Exhibit 10.9
EQI FINANCING PARTNERSHIP IV, L.P.
and
EQI/WV FINANCING PARTNERSHIP II, L.P.
(collectively, Borrower)
to
GENERAL ELECTRIC CAPITAL CORPORATION
(Lender)
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LOAN AGREEMENT
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Dated: As of November 7, 2000
DOCUMENT PREPARED BY:
Cadwalader, Xxxxxxxxxx & Xxxx
000 Xxxxxx Xxxx
Xxx Xxxx, Xxx Xxxx 00000
Attention: Xxxxxxx X. XxXxxxxxx, Esq.
TABLE OF CONTENTS
Page
ARTICLE I
CERTAIN DEFINITIONS
Section 1.1 Certain Definitions...............................................1
ARTICLE II
LOAN TERMS
Section 2.1 The Loan.........................................................14
Section 2.2 Interest Rate....................................................15
Section 2.3 Terms of Payment.................................................15
Section 2.4 Prepayment; Defeasance...........................................17
Section 2.5 Release of Property..............................................19
Section 2.6 Substitution of Properties.......................................21
ARTICLE III
SECURITY; RESERVES AND CASH MANAGEMENT
Section 3.1 Security; Establishment of Funds.................................28
Section 3.2 Pledge and Grant of Security Interest............................30
Section 3.3 Disbursement of Funds............................................30
Section 3.4 Intentionally Omitted............................................31
Section 3.5 Cash Management Account..........................................31
Section 3.6 Payments Received Under the Cash Management Agreement............33
ARTICLE IV
CONDITIONS PRECEDENT
Section 4.1 Closing Conditions...............................................33
ARTICLE V
INSURANCE, CONDEMNATION, AND IMPOUNDS
Section 5.1 Insurance, Casualty and Condemnation.............................37
Section 5.2 Condemnation.....................................................41
Section 5.3 Restoration......................................................42
Section 5.4 Impounds.........................................................45
Section 5.5 Letters of Credit................................................47
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ARTICLE VI
ENVIRONMENTAL MATTERS
Section 6.1 Certain Definitions..............................................47
Section 6.2 Representations and Warranties on Environmental Matters..........48
Section 6.3. Covenants on Environmental Matters..............................48
Section 6.4 Allocation of Risks and Indemnity................................49
Section 6.5 No Waiver........................................................50
ARTICLE VII
LEASING MATTERS
Section 7.1 Representations and Warranties on Leases.........................50
Section 7.2 Approval Rights..................................................51
Section 7.3 Covenants........................................................51
Section 7.4 Tenant Estoppels.................................................51
ARTICLE VIII
REPRESENTATIONS AND WARRANTIES
Section 8.1 Organization, Power and Authority................................51
Section 8.2 Validity of Loan Documents.......................................52
Section 8.3 No Conflicts.....................................................52
Section 8.4 Liabilities; Litigation..........................................52
Section 8.5 Taxes and Assessments............................................53
Section 8.6 Other Agreements; Defaults.......................................53
Section 8.7 Title............................................................53
Section 8.8 Compliance with Law..............................................54
Section 8.9 Location of Borrower.............................................54
Section 8.10 Forfeiture......................................................54
Section 8.11 Tax Filings.....................................................55
Section 8.12 Solvency........................................................55
Section 8.13 Full and Accurate Disclosure....................................55
Section 8.14 Flood Zone......................................................56
Section 8.15 Federal Reserve Regulations.....................................56
Section 8.16 Not a Foreign Person............................................56
Section 8.17 Separate Lots...................................................56
Section 8.18 No Prior Assignment..............................................56
Section 8.19 Insurance.......................................................56
Section 8.20 Use of Properties...............................................57
Section 8.21 Certificate of Occupancy; Licenses..............................57
Section 8.22 Physical Condition..............................................57
Section 8.23 Boundaries......................................................57
Section 8.24 Survey...........................................................57
Section 8.25 Embargoed Person................................................58
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Section 8.26 Filing and Recording Taxes......................................58
Section 8.27 Single Purpose Entity/Separateness..............................58
Section 8.28 Franchise Agreement; Hotel Management...........................61
Section 8.29 Operating Lease.................................................63
Section 8.30 Investment Company Act..........................................64
Section 8.31 Ground Lease....................................................64
ARTICLE IX
FINANCIAL REPORTING
Section 9.1 Financial Statements.............................................66
Section 9.2 Accounting Principles............................................68
Section 9.3 Other Information; Access........................................68
Section 9.4 Format of Delivery...............................................68
ARTICLE X
COVENANTS
Section 10.1 Due Sale and Encumbrance; Transfers of Interests................69
Section 10.2 Taxes; Utility Charges..........................................69
Section 10.3 Operating Lease.................................................70
Section 10.4 Operation; Maintenance; Inspection..............................70
Section 10.5 Taxes on Security...............................................70
Section 10.6 Legal Existence; Name, Etc......................................70
Section 10.7 Further Assurances..............................................71
Section 10.8 Estoppel Certificates...........................................71
Section 10.9 Notice of Certain Events........................................71
Section 10.10 Indemnification................................................71
Section 10.11 Payment For Labor and Materials................................72
Section 10.12 Alterations....................................................72
Section 10.13 Handicapped Access.............................................73
Section 10.14 Certain Hotel/Franchise Covenants..............................73
Section 10.15 Certain Operating Lease Covenants..............................74
ARTICLE XI
EVENTS OF DEFAULT
Section 11.1 Payments........................................................75
Section 11.2 Insurance.......................................................75
Section 11.3 Single Purpose Entity...........................................75
Section 11.4 Insolvency Opinion..............................................76
Section 11.5 Taxes...........................................................76
Section 11.6 Sale, Encumbrance, Etc..........................................76
Section 11.7 Representations and Warranties..................................76
Section 11.8 Other Encumbrances..............................................76
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Section 11.9 Involuntary Bankruptcy or Other Proceeding......................76
Section 11.10 Voluntary Petitions, etc.......................................76
Section 11.11 Covenants......................................................77
ARTICLE XII
REMEDIES
Section 12.1 Remedies - Insolvency Events....................................78
Section 12.2 Remedies - Other Events.........................................78
Section 12.3 Lender's Right to Perform the Obligations.......................79
Section 12.4 Cross-Default; Cross-Collateralization; Waiver of
Marshalling of Assets.........................................79
ARTICLE XIII
LIMITATIONS ON LIABILITY
Section 13.1 Limitation on Liability.........................................80
Section 13.2 Limitation on Liability of Lender's Officers, Employees, etc....81
ARTICLE XIV
SECURITIZATION
Section 14.1 Securitization..................................................82
Section 14.2 Securitization Indemnification..................................83
Section 14.3 Servicer........................................................85
ARTICLE XV
MISCELLANEOUS
Section 15.1 Notices.........................................................86
Section 15.2 Amendments and Waivers..........................................87
Section 15.3 Limitation on Interest..........................................87
Section 15.4 Invalid Provisions..............................................88
Section 15.5 Reimbursement of Expenses.......................................88
Section 15.6 Approvals; Third Parties; Conditions............................88
Section 15.7 Lender Not in Control; No Partnership...........................89
Section 15.8 Time of the Essence.............................................89
Section 15.9 Successors and Assigns..........................................89
Section 15.10 Renewal, Extension or Rearrangement............................89
Section 15.11 Waivers........................................................89
Section 15.12 Cumulative Rights; Joint and Several Liability.................90
Section 15.13 Singular and Plural............................................90
Section 15.14 Phrases........................................................90
Section 15.15 Exhibits and Schedules.........................................90
Section 15.16 Titles of Articles, Sections and Subsections...................90
Section 15.17 Promotional Material...........................................90
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Section 15.18 Survival.......................................................91
Section 15.19 WAIVER OF JURY TRIAL...........................................91
Section 15.20 Waiver of Punitive or Consequential Damages....................91
Section 15.21 Governing Law..................................................91
Section 15.22 Entire Agreement...............................................93
Section 15.23 Counterparts...................................................93
Section 15.24 Brokers and Financial Advisors. ..............................93
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LIST OF EXHIBITS AND SCHEDULES
EXHIBIT A LEGAL DESCRIPTION OF PROPERTIES
EXHIBIT B FORM OF TRS LEASE
EXHIBIT C FORM OF MANAGEMENT AGREEMENT
EXHIBIT D FORM OF TRS SUBORDINATION AGREEMENT
EXHIBIT E FORMS OF FRANCHISE AGREEMENT
EXHIBIT F TRS LESSEE ORGANIZATIONAL DOCUMENTS
EXHIBIT G FORM OF TRS NON-CONSOLIDATION OPINION
EXHIBIT H FORM OF MANAGER'S CONSENT AND SUBORDINATION OF
MANAGEMENT AGREEMENT
EXHIBIT I FORM OF LETTER OF CREDIT
SCHEDULE I ALLOCATED LOAN AMOUNTS
SCHEDULE II REQUIRED REPAIRS
SCHEDULE III OPERATING LEASES
SCHEDULE IV FRANCHISE AGREEMENTS
SCHEDULE V GROUND LEASES
SCHEDULE VI MANAGEMENT AGREEMENTS
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LOAN AGREEMENT
This Loan Agreement (this "Agreement") is entered into as of November
7, 2000, between GENERAL ELECTRIC CAPITAL CORPORATION, a New York corporation
("Lender"), and EQI FINANCING PARTNERSHIP IV, L.P., a Tennessee limited
partnership and EQI/WV FINANCING PARTNERSHIP II, L.P., a Tennessee limited
partnership (collectively, "Borrower").
ARTICLE I
CERTAIN DEFINITIONS
Section 1.1 Certain Definitions.
As used herein, the following terms have the meanings indicated:
"Access Laws" has the meaning assigned in Section 10.13.
"Accrued Interest" has the meaning assigned in Section 2.3(b).
"Adjusted Rate" has the meaning assigned in Section 2.2.F
"Affiliate" means (a) any corporation in which Borrower or any partner,
shareholder, director, officer, member, or manager of Borrower directly or
indirectly owns or controls more than ten percent (10%) of the beneficial
interest, (b) any partnership, joint venture or limited liability company in
which Borrower or any partner, shareholder, director, officer, member, or
manager of Borrower is a partner, joint venturer or member, (c) any trust in
which Borrower or any partner, shareholder, director, officer, member or manager
of Borrower is a trustee or beneficiary, (d) any entity of any type which is
directly or indirectly owned or controlled by Borrower or any partner,
shareholder, director, officer, member or manager of Borrower, (e) any partner,
shareholder, director, officer, member, manager or employee of Borrower, (f) any
Person related by birth, adoption or marriage to any partner, shareholder,
director, officer, member, manager, or employee of Borrower, or (g) any Borrower
Party.
"Agreement" means this Loan Agreement, as amended from time to time.
"Allocated Loan Amount" means, for an Individual Property, the amount
set forth on Schedule I attached hereto.
"Annual Budget" means the operating budget, including all planned
capital expenditures, for each of the Properties prepared by Borrower, any of
the Operating Lessees or any of the Managers for the applicable calendar year or
other period.
"Anticipated Payment Date" means December 1, 2010.
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"Appraised Value" means with respect to any Individual Property at any
time, the value of such Individual Property, as most recently determined by an
appraisal, reasonably acceptable to Lender in form and substance, and prepared
by an MAI appraiser reasonably acceptable to the Lender. Such appraisers and
appraisals shall satisfy the requirements of Title XI of the Federal
Institutional Reform, Recovery and Enforcement Act of 1989 and the regulations
promulgated thereunder and under FNMA and FHLMC.
"Approved Annual Budget" has the meaning assigned in Section 2.3(h).
"Assignment of Leases and Rents" means the Assignment of Leases and
Rents, executed by Borrower for the benefit of Lender, and pertaining to leases
of space in each Individual Property and any amendments, modifications,
renewals, substitutions or replacements thereof.
"Award" has the meaning assigned in Section 5.2.
"Bankruptcy Code" means 11 X.X.X.xx. 101 et seq., as amended from time
to time.
"Bankruptcy Party" has the meaning assigned in Section 11.9.
"Basic Carrying Costs" means, with respect to an Individual Property,
the sum of the following costs of Borrower associated with such Individual
Property for the relevant calendar year or payment period: (i) Taxes with
respect to such Individual Property, and (ii) except as otherwise provided in
Section 5.4 hereof, Insurance Premiums with respect to such Individual Property.
"Borrower Account" has the meaning assigned in Section 3.5(d).
"Borrower Party" means any Joinder Party, any guarantor, any general
partner of Borrower if Borrower is a partnership or a limited partnership, any
general partner in any partnership or limited partnership that is a general
partner of Borrower, any managing member of Borrower if Borrower is a limited
liability company, and any managing member in any limited liability company that
is a managing member of Borrower, at any level.
"Business Day" means a day other than a Saturday, a Sunday, or a legal
holiday on which national banks located in the State of New York are not open
for general banking business.
"Cash Expenses" means, for any period, the operating expenses for the
operation of the Properties as set forth in an Approved Annual Budget, to the
extent that such expenses are actually incurred by Borrower, minus any payments
into the Tax and Insurance Escrow Fund.
"Cash Management Account" has the meaning set forth in Section 3.5(a).
"Cash Management Agreement" has the meaning set forth in Section
2.3(i).
"Casualty Consultant" has the meaning set forth in Section 5.3(b)(iii).
"Casualty Retainage" has the meaning set forth in Section 5.3(b)(iv).
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"Closing Date" means the date the Loan is funded by Lender.
"Code" means the Internal Revenue Code of 1986, as amended, and as it
may be further amended from time to time, any successor statutes thereto, and
applicable U.S. Department of Treasury regulations issued pursuant thereto in
temporary or final form.
"Condemnation" has the meaning assigned in Section 5.2.
"Condemnation Proceeds" has the meaning assigned in Section 5.3(b).
"Contract Rate" has the meaning assigned in Section 2.2.
"Debt" means the outstanding principal amount set forth in, and
evidenced by, this Agreement and the Note together with all interest accrued and
unpaid thereon and all other sums (including the Yield Maintenance Premium) due
to Lender in respect of the Loan under the Note, this Agreement, the Mortgages
or any other Loan Document.
"Debt Service" means the aggregate interest, fixed principal, and other
payments due under the Loan, and on any other outstanding permitted Indebtedness
approved by Lender for the period of time for which calculated.
"Debt Service Coverage Ratio" means a ratio for the applicable period
in which:
the numerator is the Net Operating Income for such Properties; and
the denominator is the aggregate amount of principal and interest due and
payable on the Note or, in the event that a Defeasance Event has occurred, the
Undefeased Note.
"Debt Service Escrow Fund" has the meaning assigned in Section 3.1(c).
"Debt Service Letter of Credit" has the meaning assigned in Section
3.1(c).
"Default Rate" means the lesser of (a) the maximum rate of interest
allowed by applicable law, and (b) five percent (5%) per annum in excess of the
Contract Rate or the Adjusted Rate, whichever is then in effect.
"Defeasance Deposit" means an amount equal to the remaining principal
amount of the Note or the principal amount of the Defeased Note, as applicable,
the Yield Maintenance Premium, any costs and expenses incurred or to be incurred
in the purchase of U.S. Obligations necessary to meet the Scheduled Defeasance
Payments and any revenue, documentary stamp or intangible taxes or any other tax
or charge due in connection with the transfer of the Note or the Defeased Note,
as applicable, the creation of the Defeased Note and the Undefeased Note, if
applicable, or otherwise required to accomplish the agreements of Sections 2.4
and 2.5 hereof.
"Defeasance Event" has the meaning assigned in Section 2.4(b).
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"Defeased Note" has the meaning assigned in Section 2.4(b)(v).
"DSCR Event" means in the event that, as of the last day of any
calendar quarter, the Debt Service Coverage Ratio for the Properties for the
immediately preceding twelve (12) months shall be less than 1.45 to 1.0.
"Eligible Account" shall mean a separate and identifiable account from
all other funds held by the holding institution that is an account or accounts
maintained with a federal or state chartered depository institution or trust
company which complies with the definition of Eligible Institution having a
combined capital and surplus of at least Fifty Million and No/100 Dollars
($50,000,000) and subject to supervision or examination by federal and state
authority. An Eligible Account may not be evidenced by a certificate of deposit,
passbook or other instrument.
"Eligible Institution" shall mean a depository institution or trust
company that satisfies the Rating Criteria.
"Environmental Laws" has the meaning assigned in Section 6.1(a).
"ERISA" has the meaning assigned in Section 8.11(a).
"Event of Default" has the meaning assigned in Article 9.
"Extraordinary Expenses" means an extraordinary operating expense or
capital expense not set forth in an Approved Annual Budget.
"Franchise Agreement" means, with respect to any Individual Property,
that certain franchise agreement more specifically identified on Schedule IV
attached hereto.
"Franchisor" means, with respect to any Individual Property which is
subject to a Franchise Agreement, the franchisor with respect thereto, as same
is identified on Schedule IV attached hereto.
"Funds" means the Required Repair Fund, the Replacement Escrow Fund,
the Ground Lease Escrow Fund, the PIP Escrow Fund and the Debt Service Escrow
Fund.
"Governmental Authority" means any court, board, agency, commission,
office or authority of any nature whatsoever for any governmental xxxx (xxxxxxx,
xxxxx, xxxxxx, xxxxxxxx, xxxxxxxxx, xxxx or otherwise) whether now or hereafter
in existence.
"Ground Lease" means, with respect to any Individual Property which is
subject thereto, those certain leases more specifically identified on Schedule V
attached hereto.
"Ground Lease Escrow Fund" has the meaning assigned in Section 3.1(d).
"Ground Lessor" means, with respect to each Ground Lease, the
applicable lessor thereunder as more particularly identified on Schedule V.
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"Ground Rent Deposit" has the meaning assigned in Section 3.1(d).
"Ground Rent Letter of Credit" has the meaning assigned in Section
3.1(d).
"Hazardous Materials" has the meaning assigned in Section 6.1(b).
"Hazardous Materials Indemnity Agreement" shall mean that certain
hazardous materials indemnity agreement dated the date hereof by the Borrower
and Indemnitor in favor of Lender.
"Improvements" shall have the meaning assigned to such term in the
related Mortgage with respect to each Individual Property.
"Indebtedness" means, for any Person, without duplication: (a) all
indebtedness of such Person for borrowed money, for amounts drawn under a letter
of credit, or for the deferred purchase price of property for which such Person
or its assets is liable, (b) all unfunded amounts under a loan agreement, letter
of credit, or other credit facility for which such Person would be liable, if
such amounts were advanced under the credit facility, (c) all amounts required
to be paid by such Person as a guaranteed payment to partners or a preferred or
special dividend, including any mandatory redemption of shares or interests, (d)
all indebtedness guaranteed by such Person, directly or indirectly, contingent
or otherwise, (e) all obligations under leases that constitute capital leases
for which such Person is liable, and (f) all obligations of such Person under
interest rate swaps, caps, floors, collars and other interest hedge agreements,
in each case whether such Person is liable contingently or otherwise, as
obligor, guarantor or otherwise, or in respect of which obligations such Person
otherwise assures a creditor against loss.
"Indemnitor" means, collectively, Equity Inns Partnership, L.P., a
Tennessee limited partnership, Equity Inns Trust, a Maryland real estate
investment trust and the REIT.
"Independent Director" has the meaning assigned in Section 8.28(p).
"Individual Property" means all of the property, rights, interests and
estates now owned or hereafter acquired by Borrower to each parcel of real
property and the improvements thereon encumbered by a Mortgage, together with
all rights pertaining to such property and improvements, as more particularly
described in the granting clauses of each such Mortgage and referred to therein
as the "Mortgaged Property" or the "Trust Property", as the case may be.
"Insolvency Opinion" has the meaning assigned in Section 8.28(r).
"Insurance Letter of Credit" has the meaning assigned in Section
5.4(b).
"Insurance Premiums" has the meaning assigned in Section 5.1(b).
"Insurance Proceeds" has the meaning assigned in Section 5.3(b).
"Joinder Party" means the Persons, if any, executing the Joinder
hereto.
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"Lease" means all leases, subleases, occupancy agreements, licenses,
concessions, rental contracts and other agreements (written or oral) now or
hereafter existing relating to the use or occupancy of the project located on
the Property, including all Operating Leases, together with all guarantees,
letters of credit and other credit support, modifications, extensions and
renewals thereof, whether before or after the filing by or against Borrower of
any petition of relief under 11 U.S.C. ss. 101 et seq., and all related security
and other deposits.
