Insurer to deliver to Purchaser the Title Policies in conformance with the
Title Commitments substantially in the forms attached to the Agreement as
Exhibits E and F with the amount of insurance filled in as provided by
Purchaser not to exceed the Purchase Price in the aggregate (the "Pro Forma
Policies") and all endorsements currently attached to the Pro Forma Policies
(collectively, the "Endorsements") which shall insure (i) in the case of the
Fee Parcel and the Improvements thereon, marketable fee simple, indefeasible
title to the Property in the name of Purchaser as legal owner, and (ii) in
the case of the Ground Lease Parcel and the Improvements thereon, marketable
title to the leasehold estate created by the Ground Lease in the name of
Purchaser as lessee under the Ground Lease, subject only to the Permitted
Exceptions and any Unpermitted Exceptions accepted by Purchaser in
accordance herewith. Seller shall pay for the costs of the Title
Commitments and the basic premium of the Title Policies, but excluding the
cost of all endorsements to, or extended coverage on, the Title Policies.
Purchaser shall pay for the cost of the Endorsements including, without
limitation, extended coverage and the cost of any other endorsement
requested by Purchaser (provided that except as otherwise set forth in this
Paragraph 3 or in Paragraph 5, the transaction set forth herein is not
contingent upon Purchaser receiving any endorsements to the Title Policies
other than the Endorsements).
3.2. Purchaser has received a survey of the Fee Parcel and
the Ground Lease Parcel prepared by Superior Surveying Services, Inc., dated
September 5, 1995, designated as Job No. 950624 (the "Current Survey").
Seller shall pay for the cost of the Current Survey. Seller shall cause the
Current Survey to be certified to Purchaser and its successors and assigns,
to the Title Insurer, Commonwealth Land Title Insurance Company and all
parties reasonably designated by Purchaser and shall cause at Seller's cost
and expense the Current Survey to be updated and redated to a date not earlier
than March 1, 1996, and otherwise to be put into a form sufficient to enable
the Title Insurer to issue the Title Policies.
3.3. The obligation of Seller and Purchaser to pay the
various costs set forth in Paragraphs 3.1 and 3.2 shall survive the termination
of this Agreement, as well as the Closing.
4. PAYMENT OF CLOSING COSTS. In addition to the costs set forth in
________________________
Paragraphs 3.1 and 3.2, Seller shall pay for the costs of the documentary or
transfer stamps and all recording fees to be paid with reference to any
conveyances hereunder and all other stamps, intangible, transfer,
documentary, recording, sales tax and surtax imposed by law with reference
to any other sale documents delivered in connection with the sale of the
Property to Purchaser and all other charges of the Title Insurer in
connection with this transaction, unless specifically set forth herein to
the contrary.
5. CONDITION OF TITLE.
__________________
5.1. Seller agrees to convey to Purchaser good, marketable
and fee simple title to the Fee Parcel and all of the Improvements located
on the Fee Parcel and, subject to the terms of Paragraphs 5.2 through 5.4,
without defect and free and clear of all liens, encumbrances, easements,
tenancies, covenants, restrictions, reservations, conditions and other
exceptions to title by special warranty deed (the "Deed") in recordable
form, subject only to the Permitted Exceptions relating to the Fee Parcel
and the Improvements located on the Fee Parcel and any Unpermitted
Exceptions relating to the Fee Parcel or the Improvements located on the
Fee Parcel waived or accepted by Purchaser in accordance with the terms
hereof. Seller agrees to convey all of its right, title and interest in,
to and under the Ground Lease and all of the Improvements located on the
Ground Lease Parcel to Purchaser by a recordable assignment and assumption
of lease ("Assignment of Lease and Conveyance of Improvements"), in the
form attached hereto as Exhibit G and, subject only to the Permitted
_________
Exceptions relating to the Ground Lease Parcel and the Improvements located
on the Ground Lease Parcel and any Unpermitted Exceptions relating to the
Ground Lease Parcel or the Improvements located on the Ground Lease Parcel
waived or accepted by Purchaser in accordance with the terms hereof.
5.2. If, prior to Closing, a date-down to the Title
Commitments or the Current Survey discloses any Unpermitted Exceptions not
set forth in the Title Commitments and not caused by the deliberate acts of
Seller ("New Unpermitted Exceptions"), Seller shall have thirty (30) days
from receipt of the date-down to cure said New Unpermitted Exceptions at
Seller's sole cost and expense and the Closing shall be delayed as necessary
to give effect to such time periods set forth in this Paragraph 5. If
Seller, despite undertaking commercially reasonable efforts to do so, is
unable to cure all New Unpermitted Exceptions (the parties agreeing that
Seller shall not be required to cure any New Unpermitted Exceptions with
the payment of money, other than in accordance with Paragraph 5.4 herein)
on or before the expiration of said thirty (30) days, then within the next
ten (10)-day period Purchaser and Seller shall jointly determine the "Title
Costs" (hereinafter defined) with respect to said New Unpermitted
Exceptions. If the Title Insurer is unwilling to insure over the New
Unpermitted Exceptions to Purchaser's reasonable satisfaction and the New
Unpermitted Exceptions cannot be cured with the payment of money, Seller
shall notify Purchaser of same and Purchaser shall, by written election
given to Seller within ten (10) business days after Purchaser's receipt of
such notice from Seller, either accept title subject to said New Unpermitted
Exceptions which cannot be cured with the payment of money without a
reduction in the Purchase Price or terminate this Agreement. If Purchaser
fails to make an election within said ten (10)-business day period, then
Purchaser shall be deemed to have elected to terminate this Agreement.
Upon such election (or deemed election) to terminate, the Xxxxxxx Money
together with all interest earned thereon shall be immediately returned to
Purchaser and thereupon neither party shall have any rights against the
other or any further liability to the other, except for Purchaser's
obligations pursuant to Paragraphs 7.1 and 7.2 hereof and as otherwise
specifically set forth in this Agreement to survive the termination hereof.
If the Title Insurer is willing to insure over the New Unpermitted Exceptions
to Purchaser's reasonable satisfaction or if the New Unpermitted Exceptions
can be cured with the payment of money, then the amount required to cure or
remove the New Unpermitted Exceptions or to cause the Title Insurer to
insure over the New Unpermitted Exceptions to Purchaser's reasonable
satisfaction shall be referred to as the "Title Costs". Seller shall be
obligated to cure or to cause the Title Insurer to insure over to
Purchaser's reasonable satisfaction all Unpermitted Exceptions not set
forth on the Title Commitments as of the date hereof which are caused by the
deliberate acts of Seller. Furthermore, Seller agrees to pay any and all
liability to the County of Maricopa or other appropriate governmental
authority for the possessory interest tax or any other tax on the Ground
Lease and/or Ground Lease Parcel accruing prior to the date of Closing to
the extent such a liability is imposed against Seller's interest in the
Ground Lease and/or Ground Lease Parcel. In no event shall the possessory
interest tax on Seller's interest in the Ground Lease or Ground Lease Parcel
be included in the definition of "Title Costs".
5.3. In the event the Title Costs aggregate a sum that is
less than or equal to $500,000.00, then, at Closing, Purchaser shall receive
a credit to the Purchase Price equal to the aggregate Title Costs less
$250,000.00 and Purchaser shall take title to the Property free and clear of
all Unpermitted Exceptions and all New Unpermitted Exceptions or with the
Unpermitted Exceptions and the New Unpermitted Exceptions insured over to
Purchaser's reasonable satisfaction. If the aggregate Title Costs are
greater than $500,000.00, then Seller shall have the right to elect, by
written notice given to Purchaser within ten (10) business days after the
determination of the aggregate Title Costs, to either (i) terminate this
Agreement (a "Title Termination Notice") in which case this Agreement shall
be terminated and the Xxxxxxx Money shall be immediately returned to
Purchaser together with all interest earned thereon and thereupon neither
party shall have any rights against the other or any further liability to
the other, except for Purchaser's obligations pursuant to Paragraphs 7.1
and 7.2 hereof and as otherwise specifically set forth in this Agreement to
survive the termination hereof, or (ii) give Purchaser a credit, at Closing,
against the Purchase Price equal to the Title Costs less $250,000.00 (a
"Title Credit Notice"). The failure of Seller to deliver a Title
Termination Notice or a Title Credit Notice within the time period above
provided shall be deemed delivery of the Title Credit Notice. If Seller
delivers a Title Termination Notice, then Purchaser shall have the right to
negate the Title Termination Notice (in which case the Title Termination
Notice shall be null and void and this Agreement shall remain in full force
and effect), by delivering to Seller, on or before ten (10) business days
after Purchaser's receipt of the Title Termination Notice, a statement
agreeing to purchase the Property with a $250,000.00 credit to the Purchase
Price, in which event Seller shall have no obligation to remove or cause the
Title Insurer to insure over such New Unpermitted Exceptions and Seller
shall give Purchaser a credit, at the Closing, equal to $250,000.00.
Notwithstanding the foregoing, if Seller delivers or is deemed to have
delivered the Title Credit Notice and the aggregate Title Costs exceed
$1,500,000.00, then Purchaser shall have the right to negate the Title
Credit Notice by written notice to Seller given on or before ten (10)
business days after receipt of the Title Credit Notice, in which case this
Agreement shall terminate and the Xxxxxxx Money together with all interest
earned thereon shall be immediately returned to Purchaser and thereupon
neither party shall have any rights against the other or any further
liability to the other, except for Purchaser's obligations pursuant to
Paragraphs 7.1 and 7.2 hereof and as otherwise specifically set forth in
this Agreement to survive the termination hereof.
5.4. Notwithstanding anything contained in this Agreement
to the contrary: (a) the term Title Costs excludes all monetary liens,
charges and encumbrances evidencing an obligation for the payment of money
as of the date of this Agreement affecting the Property and all "New
Monetary Liens" (hereinafter defined) that Seller is required to cure or
cause the Title insurer to insure over, and (b) Seller agrees (i) to cause
all requirements appearing in the Title Commitments to be satisfied at
Seller's own sole cost and expense at or prior to the Closing, (ii) to cure
or cause the Title Insurer to insure over all Unpermitted Exceptions caused
by the deliberate acts of Seller and Special Exceptions set forth on
Schedule B - Section 2 of the Fee Commitment as Numbers 11 and 12 and
Special Exceptions set forth on Schedule B - Section 2 of the Leasehold
Commitment as Numbers 10 and 11, and (iii) to cause all monetary liens,
charges and encumbrances evidencing an obligation for the payment of money
to be released from the Property at or prior to the Closing at Seller's own
sole cost and expense, and Purchaser agrees that the proceeds of the
Purchase Price may be used at the Closing for such purpose; provided,
however, that if any monetary liens, charges or encumbrances evidencing an
obligation for the payment of money are placed against the Property after
7:30 a.m. September 12, 1995 ("New Monetary Liens"), Seller shall not be
obligated to convey title free and clear of such New Monetary Liens and
close the transaction set forth herein, unless such New Monetary Liens
arise out of the "Asbestos Abatement" (hereinafter defined), were placed on
the Property by reason of Seller's deliberate act or the aggregate amount
required to remove or bond over such New Monetary Liens is less than
$3,237,500.00. If Seller elects not to remove such New Monetary Liens that
are not required to be removed, Purchaser shall not be obligated to close
title and this Agreement shall terminate and the Xxxxxxx Money together with
all interest earned thereon shall be immediately returned to Purchaser and
thereupon neither party shall have any rights against the other or any
further liability to the other, except for Purchaser's obligations pursuant
to Paragraphs 7.1 and 7.2 hereof and as otherwise specifically set forth in
this Agreement to survive the termination hereof.
6. CONDEMNATION, EMINENT DOMAIN, DAMAGE AND CASUALTY.
_________________________________________________
6.1. Except as provided in the indemnity provisions
contained in Paragraphs 7.1 and 7.2 of this Agreement, Seller shall bear all
risk of loss with respect to the Property up to the date upon which title is
transferred to Purchaser in accordance with this Agreement. Notwithstanding
the foregoing, in the event of damage to the Property by fire or other
casualty prior to the Closing Date, repair of which would cost less than or
equal to $1,000,000.00 (as determined by a responsible independent licensed
contractor (the "Contractor") selected by Seller in a binding written
proposal (the "Binding Proposal") made both to Seller and Purchaser offering
to repair such damage for the cost specified therein), Purchaser shall not
have the right to terminate its obligations under this Agreement by reason
thereof, but Seller shall repair and restore the Property at Seller's sole
cost and expense if same can be accomplished prior to the earlier of the
then-scheduled Closing Date (if any) and April 1, 1996, or, if it cannot be
accomplished by such date, assign and transfer to Purchaser at the Closing
all of Seller's right, title and interest in and to all insurance proceeds
paid or payable to Seller on account of such fire or casualty and credit
Purchaser with the amount of any applicable deductible under such insurance
policy, provided such proceeds and deductible shall be in an amount
sufficient to pay the full cost to repair and restore such damage. Seller
shall immediately notify Purchaser in writing of any such fire or other
casualty and deliver a copy of the Binding Proposal containing the
Contractor's determination of the cost to repair the damage caused thereby.
In the event of damage to the Property by fire or other casualty prior to
the Closing Date, repair of which would cost in excess of $1,000,000.00 (as
determined by the Contractor in the Binding Proposal), then this Agreement
may be terminated at the option of Purchaser, which option shall be
exercised, if at all, by Purchaser's written notice thereof given to Seller
within ten (10) business days after Purchaser receives written notice from
Seller of such fire or other casualty and a copy of the Binding Proposal
containing the Contractor's determination of the cost to repair the damage.