"Legal Requirements" means, with respect to each Individual Property,
federal, state, county, municipal and other governmental statutes, laws, rules,
orders, regulations, ordinances, judgments, decrees and injunctions of
Governmental Authorities affecting such Individual Property or any part thereof
or the construction, use, alteration or operation thereof, or any part thereof,
whether now or hereafter enacted and in force, and all permits, licenses and
authorizations and regulations relating thereto, and all covenants, agreements,
restrictions and encumbrances contained in any instruments, either of record or
known to Borrower, at any time in force affecting such Individual Property or
any part thereof, including, without limitation, any which may (i) require
repairs, modifications or alterations in or to such Individual Property or any
part thereof, or (ii) any way limit the use and enjoyment thereof.
"Letter of Credit" means an irrevocable, unconditional, transferable,
clean sight draft letter of credit in favor of Lender substantially in the form
of Exhibit I attached hereto and entitling Lender to draw thereon in New York,
New York, issued or confirmed by a domestic Eligible Institution with an office
in New York, New York; provided, that such confirmation, if any, shall be in
form and substance satisfactory to Lender.
"Liabilities" has the meaning assigned in Section 14.2(b).
"Lien" means, with respect to each Individual Property any interest, or
claim thereof, in such Individual Property securing an obligation owed to, or a
claim by, any Person other than the owner of such Individual Property, whether
such interest is based on common law, statute or contract, including, whether
voluntary or involuntary, the lien or security interest arising from a deed of
trust, mortgage, assignment, encumbrance, pledge, security agreement,
conditional sale or trust receipt or a Lease, consignment or bailment for
security purposes. The term "Lien" shall include reservations, exceptions,
encroachments, easements, rights of way, covenants, conditions, restrictions,
Leases and other title exceptions and encumbrances affecting such Individual
Property.
"Loan" means the loan made by Lender to Borrower under this Agreement
and all other amounts secured by the Loan Documents.
"Loan Documents" means: (a) this Agreement, (b) the Note, (c) the
Mortgages, (d) the Assignments of Leases and Rents, (e) the Hazardous Materials
Indemnity Agreement, (f) Uniform Commercial Code financing statements, (g) the
Subordination, Non-Disturbance and Attornment Agreements, (h) the Manager's
Consent and Subordination of Management Agreements, (i) such assignments of
management agreements, contracts and other rights as may be requested by Lender,
(j) the Cash Management Agreement, (k) all other documents evidencing, securing,
governing or otherwise pertaining to the Loan, and (l) all amendments,
modifications, renewals, substitutions or replacements of any of the foregoing.
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"Lockbox Account" has the meaning assigned in Section 3.4(a).
"Lockout Yield Maintenance Premium" means an amount equal to the
greater of (a) one percent (1%) of the outstanding principal amount of the Loan
to be prepaid or satisfied, as applicable, or (b) the Yield Maintenance Premium
that would be required if a Defeasance Event had occurred (whether or not
permitted under this Agreement) in an amount equal to the outstanding principal
amount of the Loan to be satisfied or prepaid, as applicable; plus if the
prepayment of which the Lockout Yield Maintenance Premium is a part is not paid
on a Payment Date, the interest that would have accrued on the Loan through the
next Payment Date.
"LTV Ratio" means, as of the date such calculation is being made, the
ratio of the outstanding principal balance of the Loan (less the outstanding
principal balance of any Defeased Note) to the Appraised Value of the Properties
then remaining as collateral for the Loan.
"Management Agreement" means, with respect to any Individual Property,
the management agreement entered into by and between Borrower or an Operating
Lessee, as applicable, and a Manager pursuant to which such Manager is (a) to
provide management and other services with respect to said Individual Property
and (b) compensated in an amount no greater than the Management Fee. The initial
Management Agreements in effect as of the date hereof are identified on Schedule
VI attached hereto.
"Management Fee" shall mean an amount, including, without limitation,
any incentive, percentage or other fees, equal to no greater than five percent
(5.0%) per annum of Operating Revenues for each Individual Property (unless
otherwise expressly agreed to by Lender).
"Manager" means, with respect to any Individual Property which is
subject to a Management Agreement, the property manager with respect thereto, as
the same is identified on Schedule VI attached hereto, or any Qualified Manager.
"Maturity Date" means with respect to each Individual Property, as
applicable, the earliest of (a) December 1, 2025; (b) any earlier date on which
the entire Loan is required to be paid in full, by acceleration or otherwise,
under this Agreement or any of the other Loan Documents; or (c) if the Loan is
not subject to a Securitization on the Anticipated Payment Date, the Anticipated
Payment Date.
"Monthly Debt Service Payment Amount" has the meaning assigned in
Section 2.3(a).
"Moody's" means Xxxxx'x Investors Services, Inc.
"Mortgage" means with respect to each Individual Property, as
applicable, the Mortgage, Assignment of Leases and Rents, Security Agreement and
Fixture Filing, the Deed of Trust, Assignment of Leases and Rents, Security
Agreement and Fixture Filing, the Leasehold Deed of Trust, Assignment of Leases
and Rents, Security Agreement and Fixture Filing or, with respect only to the
Individual Property located in Beckley, West Virginia, the Second Deed of Trust,
Assignment of Leases and Rents, Security Agreement and Fixture Filing, executed
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by Borrower in favor of Lender, covering such Individual Property and any
amendments, modifications, renewals, substitutions or replacement thereof.
"Net Operating Income" means the amount obtained by subtracting
Operating Expenses from Operating Revenues (as adjusted and determined in
accordance with Lender's standard underwriting practice and procedures as used
in connection with the underwriting of the Loan).
"Net Proceeds" has the meaning assigned in Section 5.3(b).
"Net Proceeds Deficiency" has the meaning assigned in Section
5.3(b)(vi).
"Note" means the Promissory Note of even date, in the stated principal
amount of $36,600,000.00, executed by Borrower, and payable to the order of
Lender in evidence of the Loan as the same may hereafter be modified, amended,
restated, renewed or replaced and including any Defeased Note and Undefeased
Note that may exist from time to time.
"Offering Document" has the meaning assigned in Section 14.2(a).
"Operating Expenses" means all reasonable and necessary expenses of
Borrower and any TRS Lessee (not paid by any Operating Lessee pursuant to an
Operating Lease listed on Schedule III attached hereto or any other Operating
Lease with an Operating Lessee that is not an Affiliate of Borrower for so long
as such Operating Lease remains in effect) for operating the Properties in the
ordinary course of business which are paid by Borrower and any TRS Lessee and
which are directly associated with and fairly allocable to the Properties for
the applicable period, including real estate taxes and assessments, insurance
premiums, maintenance costs, management fees and costs not to exceed five
percent (5.0%) of Operating Revenues, ground rents payable under any Ground
Lease, accounting, legal, and other professional fees, fees relating to
environmental and net cash flow and audits, and other expenses incurred by
Lender and reimbursed by Borrower under this Agreement and the other Loan
Documents, deposits to the Replacement Escrow Fund or expenditures in lieu
thereof in an aggregate amount of not less than four percent (4.0%) of Operating
Revenues, Tax and Insurance Fund, wages, salaries, and personnel expenses, but
excluding Debt Service, capital expenditures, any of the foregoing expenses
which are paid from deposits to cash reserves previously included as Operating
Expenses, any payment or expense for which Borrower or any TRS Lessee was or is
to be reimbursed from proceeds of the Loan or insurance or by any third party,
and any non-cash charges such as depreciation and amortization. Any management
fee or other expense payable to Borrower or to an Affiliate of Borrower shall be
included as an Operating Expense only with Lender's prior approval. Operating
Expenses shall not include any expenses (including, without limitation, federal,
state or local income taxes or legal and other professional fees) unrelated to
the operation of the Properties.
"Operating Lease" means each lease agreement in effect between Borrower
and an Operating Lessee for the use and operation of an Individual Property and
all amendments, modifications, renewals, substitutions or replacements of such
lease. The initial Operating Leases in effect as of the date hereof are
identified on Schedule III attached hereto.
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"Operating Lease Rent" means all rents, revenues, issues, profits,
income and proceeds due or to become due to Borrower under an Operating Lease.
"Operating Lessee" means each lessee under an Operating Lease. The
initial Operating Lessees under the Operating Leases in effect as of the date
hereof are identified on Schedule III attached hereto.
"Operating Revenues" means all gross revenues of Borrower and any TRS
Lessee derived from the Properties or otherwise arising in respect of the
Properties which are properly allocable to the Properties for the applicable
period, including Operating Lease Rent and other Rent, interest and other
receipts from Leases and parking agreements, concession fees and charges and
other miscellaneous operating revenues, but excluding security deposits and
xxxxxxx money deposits until they are forfeited by the depositor, advance
rentals until they are earned, and proceeds from a sale or other disposition.
Operating Revenues shall not include (i) any condemnation or insurance proceeds,
other than the proceeds of any business interruption or loss of income insurance
received by Borrower or any TRS Lessee, (ii) any proceeds resulting from the
sale, exchange, transfer, financing or refinancing of all or any part of the
Properties, (iii) any rent accrued by Borrower or any TRS Lessee but not
received because of any free rent provisions or other rental concessions in any
Lease, (iv) any repayments received from tenants of principal loaned or advanced
to tenants by Borrower or any TRS Lessee, (v) any payments due pursuant to the
terms of any Lease in connection with the cancellation or termination of a
Lease, (vi) investment income on any reserves or funds not related to the normal
operation of the Properties, including, without limitation, funds allocated to
pay for construction expenses or (vii) any type of income, other than Operating
Lease Rent, that would otherwise be considered Operating Revenues pursuant to
the provisions above but is paid directly by any tenant to a Person or entity
other than Borrower, any TRS Lessee or pursuant to the Cash Management
Agreement.
"Payment Date" shall mean the first day of each calendar month
commencing on the first day of January, 2001.
"Permitted Encumbrances" means outstanding liens, easements,
restrictions, security interests and other exceptions to title set forth in the
policies of title insurance insuring the liens of the Mortgages, as reviewed and
approved by Lender, together with the liens and security interests in favor of
Lender created by the Loan Documents.
"Person" means any individual, corporation, partnership, joint venture,
association, joint stock company, trust, trustee, estate, limited liability
company, unincorporated organization, real estate investment trust, government
or any agency or political subdivision thereof, or any other form of entity.
"Personalty" shall have the meaning assigned to such term in the
related Mortgage with respect to each Individual Property.
"PIP Escrow Fund" has the meaning assigned in Section 3.1(e).
"PIP Noncompliance" means if any PIP Requirements have not been
fulfilled, completed or otherwise satisfied by the date that occurs following
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the passage of one-half of the time allotted for performance of such PIP
Requirements.
"PIP Noncompliance Period" means the period of time during the Loan
following the occurrence of a PIP Noncompliance until the occurrence of a PIP
Release Event.
"PIP Release Event" means, for each related PIP Noncompliance, the
balance in the PIP Escrow Fund is equal to the PIP Required Amount (whether such
balance is achieved by means of deposit by Borrower or pursuant to Section
3.5(e)).
"PIP Required Amount" means, for each PIP Noncompliance, the amount
necessary to complete the applicable PIP Requirements.
"PIP Requirements" mean, collectively, with respect to any Individual
Property, the obligation of Borrower or any Operating Lessee to comply in all
material respects with any property improvement program that may be mandated or
otherwise required under any Management Agreement, Franchise Agreement or other
applicable licensing agreement.
"Policies" has the meaning assigned in Section 5.1(b).
"Policy" has the meaning assigned in Section 5.1(b).
"Potential Default" means the occurrence of any event or condition
which, with the giving of notice, the passage of time, or both, would constitute
an Event of Default.
"Properties" means, collectively, all of the Individual Properties
which are subject to the terms of this Agreement.
"Qualified Manager" means either (i) any of the following professional
management entities, provided that there shall have been no materially adverse
change in any such entity since the Closing Date: Interstate Hotels Corporation,
Prime Hospitality Corporation, Starwood Hotels and Resorts Worldwide, Inc., Bass
PLC, Crestline Hotels and Resorts, Inc., Marriott International, Inc., Meristar
Hotels and Resorts, Inc., RFS, Inc. or Hilton Hotels Corporation; or (ii) in the
sole judgement of Lender, a management organization (which may be an Affiliate
of Borrower) possessing experience in managing properties similar in size, scope
and value of the applicable Individual Property or Properties, provided, Lender,
at its option, may require that Borrower obtain written confirmation from the
applicable Rating Agencies that management of the Property by such Person will
not cause a downgrading, withdrawal or qualification of the then current rating
of the Securities issued pursuant to the Securitization of any class thereof.
"Rating Agencies" means each of Standard & Poor's, Moody's and Fitch,
Inc., or any other nationally-recognized statistical rating agency which has
been approved by Lender.
"Rating Criteria" with respect to any Person, means the short term
unsecured debt obligations or commercial paper which are rated at least "A-1" by
Standard & Poor's, "P-1" by Moody's and "F-1+" by Fitch, Inc. (if rated by
Fitch, Inc.) in the case of accounts in which funds are held for thirty (30)
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days or less (or, in the case of accounts in which funds are held for more than
thirty (30) days, the long term unsecured debt obligations of which are
rated at least "AA-" by Fitch, Inc. and Standard & Poor's and "Aa3" by
Moody's).
"Registration Statement" has the meaning assigned in Section 14.2(b).
"REIT" means Equity Inns, Inc., a Tennessee corporation.
"Release Amount" means, for an Individual Property, the product of (a)
the quotient obtained by dividing the original Allocated Loan Amount for such
Individual Property by the sum of the original Allocated Loan Amounts for all
Properties, (b) the outstanding principal balance of the Loan, and (c) one
hundred twenty-five percent (125%).
"Release Date" means the earlier of (i) the date that is two (2) years
from the "startup day" within the meaning of Section 860G(a)(9) of the Code of
the REMIC Trust or (iii) four (4) years from the date hereof.
"REMIC Trust" means a "real estate mortgage investment conduit" within
the meaning of Section 860D of the Code that holds the Note.
"Rent" means all rents, revenues, issues, profits, income and proceeds
due or to become due with respect to the Properties, including rentals and all
other payments of any kind under the Operating Leases and other Leases (if any)
for using, leasing, licensing, possessing, operating from, rendering in, selling
or otherwise enjoying the Properties, including, without limitation, all hotel
receipts, revenues and credit card receipts collected from guest rooms,
restaurants, bars, meeting rooms, banquet rooms and recreational facilities, all
receivables, customer obligations, installment payment obligations and other
obligations now existing or hereafter arising or created out of the sale, lease,
sublease, license, concession or other grant of the right of the use and
occupancy of property or rendering of services by Borrower, any Operating Lessee
or any operator or manager of the hotel or the commercial space located in the
Improvements or acquired from others (including, without limitation, from the
rental of any office space, retail space, guest rooms or other space, halls,
stores, and offices, and deposits securing reservations of such space), license,
lease, sublease and concession fees and rentals, health club membership fees,
food and beverage wholesale and retail sales, service charges, vending machine
sales and proceeds, if any, from business interruption or other loss of income
insurance.
"Replacement Escrow Fund" has the meaning assigned in Section
3.1(b)(ii).
"Replacement Escrow Fund Monthly Deposit" has the meaning assigned in
Section 3.1(b)(ii).
"Replacement Management Agreement" means (a) either (i) a management
agreement with a Qualified Manager substantially in the same form and substance
as Exhibit C attached hereto, or (ii) a management agreement with a Qualified
Manager, which management agreement shall be acceptable to Lender in form and
substance in Lender's sole discretion, provided, Lender, at its option, may
require that Borrower obtain confirmation from the applicable Rating Agencies
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that such management agreement will not cause a downgrading, withdrawal or
qualification of the then current rating of the securities issued pursuant
to a Securitization; and (b) a manager's consent and subordination of management
agreement substantially in the form of Exhibit H attached hereto, provided, that
the Qualified Manager is not an Affiliate of Borrower or TRS Lessee, or
otherwise substantially in the form then used by Lender, executed and delivered
to Lender by Borrower and such Qualified Manager at Borrower's expense.
"Replacements" has the meaning assigned in Section 3.1(b)(i).
"Replacements Budget" has the meaning assigned in Section 3.1(b)(i).
"Required Repair Fund" has the meaning assigned in Section 3.1(a).
"Restoration" means the repair and restoration of an Individual
Property after a casualty or Condemnation as nearly as possible to the condition
the Individual Property was in immediately prior to such casualty or
Condemnation, with such alterations as may be reasonably approved by Lender.
"Scheduled Defeasance Payments" has the meaning assigned in Section
2.4(c).
"Securities" has the meaning assigned in Section 14.1.
"Securities Act" has the meaning assigned in Section 14.2.
"Securitization" has the meaning assigned in Section 14.1.
"Securitization Information" has the meaning assigned in Section
14.1(a)(iii).
"Security Agreement" has the meaning assigned in Section 2.4(b)(v).
"Servicer" has the meaning assigned in Section 14.3.
"Servicing Agreement" has the meaning assigned in Section 14.3.
"Severed Loan Documents" has the meaning assigned in Section 12.2(c).
"Single Purpose Entity" means a Person (other than an individual, a
government or any agency or political subdivision thereof), which exists solely
for the purpose of owning the Properties (or leasing the Properties pursuant to
Section 8.30), observes corporate, company or partnership formalities, as
applicable, independent of any other Person, and which otherwise complies with
the covenants set forth in Section 8.28.
"Site Assessment" means an environmental engineering report for each
Individual Property prepared at Borrower's expense by an engineer engaged by
Borrower and approved by Lender, and in a manner satisfactory to Lender, based
upon an investigation relating to and making appropriate inquiries concerning
the existence of Hazardous Materials on or about each such Individual Property,
and the past or present discharge, disposal, release or escape of any such
substances, all consistent with ASTM Standard E1527-93 or any successor thereto
published by ASTM and good customary and commercial practice.
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"SPC Party" has the meaning assigned in 8.28(o).
"Standard & Poor's" means Standard & Poor's Ratings Group, a division
of The McGraw Hill Companies, Inc.
"Static Cash Account" has the meaning assigned in Section 5.4(b).
"Subordination, Non-Disturbance and Attornment Agreement" means,
collectively, each of those certain Collateral Lease Estoppel, Subordination,
Non-Disturbance and Attornment Agreements among Lender, Borrower and each
Operating Lessee, dated as of November 7, 2000.
"Substitute Property" has the meaning assigned in Section 2.6(a).
"Substituted Property" has the meaning assigned in Section 2.6(a).
"Substitute Release Amount" has the meaning assigned in Section 2.6(a).
"Successor Borrower" has the meaning assigned in Section 2.5(c).
"Tax and Insurance Escrow Fund" has the meaning assigned in Section
5.4(a).
"Taxes" has the meaning assigned in Section 10.2.
"Threshold Amount" has the meaning assigned in Section 10.12.
"Treasury Rate" means, as of the Anticipated Payment Date, the yield,
calculated by linear interpolation (rounded to the nearest one-thousandth of one
percent (i.e., 0.001%) of the yields of noncallable United State Treasury
obligations with terms (one longer and one shorter) most nearly approximately
the period from such date of determination to the Maturity Date, as determined
by Lender on the basis of Federal Reserve Statistical Release H.15-Selected
Interest Rates under the heading U.S. Governmental Security/Treasury Constant
Maturities, or other recognized source of financial market information selected
by Lender.
"Trigger Event" means the first to occur, if any, of a DSCR Event, the
occurrence of the PIP Noncompliance or the Anticipated Payment Date.
"Trigger Period" means the period of time during the Loan following the
occurrence of (i) a DSCR Event, (ii) the Anticipated Payment Date, or (iii) a
PIP Noncompliance until the occurrence of a PIP Release Event, provided, that
neither a DSCR Event nor the Anticipated Payment Date shall have occurred prior
to any such PIP Release Event.
"TRS Lease" means an Operating Lease, substantially in the form of
Exhibit B attached hereto, to be entered into between Borrower and TRS Lessee
for the use and operation of any Individual Property.
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"TRS Lessee" means the lessee under a TRS Lease, which lessee is an
Affiliate of Borrower and satisfies the requirements of Section 8.30(c).
"TRS Lessee Organizational Documents" means the organizational
documents of TRS Lessee substantially in the form of Exhibit F attached hereto.
"TRS Non-Consolidation Opinion" means a legal non-consolidation opinion
substantially in form and substance as Exhibit G attached hereto, as the same
may be further revised, as reasonably required by Lender, to reflect any changes
in the applicable law or the subject matter thereof as of the date of issuance.
"TRS Subordination Agreement" means a subordination agreement among
Lender, Borrower and TRS Lessee, substantially in the form of Exhibit D attached
hereto.
"Undefeased Note" has the meaning assigned in Section 2.4(b)(v).
"Unrelated Third-Party Provider" has the meaning ascribed in Section
14.2(b).
"Unrelated Third-Party Report" has the meaning assigned in Section
14.2(b).
"USAH" means the Uniform System of Accounts for Hotels, Ninth Revised
Edition, 1996, as the same may be revised, amended or supplemented.
"U.S. Obligations" means direct non-callable obligations of the United
States of America.
"Yield Maintenance Premium" means the amount (if any) which, when added
to the remaining principal amount of the Note or the principal amount of the
Defeased Note, as applicable, will be sufficient to purchase U.S. Obligations
providing the required Scheduled Defeasance Payments.
ARTICLE II
LOAN TERMS
Section 2.1 The Loan.
Lender agrees to make a Loan of THIRTY SIX MILLION SIX HUNDRED THOUSAND
AND NO/100 DOLLARS ($36,600,000.00) to the Borrower, which shall be funded in
one advance and repaid in accordance with the terms of this Agreement and the
Note. Borrower hereby agrees to accept the Loan on the Closing Date, subject to
and upon the terms and conditions set forth herein.
Section 2.2 Interest Rate.
From the date hereof through but not including the Anticipated Payment
Date, the outstanding principal balance of the Loan shall bear interest at a
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rate of interest equal to eight and twenty-five hundredths percent (8.25%) per
annum (the "Contract Rate"). From and after the Anticipated Payment Date through
and including the Maturity Date, the outstanding principal balance of the Loan
shall bear interest at a rate per annum equal to the greater of (i) the Contract
Rate plus two percentage points (2%) or (ii) the Treasury Rate plus two
percentage points (2%); provided, however, if after the Anticipated Payment
Date at any time the Loan is not subject to a Securitization, such Adjusted
Rate shall be increased three percentage points (3%) per annum for so long as
the Loan is not subject to a Securitization (the "Adjusted Rate").
Section 2.3 Terms of Payment.
2.3.1 Interest and Principal. The Loan shall be payable as
follows: (i) payment of interest only on the date hereof for the period from the
date hereof through the last day of the current month (unless the Closing Date
is the first day of a calendar month, in which case no such interest is due);
and (ii) thereafter a constant payment of $292,639.84 (the "Monthly Debt Service
Payment Amount"), on the first day of January, 2001 and on each Payment Date
thereafter; each of such payments, to be applied (A) to the payment of interest
computed at the Contract Rate and (B) the balance applied toward reduction of
the principal sum. The constant payment required hereunder is based upon a
twenty-five (25) year amortization schedule for the Allocated Loan Amounts for
all of the Properties except as may otherwise be indicated on Schedule I.
2.3.2 To the extent the Loan is outstanding, from and after
the Anticipated Payment Date interest shall accrue on the unpaid principal
balance from time to time outstanding on the Loan at the Adjusted Rate. Borrower
shall continue to make payments of principal and interest in monthly
installments beginning on the Anticipated Payment Date and on the first day of
each calendar month thereafter up to and including the Maturity Date in an
amount equal to the Monthly Debt Service Payment Amount and, notwithstanding the
following provision with respect to Accrued Interest, the failure to make any
such payment as and when due shall constitute an Event of Default. Each Monthly
Debt Service Payment Amount paid after the Anticipated Payment Date shall be
applied to the payment of interest computed at the Contract Rate with remainder
applied to reduce the outstanding principal balance of the Loan in accordance
with Section 2.3(a) above. Interest accrued at the Adjusted Rate and not paid
shall be deferred and added to the Debt and shall earn interest at the Adjusted
Rate to the extent permitted by applicable law (such accrued interest is
hereinafter defined as "Accrued Interest"). In addition to such payments of
principal and interest, from and after the Anticipated Payment Date, Borrower
shall make payments in reduction of the outstanding principal balance of the
Loan and accrued interest in monthly installments beginning on the Anticipated
Payment Date and on the first day of each calendar month thereafter up to and
including the Maturity Date in accordance with the terms and provisions of
Section 3.5 below.
2.3.3 Maturity. On the Maturity Date, Borrower shall pay to
Lender all outstanding principal, accrued and unpaid interest (including Accrued
Interest, if any), default interest, late charges and any and all other amounts
due under the Loan Documents.
2.3.4 Default Rate. Upon the occurrence of an Event of
Default, Lender shall be entitled to receive and Borrower shall pay to Lender
interest on the entire unpaid principal sum and any other amounts due at the
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Default Rate. Interest at the Default Rate shall be computed from the occurrence
of the Event of Default until the actual receipt and collection of the Debt
(or that portion thereof that is then due or until such time as Lender shall
have accepted a cure of the Event of Default). Interest at the Default Rate
shall be added to the Debt and shall be secured by the Mortgages. This section,
however, shall not be construed as an agreement or privilege to extend the date
of the payment of the Debt, nor as a waiver of any other right or remedy
accruing to Lender by reason of the occurrence of any Event of Default.
2.3.5 Making of Payments. Each payment by Borrower hereunder
or under the Note shall be made in funds settled through the New York Clearing
House Interbank Payments System or other funds immediately available to Lender
by 11:00 a.m., New York City time, on the date such payment is due, to Lender by
deposit to such account as Lender may designate by written notice to Borrower.
Whenever any payment hereunder or under the Note shall be stated to be due on a
day which is not a Business Day, such payment shall be made on the first
Business Day thereafter.
2.3.6 Computations. Interest payable hereunder or under the
Note by Borrower shall be computed on the basis of the actual number of days
elapsed and a 360-day year.
2.3.7 Late Payment Charge. If any principal, interest or any
other sums due under the Loan Documents is not paid by Borrower within five (5)
days of (and including) the date it is due, Borrower shall pay to Lender upon
demand an amount equal to the lesser of five percent (5%) of such unpaid sum or
the maximum amount permitted by applicable law in order to defray the expense
incurred by Lender in handling and processing such delinquent payment and to
compensate Lender for the loss of the use of such delinquent payment. Any such
amount shall be secured by the Mortgages and the other Loan Documents.
2.3.8 Annual Budget. For the partial year period commencing on
the date hereof, and for each calendar year thereafter, the Borrower shall
submit to Lender an Annual Budget not later than sixty (60) days prior to the
commencement of such period or calendar year in form reasonably satisfactory to
Lender, or for so long as an Operating Lease remains in effect, no later than
five (5) Business Days after a budget is delivered to Borrower by an Operating
Lessee pursuant to the terms of an Operating Lease. The Annual Budget submitted
for the calendar year in which a Trigger Event occurs, and for each calendar
year thereafter during a Trigger Period, shall be subject to Lender's written
approval, which approval shall not be unreasonably withheld (each such Annual
Budget as approved by Lender, an "Approved Annual Budget"). In the event that
Lender objects to a proposed Annual Budget submitted by Borrower or an Operating
Lessee, Lender shall advise Borrower of such objections within thirty (30) days
after receipt thereof (and deliver to such party a reasonably detailed
description of such objections) and Borrower shall promptly revise, or cause
Operating Lessee to revise, such Annual Budget and resubmit the same to Lender.
Lender shall advise Borrower of any objections to such revised Annual Budget
within ten (10) days after receipt thereof (and deliver to Borrower a reasonably
detailed description of such objections) and Borrower shall promptly revise, or
cause Operating Lessee to revise, the same in accordance with the process
described in this subsection until the Lender approves the Annual Budget. Until
such time that Lender approves a proposed Annual Budget, the most recently
Approved Annual Budget shall apply; provided that, such Approved Annual Budget
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shall be adjusted to reflect actual increases in real estate taxes, insurance
premiums and utilities expenses.
Section 2.4 Prepayment; Defeasance.
2.4.1 Prepayment. Borrower shall repay any outstanding
principal indebtedness of the Loan in full on the Maturity Date, together with
interest thereon to (but excluding) the date of repayment. Other than as set
forth in this Section 2.4, Borrower shall have no right to prepay all or any
portion of the Loan prior to the Anticipated Payment Date. On any scheduled
Payment Date occurring no earlier than ninety (90) days prior to the Anticipated
Payment Date, Borrower may, at its option and upon thirty (30) days prior
written notice from Borrower to Lender, prepay in whole or in part the Debt
without payment of any premium. Any such payment shall be applied to the last
payments of principal and interest due under the Loan. Each voluntary prepayment
after ninety (90) days prior to the Anticipated Payment Date shall be made on a
scheduled Payment Date and include all accrued and unpaid interest up to but not
including such scheduled Payment Date or, if not paid on a scheduled Payment
Date, include interest that would have accrued on such prepayment through the
next regularly scheduled Payment Date. If prior to the Anticipated Payment Date
and following the occurrence of any Event of Default that is continuing,
Borrower shall tender payment of an amount sufficient to satisfy all or any
portion of the Debt, such tender by Borrower shall be deemed to be voluntary and
may be accepted or rejected by Lender in its sole discretion. If Lender accepts
such tender, Borrower shall pay, in addition to the Debt, the Lockout Yield
Maintenance Premium.
2.4.2 Voluntary Defeasance of the Loan. Provided no Event of
Default exists, at any time after the Release Date and prior to the Anticipated
Payment Date Borrower may voluntarily defease all or any portion of the Loan by
providing Lender with U.S. Obligations that produce payments which replicate the
Scheduled Defeasance Payments (hereinafter, a "Defeasance Event"). Each
Defeasance Event by the Borrower shall be subject to the satisfaction of the
following conditions precedent:
(a) Borrower shall provide not less than thirty (30)
days prior written notice to Lender specifying the Payment Date (the "Defeasance
Date") on which the Defeasance Event is to occur. Such notice shall indicate the
principal amount of the Note to be defeased;
(b) Borrower shall pay to Lender all accrued and
unpaid interest on the principal balance of the Note through but not including
the Defeasance Date. If for any reason the Defeasance Date is not a Payment
Date, the Borrower shall also pay interest that would have accrued on the Note
through the next Payment Date;
(c) Borrower shall pay to Lender all other sums, not
including scheduled interest or principal payments, due under the Note, this
Agreement, the Mortgage, and the other Loan Documents;
(d) Borrower shall pay to Lender the required
Defeasance Deposit for the Defeasance Event;
(e) In the event only a portion of the Loan is the
subject of the Defeasance Event, Borrower shall prepare all necessary documents
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to amend and restate the Note and issue two substitute notes, one note having a
principal balance equal to the defeased portion of the original Note (the
"Defeased Note") and the other note having a principal balance equal to the
undefeased portion of the Note (the "Undefeased Note"). The Defeased Note and
Undefeased Note shall have identical terms as the Note except for the principal
balance. A Defeased Note cannot be the subject of any further Defeasance Event;
(f) Borrower shall execute and deliver a security
agreement, in form and substance satisfactory to Lender, creating a first
priority lien on the Defeasance Deposit and the U.S. Obligations purchased
with the Defeasance Deposit in accordance with this provision of this Section
2.4 (the "Security Agreement");
(g) Borrower shall deliver an opinion of counsel for
Borrower in form satisfactory to Lender in its reasonable discretion stating,
among other things, that Borrower has legally and validly transferred and
assigned the U.S. Obligations and all obligations, rights and duties under
and to the Note or Defeased Note (as applicable) to the Successor Borrower,
that Lender has a perfected first priority security interest in the Defeasance
Deposit and the U.S. Obligations delivered by Borrower, and that any REMIC Trust
formed pursuant to a Securitization will not fail to maintain its status as
a "real estate mortgage investment conduit" within the meaning of Section 860D
of the Code as a result of such Defeasance Event;
(h) Borrower shall deliver evidence in writing from
the applicable Rating Agencies to the effect that such release will not result
in a downgrading, withdrawal or qualification of the respective ratings in
effect immediately prior to such Defeasance Event for the Securities issued in
connection with the Securitization which are then outstanding. If required by
the applicable Rating Agencies, the Borrower shall also deliver or cause to
be delivered a non-consolidation opinion with respect to the Successor Borrower
in form and substance satisfactory to Lender and the applicable Rating Agencies;
(i) Borrower shall deliver an Officer's Certificate
certifying that the requirements set forth in this Section 2.4(b) have been
satisfied;
(j) Borrower shall deliver a certificate of a "big
five" or other nationally recognized public accounting firm, acceptable to
Lender certifying that the U.S. Obligations purchased with the Defeasance
Deposit generate monthly amounts equal to or greater than the required scheduled
Defeasance Payments;
(k) Borrower shall deliver such other certificates,
documents or instruments as Lender may reasonably request; and
(l) Borrower shall pay all reasonable costs and
expenses of Lender incurred in connection with the Defeasance Event, including,
without limitation, any costs and expenses associated with a release of the Lien
of the Mortgage as provided in Section 2.5 hereof as well as reasonable
attorneys' fees and expenses.
2.4.3 In connection with each Defeasance Event, Borrower
hereby appoints Lender as its agent and attorney-in-fact for the purpose of
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using the Defeasance Deposit to purchase U.S. Obligations which provide payments
on or prior to, but as close as possible to, all successive scheduled payment
dates after the Defeasance Date upon which interest and principal payments are
required under the Note, in the case of a Defeasance Event for the entire
outstanding principal balance of the Loan, or the Defeased Note, in the case of
a Defeasance Event for only a portion of the outstanding principal balance of
the Loan, as applicable, and in amounts equal to the scheduled payments due on
such dates under the Note or the Defeased Note, as applicable, (including
without limitation scheduled payments of principal, interest, servicing fees (if
any), the Rating Surveillance Charge and any other amounts due under the Loan
Documents on such dates) and assuming such Note or Defeased Note is prepaid
in full on the Anticipated Payment Date (the "Scheduled Defeasance Payments").
Borrower, pursuant to the Security Agreement or other appropriate document,
shall authorize and direct that the payments received from the U.S. Obligations
may be made directly to the Cash Management Account (unless otherwise directed
by Lender) and applied to satisfy the obligations of Borrower under the Note or
the Defeased Note, as applicable. Any portion of the Defeasance Deposit in
excess of the amount necessary to purchase the U.S. Obligations required by this
Section 2.4 and satisfy Borrower's obligations under this Section 2.4 and
Section 2.5 shall be remitted to Borrower.
Section 2.5 Release of Property.
Except as set forth in this Section 2.5, no repayment, . prepayment or
defeasance of all or any portion of the Note shall cause, give rise to a right
to require, or otherwise result in, the release of the Lien of the Mortgages on
the Properties.
2.5.1 Release of All the Properties. If the Borrower has
elected to defease the entire Note and the requirements of Section 2.4 have been
satisfied, all of the Properties shall be released from the Liens of their
respective Mortgages and the U.S. Obligations, pledged pursuant to the Security
Agreement, shall be the sole source of collateral securing the Note.
(a) In connection with the release of the Liens, the
Borrower shall submit to Lender, not less than thirty (30) days prior to the
Defeasance Date, a release of Lien (and related Loan Documents) for each
Individual Property for execution by Lender. Such release shall be in a form
appropriate in each jurisdiction in which an Individual Property is located
and satisfactory to Lender in its reasonable discretion. In addition, Borrower
shall provide all other documentation Lender reasonably requires to be delivered
by Borrower in connection with such release, together with an Officer's
Certificate certifying that such documentation (A) is in compliance with all
Legal Requirements, and (B) will effect such releases in accordance with the
terms of this Agreement.
2.5.2 Release of Individual Properties. Borrower on one or
more occasions may obtain (i) the individual release of an Individual Property
from the Lien of the Mortgage thereon (and related Loan Documents) and (ii) the
release of Borrower's obligations under the Loan Documents with respect to such
Individual Property (other than those expressly stated to survive including
those set forth in the Hazardous Materials Indemnity Agreement), upon
satisfaction of each of the following conditions:
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(a) The principal balance of the Defeased Note shall
equal or exceed the Release Amount for the applicable Individual Property;
provided, however, if the outstanding principal balance of the Undefeased Note
is less than the Release Amount for the Individual Property to be released, the
Defeased Note shall be in an amount equal to the outstanding principal balance
of the Undefeased Note.
(b) The requirements of Section 2.4 (including
Section 2.4(b)(viii)) have been satisfied.
(c) The Individual Property is transferred from the
Borrower to another Person and such Person is not the general partner or
managing member of Borrower.
(d) Borrower shall submit to Lender, not less than
thirty (30) days prior to the date of such release, a release of Lien (and
related Loan Documents) for such Individual Property for execution by Lender.
Such release shall be in a form appropriate in each jurisdiction in which the
Individual Property is located and satisfactory to Lender in its reasonable
discretion. In addition, Borrower shall provide all other documentation Lender
reasonably requires to be delivered by Borrower in connection with such
release, together with an Officer's Certificate certifying that such
documentation (a) is in compliance with all Legal Requirements, (b) will effect
such release in accordance with the terms of this Agreement, and (c) will not
impair or otherwise adversely affect the Liens, security interests and other
rights of Lender under the Loan Documents not being released (or as to the
parties to the Loan Documents and Properties subject to the Loan Documents not
being released).
(e) After giving effect to such release, the Debt
Service Coverage Ratio for all of the Properties then remaining subject to the
Liens of the Mortgages shall be equal to or greater than the greater of (a) the
Debt Service Coverage Ratio for the twelve (12) full calendar months as of the
Closing Date, and (b) the Debt Service Coverage Ratio for all of the then
remaining Properties (including the Individual Property to be released) for
the twelve (12) full calendar months immediately preceding the release of the
Individual Property.
(f) After giving effect to such release, the LTV
Ratio for all of the Properties then remaining subject to the Liens of the
Mortgages shall be equal to or less than the greater of (a) the LTV Ratio as of
the Closing Date, and (b) the LTV Ratio for all of the then remaining Properties
(including the Individual Property to be released) for the twelve (12) full
calendar months immediately preceding the release of the Individual Property.
2.5.3 Successor Borrower. In connection with any release of a
Lien under this Section 2.5, Borrower may, or at the request of Lender shall,
establish or designate a successor entity (the "Successor Borrower") which shall
be a single purpose bankruptcy remote entity approved by Lender, and Borrower
shall transfer and assign all obligations, rights and duties under and to the
Note or the Defeased Note, as applicable, together with the pledged U.S.
Obligations to such Successor Borrower. Such Successor Borrower shall assume the
obligations under the Note or the Defeased Note, as applicable, and the Security
Agreement and Borrower shall be relieved of its obligations under such
documents. The Borrower shall pay $1,000 to any such Successor Borrower as
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consideration for assuming the obligations under the Note or the Defeased Note,
as applicable, and the Security Agreement. Notwithstanding anything in this
Agreement to the contrary, no other assumption fee shall be payable upon a
transfer of the Note or the Defeased Note, as applicable, in accordance with
this Section 2.5, but Borrower shall pay (i) to the Lender, all reasonable costs
and expenses incurred by Lender, including Lender's reasonable attorneys' fees
and expenses, incurred in connection therewith and (ii) to the Successor
Borrower as additional consideration for assuming the obligations of Borrower,
all amounts reasonably estimated by Lender to be payable by the Successor
Borrower for taxes and other costs and expenses (including, without limitation
franchise and income taxes, if any) of maintaining the existence of the
Successor Borrower through the final maturity date of the Note.
Section 2.6 Substitution of Properties.
Subject to the terms and conditions set forth in . this Section 2.6,
Borrower may obtain a release of the Lien of a Mortgage (and the related Loan
Documents) encumbering an Individual Property (individually, a "Substituted
Property" and collectively, the "Substituted Properties") by substituting
therefor another hotel property of like kind and quality acquired by Borrower
(individually, a "Substitute Property" and collectively, the "Substitute
Properties"), provided that unless Lender shall have otherwise expressly
consented, (i) the Allocated Loan Amounts of any and all Substituted Properties
in the aggregate comprise no more than twenty-five percent (25%) of the
Allocated Loan Amounts for all of the Properties, and (ii) no more than two (2)
Individual Properties shall be Substituted Properties, and provided further that
the following conditions precedent are satisfied:
2.6.1 the Anticipated Payment Date shall have not occurred.
2.6.2 Lender shall have received at least sixty (60) days
prior written notice requesting the substitution and identifying the Substitute
Property and Substituted Property.
2.6.3 Lender shall have received a copy of a deed conveying
all of Borrower's right, title and interest in and to the Substituted Property
to an entity other than Borrower pursuant to an arms length transaction and a
letter from Borrower countersigned by a title insurance company acknowledging
receipt of such deed and agreeing to record such deed in the real estate records
for the county in which the Substituted Property is located.
2.6.4 Lender shall have received a fee in the amount of
one-quarter of one percent (0.25%) of the Allocated Loan Amount for the
Substitute Property.