Upon the exercise of such option by Purchaser, this Agreement shall become
null and void, the Xxxxxxx Money together with all interest earned thereon
shall be immediately returned to Purchaser and thereupon neither party shall
have any rights against the other or any further liability to the other,
except for Purchaser's obligations under Paragraphs 7.1 (but only to the
extent of the Property not destroyed pursuant to the above-described
casualty) and 7.2 and except as otherwise specifically set forth in this
Agreement to survive termination hereof. In the event that Purchaser does
not exercise the option to terminate set forth in the preceding sentence,
Seller shall repair and restore the Property at Seller's sole cost and
expense if same can be accomplished prior to the earlier of the then-
scheduled Closing Date (if any) and April 1, 1996 or, if it cannot be so
accomplished by such date, assign and transfer to Purchaser at the Closing
all of Seller's right, title and interest in and to all insurance proceeds
paid or payable to Seller on account of the fire or casualty and credit
Purchaser with the amount of any applicable deductible under such insurance
policy.
6.1.1. Seller shall keep in effect until the Closing
Date the all-risk building insurance coverage on the Property covering full
replacement value of the Improvements, as listed in the policies referred to
in Exhibit O annexed with deductibles not in excess of $50,000.00 for any
_________
one casualty.
6.2. If between the date of this Agreement and the Closing
Date, any condemnation or eminent domain proceedings are initiated, which
might result in the taking of any part of the Property or the taking or
closing of any right of access to the Property, Seller shall immediately
notify Purchaser of such occurrence. In the event that the taking shall:
(i) impair access to the Property so that Purchaser is unable to utilize the
Property for Purchaser's intended purposes or is unable to utilize at least
1,500 parking spaces; (ii) cause any non-compliance with any applicable law,
ordinance, rule or regulation of any federal, state or local authority or
governmental agencies having jurisdiction over the Property or any portion
thereof which would cause the appropriate governmental authority to prevent
Purchaser from utilizing the Property for Purchaser's intended purpose;
(iii) take or cause the permanent loss of use of any part of the
Improvements on the Property or reduce the amount of available parking
spaces below 1,500; or (iv) result in the termination of the Ground Lease
(hereinafter collectively referred to as a "Material Event") Purchaser may:
6.2.1. terminate this Agreement by written notice
to Seller, in which event the Xxxxxxx Money together with all interest earned
thereon shall be immediately returned to Purchaser and thereupon neither
party shall have any rights against the other or any further liability to
the other, except for Purchaser's obligations under Paragraphs 7.1 and 7.2
and except as otherwise specifically set forth in this Agreement to survive
termination hereof; or
6.2.2. proceed with the Closing, in which event
Seller shall assign to Purchaser all of Seller's right, title and interest in
and to any award made or to be made in connection with such condemnation or
eminent domain proceedings and damages to which Seller may have become
entitled by reason of such taking, and shall turn over to Purchaser any
portion of the award and damages received by Seller.
6.3. Purchaser shall notify Seller, within ten (10) business
days after Purchaser's receipt of Seller's notice, whether Purchaser elects
to exercise its rights under Paragraph 6.2.1 or Paragraph 6.2.2. The Closing
Date shall be adjourned, if necessary, until Purchaser makes such election. If
Purchaser fails to make an election within such ten (10)-business day period,
Purchaser shall be deemed to have elected to exercise its right to terminate
under Paragraph 6.2.1. If between the date of this Agreement and the Closing
Date, any condemnation or eminent domain proceedings are initiated which do
not constitute a Material Event, Purchaser shall be required to proceed with
the Closing, in which event Seller shall assign to Purchaser all of Seller's
right, title and interest in and to any award made or to be made in
connection with such condemnation or eminent domain proceedings and damages
to which Seller may have become entitled by reason of such taking, and shall
turn over to Purchaser any portion of the award and damages theretofore
received by Seller.
7. INSPECTION.
__________
7.1. During the period commencing on the date of mutual
execution of this Agreement and ending at 5:00 p.m. Arizona time on
September 22, 1995 (said period being herein referred to as the "Inspection
Period"), Purchaser and the agents, architects, engineers, employees,
contractors and surveyors retained by Purchaser may enter upon the Property,
at any reasonable time and upon reasonable prior notice to Seller (which
notice may be oral notwithstanding any provision to the contrary contained
in this Agreement), to inspect the Property, and to conduct and prepare such
investigations, studies, tests and surveys (collectively, the
"Investigations") as Purchaser may deem necessary or appropriate. Since
Purchaser has conducted certain of its investigations and tests prior to
the execution of this Agreement, the definition of "Investigations" includes,
without limitation, any and all tests and studies conducted by Purchaser or
Purchaser's agents, architects, engineers, employees, contractors or
surveyors prior to the execution of this Agreement at the Property. Seller
shall cooperate with and assist Purchaser in connection with the performance
of the Investigations at no cost to Seller. Without limiting the generality
of the foregoing, Purchaser intends to cause to be performed those
Investigations described in Exhibit P annexed. Seller shall promptly
_________
conduct those Investigations identified in Exhibit P, to be performed by
_________
Seller and Purchaser will observe and inspect same. All other
Investigations shall be conducted by Purchaser. Seller has delivered to
Purchaser copies of the 1994 real estate tax bills, two (2) years of
utility bills, the Service Contracts (hereinafter defined), estimated 1995
operating expenses and plans and specifications of the Improvements.
All of the Investigations conducted under this Paragraph 7.1 by Purchaser
shall be at Purchaser's sole cost and expense and Purchaser and the agents,
architects, engineers, employees, contractors and surveyors retained by
Purchaser shall: (a) restore the Property to the condition immediately
existing prior to the performance of such Investigations by or on behalf of
Purchaser, except that Purchaser shall not be obligated to restore any Asbestos
in connection with the conduct of such Investigations; (b) maintain through
September 22, 1995 the comprehensive general public liability insurance
insuring the person, firm or entity performing such Investigations and
listing Seller and Purchaser as additional insureds thereunder, evidence of
which was previously delivered to Seller by Purchaser; (c) promptly pay when
due the costs of all Investigations done with regard to the Property;
(d) not permit any liens to attach to the Property by exercise of its rights
hereunder; (e) not materially or unreasonably interfere with the operation
of the Property; and (f) not, without the prior written consent of Seller
(which shall not be unreasonably withheld or delayed), reveal or disclose
any information obtained by Purchaser or its agents, representatives or
consultants concerning the Property to anyone outside of those persons
within Purchaser's organization responsible for the acquisition of the
Property including Purchaser's board of directors and officers, other than
(i) Purchaser's agents, attorneys, representatives and consultants utilized
in this transaction, and (ii) those employees, agents, representatives or
consultants of Seller who are involved in performing or observing the
Investigations or cooperating with Purchaser in connection therewith.
Notwithstanding anything contained herein to the contrary, Purchaser's
restoration obligation shall be limited to those items brought to
Purchaser's attention by Seller by notice delivered to Purchaser no later
than forty-five (45) days after the applicable Investigation. Seller waives
and shall be estopped from asserting all claims for restoration which are
not set forth in a notice to Purchaser in accordance with the preceding
sentence. Furthermore, Purchaser shall instruct Purchaser's agents,
attorneys, representatives and consultants utilized in this transaction not
to reveal or disclose any information obtained by said parties concerning
the Property. To the extent that any of the Investigations to be performed
by Purchaser would materially or unreasonably interfere with the operation
of the Property, Seller and Purchaser shall cooperate with each other so
that such Investigations may be performed at such times so as to minimize
such interference. Seller shall retain final approval over the time of day
during which such Investigations listed on Exhibit P may be conducted, which
approval shall not be unreasonably withheld or delayed. To the extent
Purchaser desires to conduct Investigations other than those listed on
Exhibit P, Seller shall have the right to deny Purchaser the right to
conduct such test until after vacation of the Property by Seller if Seller
determines, in its sole judgment, that such test would unreasonably
interfere with the operation of the Property if the test was conducted at
any time prior to the vacation of the Property by Seller. If, prior to
September 22, 1995, Purchaser is notified by Seller that it may not conduct
a test not listed on Exhibit P until after the vacation of the Property by
Seller (other than test numbers 29 and 30 in Exhibit P) then Purchaser
shall have the right to terminate this Agreement upon written notice to
Seller on or before September 29, 1995. If Purchaser terminates this
Agreement in accordance with the preceding sentence, this Agreement shall
terminate, the Xxxxxxx Money together with all interest earned thereon
shall be immediately returned to Purchaser and thereupon neither party shall
have any rights against the other or any further liability to the other,
except for Purchaser's obligations pursuant to Paragraph 7.1 and 7.2 hereof
and as otherwise specifically set forth in this Agreement to survive the
termination hereof.
7.2. Purchaser shall defend, indemnify and hold Seller and
any subsidiaries, employees or directors of Seller (hereinafter collectively
referred to as "Affiliates of Seller") harmless from any and all liability,
cost and expense (including without limitation, reasonable attorneys' fees,
court costs and costs of appeal) suffered or incurred by Seller or
Affiliates of Seller for injury to persons or property caused by Purchaser's
performance of the Investigations of the Property. Nothing contained in
this indemnity is intended to indemnify Seller against Seller's performance
of the Investigations, except that Purchaser shall be obligated to restore
any damage caused by Seller's performance of test number 27 on Exhibit P.
Purchaser shall undertake its obligation to defend set forth in the preceding
sentence using attorneys selected by Purchaser, subject to Seller's
reasonable approval. Notwithstanding any provision contained in this
Agreement to the contrary, in no event shall Purchaser be liable for
consequential damages as a result of the performance of the Investigations
or any of its obligations under Paragraphs 7.1 and 7.2, except that
Purchaser shall be liable for consequential damages for any Investigation
which is performed (i) beyond the scope of the Investigations provided in
Exhibit P, (ii) in violation of the time of day established for such test
pursuant to the last four sentences of Paragraph 7.1 or (iii) in a grossly
negligent manner from and after the date hereof.
7.3. If on or prior to the expiration of the Inspection
Period, Purchaser (a) delivers to Seller the Notice (hereinafter defined)
establishing, in accordance with Paragraph 7.5, either or both of the
following (individually, a "Defect"): (i) a Structural Material Defect
(hereinafter defined), or (ii) an Environmental Material Defect (hereinafter
defined), and (b) the Cost (hereinafter defined) of remedying each category
of Defect is less than or equal to $500,000.00, then, at Closing, Purchaser
shall receive a credit to the Purchase Price for the difference between the
Cost of each such category of Defect and $250,000.00 and Purchaser shall
purchase the Property subject to any and all defects. With respect to any
defects to the Property which do not rise to the level of a Defect,
Purchaser shall not be entitled to receive any credit to the Purchase Price
attributable thereto. For example, assuming for illustrative purposes only,
the amount of all Structural Material Defects is $400,000.00 and the amount
of all Environmental Material Defects is $300,000.00, then Purchaser would
only receive a $200,000.00 credit at Closing (i.e., $400,000.00 less
$250,000.00 equals $150,000.00, and $300,000.00 less $250,000.00 equals
$50,000.00).
7.4. If on or prior to the expiration of the Inspection
Period, Purchaser (a) delivers to Seller the Notice (as hereinafter defined)
establishing, in accordance with Paragraph 7.5, either or both of the
Defect(s) and (b) the Cost of remedying either category of Defect is greater
than $500,000.00 (a "Substantial Defect(s)" for either category of Defect
or "Structural Substantial Defect" or an "Environmental Substantial Defect",
as the case may be), then Seller shall have the right to elect, by written
notice within fifteen (15) business days after receipt of the Notice, to
either (i) terminate this Agreement (the "Termination Notice") in which
case the Xxxxxxx Money deposited by Purchaser shall be immediately returned
to Purchaser together with all interest earned thereon and thereupon neither
party shall have any rights against the other or any further liability to
the other, except for Purchaser's obligations pursuant to Paragraphs 7.1 and
7.2 hereof and as otherwise specifically set forth in this Agreement to
survive the termination hereof, or (ii) give Purchaser a credit, at Closing, to
the Purchase Price equal to the difference between the Costs for the
Structural Substantial Defect(s) or the Environmental Substantial Defect(s)
(as the case may be) and $250,000.00 (the "Credit Notice") and Purchaser
shall purchase the Property subject to all Defects and Substantial Defects.
Failure of Seller to deliver a Termination Notice to Purchaser within the
time period above provided shall be deemed delivery of a Credit Notice.
If Seller delivers the Termination Notice, then Purchaser shall have the right
to negate the Termination Notice (in which case the Termination Notice shall
be null and void and this Agreement shall remain in full force and effect),
by delivering to Seller, on or before ten (10) business days after receipt
of the Termination Notice, a statement agreeing to purchase the Property with
a $250,000.00 credit to the Purchase Price for each category of the
applicable Substantial Defect(s) and any credit Purchaser would have been
entitled to for any other non-Substantial Defect pursuant to Paragraph 7.3
(without duplication) and Purchaser shall purchase the Property subject to
all Defects and Substantial Defects. Notwithstanding the foregoing, if
Seller delivers the Credit Notice and any of the Substantial Defects
(i) is of such a nature that it cannot be remedied prior to September 30,
1996, or (ii) the Cost of either of the categories of Substantial Defects
exceeds $1,500,000.00, then Purchaser shall have the right to negate the
Credit Notice by written notice to Seller, on or before ten (10) business
days after receipt of the Credit Notice, in which case this Agreement shall
terminate, the Xxxxxxx Money together with all interest earned thereon shall be
immediately returned to Purchaser and thereupon neither party shall have any
rights against the other or any further liability to the other, except for
Purchaser's obligations pursuant to Paragraph 7.1 and 7.2 hereof and as
otherwise specifically set forth in this Agreement to survive the
termination hereof. For example, assuming for illustrative purposes only, the
amount of all Structural Substantial Defects is $700,000.00 and the amount
of all Environmental Substantial Defects is $800,000.00, and Seller elects not
to terminate this Agreement, Seller shall give Purchaser at the Closing a
credit equal to $1,000,000.00 (i.e., $800,000.00 less $250,000.00 equals
____
$550,000.00 and $700,000.00 less $250,000.00 equals $450,000.00). If instead
of a Structural Substantial Defect, there existed a Structural Material
Defect in the amount of $400,000.00, then Seller's credit would be
$700,000.00 (i.e., $800,000.00 less $250,000.00 equals $550,000.00 and
____
$400,000.00 less $250,000.00 equals $150,000.00).
If in the first example contained in the preceding Paragraph, Seller
delivered a Termination Notice and Purchaser elected to negate it, Purchaser's
credit at Closing would be $500,000.00 (i.e., a $250,000.00 credit for each
category of Substantial Defect). If in the second example contained in the
preceding Paragraph, Seller delivered a Termination Notice and Purchaser
elected to negate it, Purchaser's credit at Closing would be $400,000.00
(i.e., a $250,000.00 credit for the Environmental Substantial Defect and
____
$150,000.00 for the Structural Material Defect).
7.5. In order to establish a Structural Material Defect or
an Environmental Material Defect, Purchaser shall be required to deliver to
Seller prior to the expiration of the Inspection Period the following with
respect to each Defect: (a) a copy of the inspection report(s) reflecting
the particular Defect(s) (collectively, the "Inspection Report"), and (b) a
written proposal from a responsible licensed contractor selected by
Purchaser setting forth the approximate cost of remedying the particular
Defect (the "Cost") reflected in the Inspection Report (the "Purchaser
Estimate"). With respect to any defects which are within the scope of
Paragraph 7.6 herein (including, without limitation, defects which are
identified pursuant to test numbers 29 and 30 on Exhibit P), the Cost to
remedy such defects shall only include the cost to repair the defective
component or system to a good working order unless said defective component
or system cannot reasonably be repaired, in which case the Cost shall be the
amount required to replace the defective component or system with a new
component or system of comparable quality. The Inspection Report and the
Purchaser Estimate shall be referred to collectively hereinafter as the
"Notice". If Seller agrees with the Purchaser Estimate then the Cost shall
equal the amount of the Purchaser Estimate. If Seller does not agree with the
Purchaser Estimate, then Seller shall deliver to Purchaser, within ten (10)
business days after receipt of the Notice, a binding written proposal from
a responsible licensed contractor selected by Seller setting forth the costs
such Contractor will charge for remedying the applicable Defect(s)
(the "Seller Estimate"), and the Cost shall equal the average of the
Purchaser Estimate and the Seller Estimate.
7.6. The term "Structural Material Defect" shall mean
defects in the roof, structure, electrical, site drainage, mechanical or
plumbing system of the Improvements with a collective Cost of more than
$250,000.00 to remedy. The word "defect" in the preceding sentence shall
mean the system's or component's failure to be in good working order, but
shall not take into account the scope of the design specifications or
capacity of the system or component. The parties acknowledge that certain
of the structural components and systems are in excess of twenty (20) years
old. Notwithstanding anything to the contrary contained herein, the
Property's failure to comply with The Americans With Disabilities Act shall
not by itself count toward or constitute a Structural Material Defect.
7.7. The term "Environmental Material Defect" shall mean
"Hazardous Materials" (hereinafter defined) located in, on or under the Fee
Parcel or the Ground Lease Parcel or in the Improvements in violation of any
Environmental Laws (hereinafter defined), with a collective Cost of more
than $250,000.00. Notwithstanding anything to the contrary contained
herein, nothing contained in the Existing Reports (hereinafter defined)
relating to the Asbestos Abatement shall count toward or constitute an
Environmental Material Defect, but the cost to remedy all conditions
disclosed in the Existing Reports (excluding the cost of the Asbestos
Abatement) shall count toward and constitute an Environmental Material
Defect.
7.8. If this Agreement is terminated in accordance with this
Paragraph 7, the Xxxxxxx Money together with all interest earned thereon shall
be immediately returned to Purchaser and thereupon neither party shall have any
rights against the other or any further liability to the other, except for
Purchaser's obligations pursuant to Paragraphs 7.1 and 7.2 hereof and except as
otherwise specifically set forth in this Agreement to survive the
termination hereof. Subject to Paragraph 7.10, Purchaser's obligation to
indemnify Seller and restore the Property, as more fully set forth in
Paragraphs and, shall survive the termination of this Agreement and
Purchaser's obligation to indemnify Seller under Paragraph 7.2 shall survive
the Closing and the delivery of the Deed.
7.9. To the extent there exists an Environmental Material
Defect or Environmental Substantial Defect for which a third party (other
than Purchaser or Seller) is liable, Purchaser and Seller shall jointly
pursue a claim against such liable third party to receive compensation for
any damages suffered by each party hereto as a result thereof. In the event
either party hereto declines by notice to the other to participate in the
joint claim, then the non-declining party shall have the right to pursue a
separate claim against the liable third party to receive compensation
suffered by the non-declining party.
7.10. Notwithstanding anything contained herein to the
contrary, promptly after Seller vacates the Improvements, Seller shall
perform the tests set forth in Exhibit P as numbers 29 and 30 on a date
determined by Seller and Purchaser and in the presence of Purchaser within
ten (10) days after Purchaser shall have received written notice from Seller
that Seller has vacated the Property. [Insert from Page 31A here.] Within
ten (10) days after the performance of such tests, Purchaser may establish
that the components which are the subject of such tests contain defects
(as said term is described in the second sentence of Paragraph 7.6 herein)
by delivering a Notice to Seller. If Seller agrees with the Purchaser
Estimate as to such defects then the "Cost" with respect to said defects shall
equal the amount of the Purchaser Estimate for said defects. If Seller does
not agree with the Purchaser Estimate for said defects, then Seller shall
deliver to Purchaser, within ten (10) business days after receipt of the
Notice, the Seller Estimate, and the Cost for such defect shall equal the
average of the Purchaser Estimate and the Seller Estimate for such defect.
(See Page 31A attached hereto)
The parties agree to allocate the Cost to remedy such defect as
follows: (a) Purchaser shall be responsible for up to the first $250,000.00
in the aggregate of the Cost to remedy such defects less the amount of the
Cost to remedy defects identified by Purchaser prior to September 22, 1995
to the roof, structure, electrical, site drainage, mechanical or plumbing
systems of the Improvements (other than for test numbers 29 and 30 in
Exhibit P); (b) Seller shall be responsible for up to the next $250,000.00
in the aggregate of the Cost to remedy such defects less the amount Seller
is obligated to credit Purchaser for Structural Material Defects;
(c) Purchaser and Seller shall share equally an amount up to the next
$750,000.00 of the Cost to remedy such defects and (d) Purchaser shall be
responsible for any Cost to remedy such defects in excess of the amount set
forth in clause (a), (b) and (c) of this sentence. Seller shall deliver to
Purchaser a credit at Closing against the Purchase Price in an amount equal
to that portion of the Cost for which Seller is responsible in the preceding
sentence. Notwithstanding anything contained herein to the contrary,
Purchaser and Seller shall establish the Cost to remedy any defect within
the scope of Paragraph 7.6 herein even if said Costs do not equal or exceed
$250,000.00 with Purchaser being required to deliver the Purchaser Estimate
for the same prior to September 22, 1995 (other than for test numbers 29
and 30 in Exhibit P). Notwithstanding the provisions of Paragraph 7.1 to
the contrary, if this Agreement shall be terminated for any reason
(including, without limitation, Purchaser's default), Purchaser shall not
be obligated to restore or remedy the defects found or restore any damage
caused to the electrical system as a result of the tests referred to in test
numbers 29 and 30 of Exhibit P.
8. AS-IS CONDITION.
_______________
8.1. Seller has made no representations or warranties
relating to the condition of the Property, except as specifically set forth in
this Agreement. Purchaser acknowledges and agrees that except for the
representations and warranties of Seller contained in this Agreement it will
be purchasing the Property based upon its inspections and investigations of
the Property and the matters contained in this Agreement, and that except
for Seller's obligations contained in this Agreement, Purchaser will be
purchasing the Property "AS-IS" and "WITH ALL FAULTS", based upon the
condition of the Property as of the date of this Agreement, ordinary wear
and tear and loss by fire or other casualty or condemnation excepted
(except as Seller may be required to repair the Property after such casualty
or condemnation pursuant to the terms of this Agreement). Seller shall pay
to Purchaser the cost to repair any damage caused to the Property (using the
condition of the Property as of the date hereof, ordinary wear and tear
excepted, as the standard as to whether damage has occurred) as a result of
Seller's vacation of the Property and removal of equipment and personal
property and as a result of the Asbestos Abatement, provided, however,
Seller shall not be responsible under this Paragraph 8 for the cost to
repair the work attributable to the Asbestos Abatement which is the subject of
the credit contained in Paragraph 11 herein. Furthermore Purchaser agrees
that with respect to any damage to paint as a result of said vacation, or
Asbestos Abatement in accordance with the terms hereof, Seller will only be
required to pay for the repainting of the immediately affected area. With
respect to any damage to the carpet or floor tile as a result of the
vacation or Asbestos Abatement in accordance with the terms hereof Seller
will only be required to pay for the replacing of the affected carpet tile
or floor tile. Seller shall not be responsible for the inability to match
the repainting, replacement carpet tile or replacement floor tile to
existing paint, carpet tiles and floor tiles, respectively, by reason of age
or unavailability. Purchaser agrees to accept any latent defects in the
existing carpet, flooring and painting revealed by the removal of the
personal property. Within thirty (30) days after the Closing Date,
Purchaser shall deliver to Seller a copy of a report prepared by a
responsible licensed contractor selected by Purchaser setting forth the
scope and approximate cost of remedying the damage to the Property resulting
from Seller's vacation of the Property and removal of the equipment and
personal property and as a result of the Asbestos Abatement (excluding the
items for which a credit is given in Paragraph 11). If Seller agrees with
the estimate prepared by Purchaser, then Seller shall pay to Purchaser an
amount equal to said estimate (which estimate shall not include the cost of
a performance bond) within thirty (30) days after Seller's receipt of the
estimate from Purchaser. If Seller does not agree with the estimate
prepared by Purchaser, then Seller shall deliver to Purchaser, within
thirty (30) days after receipt of the estimate from Purchaser, a binding
written proposal in favor of Seller and Purchaser, from a responsible
licensed contractor selected by Seller setting forth the cost such
contractor will charge for remedying the applicable damage and providing a
performance bond and Seller shall pay to Purchaser on the date thereof an
amount equal to the cost set forth in the proposal delivered by Seller.
Purchaser shall grant Seller's contractor access to the Property upon
reasonable notice and at reasonable times of the day to inspect the
applicable damage. Seller agrees not to remove any carpet except as
specified in the "Asbestos Abatement Plan" (hereinafter defined). Purchaser
acknowledges that, except as may otherwise be specifically set forth
elsewhere in this Agreement, neither Seller nor its consultants, brokers or
agents have made any representations or warranties of any kind upon which
Purchaser is relying as to any matters concerning the Property, including,
but not limited to, the condition of the land or any improvements comprising
the Property, zoning, availability of access, ingress or egress, valuation,
the existence or non-existence of toxic waste and/or any Hazardous
Materials, economic projections or market studies concerning the Property, any
development rights, taxes, bonds, covenants, conditions and restrictions
affecting the Property, water or water rights, topography, drainage, soil,
subsoil of the Property, the utilities serving the Property or any zoning,
environmental or building laws, rules or regulations affecting the Property.
Except as may be otherwise specifically set forth in this Agreement, Seller
makes no representation or warranty that the Property complies with
Title III of The Americans with Disabilities Act or any fire code or
building code. Except (i) in connection with a breach of a representation
or warranty or covenant by Seller hereunder, (ii) Seller's obligations
under Paragraph 7, and (iii) Seller's obligations under Paragraph 11
hereunder, Purchaser hereby releases Seller and the Affiliates of Seller
from any and all liability in connection with any claims which Purchaser may
have against Seller or the Affiliates of Seller, and Purchaser hereby agrees
not to assert any claims for contribution, cost recovery or otherwise,
against Seller or the Affiliates of Seller, relating directly or indirectly
to the existence of asbestos or Hazardous Materials, on the Property,
whether known or unknown. As used herein, "Environmental Laws" means all
federal, state and local statutes, codes, regulations, rules, ordinances,
orders, standards, permits, licenses, policies and requirements (including
consent decrees, judicial decisions and administrative orders) relating to the
protection, preservation, remediation or conservation of the environment or
worker health or safety, all as amended or reauthorized, or as hereafter
amended or reauthorized, including without limitation, the Comprehensive
Environmental Response, Compensation and Liability Act ("CERCLA"),
42 U.S.C. Section 9601 et seq., the Resource Conservation and Recovery Act
of 1976 ("RCRA"), 42 U.S.C. Section 6901 et seq., the Emergency Planning and
Community Right-to-Know Act ("Right-to-Know Act"), 42 U.S.C. Section 11001
et seq., the Clean Air Act ("CAA"), 42 U.S.C. Section 7401 et seq., the
Federal Water Pollution Control Act ("Clean Water Act"), 33 U.S.C. Section
1251 et seq., the Toxic Substances Control Act ("TSCA"), 15 U.S.C. Section
2601 et seq., the Safe Drinking Water Act ("Safe Drinking Water Act"),
42 U.S.C. Section 300f et seq., the Atomic Energy Act ("AEA"), 42 U.S.C.
Section 2011 et seq.; and the Occupational Safety and Health Act ("OSHA"),
29 U.S.C. Section 651 et seq. As used herein, "Hazardous Materials" means:
(1) "hazardous substances," as defined by CERCLA; (2) "hazardous wastes,"
as defined by RCRA; (3) any radioactive material including, without
limitation, any source, special nuclear or by-product material, as defined
by AEA; (4) asbestos in any form or condition; (5) polychlorinated
biphenyls; and (6) any other material, substance or waste to which liability
or standards of conduct may be imposed under any Environmental Laws.
8.2. Seller has provided to Purchaser certain unaudited
historical financial information regarding the Property relating to certain
periods of time during which Seller owned the Property. However, Seller
makes no representation or warranty that Purchaser will achieve similar
financial or other results with respect to the operations of the Property,
it being acknowledged by Purchaser that Seller's operation of the Property
and expenses thereof may be vastly different than Purchaser may be able to
attain. Purchaser acknowledges that it has relied upon its own
investigation and inquiry with respect to the operation of the Property and
the representations and warranties contained in this Agreement.