2.6.5 If the Loan is part of a Securitization, Lender shall
have received an appraisal of the Substitute Property and Substituted Property,
dated no more than sixty (60) days prior to the substitution date, by an
appraiser acceptable to the Rating Agencies.
2.6.6 The fair market value of the Substitute Property is not
less than one hundred five percent (105%) of the greater of (i) the fair market
value of the Substituted Property as of the Closing Date and (ii) the fair
market value of the Substituted Property as of the date immediately preceding
the substitution, which determination shall be made by (A) Lender in its sole
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discretion if the Loan is not part of a Securitization and (B) Lender based on
the appraisals delivered pursuant to clause (e) above if the Loan is part of a
Securitization.
2.6.7 After giving effect to the substitution, the Debt
Service Coverage Ratio for the Loan for all of the Properties (excluding the
Substituted Property and including the Substitute Property) is not less than the
Debt Service Coverage Ratio for the Loan for all of the Properties as of the
Closing Date and as of the date immediately preceding the substitution.
2.6.8 The Net Operating Income for the Substitute Property
does not show a downward trend over the three (3) years immediately prior to the
date of substitution.
2.6.9 The Net Operating Income and Debt Service Coverage Ratio
(for the twelve (12) month period immediately preceding the substitution) for
the Substitute Property is greater than one hundred five percent (105%) of the
Net Operating Income and Debt Service Coverage Ratio (for the twelve (12) month
period immediately preceding the substitution) for the Substituted Property.
2.6.10 If the Loan is part of a Securitization, Lender shall
have received confirmation in writing from the Rating Agencies to the effect
that such substitution will not result in a withdrawal, qualification or
downgrade of the respective ratings in effect immediately prior to such
substitution for the Securities issued in connection with the Securitization
that are then outstanding. If the Loan is not part of a Securitization, Lender
shall have consented in writing to such substitution, which consent shall be
given in Lender's sole discretion and not unreasonably withheld.
2.6.11 No Potential Default or Event of Default shall have
occurred and be continuing and Borrower shall be in compliance in all material
respects with all terms and conditions set forth in this Agreement and in each
Loan Document on Borrower's part to be observed or performed. Lender shall have
received a certificate from Borrower confirming the foregoing, stating that the
representations and warranties of Borrower contained in this Agreement and the
other Loan Documents are true and correct in all material respects on and as of
the date of the substitution with respect to Borrower, the Properties and the
Substitute Property and containing any other representations and warranties with
respect to Borrower, the Properties, the Substitute Property or the Loan as the
Rating Agencies may require, unless such certificate would be inaccurate, such
certificate to be in form and substance satisfactory to the Rating Agencies.
2.6.12 Borrower shall (i) have executed, acknowledged and
delivered to Lender (A) a Mortgage, an Assignment of Leases and Rents and two
UCC-1 Financing Statements with respect to the Substitute Property, together
with a letter from Borrower countersigned by a title insurance company
acknowledging receipt of such Mortgage, Assignment of Leases and Rents and UCC-1
Financing Statements and agreeing to record or file, as applicable, such
Mortgage, Assignment of Leases and Rents and one of the UCC-1 Financing
Statements in the real estate records for the county in which the Substitute
Property is located and to file one of the UCC-1 Financing Statements in the
office of the Secretary of State (or other central filing office) of the state
in which the Substitute Property is located, so as to effectively create upon
such recording and filing valid and enforceable Liens upon the Substitute
Property, of the requisite priority, in favor of Lender (or such other trustee
as may be desired under local law), subject only to the Permitted Encumbrances
and such other Liens as are permitted pursuant to the Loan Documents and (B) a
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Hazardous Materials Indemnity Agreement with respect to the Substitute Property
and (ii) have caused the Joinder Parties to acknowledge and confirm their
respective obligations under the Loan Documents. The Mortgage, Assignment of
Leases and Rents, UCC-1 Financing Statements and Hazardous Materials Indemnity
Agreement shall be the same in form and substance as the counterparts of such
documents executed and delivered with respect to the related Substituted
Property subject to modifications reflecting only the Substitute Property as the
Individual Property that is the subject of such documents and such modifications
reflecting the laws of the state in which the Substitute Property is located as
shall be recommended for similar transactions by the counsel admitted to
practice in such state and delivering the opinion as to the enforceability of
such documents required pursuant to clause (r) below. The Mortgage encumbering
the Substitute Property shall secure all amounts evidenced by the Note, provide
that in the event that the jurisdiction in which the Substitute Property is
located imposes a mortgage recording, intangibles or similar tax and does not
permit the allocation of indebtedness for the purpose of determining the amount
of such tax payable, the principal amount secured by such Mortgage shall be
equal to one hundred twenty-five percent (125%) of the fair market value of the
Substitute Property. The amount of the Loan allocated to the Substitute Property
(such amount being hereinafter referred to as the "Substitute Release Amount")
shall equal the Release Amount of the related Substituted Property.
2.6.13 Lender shall have received (i) to the extent available
any "tie-in" or similar endorsement to each title insurance policy insuring the
Lien of an existing Mortgage as of the date of the substitution with respect to
the title insurance policy insuring the Lien of the Mortgage with respect to the
Substitute Property and (ii) a title insurance policy (or a marked, signed and
redated commitment to issue such title insurance policy) insuring the Lien of
the Mortgage encumbering the Substitute Property, issued by the title company
that issued the title insurance policies insuring the Lien of the existing
Mortgages and dated as of the date of the substitution, with reinsurance and
direct access agreements that replace such agreements issued in connection with
the title insurance policy insuring the Lien of the Mortgage encumbering the
Substituted Property. The title insurance policy issued with respect to the
Substitute Property shall (A) provide coverage in the amount of the Substitute
Release Amount if the "tie-in" or similar endorsement described above is
available or, if such endorsement is not available, in an amount equal to one
hundred fifty percent (150%) of the Substitute Release Amount, (B) insure Lender
that the relevant Mortgage creates a valid first lien on the fee simple interest
in the Substitute Property encumbered thereby, free and clear of all exceptions
from coverage other than Permitted Encumbrances and standard exceptions and
exclusions from coverage (as modified by the terms of any endorsements), (C)
contain such endorsements and affirmative coverages as are then available and
are contained in the title insurance policies insuring the Liens of the existing
Mortgages, and (D) name Lender as the insured. Lender also shall have received
copies of paid receipts or other evidence showing that all premiums in respect
of such endorsements and title insurance policies have been paid.
2.6.14 Lender shall have received a current survey for each
Substitute Property, certified to the title company and Lender and their
successors and assigns, in the same form and having the same content as the
certification of the survey of the Substituted Property prepared by a
professional land surveyor licensed in the state in which the Substitute
Property is located and acceptable to the Rating Agencies in accordance with the
1992 Minimum Standard Detail Requirements for ALTA/ACSM Land Title Survey. Such
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survey shall reflect the same legal description contained in the title insurance
policy relating to such Substitute Property and shall include, among other
things, a metes and bounds description of the real property comprising part of
such Substitute Property (unless such real property has been satisfactorily
designated by lot number on a recorded plat). The surveyor's seal shall be
affixed to each survey and each survey shall certify that the surveyed property
is not located in a "one-hundred-year flood hazard area."
2.6.15 Lender shall have received valid certificates of
insurance indicating that the requirements for the policies of insurance
required for an Individual Property hereunder have been satisfied with respect
to the Substitute Property and evidence of the payment of all premiums payable
for the existing policy period.
2.6.16 Lender shall have received a Phase I environmental
report acceptable to Lender and, if recommended under the Phase I environmental
report, a Phase II environmental report acceptable to Lender, which conclude
that the Substitute Property does not contain any Hazardous Materials and is not
subject to any risk of contamination from any off-site Hazardous Materials. If
any such report discloses the presence of any Hazardous Materials or the risk of
contamination from any off-site Hazardous Materials, such report shall include
an estimate of the cost of any related remediation and Borrower shall deposit
with Lender an amount equal to one hundred twenty-five percent (125%) of such
estimated cost, which deposit shall constitute additional security for the Loan
and shall be released to Borrower upon the delivery to Lender of (i) an update
to such report indicating that there is no longer any Hazardous Materials on the
Substitute Property or any danger of contamination from any off-site Hazardous
Materials that has not been fully remediated and (ii) paid receipts indicating
that the costs of all such remediation work have been paid.
2.6.17 Borrower shall deliver or cause to be delivered to
Lender (i) updates certified by Borrower of all organizational documentation
related to Borrower and/or the formation, structure, existence, good standing
and/or qualification to do business delivered to Lender on the Closing Date;
(ii) good standing certificates, certificates of qualification to do business in
the jurisdiction in which the Substitute Property is located (if required in
such jurisdiction); and (iii) resolutions of Borrower authorizing the
substitution and any actions taken in connection with such substitution.
2.6.18 Lender shall have received the following opinions of
Borrower's counsel: (i) an opinion or opinions of counsel admitted to practice
under the laws of the state in which the Substitute Property is located stating
that the Loan Documents delivered with respect to the Substitute Property
pursuant to clause (l) above are valid and enforceable in accordance with their
terms, subject to the laws applicable to creditors' rights and equitable
principles, and that Borrower is qualified to do business and in good standing
under the laws of the jurisdiction where the Substitute Property is located or
that Borrower is not required by applicable law to qualify to do business in
such jurisdiction; (ii) an opinion of counsel acceptable to the Rating Agencies
if the Loan is part of a Securitization, or the Lender if the Loan is not part
of a Securitization, stating that the Loan Documents delivered with respect to
the Substitute Property pursuant to clause (l) above were duly authorized,
executed and delivered by Borrower and that the execution and delivery of such
Loan Documents and the performance by Borrower of its obligations thereunder
will not cause a breach of, or a default under, any agreement, document or
instrument to which Borrower is a party or to which it or its properties are
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bound; (iii) an opinion of counsel acceptable to, the Rating Agencies if the
Loan is part of a Securitization, or the Lender if the Loan is not part of a
Securitization, stating that subjecting the Substitute Property to the Lien of
the related Mortgage and the execution and delivery of the related Loan
Documents does not and will not affect or impair the ability of Lender to
enforce its remedies under all of the Loan Documents or to realize the benefits
of the cross-collateralization provided for thereunder; (iv) an update of the
Insolvency Opinion indicating that the substitution does not affect the opinions
set forth therein; (v) an opinion of counsel acceptable to, the Rating Agencies
if the Loan is part of a Securitization, or the Lender if the Loan is not part
of a Securitization, stating that the substitution and the related transactions
are arms length transactions and do not constitute a fraudulent conveyance under
applicable bankruptcy and insolvency laws and (vi) if the Loan is part of a
Securitization, an opinion of counsel acceptable to the Rating Agencies that
the substitution does not constitute a "significant modification" of the Loan
under Section 1001 of the Code or otherwise cause a tax to be imposed on a
"prohibited transaction" by any REMIC Trust.
2.6.19 Borrower or Operating Lessee shall have paid, or
escrowed with Lender, all Basic Carrying Costs relating to each of the
Properties and the Substitute Property, including without limitation, (i)
accrued but unpaid insurance premiums relating to each of the Properties and the
Substitute Property, and (ii) currently due and payable Taxes (including any in
arrears) relating to each of the Properties and the Substitute Property and
(iii) currently due and payable maintenance charges and other impositions
relating to each of the Properties and Substitute Property.
2.6.20 Borrower shall have paid or reimbursed Lender for all
reasonable costs and expenses incurred by Lender (including, without limitation,
reasonable attorneys fees and disbursements) in connection with the substitution
and Borrower shall have paid all recording charges, filing fees, taxes or other
expenses (including, without limitation, mortgage and intangibles taxes and
documentary stamp taxes) payable in connection with the substitution. Borrower
shall have paid all costs and expenses of the Rating Agencies incurred in
connection with the substitution.
2.6.21 Lender shall have received annual operating statements
and occupancy statements for the Substitute Property for the most current
completed fiscal year and a current operating statement for the Substituted
Property, each certified to Lender as being true and correct and a certificate
from Borrower certifying that there has been no adverse change in the financial
condition of the Substitute Property since the date of such operating
statements.
2.6.22 Borrower shall have delivered to Lender estoppel
certificates from any existing tenants of the Substitute Property (including,
all tenants under operating leases). All such estoppel certificates shall be
substantially in the form approved by Lender in connection with the origination
of the Loan and shall indicate that (i) the subject lease is a valid and binding
obligation of the tenant thereunder, (ii) there are no defaults under such lease
on the part of the landlord or tenant thereunder, (iii) the tenant thereunder
has no defense or offset to the payment of rent under such leases, (iv) no rent
under such lease has been paid more than one (1) month in advance, (v) the
tenant thereunder has no option under such lease to purchase all or any portion
of the Substitute Property, and (vi) all tenant improvement work required under
such lease has been completed and the tenant under such lease is in actual
occupancy of its leased premises. If an estoppel certificate indicates that all
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tenant improvement work required under the subject lease has not yet been
completed, Borrower shall, if required by the Rating Agencies, deliver to Lender
financial statements indicating that Borrower has adequate funds to pay all
costs related to such tenant improvement work as required under such lease.
2.6.23 Lender shall have received copies of all tenant leases
(including any operating leases) affecting the Substitute Property certified by
Borrower as being true and correct.
2.6.24 Lender shall have received (i) TRS Subordination
Agreements with respect to any TRS Leases affecting the Substitute Property,
(ii) subordination agreements substantially in the form of TRS Subordination
Agreements with respect to any Operating Leases that are not TRS Leases, and
(iii) subordination agreements substantially in the form then used by Lender
with respect to all other tenants at the Substitute Property.
2.6.25 Lender shall have received (i) an endorsement to the
title insurance policy insuring the Lien of the Mortgage encumbering the
Substitute Property insuring that the Substitute Property constitutes a separate
tax lot or, if such an endorsement is not available in the state in which the
Substitute Property is located, a letter from the title insurance company
issuing such Title Insurance Policy stating that the Substitute Policy
constitutes a separate tax lot or (ii) a letter from the appropriate taxing
authority stating that the Substitute Property constitutes a separate tax lot.
2.6.26 Lender shall have received a Physical Conditions Report
with respect to the Substitute Property stating that the Substitute Property and
its use comply in all material respects with all applicable Legal Requirements
(including, without limitation, zoning, subdivision and building laws) and that
the Substitute Property is in good condition and repair and free of damage or
waste. If compliance with any Legal Requirements are not addressed by the
Physical Conditions Report, such compliance shall be confirmed by delivery to
Lender of a certificate of an architect licensed in the state in which the
Substitute Property is located, a letter from the municipality in which such
Property is located, a certificate of a surveyor that is licensed in the state
in which the Substitute Property is located (with respect to zoning and
subdivision laws), an ALTA 3.1 zoning endorsement to the title insurance policy
delivered pursuant to clause (m) above (with respect to zoning laws) or a
subdivision endorsement to the title insurance policy delivered pursuant to
clause (m) above (with respect to subdivision laws). If the Physical Conditions
Report recommends that any repairs be made with respect to the Substitute
Property, such Physical Conditions Report shall include an estimate of the cost
of such recommended repairs and Borrower shall deposit with Lender an amount
equal to one hundred twenty-five percent (125%) of such estimated cost, which
deposit shall constitute additional security for the Loan and shall be released
to Borrower upon the delivery to Lender of (i) an update to such Physical
Conditions Report or a letter from the engineer that prepared such Physical
Conditions Report indicating that the recommended repairs were completed in good
and workmanlike manner and (ii) paid receipts indicating that the costs of all
such repairs have been paid.
2.6.27 (i) Lender shall have received a certified copy of an
amendment to the Management Agreement reflecting the deletion of the Substituted
Property and the addition of the Substitute Property as a property managed
pursuant thereto and Manager shall have executed and delivered to Lender an
amendment to the Assignment of Management Agreement reflecting such amendment to
the Management Agreement; or (ii) Lender shall have received a Replacement
Management Agreement.
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2.6.28 Lender shall have received a certified copy of the
franchise agreement with respect to the Substitute Property and franchisor shall
have executed and delivered to Lender an estoppel letter in the same form
delivered with respect to the other Properties in connection with the closing of
the Loan.
2.6.29 Lender shall have received such other and further
approvals, opinions, documents and information in connection with the
substitution as requested by the Rating Agencies if the Loan is part of a
Securitization, or the Lender if the Loan is not part of a Securitization.
2.6.30 Lender shall have received copies of all contracts and
agreements relating to the leasing and operation of the Substitute Property
(other than the Management Agreement) together with a certification of Borrower
attached to each such contract or agreement certifying that the attached copy is
a true and correct copy of such contract or agreement and all amendments
thereto.
2.6.31 Borrower shall submit to Lender, not less than thirty
(30) days prior to the date of such substitution, a release of Lien (and related
Loan Documents) for the Substituted Property for execution by Lender. Such
release shall be in a form appropriate for the jurisdiction in which the
Substituted Property is located. Borrower shall deliver an Officer's Certificate
certifying that the requirements set forth in this Section 2.6 have been
satisfied.
Upon the satisfaction of the foregoing conditions precedent, Lender will release
its Lien from the Substituted Property to be released and the Substitute
Property shall be deemed to be an Individual Property for purposes of this
Agreement and the Substitute Release Amount with respect to such Substitute
Property shall be deemed to be the Release Amount with respect to such
Substitute Property for all purposes hereunder.
ARTICLE III
SECURITY; RESERVES AND CASH MANAGEMENT
Section 3.1 Security; Establishment of Funds.
The Loan shall be evidenced by the . Note of Borrower, in the original
principal amount of the Loan. The Loan shall be secured by the Mortgage creating
a first lien on the Properties, the Assignment of Leases and Rents and the other
Loan Documents. As further security for the Loan, Borrower agrees to establish
the following reserves with Lender, to be held by Lender as security for the
Loan:
3.1.1 Required Repairs Fund.
On the date hereof, Borrower shall deposit with . Lender the amount of
Eighty-Six Thousand Four Hundred Seven and No/100 Dollars ($86,407.00) (the
"Required Repair Fund") to perform the required repairs set forth on Schedule II
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attached hereto by no later than (i) six (6) months from the Closing Date for
those items on Schedule II marked with an asterisk (*), and (ii) one hundred
twenty (120) days from the Closing Date for the remainder of the items on
Schedule II;
3.1.2 Replacement Escrow Fund.
(a) For the partial year period commencing on the
date hereof, and for each calendar year thereafter, Borrower shall submit to
Lender, as part of the Annual Budget required under this Agreement, a budget
for fixtures, furniture and equipment and other replacements and repairs
required to be made to the Properties during the calendar year (collectively,
the "Replacements"). Such Annual Budget shall provide for Replacements equal
to or greater than four percent (4%) of annual Operating Revenues on an
aggregate basis for all Properties (the "Replacements Budget").
(b) Borrower shall deposit with Lender on each
Payment Date an amount equal to one-twelfth of the amount of the Replacement
Budget for the then-current calendar year (the "Replacement Escrow Fund Monthly
Deposit") as security for completion by Borrower of the Replacements (the
"Replacement Escrow Fund"); provided, however, Borrower shall not be required
to make such Replacement Escrow Fund Monthly Deposit so long as neither an Event
of Default nor a Trigger Event has occurred and within twenty (20) days
following the end of each calendar quarter, Borrower provides Lender with
reports, in form and substance reasonably satisfactory to Lender, of the
expenditures made by Borrower for the Replacements for each Property during such
calendar quarter. If the actual expenditures made by Borrower for the
Replacements for all of the Properties, in the aggregate, for the preceding four
(4) calendar quarters is less than the Replacements Budget for all of the
Properties, in the aggregate, Borrower shall deposit an amount equal to any such
difference in the Replacement Escrow Fund for disbursement pursuant to Section
3.3. Notwithstanding the preceding sentence to the contrary, for purposes of
calculating the amount of any such deposit required to be made by Borrower,
actual expenditures made by Borrower shall not include any amounts disbursed
to Borrower from the Replacement Escrow Fund. In the event Borrower fails
to provide Lender with reasonably satisfactory evidence of the expenditures made
by Borrower for the Replacements during each calendar quarter within twenty (20)
days following the end of such calendar quarter, Borrower shall deposit an
amount equal to one-quarter of the Replacements Budget in the Replacement
Escrow Fund for disbursement pursuant to Section 3.3.