8.3. Seller has provided to Purchaser the following existing
reports: (a) that certain Phase I Environmental Site Assessment, dated
June 27, 1995, prepared by Western Technologies Inc., designated as Job
No. 2185JC091; (b) that certain Asbestos Survey, dated July 5, 1995, prepared
by Western Technologies Inc., designated as Job No. 2185JC091; and (c) the
"Asbestos Abatement Plan" (as hereinafter defined) (together, the "Existing
Reports"). Seller makes no representation or warranty concerning the
accuracy or completeness of the Existing Reports, except that the copies
thereof provided to Purchaser are true, correct and complete copies of the
Existing Reports delivered to Seller. Furthermore, Purchaser acknowledges
that it will be purchasing the Property with all faults disclosed in the
Existing Reports, except as otherwise provided in this Agreement.
9. CONDITIONS TO CLOSING; COVENANTS OF SELLER.
__________________________________________
9.1. Assumption of Ground Lease. Each of Purchaser's and
__________________________
Seller's obligation to consummate the transactions set forth herein is
contingent upon Seller procuring the following on or before thirty (30) days
after the date of this Agreement (the "Initial Date"): (i) the City's
consent, in writing, to the assignment and assumption of the Ground Lease
to Purchaser (the "Consent to Assignment"), and (ii) an estoppel certificate
from the City regarding the Ground Lease, reasonably satisfactory to
Purchaser, substantially in the form attached hereto as Exhibit H (the
_________
"Estoppel"), and (iii) a fully executed amendment to the Ground Lease
substituting the legal description of the Ground Lease Parcel contained in
Exhibit R for the legal description contained in Exhibit B ("Ground Lease
_________
Amendment"). The Consent to Assignment, the Estoppel and the Ground Lease
Amendment are referred to collectively hereinafter as the "City Consent".
The parties hereby acknowledge that the City has executed and delivered to
Seller and Seller has delivered to Purchaser a photocopy of the Consent to
Assignment and Estoppel in form acceptable to Purchaser and Seller, except
that the City Consent shall not be effective until the City acknowledges in
writing that the Consent to Assignment and the Estoppel previously executed
by the City pertain to and are effective with respect to the Ground Lease as
amended by the Ground Lease Amendment. Upon obtaining the effective City
Consent, all references herein to the Ground Lease and Ground Lease Parcel
shall refer to the Ground Lease and Ground Lease Parcel as amended by the
Ground Lease Amendment. Seller shall use its reasonable efforts to obtain
the City Consent by the Initial Date. Purchaser agrees to cooperate with
Seller in obtaining the City Consent, including, without limitation,
providing to the City Purchaser's financial information if requested by the
City.
If the City does not deliver the City Consent on or before the Initial
Date, either Purchaser or Seller shall have the right to extend the outside
date for obtaining the City Consent to the date that is seventy-five (75)
days after the date of this Agreement (the "Extension Date") by delivering
written notice thereof to the other party on or before five (5) business
days after the Initial Date. If (a) the City does not deliver the City
Consent on or before the Initial Date and neither Purchaser nor Seller
exercise their right to extend the Initial Date on or before five (5)
business days after the Initial Date, or (b) if either Purchaser or Seller
exercises its right to extend the Initial Date in accordance herewith and
the City does not deliver the City Consent on or before the Extension Date,
then this Agreement shall terminate, in which case the Xxxxxxx Money
together with all interest earned thereon shall be immediately returned to
Purchaser and thereupon neither party shall have any rights against the other
or any further liability to the other, except for Purchaser's obligations
pursuant to Paragraphs 7.1 and 7.2 hereof and as otherwise specifically set
forth in this Agreement to survive the termination hereof.
Notwithstanding anything contained herein to the contrary, if the City
delivers the City Consent on or before the Initial Date or the Extension Date,
whichever is applicable, but said consent requires conditions which are
unacceptable to Seller in its reasonable discretion, Seller shall have the
right to terminate this Agreement on notice given to Purchaser, along with a
statement identifying those of such conditions that are unacceptable to
Seller (the "Unacceptable Conditions") within five (5) business days after
receipt of the City Consent, in which case, the Xxxxxxx Money together with
all interest earned thereon shall be immediately returned to Purchaser and
thereupon neither party shall have any rights against the other or any
further liability to the other, except for Purchaser's obligations pursuant to
Paragraphs 7.1 and 7.2 hereof and except as otherwise specifically set forth in
this Agreement to survive the termination hereof. Notwithstanding the
foregoing, Purchaser shall have the right, in its sole discretion, to negate
Seller's termination notice by giving Seller notice, within ten (10) business
days after receipt of Seller's termination notice and the Unacceptable
Conditions, that Purchaser will fulfill or perform the Unacceptable Conditions,
in which case the termination notice shall be null and void and this Agreement
shall remain in full force and effect.
9.2. No Breach; Building Documents. Seller's obligations
_____________________________
hereunder shall be subject to the condition that as of the Closing Date, there
shall be no breach of any of the Purchaser's covenants, representations or
warranties hereunder. Purchaser's obligations hereunder shall be subject to
the condition that as of the Closing Date, there shall be no breach of any
of Seller's covenants, representations or warranties hereunder and to the
satisfaction of the following additional conditions precedent (any of which
Purchaser may waive in its sole discretion):
9.2.1. Seller has furnished to Purchaser the
following documents:
(a) copies of all unrecorded agreements, easements, leases and
restrictions affecting title to or possession of the Property; and
(b) copies of all certificates of occupancy, licenses, permits,
authorizations and approvals (other than any such certificates, licenses,
permits, authorizations and approvals which are no longer in effect) issued
with respect to the Property by any governmental authorities having
jurisdiction over the Property (the "Governmental Approvals"), which are in
Seller's possession relating to the operation or occupancy of the Property.
9.3. Seller's Covenants. Seller agrees that between the
__________________
date of this Agreement and the Closing Date, Seller shall:
(a) At its sole cost and expense, maintain the Property in its
present condition and make all necessary repairs to it not caused by
ordinary wear and tear or a casualty, subject to the terms contained
in Paragraphs 6 and 11.
(b) Not settle any existing real estate tax protests, claims or
proceedings without Purchaser's prior written consent in each instance,
which shall not be unreasonably withheld.
(c) Not enter into any leases, subleases, licenses to occupy,
options, occupancy agreements, occupancy arrangements with respect to the
Property which shall survive Closing or enter into any amendment to any
agreement relating to the Property which shall survive Closing except with
Purchaser's prior written consent in each instance, which Purchaser may
withhold in its sole discretion. Seller hereby discloses that the Biltmore
Arizona Resort has utilized a portion of the parking located at the Property
on an occasional overflow basis and that Seller shall terminate any rights,
if any, of the Biltmore Arizona Resort to utilize the parking on the Property
after the Closing.
(d) Not dispose of any Personal Property included in the sale or
encumber any of it, except that Seller may dispose of any such Personal
Property in the ordinary course of the operation of the Property if such
Personal Property is simultaneously replaced with like Personal Property of
similar quality and utility.
(e) Promptly notify Purchaser of any casualty or change in
valuation, eminent domain or other proceeding affecting the Property or to
Seller's knowledge threatened with respect to the Property.
(f) Deliver the Property to Purchaser, vacant and free and clear of
all leases, tenancies and occupants and all Personal Property not included in
this sale and clear of debris.
(g) Comply with all federal, state and local laws affecting the
Property on a going forward basis but Seller shall not be obligated to cure any
existing violations of federal, state and local laws affecting the Property.
(h) Seller agrees to comply with the terms of the Ground Lease and
not to enter into any amendments to the Ground Lease other than the Ground
Lease Amendment without Purchaser's prior written consent which may be
withheld in Purchaser's sole discretion.
10. CLOSING.
_______
10.1. Closing Date. The closing of the transactions
____________
contemplated by this Agreement (the "Closing") shall be on the date which is
five (5) business days following the date on which the Asbestos Abatement
has been deemed completed in accordance with Paragraph 11 herein (the
"Closing Date"). Notwithstanding the foregoing, if the Asbestos Abatement
has not been deemed completed in accordance with Paragraph 11 by April 1,
1996 (the "Outside Date") as a result of an event of "force majeure"
(hereinafter defined in Paragraph 28) or an unforseen condition in
connection with the Asbestos Abatement, then Seller shall have the right to
extend the Outside Date by written notice to Purchaser before the then
effective Outside Date for the number of days the Asbestos Abatement was
delayed as a result of (i) the force majeure event or (ii) the unforseen
condition or both, but in no event later then June 3, 1996. Seller
agrees to give to Purchaser written notice of any event arising to the level
of a force majeure event or the discovery of an unforeseen condition setting
forth the amount of the delay arising out of a force majeure event or the
unforeseen condition within ten (10) days after the force majeure event or the
discovery of the unforeseen condition, as applicable. Seller shall have the
right to continue to extend the Outside Date in accordance herewith as long
as the Outside Date is not extended past June 3, 1996. If the Asbestos
Abatement is not completed by the then effective Outside Date, then Seller
shall notify Purchaser that the Asbestos Abatement has not been completed by
such date and at Purchaser's option evidenced by written notice to Seller on
or before seven (7) business days after receipt of Seller's notice, this
Agreement shall terminate, in which case the Xxxxxxx Money together with all
interest earned thereon shall be immediately returned to Purchaser, and
thereupon neither party shall have any rights against the other or any
further liability to the other, except for Purchaser's obligations pursuant
to Paragraphs 7.1 and 7.2 hereof and as otherwise specifically set forth in
this Agreement to survive the termination hereof. If Purchaser fails to
deliver notice of termination in accordance with the preceding sentence,
then Purchaser shall be deemed to have waived its right to terminate this
Agreement pursuant to Paragraph 10.1, Seller shall continue to use
reasonable efforts to complete the Asbestos Abatement and the Closing shall
occur five (5) business days following the completion of the Asbestos
Abatement.
10.2. Timing/Type. The Closing shall be at the office of
___________
the Escrow Agent in Phoenix, Arizona. This transaction shall be closed through
an escrow with the Title Insurer, in accordance with the usual and customary
form of escrow closing instructions for similar transactions in Arizona, or
at the option of either party, the Closing shall be a "New York style"
closing at which the Purchaser shall wire the balance of the Purchase Price
to the Escrow Agent on the Closing Date and prior to the release of the
Purchase Price to Seller, Purchaser shall receive the marked up Title
Commitments and/or Title Policies redated the date of the Closing.
Regardless of the style of closing, Seller shall deliver to the Title Insurer
any affidavits required for the Title Insurer to be able to issue the Title
Policies. All closing and escrow fees shall be paid by the Seller.
11. ASBESTOS ABATEMENT.
__________________
11.1. Purchaser acknowledges that it has been informed
of the existence of asbestos at the Property pursuant to the Existing
Reports. Seller has procured an asbestos abatement report prepared by
Western Technologies, Inc. (the "Asbestos Engineer") dated July 12, 1995
and titled Asbestos Abatement Project Specifications ("Asbestos Abatement
Plan"). Upon obtaining the prior written approval of Purchaser, which
approval shall not be unreasonably withheld or delayed, Seller shall have
the right to increase the breadth of the scope of the Asbestos Abatement
Plan or alter the manner of performing the Asbestos Abatement so long as
(a) the new manner complies with all regulatory requirements, (b) the
standard of completion is not altered, and (c) encapsulation is
not substituted for the removal of asbestos. In addition, Seller shall
amend the Asbestos Abatement Plan to cause the plan to be consistent with the
certificate contained in Exhibit N and to cause the contractor to inspect
all light ballasts in the area within the Improvements which is the subject of
the Asbestos Abatement Plan and dispose of those containing PCBs and to
re-install the light bulbs in the fixtures. Provided that the City Consent
shall have been obtained, Seller shall vacate its employees from the
Property no later than January 15, 1996. Promptly thereafter, and for so
long as this Agreement shall be in effect and for so long as Purchaser is not
then in breach of its obligations under this Paragraph 11.1, Seller, at
Seller's sole cost and expense, will remove and/or dispose of
asbestos-containing material at the Property in accordance with the Asbestos
Abatement Plan (the "Asbestos Abatement"). Promptly after execution and
delivery by Seller of each agreement relating to the performance of the
Asbestos Abatement, Seller shall deliver a fully-executed counterpart of
same to Purchaser. Seller shall use its reasonable efforts to cause the
Asbestos Abatement to be completed prior to April 1, 1996, as such date
may be extended by reason of force majeure and unforseen conditions in
connection with the Asbestos Abatement. Prior to conducting any testing of
air cleanliness, Seller shall notify Purchaser and Purchaser shall have the
right to observe the aforesaid testing while it is being conducted. Seller
shall be deemed to have completed the Asbestos Abatement upon the delivery
to Purchaser of a certificate (in the form attached hereto as Exhibit N)
issued by the Asbestos Engineer stating that the Asbestos Abatement has been
completed. Seller agrees to cause the performance of the Asbestos Abatement
in a good and workmanlike, lien-free manner and to deliver all lien waivers
requested by Purchaser or the Title Insurer in connection with the Asbestos
Abatement to the Title Insurer prior to the Closing. On the date Seller
commences the Asbestos Abatement, Seller shall notify Purchaser that Seller
has commenced the Asbestos Abatement. Thereafter, from time to time, at the
request of Purchaser, Seller shall keep Purchaser informed as to the
progress of the Asbestos Abatement and anticipated completion date.
Commencing on the date that is fourteen (14) days after Seller has commenced
the Asbestos Abatement and every fourteen (14) days thereafter until the
Asbestos Abatement is completed (or this Agreement is terminated), Seller shall
deliver to Purchaser copies of the invoices evidencing the costs which Seller
has incurred in connection with the Asbestos Abatement (each, hereinafter an
"Invoice"), together with Asbestos Engineer's certificate stating that the
work for which payment is required has been performed in accordance with the
Asbestos Abatement Plan and Seller's certification that the payment shown to be
due on the Invoice is due, and that no liens have attached against the
Property as a result of the Asbestos Abatement. Within five (5) business days
after receipt of each Invoice, Purchaser shall deposit into the Escrow, as
additional Xxxxxxx Money, the amount set forth in each such Invoice.