3.1.3 Debt Service Escrow Fund. On the date hereof, Borrower
shall deposit with Lender an amount equal to Eight Hundred Seventy-Seven
Thousand Nine Hundred and Nineteen and 51/100 Dollars ($877,919.51) (said amount
so deposited shall hereinafter be referred to as the "Debt Service Escrow
Fund"). In lieu of making or in substitution of any deposit to the Debt Service
Escrow Fund required pursuant to this Section 3.1(c), Borrower may deliver to
Lender as additional security for the Debt an unconditional Letter of Credit in
an amount equal to the amount required to be deposited to the Debt Service
Escrow Fund (the "Debt Service Letter of Credit"). Provided no Event of Default
shall have occurred and be continuing, Lender shall release the Debt Service
Escrow Fund to Borrower on the date that is one hundred twenty (120) days
following the date on which each Operating Lessee is either (i) a TRS Lessee, or
(ii) a Single Purpose Entity.
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3.1.4 Ground Lease Escrow Fund. On the date hereof, Borrower
shall deposit with Lender an amount equal to one-twelfth of the annual amount of
all rent and any and all other charges which may be due by Borrower under the
Ground Leases during the calendar year (said amount, hereinafter called the
"Ground Rent Deposit" and all such amounts deposited with Lender, hereinafter
called, collectively, the "Ground Lease Escrow Fund"). Such Ground Rent Deposit
may be increased by Lender in the amount Lender deems is necessary in its
reasonable discretion based on any increases in the rent due under any of the
Ground Leases. In lieu of making or in substitution of the Ground Rent Deposit
required pursuant to this Section 3.1(d), Borrower may deliver to Lender as
additional security for the Debt an unconditional Letter of Credit in an amount
equal to the Ground Rent Deposit (the "Ground Rent Letter of Credit").
Notwithstanding the foregoing, upon the occurrence of a Trigger Event and during
the continuance of a Trigger Period, in accordance with and pursuant to Section
3.5(e), on each Payment Date Borrower shall deposit with Lender into the Ground
Lease Escrow Fund an amount equal to the Ground Rent Deposit in order to
accumulate with Lender sufficient funds to pay all sums payable under the Ground
Leases at least ten (10) Business Days prior to the date due. Lender shall apply
the Ground Lease Escrow Fund to payments of rent due under the Ground Leases
prior to the delinquency thereof, provided, however, in no event shall the
amount of the Ground Lease Escrow Fund be less that the Ground Rent Deposit.
3.1.5 PIP Escrow Fund. On the date hereof Borrower shall
deposit with Lender an amount equal to Five Hundred Thousand and No/100 Dollars
($500,000.00) and upon the occurrence of a PIP Noncompliance and prior to a PIP
Release Event, Borrower shall deposit with Lender the PIP Required Amount in
accordance with and pursuant to Section 3.5(e) (such amounts so deposited shall
hereinafter be referred to as the "PIP Escrow Fund"), which amounts shall be
disbursed to Borrower from the PIP Escrow Fund for the completion of the PIP
Requirements and otherwise in accordance with Section 3.3.
Section 3.2 Pledge and Grant of Security Interest.
Borrower hereby pledges to Lender, and grants a security interest in,
any and all monies now or hereafter deposited in the Funds as additional
security for the payment of the Loan. Borrower shall not, without obtaining the
prior written consent of Lender, further pledge, assign or grant any security
interest in the Funds or permit any lien or encumbrance to attached thereto, or
any levy to be made thereon, or any UCC-1 Financing Statements (except those
naming Lender as the secured party) to be filed with respect thereto. The Funds
shall (a) be held in Lender's name and may be commingled with Lender's own funds
at financial institutions selected by Lender in its sole discretion and (b) bear
interest at available money market rates. Any interest earned on the Funds shall
be disbursed or applied in the same manner and subject to the same terms and
conditions as the Funds. All earnings on the Funds shall be added to and become
part of the Funds and shall be for the benefit of Borrower, subject to Lender's
rights pursuant to this Agreement. Lender shall not be responsible for any
losses resulting from the investment of the Funds or for obtaining any specific
level or percentage of earning on the Funds. Borrower shall be liable for any
income taxes due on the earnings from the Funds. Upon the occurrence of an Event
of Default, Lender may apply any sums then present in the Funds to the payment
of the Loan in any order in its sole discretion. Until expended or applied as
above provided, the Funds shall constitute additional security for the Loan.
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Section 3.3 Disbursement of Funds.
3.3.1 Lender may reassess its estimate of the amount necessary
for the Funds from time to time and may adjust the monthly amounts required to
be deposited into the Funds upon thirty (30) days notice to Borrower.
Notwithstanding the foregoing, in the event the Lender shall at any time
increase the Replacement Escrow Fund Monthly Deposit then required, Borrower,
may at its election, request that Lender obtain, at the sole cost, fee and
expense of Borrower, an engineering report commissioned by Lender from an
engineer to be selected by Lender in its reasonable discretion, in which case
the Replacement Escrow Fund Monthly Deposit shall be adjusted by Lender based on
such engineering report, provided that in no event shall the Replacement Escrow
Fund Monthly Deposit be decreased below the applicable amount then required.
3.3.2 Lender shall make disbursements from the Funds as
requested by Borrower, and approved by Lender in its sole discretion, on a
monthly basis in increments of no less than $5,000.00 upon delivery by Borrower
of Lender's standard form of draw request accompanied by copies of paid invoices
for the amounts requested and, if required by Lender, lien waivers and releases
from all parties furnishing materials and/or services in connection with the
requested payment. To the extent Borrower has not provided satisfactory evidence
to Lender in its reasonable discretion in connection with the requested
disbursement, Lender may require an inspection of the Properties at Borrower's
expense prior to making a monthly disbursement in order to verify completion of
replacements and repairs for which reimbursement is sought. Lender shall have no
obligation to release any of the Funds while any Event of Default or Potential
Default then exists. All third party, out-of-pocket costs and expenses incurred
by Lender in the disbursement of any of the Funds shall be paid by Borrower
promptly upon demand.
Section 3.4 Intentionally Omitted.
Section 3.5 Cash Management Account.
3.5.1 Simultaneously with the execution hereof Borrower has
entered into a cash management account agreement among Borrower, Lender and one
or more certain financial institutions (together with any modifications or
amendments thereof, are hereinafter collectively referred to as the "Cash
Management Agreement"), which provide, among other things, that (i) all
Operating Lease Rent shall be deposited in accordance with the Cash Management
Agreement, and (ii) if any TRS Lease is in effect, all other sums collected with
respect to the Properties and payable to a TRS Lessee shall be deposited in
accordance with the Cash Management Agreement and that such amounts shall be
disbursed in accordance with Section 3.5 hereof. Borrower shall pay all
reasonable costs and expenses required under the Cash Management Agreement. Upon
the occurrence of an Event of Default, Lender may apply any sums then held
pursuant to the Cash Management Agreement to the payment of the Debt in any
order in its sole discretion. Until expended or applied, amounts held pursuant
to the Cash Management Agreement shall constitute additional security for the
Debt.
3.5.2 Borrower shall establish and maintain a segregated
Eligible Account (the "Cash Management Account") to be held by the Servicer in
trust for the benefit of Lender, which Cash Management Account shall be under
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the sole dominion and control of Lender, subject to the Cash Management
Agreement. The Cash Management Account shall be entitled "General Electric
Capital Corporation, as Lender, to EQI Financing Partnership IV, L.P. and EQI/WV
Financing Partnership II, L.P., as Borrower - Cash Management Agreement."
Borrower hereby grants to Lender a first priority security interest in the Cash
Management Account and all deposits at any time contained therein and the
proceeds thereof and will take all actions necessary to maintain in favor of
Lender a perfected first priority security interest in the Cash Management
Account, including, without limitation, executing and filing UCC-1 Financing
Statements and continuations thereof. Subject to this Agreement and the Cash
Management Agreement, Lender and Servicer shall have the sole right to make
withdrawals from the Cash Management Account and all reasonable costs and
expenses for establishing and maintaining the Cash Management Account shall be
paid by Borrower.
3.5.3 Borrower shall deliver written instructions to each
Operating Lessee (that is not a TRS Lessee) to deliver all Operating Lease Rent
received by each such Operating Lessee directly to the Cash Management Account.
Borrower shall deliver written instructions to each Manager of any Individual
Property that is subject to a TRS Lease to deliver all Rents payable to the TRS
Lessee received by Manager directly to the Cash Management Account. Borrower
shall, and shall cause each TRS Lessee to, deposit into the Cash Management
Account promptly upon receipt all amounts received by Borrower or the TRS Lessee
constituting Rents.
3.5.4 Provided no Event of Default shall have occurred and be
continuing, and provided no Trigger Event has occurred and no Trigger Period
shall be continuing, then all Funds on deposit on the Cash Management Account
shall be disbursed in accordance with the Cash Management Agreement to the
Borrower Account (as defined in the Cash Management Agreement).
3.5.5 Except as otherwise provided herein, following the
occurrence of a Trigger Event and during the continuance of a Trigger Period,
provided no Event of Default shall have occurred and be continuing, on the first
day of each calendar month (or, if such day is not a Business Day, on the
immediately preceding Business Day) all funds on deposit in the Cash Management
Account shall be applied by Lender to the payment of the following items in the
order indicated:
(a) First, payments to the Ground Lease Escrow Fund
in accordance with the terms and conditions hereof;
(b) Second, payments to the Tax and Insurance Escrow
Fund in accordance with the terms and conditions of Section 5.4 hereof;
(c) Third, payment of the Monthly Debt Service
Payment Amount, applied first to the payment of interest computed at the
Contract Rate with the remainder applied to the reduction of the outstanding
principal balance of the Note;
(d) Fourth, payments to the Replacement Escrow Fund
in accordance with the terms and conditions hereof;
(e) Fifth, payment to the Lender of any other
amounts then due and payable under the Loan Documents (other than Accrued
Interest);
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(f) Sixth, on or after the Anticipated Payment Date
or during the continuance of a PIP Noncompliance Period, payments for monthly
Cash Expenses incurred in accordance with the related Approved Annual Budget
pursuant to a written request for payment submitted by Borrower to Lender
specifying the individual Cash Expenses in a form acceptable to Lender;
(g) Seventh, on or after the Anticipated Payment Date
or during the continuance of a PIP Noncompliance Period, payments for
Extraordinary Expenses approved by Lender, if any;
(h) Eighth, during the continuance of a PIP
Noncompliance Period, payments to the PIP Escrow Fund in accordance with the
terms and conditions hereof until the amount on deposit is equal to the PIP
Required Amount;
(i) Ninth, on or after the Anticipated Payment Date,
payments to Lender in reduction of the outstanding principal balance of the
Loan;
(j) Tenth, on or after the Anticipated Payment Date,
payments to Lender for Accrued Interest; and
(k) Lastly, payment of any excess amounts to
Borrower.
3.5.6 The insufficiency of funds on deposit in the Cash
Management Account shall not absolve Borrower of the obligation to make any
payments, as and when due pursuant to this Agreement and the other Loan
Documents, and such obligations shall be separate and independent, and not
conditioned on any event or circumstance whatsoever.
3.5.7 All funds on deposit in the Cash Management Account
following the occurrence of an Event of Default may be applied by Lender in such
order and priority as Lender shall determine; provided, however, that any
amounts in excess of amounts necessary to pay the Debt in full shall be released
to Borrower.
Section 3.6 Payments Received Under the Cash Management Agreement.
Notwithstanding anything to the contrary contained in this Agreement or
the other Loan Documents, and provided no Event of Default has occurred and is
continuing, following the occurrence of a Trigger Event, Borrower's obligations
with respect to the monthly payment of principal and interest and amounts due
for the Tax and Insurance Escrow Fund, Required Repair Fund, Replacement Escrow
Fund and any other payment reserves established pursuant to this Agreement or
any other Loan Document shall be deemed satisfied to the extent sufficient
amounts are deposited in the Cash Management Account established pursuant to the
Cash Management Agreement to satisfy such obligations on the dates each such
payment is required, regardless of whether any of such amounts are so applied by
Lender.
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ARTICLE IV
CONDITIONS PRECEDENT
Section 4.1 Closing Conditions.
The obligation of Lender to make the Loan hereunder . is subject to the
fulfillment by Borrower or waiver by Lender of the following conditions
precedent no later than the Closing Date:
4.1.1 Representations and Warranties; Compliance with
Conditions.
The representations and warranties of Borrower contained in this
Agreement and the other Loan Documents shall be true and correct in all material
respects on and as of the Closing Date with the same effect as if made on and as
of such date, and no Potential Default or an Event of Default shall have
occurred and be continuing; and Borrower shall be in compliance in all material
respects with all terms and conditions set forth in this Agreement and in each
other Loan Document on its part to be observed or performed.
4.1.2 Loan Agreement and Note. Lender shall have received a
copy of this Agreement and the Note, in each case, duly executed and delivered
on behalf of Borrower.
4.1.3 Delivery of Loan Documents; Title Insurance; Reports;
Leases.
(a) Mortgages, Assignments of Leases, Assignments of
Agreements. Lender shall have received from Borrower fully executed and
acknowledged counterparts of the Mortgages and the Assignments of Leases
relating to each of the Properties and evidence that counterparts of the
Mortgages and Assignments of Leases have been delivered to the title company
for recording, in the reasonable judgment of Lender, so as to effectively
create upon such recording valid and enforceable Liens upon such Properties, of
the requisite priority, in favor of Lender (or such other trustee as may be
required or desired under local law), subject only to the Permitted Encumbrances
and such other Liens as are permitted pursuant to the Loan Documents. Lender
shall have also received from Borrower fully executed counterparts of the other
Loan Documents.
(b) Title Insurance. Lender shall have received
title insurance policies (or marked title commitments or pro forma policies)
issued by a title company acceptable to Lender and dated as of the Closing Date,
with reinsurance nd direct access agreements acceptable to Lender. Such title
insurance policies shall (A) provide coverage in amounts satisfactory to Lender,
(B) insure Lender that the relevant Mortgage creates a valid lien on Borrower's
interest in the Individual Property encumbered thereby of the requisite
priority, free and clear of all exceptions from coverage other than Permitted
Encumbrances and standard exceptions and exclusions from coverage (as modified
by the terms of any endorsements), (C) contain such endorsements and affirmative
coverages as Lender may reasonably request, and (D) name Lender as the insured.
The title insurance policies shall be assignable. Lender also shall have
received evidence that all premiums in respect of such title insurance policies
have been paid.
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(c) Survey. Lender shall have received a current
title survey for each Individual Property, certified to the title company and
Lender and their successors and assigns, in form and content satisfactory to
Lender and prepared by a professional and properly licensed land surveyor
satisfactory to Lender in accordance the 1992 Minimum Standard Detail
Requirements for ALTA/ACSM Land Title Surveys. The survey should meet the
classification of an "Urban Survey" and the following additional items from
the list of "Optional Survey Responsibilities and Specifications" (Table A)
should be added to each survey: 2, 3, 4, 6, 7, 8, 9, 10, 11 and 13. Such survey
shall reflect the same legal description contained in the title insurance
policies relating to such Individual Property referred to in clause (ii) above
and shall include, among other things, a metes and bounds description of the
real property comprising part of such Individual Property reasonably
satisfactory to Lender (unless such real property is designated by lot number
pursuant to a recorded plat). The surveyor's seal shall be affixed to each
survey and the surveyor shall provide a certification for each survey in form
and substance acceptable to Lender.
(d) Insurance. Lender shall have received valid
certificates of insurance for the policies of insurance required hereunder,
satisfactory to Lender in its sole discretion, and evidence of the payment of
all premiums payable for the existing policy period.
(e) Environmental Reports. Lender shall have
received an environmental report in respect of each Individual Property, in
each case satisfactory to Lender.
(f) Zoning. With respect to each Individual
Property, Lender shall have received, at Lender's option, (i) letters or other
evidence with respect to each Individual Property from the appropriate
municipal authorities (or other Persons) concerning applicable zoning and
building laws, (ii) an ALTA 3.1 zoning endorsement for the applicable title
insurance policy, or (iii) a zoning opinion letter, in substance reasonably
satisfactory to Lender.
(g) Encumbrances. Borrower shall have taken or
caused to be taken such actions in such a manner so that Lender has a valid and
perfected Lien of the requisite priority as of the Closing Date with respect
to each Mortgage in the applicable Individual Property, subject only to
applicable Permitted Encumbrances and such other Liens as are permitted
pursuant to the Loan Documents, and Lender shall have received satisfactory
evidence thereof.
4.1.4 Related Documents. Each additional document not
specifically referenced herein, but relating to the transactions contemplated
herein, shall have been duly authorized, executed and delivered by all parties
thereto and Lender shall have received and approved certified copies thereof.
4.1.5 Delivery of Organizational Documents. On or before the
Closing Date, Borrower shall deliver or cause to be delivered to Lender (i)
copies certified by Borrower of all organizational documentation related to
Borrower and/or the formation, structure, existence, good standing and/or
qualification to do business, as Lender may request in its sole discretion,
including, without limitation, good standing certificates, qualifications to do
business in the appropriate jurisdictions, resolutions authorizing the entering
into of the Loan and incumbency certificates as may be requested by Lender.
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4.1.6 Opinions of Borrower's Counsel. Lender shall have
received opinions of Borrower's counsel (i) with respect to non-consolidation,
true sale or true contribution, and fraudulent transfer issues, and (ii) with
respect to due execution, authority, enforceability of the Loan Documents and
such other matters as Lender may require, all such opinions in form, scope and
substance satisfactory to Lender and Lender's counsel in their reasonable
discretion.
4.1.7 Completion of Proceedings. All corporate and other
proceedings taken or to be taken in connection with the transactions
contemplated by this Agreement and other Loan Documents and all documents
incidental thereto shall be satisfactory in form and substance to Lender, and
Lender shall have received all such counterpart originals or certified copies of
such documents as Lender may reasonably request.
4.1.8 Payments. All payments, deposits or escrows required to
be made or established by Borrower under this Agreement, the Note and the other
Loan Documents on or before the Closing Date shall have been paid.
4.1.9 Franchisor Estoppel. Lender shall have received an
executed franchisor estoppel letter which shall be in form and substance
satisfactory to Lender from the franchisor under each of the franchise
agreements listed on Schedule IV annexed hereto.
4.1.10 Tenant Estoppels; Ground Lessor Estoppels. Lender shall
have received an executed estoppel letter, which shall be in form and substance
satisfactory to Lender, from (i) each Operating Lessee and any other tenant
requested by Lender and (ii) each Ground Lessor.
4.1.11 Budgets. Borrower shall have delivered, and Lender
shall have approved, the Annual Budget for the current calendar year.
4.1.12 Basic Carrying Costs. Borrower shall have paid all
Basic Carrying Costs relating to each of the Properties which are in arrears.
4.1.13 Transaction Costs. Borrower shall have paid or
reimbursed Lender for all title insurance premiums and recording and filing fees
incurred in connection with the origination of the Loan.
4.1.14 Material Adverse Change. There shall have been no
material adverse change in the financial condition or business condition of
Borrower, any Operating Lessee or the Property since the date of the most recent
financial statements delivered to Lender. The income and expenses of the
Property, the Operating Leases thereof, and all other features of the
transaction shall be as represented to Lender without material adverse change.
Neither Borrower nor any Operating Lessee shall be the subject of any
bankruptcy, reorganization, or insolvency proceeding.
4.1.15 Leases. Lender shall have received copies of all tenant
Leases, certified copies of any tenant Leases as requested by Lender and
certified copies of all ground Leases affecting the Property.
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4.1.16 Subordination, Non-Disturbance and Attornment. Lender
shall have received a Subordination, Non-Disturbance and Attornment Agreement
with respect to each Operating Lease.
4.1.17 Tax Lot. Lender shall have received evidence that the
Property constitutes a separate tax lot, which evidence shall be reasonably
satisfactory in form and substance to Lender.
4.1.18 Physical Conditions Reports. Lender shall have received
Physical Conditions Reports with respect to the Property, which reports shall be
reasonably satisfactory in form and substance to Lender.
4.1.19 Management Agreement. Lender shall have received a
certified copy of the Management Agreement with respect to the Property which
shall be satisfactory in form and substance to Lender.
4.1.20 Appraisal. Lender shall have received an appraisal of
the Property, which shall be satisfactory in form and substance to Lender.
4.1.21 Financial Statements. Lender shall have received a
balance sheet with respect to the Property for the two most recent calendar
years and statements of income and statements of cash flows with respect to the
Property for the three most recent calendar years.
4.1.22 Operating Lease. Lender shall have received a certified
copy of each Operating Lease between Borrower and each Operating Lessee with
respect to the Properties, which shall be reasonably satisfactory in form and
substance to Lender.
4.1.23 Further Documents. Lender or its counsel shall have
received such other and further approvals, opinions, documents and information
as Lender or its counsel may have reasonably requested and the form and content
of all the Loan Documents.
ARTICLE V
INSURANCE, CONDEMNATION, AND IMPOUNDS
Section 5.1 Insurance, Casualty and Condemnation.
5.1.1 Borrower shall obtain and maintain, or cause to be
maintained, insurance for Borrower and each of the Individual Properties
providing at least the following coverages:
(a) comprehensive all risk insurance on the
Improvements and the Personalty, including contingent liability from Operation
of Building Laws, Demolition Costs and Increased Cost of Construction
Endorsements, in each case (A) in an amount equal to one hundred percent (100%)
of the "Full Replacement Cost," which for purposes of this Agreement shall mean
actual replacement value (exclusive of costs of excavations, foundations,
underground utilities and footings) with a waiver of depreciation, but the
amount shall in no event be less than
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the outstanding principal balance of the Loan; (B) containing an agreed amount
endorsement with respect to the Improvements and Personalty waiving all
co-insurance provisions; (C) providing for no deductible in excess of Ten
Thousand and No/100 Dollars ($10,000) for all such insurance coverage; and (D)
containing an "Ordinance or Law Coverage" or "Enforcement" endorsement if any of
the Improvements or the use of the Individual Property shall at any time
constitute legal non-conforming structures or uses. In addition, Borrower shall
obtain: (y) if any portion of the Improvements is currently or at any time in
the future located in a federally designated "special flood hazard area", flood
hazard insurance in an amount equal to the lesser of (1) the outstanding
principal balance of the Note or (2) the maximum amount of such insurance
available under the National Flood Insurance Act of 1968, the Flood Disaster
Protection Act of 1973 or the National Flood Insurance Reform Act of 1994, as
each may be amended or such greater amount as Lender shall require; and (z)
earthquake insurance in amounts and in form and substance reasonably
satisfactory to Lender in the event the Individual Property is located in an
area with a high degree of seismic activity, provided that the insurance
pursuant to clauses (y) and (z) hereof shall be on terms consistent with the
comprehensive all risk insurance policy required under this subsection (i).
(b) commercial general liability insurance against
claims for personal injury, bodily injury, death or property damage occurring
upon, in or about the Individual Property, such insurance (A) to be on the so-
called "occurrence" form with a combined limit of not less than Two Million
and No/100 Dollars ($2,000,000) in the aggregate and One Million and No/100
Dollars ($1,000,000) per occurrence (and, if on a blanket policy, containing
an "Aggregate Per Location" endorsement); (B) to continue at not less than the
aforesaid limit until required to be changed by Lender in writing by reason of
changed economic conditions making such protection inadequate; and (C) to cover
at least the following hazards: (1) premises and operations; 2) products and
completed operations on an "if any" basis; (3) independent contractors; (4)
blanket contractual liability for all legal contracts; and (5) contractual
liability covering the indemnities contained in the Mortgages to the extent the
same is available;
(c) business income insurance (A) with loss payable
to Lender; (B) covering all risks required to be covered by the insurance
provided for in subsection (i) above; (C) containing an extended period of
indemnity endorsement which provides that after the physical loss to the
Improvements and Personalty has been repaired, the continued loss of income
will be insured until (x) the Individual Property is repaired or replaced and
such income returns to the same level it was at prior to the loss, (y) if such
income has not returned to the same level it was at prior to the loss, six (6)
months following the date on which the Individual Property is repaired or
replaced, or (z) or the expiration of twelve (12) months from the date that the
Individual Property is repaired or replaced and operations are resumed,
whichever first occurs, and notwithstanding that the policy may expire prior to
the end of such period; (D) in an amount equal to one hundred percent (100%) of
the projected gross operating profit plus the Management Fees from the
Individual Property for a period of twelve (12) months from the date that the
Individual Property is repaired or replaced and operations are resumed; and
(E) providing for "extra expense" coverage in an amount reasonably satisfactory
to Lender. The amount of such business income insurance shall be determined
prior to the date hereof and at least once each year thereafter based on
Borrower's reasonable estimate of the projected gross operating profit
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plus the Management Fees from the Individual Property for the succeeding twelve
(12) month period. All proceeds payable to Lender pursuant to this subsection
shall be held by Lender and shall be applied to the obligations secured by the
Loan Documents from time to time due and payable hereunder and under the Note;
provided, however, that nothing herein contained shall be deemed to relieve
Borrower of its obligations to pay the obligations secured by the Loan Documents
on the respective dates of payment provided for in the Note and the other Loan
Documents except to the extent such amounts are actually paid out of the
proceeds of such business income insurance;
(d) at all times during which structural
construction, repairs or alterations are being made with respect to the
Improvements, and only if the Individual Property coverage form does not
otherwise apply, (A) owner's contingent or protective liability insurance
covering claims not covered by or under the terms or provisions of the above
mentioned commercial general liability insurance policy; and (B) the insurance
provided for in subsection (i) above written in a so-called builder's risk
completed value form (1) on a non-reporting basis, (2) against all risks
insured against pursuant to subsection (i) above, (3) including permission
to occupy the Individual Property, and (4) with an agreed amount endorsement
waiving co-insurance provisions;
(e) workers' compensation, subject to the statutory
limits of the state in which the Individual Property is located, and employer's
liability insurance with a limit of at least One Million and No/100 Dollars
($1,000,000) per accident and per disease per employee, and One Million and
No/100 Dollars ($1,000,000) for disease aggregate in respect of any work or
operations on or about the Individual Property, or in connection with the
Individual Property or its operation (if applicable);
(f) comprehensive boiler and machinery insurance on
terms consistent with the commercial property insurance policy required under
subsection (i) above in amounts equal to the lesser of Two Million and No/100
Dollars ($2,000,000) per occurrence or one hundred percent (100%) of the
insurable value of the Improvements, against loss or damage from: (a) leakage
of sprinkler systems; and (b) explosion of steam boilers, air conditioning
equipment, high pressure piping, machinery and equipment, pressure vessels or
similar apparatus, now or hereafter installed in the Improvements;
(g) umbrella liability insurance in an amount not
less than Fifty Million and No/100 Dollars ($50,000,000) per occurrence on terms
consistent with the commercial general liability insurance policy required
under subsection (ii) above;
(h) motor vehicle liability coverage for all owned
and non-owned vehicles, including rented and leased vehicles containing minimum
limits per occurrence of One Million and No/100 Dollars ($1,000,000);
(i) so-called "dramshop" insurance or other liability
insurance required in connection with the sale of alcoholic beverages;
(j) insurance against employee dishonesty in an
amount not less than one (1) month of gross revenue from such Individual
Property with a deductible not greater than Ten Thousand and No/100 Dollars
($10,000); and
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(k) upon sixty (60) days' written notice, such other
reasonable insurance and in such reasonable amounts as Lender from time to
time may reasonably request against such other insurable hazards which at
the time are commonly insured against for property similar to the Individual
Property located in or around the region in which the Individual Property is
located.
5.1.2 All insurance provided for in Section 5.1(a) shall be
obtained under valid and enforceable policies (collectively, the "Policies" or
in the singular, the "Policy"), and shall be subject to the approval of Lender
as to insurance companies, amounts, deductibles, loss payees and insureds. The
Policies shall be issued by financially sound and responsible insurance
companies authorized to do business in the state in which the Property is
located with a rating of "A-X" or better as established by Best's Rating Guide
and having a claims paying ability rating of "A" or better by at least two (2)
of the Rating Agencies (one of which shall be (i) Standard & Poor's if Standard
& Poor's is rating the Securities issued in the Securitization of which this
Loan is a part, and (ii) Moody's if Xxxxx'x is rating the Securities issued in
the Securitization of which this Loan is a part). The Policies described in
Section 5.1(a) shall designate Lender as loss payee. Not less than ten (10) days
prior to the expiration dates of the Policies theretofore furnished to Lender,
certificates of insurance evidencing the Policies accompanied by evidence
satisfactory to Lender of payment of the premiums due thereunder (the "Insurance
Premiums"), shall be delivered by Borrower to Lender.
5.1.3 Any blanket insurance Policy shall specifically allocate
to the Individual Property the amount of coverage from time to time required
hereunder and shall otherwise provide the same protection as would a separate
Policy insuring only the Individual Property in compliance with the provisions
of Section 5.1(a), including an acknowledgement that the payment of such
allocation shall continue such Policy as to the Individual Property
notwithstanding any other payment of premiums.
5.1.4 All Policies of insurance provided for or contemplated
by Section 5.1(a), except for the Policy referenced in Section 5.1(a)(v), shall
name Borrower as the insured and Lender as an additional insured, as its
interests may appear, and in the case of property damage, boiler and machinery,
flood and earthquake insurance, shall contain a so-called New York standard non-
contributing mortgagee clause in favor of Lender providing that the loss
thereunder shall be payable to Lender.
5.1.5 All Policies of insurance provided for in Section
5.1(a)(v) shall contain clauses or endorsements to the effect that:
(a) no act or negligence of Borrower, or anyone
acting for Borrower, or of any tenant or other occupant, or failure to comply
with the provisions of any Policy, which might otherwise result in a forfeiture
of the insurance or any part thereof, shall in any way affect the validity or
enforceability of the insurance insofar as Lender is concerned;
(b) the Policy shall not be materially changed (other
than to increase the coverage provided thereby) or canceled without at least
thirty (30) days' written notice to Lender and any other party named therein
as an additional insured;
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(c) each Policy shall provide that the issuers
thereof shall give written notice to Lender if the Policy has not been renewed
fifteen (15) days prior to its expiration; and
(d) Lender shall not be liable for any Insurance
Premiums thereon or subject to any assessments thereunder.
5.1.6 If at any time Lender is not in receipt of written
evidence that all insurance required hereunder is in full force and effect,
Lender shall have the right, upon five (5) days' prior written notice to
Borrower, to take such action as Lender deems necessary to protect its interest
in the Individual Property, including, without limitation, the obtaining of such
insurance coverage as Lender in its sole discretion deems appropriate and all
premiums incurred by Lender in connection with such action or in obtaining such
insurance and keeping it in effect shall be paid by Borrower to Lender upon
demand and until paid shall be secured by the Mortgages and shall bear interest
at the Default Rate.
5.1.7 If the Individual Property shall be damaged or
destroyed, in whole or in part, by fire or other casualty, Borrower shall give
prompt notice of such damage to Lender and shall promptly commence and
diligently prosecute the completion of the Restoration of the Individual
Property and otherwise in accordance with Section 5.1. Borrower shall pay all
costs of such Restoration whether or not such costs are covered by insurance.
Lender may, but shall not be obligated to make proof of loss if not made
promptly by Borrower.
5.1.8 In the event of foreclosure of the Mortgage with respect
to the Individual Property, or other transfer of title to the Individual
Property in extinguishment in whole or in part of the Debt all right, title and
interest of Borrower in and to the Policies that are not blanket Policies then
in force concerning the Individual Property and all proceeds payable thereunder
shall thereupon vest in the purchaser at such foreclosure or Lender or other
transferee in the event of such other transfer of title.
Section 5.2 Condemnation.
Borrower shall promptly give Lender notice of the actual or threatened
commencement of any condemnation or eminent domain proceeding (a "Condemnation")
affecting any of the Individual Properties and shall deliver to Lender copies of
any and all papers served in connection with such proceedings. Lender may
participate in any such proceedings and Borrower shall deliver to Lender all
instruments required to permit participation in such proceedings. Borrower
shall, at its expense, diligently prosecute any such proceedings, and shall
consult with Lender, its attorneys and experts, and cooperate with them in the
carrying on or defense of any such proceedings. Lender is hereby irrevocably
appointed as Borrower's attorney-in-fact, coupled with an interest, with
exclusive power to collect, receive and retain any Award and to make any
compromise or settlement in connection with any such Condemnation.
Notwithstanding any taking by any public or quasi-public authority through
eminent domain or otherwise (including but not limited to any transfer made in
lieu of or in anticipation of the exercise of such taking), Borrower shall
continue to pay the Debt at the time and in the manner provided for its payment
in the Note and in this Agreement and the Debt shall not be reduced until any
award or payment therefor (an "Award") shall have been actually received and
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applied by Lender, after the deduction of expenses of collection, to the
reduction or discharge of the Debt. Lender shall not be limited to the interest
paid on the Award by the condemning authority but shall be entitled to receive
out of the award interest at the rate or rates provided herein or in the Note.
If an Individual Property or any portion thereof is taken by a condemning
authority, Borrower shall promptly commence and diligently prosecute the
Restoration of the Property and otherwise comply with the provisions of Section
5.3. If an Individual Property is sold, through foreclosure or otherwise, prior
to the receipt by Lender of the Award, Lender shall have the right, whether or
not a deficiency judgment on the Note shall have been sought, recovered or
denied, to receive the Award, or a portion thereof sufficient to pay the Debt.
Section 5.3 Restoration.
The following provisions shall apply in connection with the .
Restoration of any Individual Property:
5.3.1 If the Net Proceeds for such Individual Property shall
be less than One Hundred Thousand and No/100 Dollars ($100,000) and the costs of
completing the Restoration for such Individual Property shall be less than One
Hundred Thousand and No/100 Dollars ($100,000), the Net Proceeds will be
disbursed by Lender to Borrower upon receipt, provided that all of the
conditions set forth in Section 5.3(b)(i) are met and Borrower delivers to
Lender a written undertaking to expeditiously commence and to satisfactorily
complete with due diligence the Restoration in accordance with the terms of this
Agreement.
5.3.2 If the Net Proceeds for such Individual Property are
equal to or greater than One Hundred Thousand and No/100 Dollars ($100,000) or
the costs of completing the Restoration for such Individual Property is equal to
or greater than One Hundred Thousand and No/100 Dollars ($100,000) Lender shall
make the Net Proceeds available for the Restoration in accordance with the
provisions of this Section 5.3. The term "Net Proceeds" for purposes of this
Section 5.3 shall mean: (i) the net amount of all insurance proceeds received by
Lender pursuant to Section 5.1 (a)(i), (iv), (vi) and (vii) as a result of such
damage or destruction, after deduction of its reasonable costs and expenses
(including, but not limited to, reasonable counsel fees), if any, in collecting
same ("Insurance Proceeds"), or (ii) the net amount of the Award, after
deduction of its reasonable costs and expenses (including, but not limited to,
reasonable counsel fees), if any, in collecting same ("Condemnation Proceeds"),
whichever the case may be.
(a) The Net Proceeds shall be made available to
Borrower for Restoration provided that the Net Proceeds are received prior to
the Anticipated Payment Date and each of the following conditions are met:
(b) no Event of Default shall have occurred and be
continuing;
(c) (1) in the event the Net Proceeds are Insurance
Proceeds, less than thirty-five percent (35%) of the total floor area of the
Improvements of the Individual Property that has been damaged, destroyed or
rendered unusable as a result of such fire or other casualty or (2) in the event
the Net Proceeds are Condemnation Proceeds, less than ten percent (10%) of the
land constituting the Individual Property that is taken, and such land is
located along the perimeter or periphery of the Individual Property, and no
portion of the Improvements is located in such land;
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(d) the Operating Leases shall remain in full force
and effect during and after the completion of the Restoration, notwithstanding
the occurrence of any such fire or other casualty or taking, whichever the case
may be;
(e) Borrower shall commence the Restoration as soon
as reasonably practicable (but in no event later than sixty (60) days after such
damage or destruction or taking, whichever the case may be, occurs) and shall
diligently pursue the same to satisfactory completion;
(f) Lender shall be satisfied that any operating
deficits, including all scheduled payments of principal and interest under the
Note, which will be incurred with respect to the Individual Property as a result
of the occurrence of any such fire or other casualty or taking, whichever the
case may be, will be covered out of (1) the Net Proceeds, (2) the insurance
coverage referred to in Section 5.1(a)(iii), if applicable, or (3) other funds
of Borrower;
(g) Lender shall be satisfied that the Restoration
will be completed on or before the earliest to occur of (1) six (6) months prior
to the Anticipated Payment Date, (2) the earliest date required for such
completion under the terms of any Operating Lease, (3) such time as may be
required under applicable zoning law, ordinance, rule or regulation in order to
repair and restore the Property to the condition it was in immediately prior to
such fire or other casualty or to as nearly as possible the condition it was
in immediately prior to such taking, as applicable or (4) the expiration of the
insurance coverage referred to in Section 5.1(a)(iii);
(h) the Individual Property and the use thereof after
the Restoration will be in compliance with and permitted under all applicable
zoning laws, ordinances, rules and regulations (including any variances
applicable to the Individual Property prior to such fire or other casualty or
prior to such taking, as applicable) and all necessary operating or reciprocal
easement agreements for the operation and maintenance of the Property are, or
remain, in effect;
(i) the Restoration shall be done and completed by
Borrower in an expeditious and diligent fashion and in compliance with all
applicable governmental laws, rules and regulations (including, without
limitation, all applicable environmental laws);
(j) such fire or other casualty or taking, as
applicable, does not result in the loss of access to the Individual Property or
the related Improvements;
(k) after giving effect to such Restoration, the Debt
Service Coverage Ratio for all of the Properties shall be equal to or greater
than the Debt Service Coverage Ratio as of the Closing Date;
(l) after giving effect to such Restoration, the LTV
Ratio for all of the Properties shall be equal to or less than the LTV Ratio as
of the Closing Date;
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(m) Lender shall have determined that the applicable
hotel franchise or license agreement shall not be terminated with respect to
the Individual Property as a result of such fire or other casualty or taking,
but will remain in full force and effect during and after the completion of the
Restoration of such Individual Property or that an alternative franchise
agreement or commitment therefor acceptable to Lender from a nationally
recognized franchisor of comparable or better reputation will be secured for the
Individual Property within thirty (30) days of such fire or other casualty or
taking.
(n) The Net Proceeds shall be held by Lender in an
interest-bearing account and, until disbursed in accordance with the provisions
of this Section 5.3(b), shall constitute additional security for the Debt and
other obligations under the Loan Documents. The Net Proceeds shall be disbursed
by Lender to, or as directed by, Borrower from time to time during the course of
the Restoration, upon receipt of evidence satisfactory to Lender that (A) all
materials installed and work and labor performed (except to the extent that they
are to be paid for out of the requested disbursement) in connection with the
Restoration have been paid for in full, and (B) there exist no notices of
pendency, stop orders, mechanic's or materialman's liens or notices of intention
to file same, or any other liens or encumbrances of any nature whatsoever on the
Individual Property arising out of the Restoration which have not either been
fully bonded to the satisfaction of Lender and discharged of record or in the
alternative fully insured to the satisfaction of Lender by the title company
issuing the title insurance policy.
(o) All plans and specifications required in
connection with the Restoration shall be subject to prior review and acceptance
in all respects by Lender and by an independent consulting engineer selected by
Lender (the "Casualty Consultant"). Lender shall have the use of the plans and
specifications and all permits, licenses and approvals required or obtained in
connection with the Restoration. The identity of the contractors, subcontractors
and materialmen engaged in the Restoration, as well as the contracts under which
they have been engaged, shall be subject to prior review and acceptance by
ender and the Casualty Consultant, which acceptance shall not be unreasonably
withheld. All costs and expenses incurred by Lender in connection with making
the Net Proceeds available for the Restoration including, without limitation,
reasonable counsel fees and disbursements and the Casualty Consultant's fees,
shall be paid by Borrower.
(p) In no event shall Lender be obligated to make
disbursements of the Net Proceeds in excess of an amount equal to the costs
actually incurred from time to time for work in place as part of the
Restoration, as certified by the Casualty C onsultant, minus the Casualty
Retainage. The term "Casualty Retainage" shall mean an amount equal to ten
percent (10%) of the costs actually incurred for work in place as part of the
Restoration, as certified by the Casualty Consultant, until the Restoration
has been completed. The Casualty Retainage shall in no event, and
notwithstanding anything to the contrary set forth above in this Section 5.3(b),
be less than the amount actually held back by Borrower from contractors,
subcontractors and materialmen engaged in the Restoration. The Casualty
Retainage shall not be released until the Casualty Consultant certifies to
Lender that the Restoration has been completed in accordance with the provisions
of this Section 5.3(b) and that all approvals necessary for the re-occupancy
and use of the Individual Property have been obtained from all appropriate
governmental and quasi-governmental authorities, and Lender receives evidence
satisfactory to Lender that the costs of
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the Restoration have been paid in full or will be paid in full out of the
Casualty Retainage; provided, however, that Lender will release the portion of
the Casualty Retainage being held with respect to any contractor, subcontractor
or materialman engaged in the Restoration as of the date upon which the Casualty
Consultant certifies to Lender that the contractor, subcontractor or materialman
has satisfactorily completed all work and has supplied all materials in
accordance with the provisions of the contractor's, subcontractor's or
materialman's contract, the contractor, subcontractor or materialman delivers
the lien waivers and evidence of payment in full of all sums due to the
contractor, subcontractor or materialman as may be reasonably requested by
Lender or by the title company issuing the title insurance policy, and Lender
receives an endorsement to the title insurance policy insuring the continued
priority of the lien of the related Mortgage and evidence of payment of any
premium payable for such endorsement. If required by Lender, the release of any
such portion of the Casualty Retainage shall be approved by the surety company,
if any, which has issued a payment or performance bond with respect to the
contractor, subcontractor or materialman.