11.2. Notwithstanding any provision contained in this
Agreement to the contrary, the existence of Asbestos in the Improvements
shall not constitute a Defect for purposes of Paragraph 7 and no liens or
other defects in title that may result from any such work shall constitute
a basis for Purchaser to share in the cost of remedying same nor shall same
constitute Title Costs.
11.3. Seller agrees to grant Purchaser a credit at the
Closing as compensation for the following items which relate to the
disturbance of various portions of the Improvements during the Seller's
performance of the Asbestos Abatement to the extent such restoration work
shall not have been completed prior to the Closing Date: (a) cost of labor of
installing all ceiling tiles removed and cost of material for estimated 20%
breakage of the ceiling tiles removed during Asbestos Abatement; (b) labor and
material costs in connection with installing a new ceiling tile grid to
replace the grid removed in connection with the Asbestos Abatement;
(c) material and labor cost of installing replacement light ballasts for
those light ballasts disposed of during the Asbestos Abatement; (d) material
and labor costs for replacing all light bulbs broken during the Asbestos
Abatement; (e) material and labor costs of installing all replacement
flexible ducts removed or disposed of during the Asbestos Abatement;
(f) labor of installing all diffusers removed and material and labor costs of
installing all diffusers disposed of during the Asbestos Abatement; and
(g) labor of installing all light fixtures removed and labor and material of
installing all replacement light fixtures disposed of in connection with the
Asbestos Abatement. The amount of the material costs in this Paragraph 11.3
shall be based on replacing the disposed of component with a component of
comparable quality. All of the aforesaid credits shall be based on a unit
price, where applicable, for purchasing such material and performing such
labor. On or before September 22, 1995, Seller shall deliver to Purchaser a
binding contract based on unit prices, where applicable, effective through
June 30, 1996 in favor of Purchaser and Seller to perform the work set forth in
this Paragraph 11.3 from a licensed, reputable contractor. Promptly after
the completion of the Asbestos Abatement and prior to the Closing,
Purchaser, Seller and Seller's contractor shall determine the amount of the
credit by conducting a walk-through of the Property and identifying the
magnitude of the corrective work to be performed which is the subject
of the credit in this Paragraph 11. Seller shall grant Purchaser at Closing
a credit equal to the aggregate cost to perform all work required in this
Paragraph 11.3 based on the unit prices contained in such contract, which
aggregate cost shall be reflected in an amended contract in favor of
Purchaser to perform such work through June 30, 1996.
12. CLOSING DOCUMENTS.
_________________
12.1. On the Closing Date, Seller and Purchaser shall
execute and deliver to one another a joint closing statement. In addition,
Purchaser shall deliver to Seller the balance of the Purchase Price, an
affidavit of Real Property Value, an assumption of the post-closing
obligations contained in the documents set forth in Paragraphs 12.2.2 and
12.2.4 and such other documents as may be reasonably required by the Title
Insurer (and reasonably acceptable to Purchaser) in order to consummate the
transaction as set forth in this Agreement.
12.2. On the Closing Date, Seller shall deliver to Purchaser
the following:
12.2.1. the duly authorized and executed Deed (in
the form of Exhibit I attached hereto), conveying good and marketable fee
_________
simple title to the Fee Parcel and the Improvements on the Fee Parcel
subject only to Permitted Exceptions and those Unpermitted Exceptions
relating to the Fee Parcel and the Improvements on the Fee Parcel waived by
Purchaser;
12.2.2. the Assignment and Assumption of Lease and
Conveyance of Improvements, conveying good and marketable title to Seller's
leasehold estate in the Ground Lease Parcel and the Improvements on the Ground
Lease Parcel subject only to Permitted Exceptions and those Unpermitted
Exceptions relating to the Ground Lease Parcel and the Improvements on the
Ground Lease Parcel waived by Purchaser;
12.2.3. a xxxx of sale conveying the Personal
Property (in the form of Exhibit J attached hereto) with the Personal
_________
Property schedule attached to the xxxx of sale to be completed prior to the
Closing with respect to the insertion equipment, if any;
12.2.4. assignment and assumption of intangible
property (in the form attached hereto as Exhibit K) (the "Assignment and
_________
Assumption of Intangible Property");
12.2.5. an affidavit of Real Property Value, a
non-foreign affidavit (in the form of Exhibit M attached hereto) and
_________
otherwise to comply with Section 1445 of the Internal Revenue Code of 1959
(as amended, the "Code");
12.2.6. the City Consent;
12.2.7. subject to the terms of Paragraphs 5 and
11 herein, all affidavits, indemnities and other documents and instruments
reasonably required by the Title Insurer to issue the Title Policies;
12.2.8. actual and exclusive possession of the
Property (and all keys thereto) to Purchaser free and clear of debris and
of the rights of any other party to possession thereof. Upon delivery of
possession to Purchaser, the Property shall be in the same condition as it
is on the date of this Agreement, ordinary wear and tear and damage by
casualty and condemnation excepted and except as otherwise set forth herein;
12.2.9. any lien waivers required by Paragraph 11
herein;
12.2.10. Form 1099-S regarding proceeds of real
estate transactions; and
12.2.11. such other documents relating to Seller's
authorization, existence, and organization as Purchaser or the Title Insurer
may reasonably require and such other documents as are contemplated by this
Agreement.
12.3. All of the documents and instruments required
pursuant to this Paragraph or otherwise in connection with the consummation
of this Agreement shall be in a form and manner reasonably satisfactory
to Purchaser and its counsel to the extent not attached to this Agreement.
12.4. The provisions of this Paragraph 12 shall survive the
Closing.
13. SERVICE CONTRACTS. Attached hereto as Exhibit L is a list of
_________________ _________
all service contracts affecting the Property (the "Service Contracts"). To the
extent Seller has not already done so, promptly after the date of this
Agreement, Seller shall deliver to Purchaser true, correct and complete
copies of all Service Contracts. Seller shall terminate as of the Closing
all of the Service Contracts and pay all sums due thereunder on a prompt
basis.
14. DEFAULT BY PURCHASER. IF THE SALE CONTEMPLATED UNDER THIS
____________________
AGREEMENT IS NOT CONSUMMATED DUE TO THE BREACH OF THIS AGREEMENT BY PURCHASER
OR A DEFAULT BY PURCHASER UNDER THE PROVISIONS OF THIS AGREEMENT, THEN, AS
SELLER'S SOLE AND EXCLUSIVE REMEDIES, SELLER SHALL BE ENTITLED TO RECEIVE
(A) ALL OF THE XXXXXXX MONEY DEPOSITED BY PURCHASER IN ESCROW PURSUANT TO
PARAGRAPHS 2.2.1, 2.2.2 AND 11 AND ALL INTEREST EARNED THEREON AND (B) THE
RIGHT TO ENFORCE THE OBLIGATION OF PURCHASER TO INDEMNIFY SELLER AND AFFILIATES
OF SELLER AND RESTORE THE PROPERTY PURSUANT TO PARAGRAPHS 7.1 AND 7.2 HEREOF
AND PURCHASER SHALL HAVE NO OBLIGATIONS UNDER THIS AGREEMENT EXCEPT AS SET
FORTH IN THIS SENTENCE. THE PARTIES HAVE AGREED THAT SELLER'S ACTUAL DAMAGES,
IN THE EVENT OF A DEFAULT BY PURCHASER, WOULD BE EXTREMELY DIFFICULT OR
IMPRACTICAL TO DETERMINE. THEREFORE, BY SIGNING THIS AGREEMENT, THE PARTIES
ACKNOWLEDGE THAT THE XXXXXXX MONEY HAS BEEN AGREED UPON, AFTER NEGOTIATION, AS
THE PARTIES' REASONABLE ESTIMATE OF SELLER'S DAMAGES.
15. DEFAULT BY SELLER. IF THE PURCHASE AND SALE CONTEMPLATED BY
_________________
THIS AGREEMENT IS NOT CONSUMMATED DUE TO THE BREACH OF THIS AGREEMENT BY
SELLER OR A DEFAULT BY SELLER UNDER THE PROVISIONS OF THIS AGREEMENT AFTER
SELLER HAS BEEN AFFORDED AN OPPORTUNITY TO CURE SAID BREACH OF DEFAULT FOR
A PERIOD OF THIRTY (30) DAYS AFTER NOTICE FROM PURCHASER, PURCHASER'S SOLE
REMEDIES SHALL BE (A) THE IMMEDIATE RETURN OF ALL XXXXXXX MONEY (INCLUDING
ALL SUMS DEPOSITED PURSUANT TO PARAGRAPHS 2.2.1, 2.2.2. AND 11) TOGETHER
WITH ALL INTEREST ACCRUED THEREON, AND (B) THE RIGHT TO RECEIVE FROM SELLER
ITS ACTUAL, DOCUMENTED THIRD PARTY EXPENSES INCURRED IN THE PERFORMANCE OF
ITS DUE DILIGENCE HEREUNDER AND THE PREPARATION OF THIS AGREEMENT, NOT TO
EXCEED $750,000.00 IN THE AGGREGATE. NOTWITHSTANDING ANYTHING CONTAINED
HEREIN TO THE CONTRARY, IF SELLER'S DEFAULT IS ITS WILLFUL REFUSAL TO DELIVER
THE DEED (FOR WHICH SELLER SHALL BE AFFORDED NO NOTICE OR CURE PERIOD), THEN
PURCHASER'S SOLE REMEDIES SHALL BE (X) THE RIGHT TO XXX FOR SPECIFIC
PERFORMANCE AND A MAXIMUM OF $100,000 IN LEGAL FEES INCURRED BY PURCHASER IN
ENFORCING ITS REMEDY OF SPECIFIC PERFORMANCE OR (Y) THE RIGHT TO THE
IMMEDIATE RETURN OF ALL THE XXXXXXX MONEY (INCLUDING ALL SUMS DEPOSITED
PURSUANT TO PARAGRAPHS 2.2.1, 2.2.2 AND 11) TOGETHER WITH ALL INTEREST
ACCRUED THEREON AND THE RIGHT TO XXX FOR DAMAGES SUFFERED BY PURCHASER AS A
RESULT OF SELLER'S WILLFUL REFUSAL TO DELIVER THE DEED UP TO A MAXIMUM
AGGREGATE AMOUNT OF $3,237,500. PURCHASER SHALL WAIVE ITS RIGHT TO XXX FOR
SPECIFIC PERFORMANCE UNLESS PURCHASER FILES A CLAIM FOR SUCH REMEDY WITHIN
NINETY (90) DAYS AFTER THE WILLFUL REFUSAL TO DELIVER THE DEED BY SELLER.
EXCEPT AS SET FORTH HEREIN, PURCHASER SHALL HAVE NO OTHER REMEDIES
AGAINST SELLER AT LAW OR IN EQUITY AND NOTHING CONTAINED IN THIS
PARAGRAPH 15 SHALL RELEASE PURCHASER FROM ITS OBLIGATIONS CONTAINED IN
PARAGRAPHS 7.1 AND 7.2. IN NO EVENT SHALL PURCHASER HAVE THE RIGHT TO
RECEIVE AN AWARD AGGREGATING DAMAGES UNDER BOTH CLAUSE (B) AND (Y) OF THIS
PARAGRAPH 15.
16. PRORATIONS.
__________
16.1. The following prorations shall apply at Closing:
(a) Taxes and Assessments. All real estate and personal property
_____________________
taxes assessed against the Property for the year prior to the year of the
Closing and all penalties and interest thereon shall be paid by Seller. All
real estate and personal property taxes assessed against the Property for the
year of the Closing shall be prorated between Seller and Purchaser as of the
Closing Date on the basis of the exact number of days each will own the
Property during the year of the Closing. If the amount of such real estate
and personal property taxes is not known at the Closing, closing adjustments
will be made on the basis of the most recent tax xxxx and, if the Property
has been taxed as part of a tax parcel including other real estate, a
reasonable estimate as to the allocation of taxes between the Property and
such other real estate. To the extent the deadline for contesting or
appealing tax or assessments for tax fiscal year 1997 occurs prior to the
Closing Date, Seller shall contest or appeal such tax or assessment for the
1997 tax fiscal year prior to the deadline date in a manner consistent with
Seller's previous contests or appeals and in a manner so as to not prejudice
the rights of Purchaser. Any taxes and assessments in respect of the
Property for the year of Closing shall be paid by Purchaser and Purchaser
hereby assumes the same. Purchaser shall be allowed as a credit against the
Purchase Price at the Closing, an amount equal to Seller's pro-rata share of
the taxes and assessments in respect of the Property for the year of
Closing, as calculated in accordance herewith.
(b) Utilities. Water, electricity, sewer, gas, and other utility
_________
charges shall be dealt with as follows. At the Closing, Seller and
Purchaser shall execute a joint notice to the utility companies serving the
Property requesting such companies to change their accounts at the Property
to Purchaser's name. Seller shall request each of the utility companies
serving the Property to read the relevant utility meters in the Property not
more than two (2) days prior to the Closing. Seller shall pay for all
utilities consumption, as shown on such meters with respect to the period
prior to Closing, and Purchaser shall pay for all utilities consumption, as
shown on such meters, with respect to the period after the Closing.
(c) Fuel. Fuel, at cost price based on the supplier's statement
____
of fuel on hand (including taxes), shall be prorated in favor of Seller as of
a date not more than two (2) days prior to the Closing Date.
(d) Additional Items. Such other items that are customarily
________________
prorated in transactions of this nature shall be ratably prorated.
For purposes of calculating prorations under this Agreement,
adjustments shall be made as of 11:59 p.m. on the Closing Date. All credits
to Purchaser from the closing adjustments and prorations described above
or elsewhere in this Agreement shall reduce the cash portion of the Purchase
Price payable at the Closing and all credits to Seller from the closing
adjustments and prorations described above or elsewhere in this Agreement
shall increase the cash portion of the Purchase Price payable at the
Closing. All costs, expenses and bills relating to the operation of the
Property which are incurred or accrued through the Closing Date (whether
received before or after the Closing Date) shall be the obligation of Seller.
The provisions of this Paragraph 16.1 shall survive the Closing.
16.2. Post Closing Correction of Apportionments. If the
_________________________________________
amount of any of the items to be prorated is not then ascertainable, the
adjustments thereof shall be on the basis of the most recent ascertainable
data. Any apportionments not ascertainable at Closing (including, without
limitation, real estate taxes, including any tax refunds and the costs of any
contest or appeal) or made in error at the Closing will be adjusted or
updated between Seller and Purchaser, as of the Closing Date, at the
earliest date subsequent to Closing, but no later than twelve (12) months
after the Closing, as such apportionable items become ascertainable or errors
are discovered. Any net amount owing from Purchaser to Seller (or from
Seller to Purchaser) as a result of the post-closing calculations shall be paid
directly within ten (10) business days after receipt of written demand
therefor and, if not so paid, shall accrue interest at the rate of 10% per
annum from the date of demand until paid. Any errors or omissions in computing
adjustments or apportionments shall be promptly corrected following written
request therefor. This obligation shall survive the Closing.
17. RECORDING. Neither this Agreement nor a memorandum thereof
_________
shall be recorded against the Property and such a recording by Purchaser shall
be an act of default hereunder by Purchaser and subject to the provisions of
Paragraph 14 hereof.
18. ASSIGNMENT. Purchaser shall not have the right to assign its
__________
interest in this Agreement without the prior written consent of the Seller.
Any assignment or transfer of, Purchaser's interest in this Agreement shall
be an act of default hereunder by Purchaser and subject to the provisions of
Paragraph 14 hereof. Notwithstanding the foregoing, Purchaser may assign
its interest in this Agreement without the consent of Seller to any
affiliate of Purchaser provided that Purchaser remains liable for and the
assignee assumes the obligations of Purchaser hereunder. An affiliate of
Purchaser for purposes of this Paragraph 18 shall mean an entity that is
controlled by, controls, or is under common control, with Purchaser.
19. BROKER. Seller represents and warrants to Purchaser that no
______
brokerage commission or finder's fee is due and payable in connection with this
transaction other than to Xxxxxxx-Xxxxxx International, (to be paid by
Seller pursuant to the listing agreement), Xxxxxx Xxxxxxxx of Xxxxxx X.
Xxxxxx Company, Inc. (to be paid by Seller pursuant to a separate agreement),
to Handler Enterprises, Inc. (to be paid by Seller pursuant to a separate
agreement) and to Insignia Commercial Group (to be paid by Xxxxxxx-Xxxxxx
International). Purchaser represents and warrants to Seller that Purchaser
has dealt with no broker in connection with the transaction contemplated by
this Agreement, other than The Balcor Company, Xxxxxxx-Xxxxxx International,
Handler Enterprises, Inc., Xxxxxx Xxxxxxxx of Xxxxxx X. Xxxxxx Company, Inc.
and Insignia Commercial Group. Seller represents that The Balcor Company is a
subsidiary of Seller and is not working in a capacity as a broker in this
transaction and no commission will be due The Balcor Company. Purchaser and
Seller shall indemnify, defend and hold the other party hereto harmless from
any claim whatsoever (including without limitation, reasonable attorneys'
fees, court costs and costs of appeal and reasonable attorneys' fees, court
costs and costs of appeal incurred in enforcing this indemnity provision and
in collecting any amount payable hereunder) suffered or incurred by the
indemnitee arising from the breach or alleged breach by the indemnifying party
of its representations and warranties contained in this Paragraph 19. The
indemnifying party shall undertake its obligations set forth in this
Paragraph 19 using attorneys selected by the indemnifying party and reasonably
acceptable to the indemnified party. The provisions of this Paragraph 19 will
survive the Closing and delivery of the Deed and the Assignment and
Assumption of Leases and Conveyance of Improvements.
20. REPRESENTATIONS AND WARRANTIES.
______________________________
20.1. Any reference herein to Seller's knowledge or notice
of any matter or thing shall only mean such knowledge or notice that has
actually been received by Xxxxxx Xxxxxxxxx (Vice-President of Field Real
Estate, United States), Xxxxxx Xxxxxxx (Director of Administrative Services for
Western Operations Regional Center), engineering employees of Seller
responsible for the Property reporting directly to Xxxxxx Xxxxxxx as of the
date hereof (including Xxxx Xxxxx) or Xxxxx Xxxxxxxx, Esq. (Managing
Attorney) (collectively referred to as the "Seller's Representative"). Any
knowledge or notice given, had or received by any of Seller's agents,
servants or employees (other than Seller's Representative) shall not be
imputed to Seller or Seller's Representative.
20.2. Subject to the limitations set forth in
Paragraph 20.1, Seller represents and warrants to Purchaser as follows:
20.2.1. There are no leases, subleases, licenses,
agreement or arrangements (written or oral), affecting the occupancy of the
Property other than the Ground Lease and an oral revocable license to the
Biltmore Arizona Resort regarding the parking at the Property which Seller
shall terminate prior to Closing. No one has any right to possess any
portion of the Property (except for Seller, as owner of the Property and the
Biltmore Arizona Resort as aforesaid) or an option, right of first refusal or
other right to purchase the Property or any part thereof.
20.2.2. To Seller's knowledge, (i) there are no
service or maintenance contracts affecting the Property other than those
described in Exhibit L annexed; and (ii) there are no building employees at
_________
the Property required to be employed by Purchaser after the Closing.
20.2.3. Except as set forth in Exhibit T attached
hereto, there is no pending litigation or proceeding (condemnation, tax
certiorari or otherwise) which would in any way prevent or delay the sale
and transfer of the Property contemplated herein or which could affect the
Property after Closing. To Seller's knowledge, there is no such threatened
litigation, claim, cause of action or proceeding.
20.2.4. Seller has the full right, power and
authority to convey the Property to Purchaser and carry out its obligations
under this Agreement and no corporate approvals or consents by Seller are
necessary to permit Seller to convey the Property to Purchaser.
20.2.5. To Seller's knowledge, no other approvals
or consents other than the City Consent are necessary to permit Seller to
convey the Property to Purchaser.
20.2.6. Except as to the conditions disclosed in
the Existing Reports and except as to the conditions disclosed in the other
environmental reports set forth in Exhibit U attached hereto, Seller has not
received any notice from any governmental authority having jurisdiction over
the Property of any uncured violation of any Environmental Law with respect to
the Property.
20.2.7. To Seller's knowledge there are no
legislative, administrative or judicial proceedings of any kind, pending or
threatened, against the Seller or the Property which would in any way
prevent or delay the sale and transfer of the Property contemplated herein.
Except as to the conditions disclosed in the Existing Reports and except as
to the conditions disclosed in the other environmental reports set forth in
Exhibit U attached hereto, Seller has received no notice from any
governmental authority having jurisdiction over the Property of any uncured
violations of any laws, regulations, codes, ordinances, orders or
requirements affecting the Property. Notwithstanding anything contained
herein to the contrary, Seller shall have no liability hereunder to
Purchaser arising out of any violations of The Americans With Disabilities
Act.
20.2.8. Seller is a corporation duly organized and
validly existing in good standing under the laws of the State of New York,
and is duly qualified to transact business in the State of Arizona.
20.2.9. Seller has not received any notice from
any governmental authority having jurisdiction over the Property of the
imposition of any taxes or assessments that are or will be a lien on the
Property other than real estate taxes that are not yet due and payable and
the possessory interest tax with respect to the Ground Lease.
20.2.10 Except as to the conditions set forth in
the Existing Reports, Seller has received no written notice from any
insurance carrier of defects or inadequacies in the Property which if not
corrected would result in termination of insurance coverage or an increase
in the cost thereof.
20.2.11 To Seller's knowledge, the real estate
tax bills and utility bills delivered by Seller to Purchaser as referenced in
Paragraph 7 herein are true, correct and complete copies of said bills. To
Seller's knowledge, the Seller does not possess, in connection with the
ownership of the Property, any water rights certificates or well registrations
pertaining to, or used in connection with the operation of, all or any
portion of the Property.
20.2.12. No other person or entity has any
interest in, or a claim to Seller's interest under, the Ground Lease.
20.3. Purchaser hereby represents and warrants to Seller
that Purchaser has the full right, power and authority to execute this
Agreement and consummate the transactions contemplated herein.
The representations and warranties contained in this Agreement made by
Seller and Purchaser shall be deemed repeated as of the Closing Date and
shall survive the Closing and the delivery of the Deed for a period of one
(1) year (i.e., the claiming party shall have no right to make any claims
____
against the other party for a breach of a representation or warranty
after the first (1st) anniversary of the Closing).
20.4. If at any time after the execution of this
Agreement, either Purchaser or Seller shall become aware of information
which makes a representation and warranty contained in this Agreement untrue
in any material respect and provided the representation or warranty in
question was true at the time it was made, said party shall promptly
disclose said information to the other party hereto. Provided the party
making the representation or warranty did not take any deliberate actions to
cause the aforesaid representation or warranty in question to become untrue in
any material respect, said party shall not be in default under this
Agreement and the sole remedy of the other party shall be to terminate this
Agreement and the Xxxxxxx Money together with all interest earned thereon shall
be immediately returned to Purchaser and thereupon neither party shall have any
rights against the other or any further liability to the other, except for
Purchaser's obligations pursuant to Paragraph 7.1 and 7.2 hereof and as
otherwise specifically set forth in this Agreement to survive the
termination hereof. Purchaser and Seller are prohibited from making any
claims against the other party hereto after the Closing with respect to any
breaches of the other party's representations and warranties contained in
this Agreement that the claiming party has actual knowledge of prior to the
Closing. For the purposes of the preceding sentence, the knowledge of
Purchaser shall mean the actual knowledge of Xxxxxxx Xxxxx, Xxxxxx Xxxxxxx,
Xxxx Xxxxxxx or Xxxxx Xxxxxxxx.
20.5. None of Seller's or Seller's subsidiaries' respective
shareholders, officers, directors, agents or employees shall have any personal
liability of any kind or nature for or by reason of any matter or thing
whatsoever under, in connection with, arising out of or in any way related
to this Agreement or the transactions contemplated herein, and Purchaser hereby
waives for itself and anyone who may claim by, through or under Purchaser
any and all rights to xxx or recover on account of any such alleged personal
liability. None of Purchaser's or Purchaser's subsidiaries' respective
shareholders, officers, directors, agents or employees shall have any personal
liability of any kind or nature for by reason of any matter or thing
whatsoever under, in connection, arising out of or in any way related to
this Agreement or the transactions contemplated herein, and Seller hereby
waives for itself and anyone who may claim by, through or under Seller any
and all rights to xxx or recover on account of any such alleged personal
liability.
20.6. Purchaser hereby agrees that the maximum aggregate
liability of Seller, in connection with, arising out of or in any way
related to a breach by Seller under this Agreement or any document or
conveyance agreement in connection with the transaction set forth herein
after the Closing shall be $750,000.00 ("Initial Liability Cap"); provided,
however, that (a) Purchaser shall have the right to make separate claims
against Seller after the Closing as a result of a breach by Seller of the
representations and warranties contained in Paragraphs 20.2.1, 20.2.3 and
20.2.12 and the maximum aggregate liability of Seller (in addition to the
Initial Liability Cap but not exceeding the cap provided in Paragraph 20.7)
arising out of any such breach by Seller shall be $3,237,500 for a breach of
each of the representations and warranties contained in Paragraphs 20.2.1,
20.2.3 and 20.2.12 (the parties agreeing that for purposes of determining the
liability of Seller hereunder each of the aforesaid paragraphs shall only
be treated as one representation or warranty), (b) Purchaser shall have the
right to make separate claims against Seller after the Closing as a result of a
breach by Seller of the representations and warranties contained in
Paragraphs 20.2.4 and 20.2.8 and the maximum aggregate liability of Seller
(in addition to the Initial Liability Cap but not exceeding the cap provided
in Paragraph 20.7) arising out of any such breach by Seller shall be the
amount of the Purchase Price for a breach of each of the representations and
warranties contained in Paragraphs 20.2.4 and 20.2.8 (the parties agreeing
that for purposes of determining the liability of Seller hereunder each of
the aforesaid paragraphs shall only be treated as one representation or
warranty) and (c) Purchaser shall have the right to make separate claims
against Seller after the Closing as a result of any liability arising out of
Seller's obligations under the Assignment and Assumption of Lease and
Conveyance of Improvements and the Assignment and Assumption of Intangible
Property and the Deed and the maximum aggregate liability of Seller (in
addition to the Initial Liability Cap but not exceeding the cap provided in
Paragraph 20.7) arising under such obligations of Seller shall be $3,237,500
for each of the Assignment and Assumption of Lease and Conveyance of
Improvements and the Assignment and Assumption of Intangible Property and
the Deed. Purchaser hereby waives any and all rights to xxx or recover from
Seller any amount greater than said limits.
20.7. Notwithstanding anything contained herein to the
contrary, in no event shall Purchaser have the right to aggregate claims under
this Agreement or any document or any conveyance agreement in connection
with this transaction set forth herein after the Closing in excess of the
amount of the Purchase Price. Purchaser hereby waives any and all rights to
xxx or recover from Seller any amount greater than the amount of the
Purchase Price.
TIME OF ESSENCE. Time is of the essence of this Agreement.
_______________
NOTICES. Any notice or demand which either party hereto is required or
_______
may desire to give or deliver to or make upon the other party shall be in
writing and may be personally delivered or given or made by overnight
courier such as Federal Express or made by United States registered or
certified mail, return receipt requested, addressed as follows:
Purchaser:
_________
Xxxxxxx Xxxxxx & Co., Inc.