(q) Lender shall not be obligated to make
disbursements of the Net Proceeds more frequently than once every calendar
month.
(r) If at any time the Net Proceeds or the
undisbursed balance thereof shall not, in the reasonable opinion of Lender in
consultation with the Casualty Consultant, be sufficient to pay in full the
balance of the costs which are estimated by the Casualty Consultant to be
incurred in connection with the completion of the Restoration, Borrower shall
deposit the deficiency (the "Net Proceeds Deficiency") with Lender before any
further disbursement of the Net Proceeds shall be made. The Net Proceeds
Deficiency deposited with Lender shall be held be Lender and shall be disbursed
for costs actually incurred in connection with the Restoration on the same
conditions applicable to the disbursement of the Net Proceeds, and until so
disbursed pursuant to this Section 5.3(b) shall constitute additional security
for the Debt and other obligations under the Loan Documents.
(s) The excess, if any, of the Net Proceeds and the
remaining balance, if any, of the Net Proceeds Deficiency deposited with
Lender after the Casualty Consultant certifies to Lender that the Restoration
has been completed in accordance with the provisions of this Section 5.1(b), and
the receipt by Lender of evidence satisfactory to Lender that all costs incurred
in connection with the Restoration have been paid in full, shall be remitted by
Lender to Borrower, provided no Event of Default shall have occurred and shall
be continuing under the Note, this Loan Agreement or any of the Other Loan
Documents.
5.3.3 All Net Proceeds not required (i) to be made available
for the Restoration or (ii) to be returned to Borrower as excess Net Proceeds
pursuant to Section 5.1(b)(vii) may be retained and applied by Lender toward the
payment of the Debt whether or not then due and payable in such order, priority
and proportions as Lender in its sole discretion shall deem proper, or, at the
discretion of Lender, the same may be paid, either in whole or in part, to
Borrower for such purposes as Lender shall designate, in its discretion.
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Section 5.4 Impounds.
5.4.1 Borrower shall deposit with Lender, monthly, (i)
one-twelfth (1/12th) of the Taxes that Lender estimates will be payable during
the next ensuing twelve (12) months in order to accumulate with Lender
sufficient funds to pay all such Taxes at least thirty (30) days prior to their
respective due dates, and (ii) one-twelfth of the Insurance Premiums that Lender
estimates will be payable for the renewal of the coverage afforded by the
insurance policies required by Lender upon the expiration thereof in order to
accumulate with Lender sufficient funds to pay all such Insurance Premiums at
least thirty (30) days prior to expiration (said amounts in (i) and (ii) above
hereinafter called the "Tax and Insurance Escrow Fund"). At or before the
advance of the Loan, Borrower shall deposit with Lender a sum of money which
together with the monthly installments will be sufficient to make each of such
payments thirty (30) days prior to the date any delinquency or penalty becomes
due with respect to such payments. Deposits shall be made on the basis of
Lender's estimate from time to time of the charges for the current year (after
giving effect to any reassessment or, at Lender's election, on the basis of the
charges for the prior year, with adjustments when the charges are fixed for the
then current year). All funds so deposited shall be held by Lender, without
interest, and may be commingled with Lender's general funds. Borrower hereby
grants to Lender a security interest in all funds so deposited with Lender for
the purpose of securing the Loan. While an Event of Default exists, the funds
deposited may be applied in payment of the charges for which such funds have
been deposited, or to the payment of the Loan or any other charges affecting the
security of Lender, as Lender may elect, but no such application shall be deemed
to have been made by operation of law or otherwise until actually made by
Lender. Borrower shall furnish Lender with bills for the charges for which such
deposits are required at least thirty (30) days prior to the date on which the
charges first become payable. If at any time the amount on deposit with Lender,
together with amounts to be deposited by Borrower before such charges are
payable, is insufficient to pay such charges, Borrower shall deposit any
deficiency with Lender immediately upon demand. Lender shall pay such charges
when the amount on deposit with Lender is sufficient to pay such charges and
Lender has received a xxxx for such charges.
5.4.2 In lieu of making the monthly payments to the Tax and
Insurance Escrow Fund required under Section 5.4(a)(ii) and provided no Event of
Default exists and no Trigger Event shall have occurred and a Trigger Period
continuing, Borrower shall have the option to deliver to Lender as additional
security for the Debt either (i) a cash deposit (the "Static Cash Account"), or
(ii) an unconditional Letter of Credit (the "Insurance Letter of Credit"), each
in an amount equal to fifty percent (50%) of the annual Insurance Premiums. In
the event that Borrower, after delivering a Static Cash Account or an Insurance
Letter of Credit in accordance with this Section 5.4(b), elects to resume making
monthly payments to the Tax and Insurance Escrow Fund required under Section
5.4(a)(ii), Borrower shall make an initial deposit into such Tax and Insurance
Escrow Fund equal to the amount reasonably estimated by Lender to be the amount
that would have been on deposit in such Tax and Insurance Escrow Fund on the
date thereof if Borrower had not delivered such Static Cash Account or Insurance
Letter of Credit. Borrower shall give Lender thirty (30) days prior written
notice of such election and Borrower shall pay to Lender all of Lender's
reasonable out-of-pocket costs and expenses in connection therewith. Borrower
shall not be entitled to draw from such Static Cash Account or Insurance Letter
of Credit. During the time the appropriate amount of funds are on deposit in the
Static Cash Account or the Insurance Letter of Credit is outstanding, Borrower
shall
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pay, or cause to be paid, all Insurance Premiums as the same become due and
payable and shall furnish to Lender evidence of payment of Insurance Premiums
reasonably satisfactory to Lender at least fifteen (15) days prior to the date
when such Insurance Premiums are due. Borrower shall provide Lender with written
notice of any increases in the Insurance Premiums thirty (30) days prior to the
effective date of any such increase and the Static Cash Account or the Insurance
Letter of Credit, as applicable, shall be increased to an amount equal to fifty
percent (50%) of such increased annual Insurance Premiums at least ten (10) days
prior to such increase in the Insurance Premiums.
Section 5.5 Letters of Credit.
5.5.1 Each Letter of Credit delivered under this Agreement or
any other Loan Document shall be additional security for the payment of the
Debt. Upon the occurrence of an Event of Default, Lender in its sole and
absolute discretion may, but shall not be obligated to, draw upon any Letter of
Credit for payments of any amounts then due and payable under the Loan
Documents.
(a) In addition to any other right Lender may have
to draw upon a Letter of Credit pursuant to the terms and conditions of this
Agreement and the other Loan Documents, Lender shall have the additional rights
to draw in full upon any Letter of Credit: (A) if Lender has not received at
least thirty (30) days prior to the date on which the then outstanding Letter of
Credit is scheduled to expire, a notice from the issuing bank that it has
renewed the applicable Letter of Credit; (B) upon receipt of notice from the
issuing bank that the applicable Letter of Credit will be terminated; and (C)
thirty (30) days after Lender has received notice and given notice to the
Borrower that the bank issuing the applicable Letter of Credit shall cease to
be an Eligible Institution.
(b) In the event that Lender draws upon a Letter of
Credit in accordance with the provisions of subsection 5.5(b)(i) above, any and
all such amounts not otherwise expended by Lender shall be held by Lender as
cash collateral in an interest bearing account established and maintained by
Lender and Lender shall be entitled to draw upon and apply such proceeds at the
time and in the manner provided in this Agreement or the other Loan Documents
for draws upon the applicable Letter of Credit.
(c) Notwithstanding anything to the contrary
contained above, Lender is not obligated to draw on a Letter of Credit upon the
happening of an event specified in this subsection and shall not be liable for
any losses sustained by Borrower due to the insolvency of the bank issuing a
Letter of Credit if Lender has not drawn on the Letter of Credit.
ARTICLE VI
ENVIRONMENTAL MATTERS
Section 6.1 Certain Definitions.
As used herein, the following terms have the meanings indicated:
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6.1.1 "Environmental Laws" Any local, state, federal or other
governmental authority, statute, ordinance, code, order, decree, law, rule or
regulation pertaining to or imposing liability or standards of conduct
concerning environmental regulation, contamination or clean-up including,
without limitation, the Comprehensive Environmental Response, Compensation and
Liability Act, as amended, the Resource Conservation and Recovery Act, as
amended, the Emergency Planning and Community Right-to-Know Act of 1986, as
amended, the Hazardous Substances Transportation Act, as amended, the Solid
Waste Disposal Act, as amended, the Clean Water Act, as amended, the Clean Air
Act, as amended, the Toxic Substances Control Act, as amended, the Safe Drinking
Water Act, as amended, the Occupational Safety and Health Act, as amended, any
state superlien and environmental clean-up statutes and all regulations adopted
in respect of the foregoing laws whether presently in force or coming into being
and/or effectiveness hereafter.
6.1.2 "Hazardous Materials" means (i) petroleum or chemical
products, whether in liquid, solid, or gaseous form, or any fraction or
by-product thereof, (ii) asbestos or asbestos- containing materials, (iii)
polychlorinated biphenyls (pcbs), (iv) radon gas, (v) underground storage tanks,
(vi) any explosive or radioactive substances, (vii) lead or lead-based paint, or
(viii) any other substance, material, waste or mixture which is or shall be
listed, defined, or otherwise determined by any governmental authority to be
hazardous, toxic, dangerous or otherwise regulated, controlled or giving rise to
liability under any Environmental Laws.
Section 6.2 Representations and Warranties on Environmental Matters.
To Borrower's knowledge, except as set forth in the Site Assessment
delivered in connection with the origination of the Loan, (a) no Hazardous
Material is now or was formerly used, stored, generated, manufactured,
installed, treated, discharged, disposed of or otherwise present at or about any
Individual Property or any property adjacent to any Individual Property (except
for cleaning and other products currently used in connection with the routine
maintenance or repair of an Individual Property in full compliance with
Environmental Laws) and no Hazardous Material was removed or transported from
any Individual Property, (b) all permits, licenses, approvals and filings
required by Environmental Laws have been obtained, and the use, operation and
condition of any Individual Property does not, and did not previously, violate
any Environmental Laws, (c) no civil, criminal or administrative action, suit,
claim, hearing, investigation or proceeding has been brought or been threatened,
nor have any settlements been reached by or with any parties or any liens
imposed in connection with any Individual Property concerning Hazardous
Materials or Environmental Laws; and (d) no underground storage tanks exist on
any part of any Individual Property.
Section 6.3. Covenants on Environmental Matters.
6.3.1 Borrower shall (i) comply strictly and in all respects
with applicable Environmental Laws; (ii) notify Lender immediately upon
Borrower's discovery of any spill, discharge, release or presence of any
Hazardous Material at, upon, under, within, contiguous to or otherwise affecting
any Individual Property; (iii) promptly remove such Hazardous Materials and
remediate any Individual Property in full compliance with Environmental Laws or
as reasonably required by Lender based upon the recommendations and
specifications of an independent environmental consultant approved by Lender;
and (iv) promptly forward to Lender copies of all orders, notices, permits,
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applications or other communications and reports in connection with any spill,
discharge, release or the presence of any Hazardous Material or any other
matters relating to the Environmental Laws or any similar laws or regulations,
as they may affect any Individual Property or Borrower.
6.3.2 Borrower shall not cause, shall prohibit any other
Person within the control of Borrower from causing, and shall use prudent,
commercially reasonable efforts to prohibit other Persons (including tenants)
from (i) causing any spill, discharge or release, or the use, storage,
generation, manufacture, installation, or disposal, of any Hazardous Materials
at, upon, under, within or about any Individual Property or the transportation
of any Hazardous Materials to or from any Individual Property (except for
cleaning and other products used in connection with routine maintenance or
repair of any Individual Property in full compliance with Environmental Laws),
(ii) installing any underground storage tanks at any Individual Property, or
(iii) conducting any activity that requires a permit or other authorization
under Environmental Laws.
6.3.3 Borrower shall provide to Lender, promptly upon the
written request of Lender from time to time, a Site Assessment or, if required
by Lender, an update to any existing Site Assessment, to assess the presence or
absence of any Hazardous Materials and the potential costs in connection with
abatement, cleanup or removal of any Hazardous Materials found on, under, at or
within any Individual Property. Borrower shall not pay the cost of any such Site
Assessment or update, unless Lender's request for a Site Assessment is based on
information provided under Section 6.3(a), a reasonable suspicion of Hazardous
Materials at or near any Individual Property, a breach of representations under
Section 6.2, or an Event of Default, in which case any such Site Assessment or
update shall be at Borrower's expense.
Section 6.4 Allocation of Risks and Indemnity.
As between Borrower, Lender and Indemnitor, all risk of loss associated
with non-compliance with Environmental Laws, or with the presence of any
Hazardous Material at, . upon, within, contiguous to or otherwise affecting any
Individual Property, shall lie solely with Borrower and Indemnitor. Accordingly,
Borrower and Indemnitor shall bear all risks and costs associated with any loss
(including any loss in value attributable to Hazardous Materials), damage or
liability therefrom, including all costs of removal of Hazardous Materials or
other remediation required by Lender or by law. Borrower shall indemnify, defend
and hold Lender and its shareholders, directors, officers, employees and agents
harmless from and against all loss, liabilities, damages, claims, costs and
expenses (including reasonable costs of defense and consultant fees,
investigation and laboratory fees, court costs, and other litigation expenses)
arising out of or associated, in any way, with (a) the non- compliance with
Environmental Laws, or (b) the existence of Hazardous Materials in, on, or about
any Individual Property, (c) any personal injury (including wrongful death) or
property damage (real or personal) arising out of or related to Hazardous
Materials; (d) any lawsuit brought or threatened, settlement reached, or
government order relating to such Hazardous Materials, (e) a breach of any
representation, warranty or covenant contained in this Article 6, whether based
in contract, tort, implied or express warranty, strict liability, criminal or
civil statute or common law, or (f) the imposition of any environmental lien
encumbering any Individual Property; provided, however, Borrower shall not be
liable under such indemnification to the extent such loss, liability, damage,
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claim, cost or expense results solely from Lender's gross negligence or willful
misconduct. Borrower's obligations under this Section 6.4 shall arise whether or
not any governmental authority has taken or threatened any action in connection
with the presence of any Hazardous Material, and whether or not the existence of
any such Hazardous Material or potential liability on account thereof is
disclosed in the Site Assessment and shall continue notwithstanding the
repayment of the Loan or any transfer or sale of any right, title and interest
in any Individual Property (by foreclosure, deed in lieu of foreclosure or
otherwise). Additionally, if any Hazardous Materials affect or threaten to
affect the Properties, Lender may (but shall not be obligated to) give such
notices and take such actions as it deems reasonably necessary or advisable at
the expense of the Borrower in order to xxxxx the discharge of any Hazardous
Materials or remove the Hazardous Materials. Any amounts payable to Lender by
reason of the application of this Section 6.4 shall become immediately due and
payable and shall bear interest at the Default Rate from the date loss or damage
is sustained by Lender until paid. The obligations and liabilities of Borrower
under this Section 6.4 shall survive any termination, satisfaction, assignment,
entry of a judgment of foreclosure or delivery of a deed in lieu of foreclosure.
Section 6.5 No Waiver.
Notwithstanding any provision in this Article 6 or elsewhere in the
Loan Documents, or any rights or remedies granted by the Loan Documents, Lender
does not waive and expressly reserves all rights and benefits now or hereafter
accruing to Lender under the "security interest" or "secured creditor" exception
under applicable Environmental Laws, as the same may be amended. No action taken
by Lender pursuant to the Loan Documents shall be deemed or construed to be a
waiver or relinquishment of any such rights or benefits under the "security
interest exception."
ARTICLE VII
LEASING MATTERS
Section 7.1 Representations and Warranties on Leases.
Borrower represents and warrants to Lender with respect to the Leases
of each Individual Property under which Borrower is the landlord that: (a) the
Leases are valid and in full force and effect; (b) the Leases (including
amendments) are in writing, and there are no oral agreements with respect
thereto; (c) the copies of the Leases delivered to Lender are true and complete;
(d) neither the landlord nor any tenant is in default under any of the Leases;
(e) with the exception of those Operating Leases which shall be replaced with
TRS Leases, Borrower has no knowledge of any notice of termination or default
with respect to any Lease; (f) landlord has not assigned or pledged any of the
Leases, the rents or any interests therein except to Lender; (g) no tenant or
other party has an option or right of first refusal or offer, to purchase all or
any portion of the Individual Property; (h) with the exception of those
Operating Leases which shall be replaced with TRS Leases, no tenant has the
right to terminate its Lease prior to expiration of the stated term of such
Lease; (i) no tenant has prepaid more than one month's rent in advance (except
for bona fide security deposits not in excess of an amount equal to two month's
rent); (j) no tenant under any Lease has any right or option for additional
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space; (k) all existing Leases are subordinate to the Mortgage either pursuant
to their terms or a recorded subordination agreement; and (1) no termination
fees are required in connection with the scheduled termination as of December
31, 2000 of those Operating Leases which are to be replaced with TRS Leases.
Section 7.2 Approval Rights.
Except as otherwise provided in Section 8.30 hereof, all Leases and
other rental arrangements shall in all respects be approved by Lender.
Section 7.3 Covenants.
Borrower (a) shall perform the obligations which Borrower is required
to perform under the Leases; (b) shall enforce the obligations to be performed
by the tenants; (c) shall promptly furnish to Lender any notice of default or
termination received by Borrower from any tenant, and any notice of default or
termination given by Borrower to any tenant; (d) shall not collect any rents for
more than thirty (30) days in advance of the time when the same shall become
due, except for bona fide security deposits not in excess of an amount equal to
two months rent; (e) except for the Ground Leases, shall not enter into any
ground Lease or master Lease of any part of the Properties; (f) except as
otherwise provided in Section 8.30 hereof, shall not further assign or encumber
any Lease; (g) except as otherwise provided in Section 8.30 hereof, shall not,
except with Lender's prior written consent, cancel or accept surrender or
termination of any Lease; and (h) except as otherwise provided in Section 8.30,
shall not modify or amend any Lease, except with Lender's prior written consent,
which consent shall not be unreasonably withheld. Any action in violation of
clauses (e), (f), (g), and (h) of this Section 7.3 shall be void at the election
of Lender.
Section 7.4 Tenant Estoppels.
At Lender's request, Borrower shall obtain and furnish to Lender,
written estoppels in form and substance reasonably satisfactory to Lender,
executed by tenants (including, the Operating Lessees) under Leases in the
Properties and confirming the term, rent, and other provisions and matters
relating to the Leases.
ARTICLE VIII
REPRESENTATIONS AND WARRANTIES
Borrower represents, warrants and covenants to Lender that:
Section 8.1 Organization, Power and Authority.
Borrower and each Borrower Party (a) is duly organized, validly
existing and in good standing under the laws of the state of its formation or
existence, (b) is in compliance with all legal requirements applicable to doing
business in the State, and (c) has the necessary governmental approvals to own
and operate the Properties and conduct the business now conducted or to be
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conducted thereon. Borrower has the full power, authority and right to execute,
deliver and perform its obligations pursuant to this Loan Agreement and the
other Loan Documents, and to mortgage the Properties pursuant to the terms of
the Mortgage and to keep and observe all of the terms of this Loan Agreement and
the other Loan Documents on Borrower's part to be performed.
Section 8.2 Validity of Loan Documents.
The execution, delivery and performance by Borrower and each Borrower
Party of the Loan Documents: (a) are duly authorized and do not require the
consent or approval of any other party or governmental authority which has not
been obtained; and (b) will not violate any law or result in the imposition of
any lien, charge or encumbrance upon the assets of any such party, except as
contemplated by the Loan Documents. The Loan Documents constitute the legal,
valid and binding obligations of Borrower and each Borrower Party, enforceable
in accordance with their respective terms, subject to applicable bankruptcy,
insolvency, or similar laws generally affecting the enforcement of creditors'
rights and by general principles of equity (regardless of whether enforcement is
sought by proceedings in equity or at law).
Section 8.3 No Conflicts.