000 Xxxxxxxxxx Xxxxxx
Xxx Xxxxxxxxx, Xxxxxxxxxx 00000
ATTN: Xx. Xxxxxxx Xxxxx
Vice President Corporate
Real Estate and Facilities
(000) 000-0000
(000) 000-0000 - FAX
with copy to:
Xxxxxx Xxxxxxxxx & Sanseverino
000 Xxxxx Xxxxxx/00xx Xxxxx
Xxx Xxxx, Xxx Xxxx 00000
ATTN: Xxxxxxx X. Xxxxxxxxxxx, Esq.
(000) 000-0000
(000) 000-0000 - FAX
Seller:
______
American Express Company
World Financial Center #3
TRS Real Estate
000 Xxxxx Xxxxxx/00xx Xxxxx
Xxx Xxxx, Xxx Xxxx 00000-0000
ATTN: Xx. Xxxxxx Xxxxxxxxx
(000) 000-0000
(000) 000-0000 - FAX
with copies to:
American Express Company
x/x Xxx Xxxxxx Xxxxxxx
Xxxxxxxxxxx Xxxx Xxxxxx Xxxxx
0000 Xxxxxxxx Xxxx
Xxxxx X-000
Xxxxxxxxxxx, Xxxxxxxx 00000
ATTN: Mr. Xxxx Xxxxxxxxx
(000) 000-0000
(000) 000-0000 - FAX
and:
American Express Financial Advisors
IDS Tower 10, T27/52
Xxxxxxxxxxx, Xxxxxxxxx 00000
ATTN: Xxxxx Xxxxxxxx, Esq.
(000) 000-0000
(000) 000-0000 - FAX
and:
Xxxxxx Xxxxxx & Xxxxx
000 Xxxx Xxxxxx Xxxxxx
Xxxxx 0000
Xxxxxxx, Xxxxxxxx 00000
ATTN: Xxxxxx X. Xxxxxxx, Esq.
(000) 000-0000
(000) 000-0000 - FAX
subject to the right of either party to designate a different address for
itself by notice similarly given. Any notice or demand so given shall be
deemed to be delivered or made on the next business day if sent for next day
delivery by overnight courier, or on the fourth (4th) business day after the
same is deposited in the United States Mail as registered or certified
matter, return receipt requested, addressed as above provided, with postage
thereon fully prepaid. Any such notice, demand or document not given,
delivered or made by registered or certified mail, return receipt requested,
or by overnight courier as aforesaid shall be deemed to be given, delivered
or made upon receipt of the same by the party to whom the same is to be given,
delivered or made. Copies of all notices to Purchaser or Seller shall be
served in like fashion upon the Escrow Agent and copies of all notices given
to Escrow Agent shall be served in like fashion to the other party.
23. EXECUTION OF AGREEMENT AND ESCROW AGREEMENT. Purchaser will
___________________________________________
execute five (5) counterparts of this Agreement and five (5) counterparts of
the Escrow Agreement and forward them to Seller for execution, accompanied
by the Xxxxxxx Money payable to the Escrow Agent set forth in the
Escrow Agreement on or before September 20, 1995. Seller will execute each
such counterpart and forward two (2) counterparts of the executed Agreement
to Purchaser on or before September 22, 1995 and will forward the following
to the Escrow Agent concurrently therewith:
(A) The Xxxxxxx Money;
(B) One (1) fully executed counterpart of this Agreement; and
(C) Five (5) counterparts of the Escrow Agreement signed by the parties
with a direction to execute five (5) counterparts of the Escrow Agreement
and deliver two (2) fully executed counterparts to each of the Purchaser and
the Seller.
24. GOVERNING LAW. The provisions of this Agreement shall be
_____________
governed by the laws of the State of Arizona, without regard to conflict of
laws rules.
25. ENTIRE AGREEMENT. This Agreement and the Escrow Agreement and
________________
all other exhibits attached hereto constitute the entire agreement between
the parties with respect to the subject matter hereof and supersede all other
negotiations, understandings and representations and agreements made by and
between the parties and their respective agents, servants and employees.
26. COUNTERPARTS. This Agreement may be executed in multiple
____________
counterparts, each of which shall be deemed an original and all of which taken
together shall constitute one original instrument.
27. CAPTIONS. Paragraph titles or captions contained herein are
________
inserted as a matter of convenience and for reference, and in no way define,
limit, extend or describe the scope of this Agreement or any provision hereof.
28. FORCE MAJEURE. A "force majeure" event shall mean acts of God,
_____________
strikes, lock outs, labor difficulties, delays on account of adverse weather
conditions, explosions, sabotage, accidents, riots, civil commotions, acts
of war, results of any warfare or any war like condition in this or any
foreign country, fire, casualty, condemnation or causes beyond the
reasonable control of Seller and delays caused by Purchaser.
29. WAIVER OF CONDITIONS. No failure or delay of either party in
____________________
the exercise of any right given to such party hereunder or the waiver by any
party of any condition hereunder for its benefit (unless the time specified
herein for exercise of such right, or satisfaction of such condition, has
expired) shall constitute a waiver of any other or further right nor shall
any single or partial exercise of any right preclude other or further exercise
thereof of any other right. The waiver of any breach hereunder shall not be
deemed to be a waiver of any other or any subsequent breach hereof.
30. FURTHER ACTS. Each party hereto shall from time to time exercise,
____________
acknowledge and deliver such further instruments and perform such additional
acts as the other party may reasonably request to effectuate the intent of
this Agreement.
31. MODIFICATION. This Agreement shall not be altered, amended,
____________
changed, waived, terminated or otherwise modified in any respect unless the
same shall be in writing and signed by or on behalf of the party to be
charged therewith.
32. TIME. Unless provided to the contrary in any particular
____
provision, all time periods refer to calendar days and shall expire at
5:30 p.m., Arizona time, on the last of such days; provided, however, that
if the time for the performance of any obligation expires on a Saturday,
Sunday or legal holiday in the State of Arizona, the time for performance shall
be extended to the next succeeding day which is a Business Day.
33. AUTHORITY OF SIGNERS. Each individual executing this Agreement
____________________
on behalf of a party represents that he or she has been duly authorized to
do so.
34. BINDING EFFECT. This Agreement shall be binding upon and shall
______________
inure to the benefit of the parties hereto and to their respective heirs,
executors, administrators, successors and assigns.
35. INCORPORATION BY REFERENCE. Each of the exhibits referred to
__________________________
herein and attached hereto is incorporated herein by reference.
36. PERSONAL INJURY. Seller agrees to name Purchaser as an
_______________
additional insured on its general liability insurance policy from and after
the date hereof insuring Purchaser against such covered personal injury
claims occurring prior to the date of Closing and which are pursued against
Purchaser after the date of Closing.
37. SELLER AUTHORITY. Seller shall deliver to Purchaser on or
________________
before September 22, 1995 evidence of Xxxxxx X. Xxxxxx'x authority to
execute this Agreement on behalf of Seller.
IN WITNESS WHEREOF, the parties hereto have put their hand and seal
as of the date first set forth above.
PURCHASER:
_________
XXXXXXX XXXXXX & CO., INC.,
a California corporation
By: /s/ Xxxx Xxxxx
Name: Xxxx Xxxxx
Its: Executive Vice President and
Chief Financial Officer
and
By: /s/ X. X. Xxxxxxxx
Name: X. X. Xxxxxxxx
Its: Executive Vice President of Human
Resources and Administrative Services
SELLER:
AMERICAN EXPRESS COMPANY,
a New York corporation
By: /s/ Xxxxxx X. Xxxxxx
Name: Xxxxxx X. Xxxxxx
Its: Senior Vice-President
Xxxx Xxxxx of (Xxxxxxx-Xxxxxx International ("Seller's Broker") executed
this Agreement in its capacity as a real estate broker and acknowledges that
the fee or commission due it from Seller as a result of the transaction
described in this Agreement is as set forth in that certain Listing
Agreement, dated ___________, 19____ between Seller and Seller's Broker
(the "Listing Agreement"). Seller's Broker also acknowledges that payment
of the aforesaid fee or commission is conditioned upon the Closing and the
receipt of the Purchase Price by the Seller. Seller's Broker agrees to
deliver a receipt to the Seller at the Closing for the fee or commission due
Seller's Broker and a release stating that no other fees or commissions are
due to it from Seller or Purchaser.
XXXXXXX-XXXXXX INTERNATIONAL
By:
Xxxx Xxxxx
Its:
________________________ of Insignia Commercial Group ("Sub Broker")
executed this Agreement in its capacity as a real estate broker and
acknowledges that the only fee or commission due it as a result of the
transaction described in this Agreement is from Xxxxxxx Xxxxxx
International. Sub Broker also acknowledges that payment of the aforesaid
fee or commission is conditioned upon the Closing and the receipt of the
Purchase Price by the Seller. Sub Broker agrees to deliver a receipt to the
Seller at the Closing for the fee or commission due Sub Broker and a release
stating that no other fees or commissions are due to it from Seller or
Purchaser or Xxxxxxx-Xxxxxx.
INSIGNIA COMMERCIAL GROUP
By:
Name:
Its:
Xxxx Xxxxxxx of Handler Enterprises, Inc. ("Additional Broker") executed
this Agreement in its capacity as a real estate broker and acknowledges that
the fee or commission due it from Seller as a result of the transaction
described in this Agreement is as set forth in that certain separate written
agreement dated __, 199_ between Seller and Additional Broker (the "Second
Separate Agreement"). Additional Broker also acknowledges that payment of
the aforesaid fee or commission is conditioned upon the Closing and the
receipt of the Purchase Price by the Seller. Additional Broker agrees to
deliver a receipt to the Seller at the Closing for the fee or commission due
Second Cooperating Broker and a release stating that no other fees or
commissions are due to it from Seller or Purchaser.
HANDLER ENTERPRISES, INC.
By:
Xxxx Xxxxxxx
Executive Vice-President
INDEX OF EXHIBITS
A - Fee Parcel
B - Ground Lease Parcel
C - Personal Property
D - Escrow Agreement
E - Title Commitment for Fee Parcel
F - Title Commitment for Ground Lease Parcel
G - Assignment of Lease and Conveyance of Improvements
H - City Estoppel
I - Deed
J - Xxxx of Sale
K - Assignment and Assumption of Intangible Property
L - Service Contracts
M - Non-Foreign Affidavit
N - Asbestos Engineer Certificate
O - List of Insurance
P - List of Investigations
Q - Video Equipment
R - Amended Ground Lease Parcel Legal Description
S - Industry Standards
T - Litigation
September 21, 1995
VIA FACSIMILE AND FEDERAL EXPRESS
Xxxxxxx Xxxxxx & Co., Inc.
000 Xxxxxxxxxx Xxxxxx
Xxx Xxxxxxxxx, Xxxxxxxxxx 00000
Attn: Xx. Xxxxxxx Xxxxx
Vice President Corporate
Real Estate and Facilities
VIA FACSIMILE AND FEDERAL EXPRESS
Xxxxxx, Xxxxxxxxx & Sanseverino
000 Xxxxx Xxxxxx/00xx Xxxxx
Xxx Xxxx, Xxx Xxxx 00000
Attn: Xxxxxxx X. Xxxxxxxxxxx, Esq.
VIA FACSIMILE AND FEDERAL EXPRESS
Chicago Title Insurance Company
0000 Xxxxx Xxxxxxx Xxxxxx, Xxxxx 000
Xxxxxxx, Xxxxxxx 00000
Attn: Xxxxxxx Xxxxxxxx
Re: Letter Agreement - Sale of American Express Regional
Operations Center -Phoenix, Arizona
Ladies and Gentlemen:
Reference is made to that certain Agreement of Sale, dated
September 18, 1995, by and between American Express Company, a New York
Corporation, and Xxxxxxx Xxxxxx & Co., Inc., a California corporation (the
"Agreement").
The Agreement is hereby amended as follows:
1. The following is added to the end of Section 22 of the
Agreement: "Notwithstanding anything to the contrary contained in this
Section 22, any notice or demand which either party hereto is required to or
may desire to give or deliver to or make upon the other party may be sent
by facsimile. Any notice or demand given by facsimile on or before
5:00 p.m. Chicago time shall be deemed to be delivered or made on the day
on which is was sent. If such notice or demand given by facsimile is sent
on a date which falls on a Saturday, Sunday or Federal or State holiday,
said date shall be extended to the next business day following such
Saturday, Sunday or Federal or State holiday.
2. Except as set forth in this letter, all terms of the Agreement
are affirmed, ratified, adopted and confirmed. If there is a conflict
between the terms of this letter and the Agreement, the terms of this letter
shall prevail.
PURCHASER
XXXXXXX XXXXXX & CO., INC., a
California corporation
By: /s/ Xxxxxxx X. Xxxxxxxxxxx
Name: Xxxxxxx X. Xxxxxxxxxxx
Its: Attorney
SELLER
AMERICAN EXPRESS COMPANY, a
New York corporation
By: /s/ Xxxxxx X. Xxxxxxx
Name: Xxxxxx X. Xxxxxxx
Its: Attorney
SECOND AMENDMENT TO AGREEMENT OF SALE
This Second Amendment to Agreement of Sale (this "Second Amendment") is
entered into as of this 22nd day of September, 1995, by and between Xxxxxxx
Xxxxxx & Co., Inc., a California corporation ("Purchaser") and American
Express Company, a New York corporation ("Seller").
WHEREAS, Purchaser and Seller entered into that certain Agreement of
Sale dated September 18, 1995, as amended by letter agreement dated
September 21, 1995 (as amended, the "Agreement") for the purchase and sale
of the American Express Western Regional Operations Center, 2423 East
Lincoln Drive, Phoenix, Arizona (as more particularly described in the
Agreement and defined in the Agreement as the "Property"); and
WHEREAS, Purchaser and Seller desire to amend the Agreement as more
fully set forth herein.
NOW, THEREFORE, for good and valuable consideration, the receipt and
sufficiency of which are hereby acknowledged, the parties hereby agree as
follows:
1. Any and all capitalized terms not defined herein shall have the
meanings ascribed to them in the Agreement.
2. Pursuant to Paragraph 7.1 of the Agreement, Purchaser desires to
conduct an Emergency Power System test (the "EPS Test"), which test is not
one of the Investigations listed on Exhibit P of the Agreement. Pursuant to
Paragraph 7.1 of the Agreement, Seller is denying Purchaser the right to
conduct the EPS Test until after the vacation of the Property by Seller. As
a result, the parties have agreed that Seller shall perform the EPS Test at
the same time as Seller performs the tests set forth in Exhibit P as
numbers 29 and 30 as provided for in Paragraph 7.10 of the Agreement.
Notwithstanding anything contained herein to the contrary, any reference in
Paragraph 7.10 to "tests" or to "tests set forth in Exhibit P as numbers 29 and
30" shall include the EPS Test. Furthermore, any reference to "defects" in
Paragraph 7.10 of the Agreement shall also include defects to the components
which are the subject of the EPS Test. In addition, any reference to "Cost"
in Section 7.10 of the Agreement shall also refer to the "Costs" associated
with the defects to the components which are the subject of the EPS Test.
3. Purchaser and Seller shall use diligent efforts to agree upon
the standards to be used for the EPS Test on or before September 29, 1995.
In addition, the parties agree to extend the period for using diligent
efforts to agree upon the standards to be used for the tests set forth in
Exhibit P as numbers 29 and 30 through September 29, 1995. The parties agree
that all references to September 22, 1995 contained in Paragraph 7.10 shall be
deleted and September 29, 1995 shall be inserted in lieu thereof and the
reference to September 29, 1995 shall be deleted and October 13, 1995 shall
be inserted in lieu thereof. The parties' rights to terminate the Agreement
in accordance with Paragraph 7.10 shall also pertain to the parties' failure to
agree upon the standards to be used for the EPS Test.
4. Purchaser shall not have the right to terminate the Agreement as a
result of Purchaser being denied the right to conduct an Investigation until
after Seller vacates the Property.
5. The following is added to the end of Section 22 of the Agreement
ratifying the letter between the parties dated September 21, 1995:
"Notwithstanding anything to the contrary contained in this Section 22,
any notice or demand which either party hereto is required to or may desire
to give or deliver to or make upon the other party may be sent by facsimile.
Any notice or demand given by facsimile on or before 5:00 p.m. Chicago time
shall be deemed to be delivered or made on the day on which it was sent or if
sent after 5:00 p.m. Chicago time, such notice or demand shall be deemed
given on the following day. If such notice or demand given by facsimile is
sent on a date which falls on a Saturday, Sunday or Federal or State
holiday, said date shall be extended to the next business day following such
Saturday, Sunday or Federal or State holiday.
6. Except as set forth herein, the Agreement remains unmodified and in
full force and effect.
[SIGNATURE PAGE ON NEXT PAGE]
IN WITNESS WHEREOF, the parties hereto have put their hand and seal as
of the date first set forth above.
PURCHASER:
XXXXXXX XXXXXX & CO., INC.,
a California corporation
By: /s/ X. X. Xxxxxxxx
Name: Xx Xxxxxxxx
Its: Executive Vice President
and
By: /s/ X. Xxxxxxxx
Name: Xxxxxx Xxxxxxxx
Its: Senior Vice President
SELLER:
AMERICAN EXPRESS COMPANY,
a New York corporation
By: /s/ Xxxxxx X. Xxxxxx
Name: Xxxxxx X. Xxxxxx
Its: Senior Vice-President
THIRD AMENDMENT TO AGREEMENT OF SALE
This Third Amendment to Agreement of Sale (this "Third Amendment") is
entered into as of this 29th day of September, 1995, by and between Xxxxxxx
Xxxxxx & Co., Inc., a California corporation ("Purchaser") and American
Express Company, a New York corporation ("Seller").
WHEREAS, Purchaser and Seller entered into that certain Agreement of
Sale dated September 18, 1995 (the "Original Agreement") for the purchase
and sale of the American Express Western Regional Operations Center,
2423 East Lincoln Drive, Phoenix, Arizona (as more particularly described
in the Agreement and defined in the Agreement as the "Property"); and
WHEREAS, the Original Agreement has been amended by (1) that certain
letter dated September 21, 1995 (the "Letter Agreement") and (2) by that
certain Second Amendment to Agreement of Sale dated September 22, 1995
(the "Second Amendment"). The Original Agreement, the Letter Agreement and the
Second Amendment are referred to collectively hereinafter as the "Agreement".
WHEREAS, Purchaser and Seller desire to amend the Agreement as more fully
set forth herein.
NOW, THEREFORE, for good and valuable consideration, the receipt and
sufficiency of which are hereby acknowledged, the parties hereby agree as
follows:
1. Any and all capitalized terms not defined herein shall have the
meanings ascribed to them in the Agreement.
2. The parties agree to extend the period for using diligent
efforts to agree upon the standards to be used for the EPS Test and the
tests set forth in Exhibit P of the Agreement as numbers 29 and 30 through
October 3, 1995. The parties agree that all references to September 29,
1995 contained in Paragraph 7.10 shall be deleted and October 3, 1995 shall
be inserted in lieu thereof.
3. Except as set forth herein, the Agreement remains unmodified
and in full force and effect.
[EXECUTION PAGE FOLLOWS]
IN WITNESS WHEREOF, the parties hereto have put their hand and seal
as of the date first set forth above.
PURCHASER:
XXXXXXX XXXXXX & CO., INC.,
a California corporation
By: /s/ Xxxxxxx X. Xxxxxxxxxxx
Name: Xxxxxxx X. Xxxxxxxxxxx
Its: Attorney
SELLER:
AMERICAN EXPRESS COMPANY,
a New York corporation
By: /s/ Xxxxxx X. Xxxxxxx
Name: Xxxxxx X. Xxxxxxx
Its: Attorney
FOURTH AMENDMENT TO AGREEMENT OF SALE
This Fourth Amendment to Agreement of Sale (this "Fourth Amendment") is
entered into as of this 6th day of October, 1995, by and between Xxxxxxx
Xxxxxx & Co., Inc., a California corporation ("Purchaser") and American
Express Company, a New York corporation ("Seller").
WHEREAS, Purchaser and Seller entered into that certain Agreement of
Sale dated September 18, 1995 (the "Original Agreement") for the purchase
and sale of the American Express Western Regional Operations Center,
2423 East Lincoln Drive, Phoenix, Arizona (as more particularly described
in the Agreement and defined in the Agreement as the "Property"); and
WHEREAS, the Original Agreement has been amended by (1) that certain
letter dated September 21, 1995 (the "Letter Agreement") (2) by that
certain Second Amendment to Agreement of Sale dated September 22, 1995 (the
"Second Amendment"), and (3) by that certain Third Amendment to Agreement of
Sale dated September 29, 1995 (the "Third Amendment"). The Original
Agreement, the Letter Agreement, the Second Amendment and the Third
Amendment are referred to collectively hereinafter as the "Agreement".
WHEREAS, Purchaser and Seller desire to amend the Agreement as more
fully set forth herein.
NOW, THEREFORE, for good and valuable consideration, the receipt and
sufficiency of which are hereby acknowledged, the parties hereby agree as
follows:
1. Any and all capitalized terms not defined herein shall have the
meanings ascribed to them in the Agreement.
2. Notwithstanding anything to the contrary contained in the Notice
which Purchaser delivered to Seller on September 22, 1995, and
notwithstanding that Seller did not deliver the Seller Estimate, the parties
agree that the Cost to remedy all defects set forth in the Notice (other
than for the tests set forth in Exhibit P as numbers 29 and 30 and the EPS
Test) is $160,000.00.
3. Except as set forth herein, the Agreement remains unmodified and
in full force and effect.
[EXECUTION PAGE FOLLOWS]
IN WITNESS WHEREOF, the parties hereto have put their hand and seal as
of the date first set forth above.
PURCHASER:
XXXXXXX XXXXXX & CO., INC.,
a California corporation
By: /s/ Xxxxxxx Xxxxx
Name: Xxxxxxx Xxxxx
Its: Vice President, Corporate Real
Estate & Facilities
and
By: /s/ X. X. Xxxxxxxx
Name: Xx Xxxxxxxx
Its: Executive Vice President
SELLER:
AMERICAN EXPRESS COMPANY,
a New York corporation
By: /s/ Xxxxxx X. Xxxxxx
Name: Xxxxxx X. Xxxxxx
Its: Senior Vice President
FIFTH AMENDMENT TO AGREEMENT OF SALE
This Fifth Amendment to Agreement of Sale (this "Fifth Amendment") is
entered into as of this 17th day of October, 1995, by and between Xxxxxxx
Xxxxxx & Co., Inc., a California corporation ("Purchaser") and American
Express Company, a New York corporation ("Seller").
WHEREAS, Purchaser and Seller entered into that certain Agreement of
Sale dated September 18, 1995 (the "Original Agreement") for the purchase
and sale of the American Express Western Regional Operations Center,
2423 East Lincoln Drive, Phoenix, Arizona (as more particularly described
in the Agreement and defined in the Agreement as the "Property"); and
WHEREAS, the Original Agreement has been amended by (1) that certain
letter dated September 21, 1995 (the "Letter Agreement") (2) by that certain
Second Amendment to Agreement of Sale dated September 22, 1995 (the "Second
Amendment"), (3) by that certain Third Amendment to Agreement of Sale dated
September 29, 1995, and (4) by that certain Fourth Amendment to Agreement of
Sale dated October 6, 1995 (the "Fourth Amendment"). The Original
Agreement, the Letter Agreement, the Second Amendment, the Third Amendment
and the Fourth Amendment are referred to collectively hereinafter as the
"Agreement".
WHEREAS, Purchaser and Seller desire to amend the Agreement as more
fully set forth herein.
NOW, THEREFORE, for good and valuable consideration, the receipt and
sufficiency of which are hereby acknowledged, the parties hereby agree as
follows:
1. The legal description contained in Exhibit R of the Agreement
is hereby deleted in its entirety and replaced with the legal description
set forth in Exhibit A attached hereto.
2. Except as set forth herein, the Agreement remains unmodified
and in full force and effect.
[EXECUTION PAGE FOLLOWS]
IN WITNESS WHEREOF, the parties hereto have put their hand and seal as
of the date first set forth above.
PURCHASER:
XXXXXXX XXXXXX & CO., INC.,
a California corporation
By: /s/ Xxxxxxx X. Xxxxxxx
Name: XXXXXXX X. XXXXXXX
Its: Vice President
and
By: /s/ Xxxxxxx Xxxxx
Name: XXXXXXX XXXXX
Its: VICE PRESIDENT
SELLER:
AMERICAN EXPRESS COMPANY,
a New York corporation
By: /s/ Xxxxxx X. Xxxxxx
Name: XXXXXX XXXXXX
Its: SVP
EXHIBIT A
Parcel No. 1:
____________
That portion of Section 10, Township 2 North, Range 3 East of the Gila and Salt
River Base and Meridian, Maricopa County, Arizona, described as follows:
Beginning at the East quarter corner of said Section 10; thence North 00
degrees 00 minutes 48 seconds East, along the East line of said Section 10, a
distance of 114.97 feet; thence South 28 degrees 49 minutes 10 seconds West,
501.83 feet; thence South 86 degrees 29 minutes 9 seconds West, 21.92 feet;
thence South 22 degrees 49 minutes 26 seconds West, 385.16 feet; thence South
12 degrees 19 minutes 24 seconds East, 68.85 feet; thence East 398.82 feet to
a point on the East line of said Section 10; thence North 00 degrees 01 minutes
37 seconds West, along the East line of said Section 10, a distance of 748.32
feet to the Point of Beginning.
Parcel No. 2:
____________
That part of the East half of Section 10, Township 2 North, Range 3 East of the
Gila and Salt River Base and Meridian, Maricopa County, Arizona, described as
follows: Beginning at a point in the East line of said Section 10 from which
the Southeast corner of said Section bears South (assumed bearing) a distance
of 2,815.27 feet; thence North 82 degrees 40 minutes 25 seconds West a distance
of 52.64 feet; thence South 22 degrees 44 minutes 25 seconds West a distance
of 547.37 feet; thence North 86 degrees 29 minutes 09 seconds East 21.92 feet
to a corner of the existing American Express parking lot as leased to American
Express by City of Phoenix Lease No. 21319; thence North 28 degrees 49 minutes
10 seconds East, along the boundary of said parking lot as leased by said
Lease, 501.83 feet to the East line of said Section 10; thence North 00 degrees
00 minute 48 seconds East, along said section line 57.09 feet to the Point
of Beginning.
Parcel No. 3:
____________
That part of the Southeast quarter of Section 10, Township 2 North, Range 3
East of the Gila and Salt River Base and Meridian, Maricopa County, Arizona,
described as follows: Beginning at a point in the East line of said Southeast
quarter from which the Southeast corner of said Section bears South 00 degrees
01 minute 37 seconds East (assumed bearing) a distance of 1,800.97 feet; thence
North 00 degrees 01 minute 37 seconds West, along said East line, a distance
of 93.93 feet to the Southeast corner of the existing American Express parking
lot as leased to American Express by City of Phoenix Lease No. 21319; thence
South 90 degrees 00 minutes 00 seconds West along the South boundary of said
parking lot as leased by said Lease, 398.82 feet to a chain link fence; thence
South 01 degree 34 minutes 30 seconds East 4.76 feet; thence South 12 degrees
27 minutes 20 seconds East 45.35 feet; thence South 58 degrees 21 minutes 19
seconds East 17.56 feet; thence North 75 degrees 24 minutes 34 seconds East
24.53 feet; thence South 63 degrees 35 minutes 57 seconds East 87.77 feet;
thence South 89 degrees 36 minutes 57 seconds East 117.73 feet; thence North 00
degrees 48 minutes 55 seconds East 20.51 feet; thence South 89 degrees 11
minutes 05 seconds East 73.60 feet; thence South 00 degrees 48 minutes 55
seconds West 21.00 feet; thence South 89 degrees 38 minutes 30 seconds East
80.34 feet to the Point of Beginning.