The execution, delivery and performance of this Agreement and the other
Loan Documents by Borrower will not conflict with or result in a breach of any
of the terms or provisions of, or constitute a default under, or result in the
creation or imposition of any lien, charge or encumbrance (other than pursuant
to the Loan Documents) upon any of the property or assets of Borrower pursuant
to the terms of any indenture, mortgage, deed of trust, loan agreement,
partnership agreement or other agreement or instrument to which Borrower is a
party or by which any of Borrower's property or assets is subject, nor will such
action result in any violation of the provisions of any statute or any order,
rule or regulation of any court or governmental agency or body having
jurisdiction over Borrower or any of Borrower's properties or assets, and any
consent, approval, authorization, order, registration or qualification of or
with any court or any such regulatory authority or other governmental agency or
body required for the execution, delivery and performance by Borrower of this
Agreement or any other Loan Documents has been obtained and is in full force and
effect.
Section 8.4 Liabilities; Litigation.
8.4.1 All financial data, including, without limitation, the
statements of cash flow and income and operating expense, that have been
delivered by Borrower and each Borrower Party are (i) are true, complete and
correct in all material respects, (ii) accurately represent the financial
condition of the Properties as of the date of such reports, and (iii) to the
extent prepared or audited by an independent certified public accounting firm,
have been prepared in accordance with generally accepted accounting principals
throughout the periods covered, except as disclosed therein. Borrower does not
have any contingent liabilities, liabilities for taxes, unusual forward or
long-term commitments or unrealized or anticipated losses from any unfavorable
commitments that are known to Borrower and reasonably likely to have a
materially adverse effect on the Properties or the operation thereof as hotels,
except as referred to or reflected in said financial statements. Since the date
of the financial statements, there has been no materially adverse change in the
financial condition, operations or business of Borrower from that set forth in
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said financial statements. There is no litigation, administrative proceeding,
investigation or other legal action (including any proceeding under any state or
federal bankruptcy or insolvency law) pending or, to the knowledge of Borrower,
threatened, against the Properties, Borrower or any Borrower Party which if
adversely determined could have a material adverse effect on such party, the
Properties or the Loan.
8.4.2 Neither Borrower nor any Borrower Party is contemplating
either the filing of a petition by it under state or federal bankruptcy or
insolvency laws or the liquidation of all or a major portion of its assets or
property, and neither Borrower nor any Borrower Party has knowledge of any
Person contemplating the filing of any such petition against it.
Section 8.5 Taxes and Assessments.
Each of the Properties is comprised of one or more parcels, each of
which constitutes a separate tax lot and none of which constitutes a portion of
any other tax lot. There are no pending or, to Borrower's best knowledge,
proposed, special or other assessments for public improvements or otherwise
affecting the Properties, nor are there any contemplated improvements to the
Properties that may result in such special or other assessments.
Section 8.6 Other Agreements; Defaults.
Neither Borrower nor any Borrower Party is a party to any agreement or
instrument or subject to any court order, injunction, permit, or restriction
which might adversely affect any of the Properties or the business, operations,
or condition (financial or otherwise) of Borrower or any Borrower Party. Neither
Borrower nor any Borrower Party is in violation of any agreement which violation
would have an adverse effect on any of the Properties, Borrower, or any Borrower
Party or Borrower's or any Borrower Party's business, properties, or assets,
operations or condition, financial or otherwise.
Section 8.7 Title.
Borrower has good, marketable and insurable title to the Properties,
free and clear of all Liens whatsoever except the Permitted Encumbrances, such
other Liens as are permitted pursuant to the Loan Documents and the Liens
created by the Loan Documents. Each Mortgage creates (i) a valid, perfected lien
on Borrower's interest in the applicable Individual Property, subject only to
Permitted Encumbrances and the Liens created by the Loan Documents and (ii)
perfected security interests in and to, and perfected collateral assignments of,
all personalty (including the Leases), all in accordance with the terms thereof,
in each case subject only to any applicable Permitted Encumbrances, such other
Liens as are permitted pursuant to the Loan Documents and the Liens created by
the Loan Documents. There are no claims for payment for work, labor or materials
affecting any of Borrower's Properties which are or may become a lien prior to,
or of equal priority with, the liens created by the Loan Documents. To the best
of Borrower's knowledge, none of the Permitted Encumbrances, individually or in
the aggregate, materially interfere with the benefits of the security intended
to be provided by the Mortgages and this Loan Agreement, materially and
adversely affect the value of any Individual Property, impair the use or
operations of any Individual Property or impair Borrower's ability to pay its
obligations in a timely manner.
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Section 8.8 Compliance with Law.
8.8.1 Borrower has, or pursuant to the Operating Lease, has
caused each Operating Lessee to have, all requisite licenses, permits,
franchises, qualifications, certificates of occupancy or other governmental
authorizations to own, Lease and operate each of the Properties and carry on its
business, and each of the Properties is in compliance with all applicable legal
requirements and is free of structural defects, and all building systems
contained therein are in good working order, subject to ordinary wear and tear.
Each of the Properties does not constitute, in whole or in part, a legally
non-conforming use under applicable legal requirements;
8.8.2 No condemnation has been commenced or, to Borrower's
knowledge, is contemplated with respect to all or any portion of the Properties
or for the relocation of roadways providing access to the Properties; and
8.8.3 Each of the Properties has adequate rights of access to
public ways and is served by adequate water, sewer, sanitary sewer and storm
drain facilities. All public utilities necessary or convenient to the full use
and enjoyment of the Properties are located in the public right- of-way abutting
each of the Properties, and all such utilities are connected so as to serve the
Properties without passing over other property, except to the extent such other
property is subject to a perpetual easement for such utility benefiting each of
the Properties. All roads necessary for the full utilization of each of the
Properties for its current purpose have been completed and dedicated to public
use and accepted by all governmental authorities.
Section 8.9 Location of Borrower.
Borrower's principal place of business and chief executive offices are
located at the address stated in Section 15.1.
8.9.1 ERISA.
(a) As of the date hereof and throughout the term of
the Loan, (i) Borrower is not and will not be an "employee benefit plan" as
defined in Section 3(3) of the Employee Retirement Income Security Act of 1974,
as amended ("ERISA"), which is subject to Title I of ERISA, and (ii) the assets
of Borrower do not and will not constitute "plan assets" of one or more such
plans for purposes of Title I of ERISA; and
(b) As of the date hereof and throughout the term of
the Loan (i) Borrower is not and will not be a "governmental plan" within the
meaning of Section 3(32) of ERISA and (ii) transactions by or with Borrower
are not and will not be subject to state statutes applicable to Borrower
regulating investments of and fiduciary obligations with respect to governmental
plans.
Section 8.10 Forfeiture.
There has not been and shall never be committed by Borrower or any
other person in occupancy of or involved with the operation or use of the
Properties any act or omission affording the federal government or any state or
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local government the right of forfeiture as against the Properties or any part
thereof or any monies paid in performance of Borrower's obligations under any
of the Loan Documents. Borrower hereby covenants and agrees not to commit,
permit or suffer to exist any act or omission affording such right of
forfeiture.
Section 8.11 Tax Filings.
Borrower and each Borrower Party have filed (or have obtained effective
extensions for filing) all federal, state and local tax returns required to be
filed and have paid or made adequate provision for the payment of all federal,
state and local taxes, charges and assessments payable by Borrower and each
Borrower Party, respectively. Borrower and each Borrower Party believe that
their respective tax returns properly reflect the income and taxes of Borrower
and each Borrower Party, respectively, for the periods covered thereby, subject
only to reasonable adjustments required by the Internal Revenue Service or other
applicable tax authority upon audit.
Section 8.12 Solvency.
The Borrower (a) has not entered into the transaction or any Loan
Document with the actual intent to hinder, delay, or defraud any creditor and
(b) received reasonably equivalent value in exchange for its obligations under
the Loan Documents. Giving effect to the Loan, the fair saleable value of
Borrower's assets exceeds and will, immediately following the making of the
Loan, exceed Borrower's total liabilities, including, without limitation,
subordinated, unliquidated, disputed and contingent liabilities. The fair
saleable value of Borrower's assets is and will, immediately following the
making of the Loan, be greater than Borrower's probable liabilities, including
the maximum amount of its contingent liabilities on its debts as such debts
become absolute and matured, Borrower's assets do not and, immediately following
the making of the Loan will not, constitute unreasonably small capital to carry
out its business as conducted or as proposed to be conducted. Borrower does not
intend to, and does not believe that it will, incur Indebtedness and liabilities
(including contingent liabilities and other commitments) beyond its ability to
pay such Indebtedness as they mature (taking into account the timing and amounts
of cash to be received by Borrower and the amounts to be payable on or in
respect of obligations of Borrower). Except as expressly disclosed to Lender in
writing, no petition in bankruptcy has been filed against Borrower, Indemnitor,
any guarantor or any Borrower Party in the last seven (7) years, and neither
Borrower, Indemnitor, any guarantor or any Borrower Party in the last seven (7)
years has ever made an assignment for the benefit of creditors or taken
advantage of any insolvency act for the benefit of debtors.
Section 8.13 Full and Accurate Disclosure.
All information submitted by Borrower or any Borrower Party to Lender
in connection with the Loan or in satisfaction of the terms thereof and all
statements of fact made by Borrower or any Borrower Party in this Agreement or
in any other Loan Document, are accurate, complete and correct in all material
respects. No statement of fact made by or on behalf of Borrower or any Borrower
Party in this Agreement or in any of the other Loan Documents contains any
untrue statement of a material fact or omits to state any material fact
necessary to make statements contained herein or therein not misleading. There
is no fact presently known to Borrower which has not been disclosed to Lender
which materially and adversely affects, nor as far as Borrower can foresee,
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might materially and adversely affect, the Properties or the business,
operations or condition (financial or otherwise) of Borrower or any Borrower
Party.
Section 8.14 Flood Zone.
No portion of the improvements comprising each of the Properties is
located in an area identified by the Secretary of Housing and Urban Development
or any successor thereto as an area having special flood hazards pursuant to the
National Flood Insurance Act of 1968, the Flood Disaster Protection Act of 1973
or the National Flood Insurance Act of 1994, as amended, or any successor law,
or, if located within any such area, Borrower has obtained and will maintain the
insurance prescribed in Section 5.1 hereof.
Section 8.15 Federal Reserve Regulations.
No part of the proceeds of the Loan will be used for the purpose of
purchasing or acquiring any "margin stock" within the meaning of Regulation U of
the Board of Governors of the Federal Reserve System or for any other purpose
which would be inconsistent with such Regulation U or any other Regulations of
such Board of Governors, or for any purposes prohibited by Legal Requirements or
by the terms and conditions of this Agreement or the other Loan Documents.
Section 8.16 Not a Foreign Person.
Borrower is not a "foreign person" within the meaning of ss. 1445(f)(3)
of the Code.
Section 8.17 Separate Lots.
Each Individual Property is comprised of one (1) or more parcels which
constitutes a separate tax lot and does not constitute a portion of any other
tax lot not a part of such Individual Property.
Section 8.18 No Prior Assignment.
There are no prior assignments of the Leases (including any Operating
Lease) or any portion of the Rents (including Operating Lease Rent) due and
payable or to become due and payable which are presently outstanding.
Section 8.19 Insurance.
Borrower has obtained and has delivered to Lender certified copies of
all insurance policies reflecting the insurance coverages, amounts and other
requirements set forth in this Agreement. No claims have been made under any
such Policy, and no Person, including Borrower, has done, by act or omission,
anything which would impair the coverage of any such policy.
Section 8.20 Use of Properties.
Each of the Individual Properties is used exclusively for hotel/motel
purposes and other appurtenant and related uses including, but not limited to,
restaurants and lounges.
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Section 8.21 Certificate of Occupancy; Licenses.
All certifications, permits, licenses and approvals, including without
limitation, certificates of completion and occupancy permits and any applicable
liquor license required for the legal use, occupancy and operation of each of
the Individual Properties as a hotel (collectively, the "Licenses"), have been
obtained and are in full force and effect. The Borrower shall keep and maintain,
or cause to be kept or maintained, all licenses necessary for the operation of
each of the Individual Properties as a hotel. The use being made of each
Individual Property is in conformity with the certificate of occupancy issued
for such Individual Property.
Section 8.22 Physical Condition.
Each of the Individual Properties, including, without limitation, all
buildings, improvements, parking facilities, sidewalks, storm drainage systems,
roofs, plumbing systems, HVAC systems, fire protection systems, electrical
systems, equipment, elevators, exterior sidings and doors, landscaping,
irrigation systems and all structural components, are in good condition, order
and repair in all material respects; there exists no structural or other
material defects or damages in any of the Individual Properties, whether latent
or otherwise, and Borrower has not received notice from any insurance company or
bonding company of any defects or inadequacies in any of the Individual
Properties, or any part thereof, which would adversely affect the insurability
of the same or cause the imposition of extraordinary premiums or charges thereon
or of any termination or threatened termination of any policy of insurance or
bond.
Section 8.23 Boundaries.
All of the improvements which were included in determining the
appraised value of each Individual Property lie wholly within the boundaries and
building restriction lines of such Individual Property, and to the best of
Borrower's knowledge, no improvements on adjoining properties encroach upon such
Individual Property, and to the best of Borrower's knowledge, no easements or
other encumbrances upon the applicable Individual Property encroach upon any of
the improvements, so as to affect the value or marketability of the applicable
Individual Property except those which are insured against by title insurance.
Section 8.24 Survey.
The Survey for each of the Individual Properties delivered to Lender in
connection with this Agreement has been prepared in accordance with the
provisions of Section 4.1(c)(iii) hereof, and does not fail to reflect any
material matter affecting any of the Properties or the title thereto.
Section 8.25 Embargoed Person.
To the actual knowledge of Borrower as of the date hereof and at all
times throughout the term of the Loan, including after giving effect to any
transfers of interests permitted pursuant to the Loan Documents, (i) none of the
funds or other assets of Borrower, Borrower Party, TRS Lessee or Indemnitor
constitute property of, or are beneficially owned, directly or indirectly, by
any person, entity or government subject to trade restrictions under U.S. law,
including but not limited to, the International Emergency Economic Powers Act,
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50 X.X.X.xx.xx. 1701 et seq., The Trading with the Enemy Act, 50 U.S.C. App. 1
et seq., and any Executive Orders or regulations promulgated thereunder with the
result that the investment in Borrower (whether directly or indirectly) is
prohibited by law or the Loan made by Lender is in violation of law ("Embargoed
Person"); (ii) no Embargoed Person has any interest of any nature whatsoever in
Borrower, Borrower Party, TRS Lessee or Indemnitor with the result that the
investment in Borrower (whether directly or indirectly) is prohibited by law or
the Loan made by Lender is in violation of law; and (iii) none of the funds of
Borrower, Borrower Party, TRS Lessee or Indemnitor have been derived from any
unlawful activity with the result that the investment in Borrower (whether
directly or indirectly) is prohibited by law or the Loan made Lender is in
violation of law.
Section 8.26 Filing and Recording Taxes.
All transfer taxes, deed stamps, intangible taxes or other amounts in
the nature of transfer taxes required to be paid by any Person under applicable
Legal Requirements currently in effect in connection with the transfer of the
Properties to Borrower have been paid. All mortgage, mortgage recording, stamp,
intangible or other similar tax required to be paid by any Person under
applicable Legal Requirements currently in effect in connection with the
execution, delivery, recordation, filing, registration, perfection or
enforcement of any of the Loan Documents, including, without limitation, the
Mortgages encumbering the Properties have been paid, and, under current Legal
Requirements, the Mortgages encumbering the Properties are enforceable in
accordance with their respective terms by Lender (or any subsequent holder
thereof).
Section 8.27 Single Purpose Entity/Separateness.
Borrower represents, warrants and covenants as follows:
8.27.1 The purpose for which Borrower is organized shall be
limited solely to (A) owning, holding, selling, leasing, transferring,
exchanging, operating and managing the Properties, (B) entering into the Loan
Agreement with Lender, (C) refinancing the Properties in connection with a
permitted repayment of the Loan and (D) transacting any and all lawful business
for which Borrower may be organized under its constitutive law that is incident,
necessary and appropriate to accomplish the foregoing. Borrower does not own and
will not own any asset or property other than (i) the Properties, and (ii)
incidental personal property necessary for the ownership or operation of the
Properties.
8.27.2 Borrower will not engage in any business other than the
ownership, management and operation of the Properties and Borrower will conduct
and operate its business as presently conducted and operated.
8.27.3 Borrower will not enter into any contract or agreement
with any Affiliate of Borrower, any constituent party of Borrower, the
guarantors or any Affiliate of any constituent party or guarantor, except upon
terms and conditions that are intrinsically fair and substantially similar to
those that would be available on an arms-length basis with third parties other
than any such party.
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8.27.4 Borrower has not incurred and will not incur any
Indebtedness other than (i) the Loan, (ii) trade and operational debt which is
(A) incurred in the ordinary course of business, (B) not more than sixty (60)
days past the date incurred, (C) with trade creditors, (D) in the aggregate, in
an amount less than one percent (1%) of the original principal amount of the
Loan, (E) not evidenced by a note, and (F) paid when due, and (iii)
Indebtedness incurred in the ordinary course of business for the purpose of
financing equipment and other personal property used on the Properties
(including obligations pursuant to equipment leases) in amounts that are
normal and reasonable under the circumstances, provided, that (1) such debt
shall be fully amortizing over a term not to exceed five (5) years (or the term
of the related equipment lease shall not exceed five (5) years), and (2) such
debt (which, with respect to an equipment lease, shall be the annual rents
payable thereunder for the then current calendar year) shall not in the
aggregate outstanding at any one time exceed one percent (1%) of Operating
Revenues. No Indebtedness other than the Loan may be secured (subordinate or
pari passu) by the Properties.
8.27.5 Borrower has not made and will not make any loans or
advances to any third party (including any affiliate or constituent party, any
guarantor or any affiliate of any constituent party or guarantor), and shall not
acquire obligations or securities of its affiliates or any constituent party.
8.27.6 Borrower is and will remain solvent and Borrower will
pay its debts and liabilities (including, as applicable, shared personnel and
overhead expenses) from its assets as the same shall become due.
8.27.7 Borrower has done or caused to be done and will do all
things necessary to observe organizational formalities and preserve its
existence, and Borrower will not, nor will Borrower permit any constituent party
or any guarantor to amend, modify or otherwise change the partnership
certificate, partnership agreement, articles of incorporation and bylaws,
operating agreement, trust or other organizational documents of Borrower or such
constituent party or guarantor without the prior written consent of Lender.
8.27.8 Borrower will maintain all of its books, records,
financial statements and bank accounts separate from those of its Affiliates and
any constituent party. Borrower's assets will not be listed as assets on the
financial statement of any other entity except as required by generally accepted
accounting principles; provided, however, that any such consolidated financial
statement shall contain a note indicating that its separate assets and
liabilities are neither available to pay the debts of the consolidated entity
nor constitute obligations of the consolidated entity. Borrower will file its
own tax returns, except to the extent that it is required to file consolidated
federal income tax returns by law. Borrower shall maintain its books, records,
resolutions and agreements as official records.
8.27.9 Borrower will be, and at all times will hold itself out
to the public as, a legal entity separate and distinct from any other entity
(including any Affiliate of Borrower, any constituent party of Borrower, any
guarantor or any Affiliate of any constituent party or guarantor), shall correct
any known misunderstanding regarding its status as a separate entity, shall
conduct business in its own name, shall not identify itself as a division or
part of any other person or entity.
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8.27.10 Borrower will maintain adequate capital for the normal
obligations reasonably foreseeable in a business of its size and character and
in light of its contemplated business operations.
8.27.11 Neither Borrower nor any constituent party will seek
the dissolution, winding up, liquidation, consolidation or merger in whole or in
part, of the Borrower.
8.27.12 Borrower will not commingle the funds and other assets
of Borrower with those of any Affiliate or constituent party, any guarantor, or
any Affiliate of any constituent party or guarantor, or any other person.
8.27.13 Borrower has and will maintain its assets in such a
manner that it will not be costly or difficult to segregate, ascertain or
identify its individual assets from those of any Affiliate or constituent party,
any guarantor, or any Affiliate of any constituent party or guarantor, or any
other person.
8.27.14 Borrower will not guarantee or become obligated for
the debts of any other entity or person and does not and will not hold itself
out as being responsible for the debts or obligations of any other person.
8.27.15 If Borrower is a limited partnership or a limited
liability company, each general partner or managing member (each, an "SPC
Party") shall be a corporation whose sole asset is its interest in Borrower and
each such SPC Party will at all times comply, and will cause Borrower to comply,
with each of the representations, warranties, and covenants contained in this
Section 8.28 as if such representation, warranty or covenant was made directly
by such SPC Party.
8.27.16 Borrower shall at all times cause there to be at least
two (2) duly appointed members of the board of directors (each an "Independent
Director") of each SPC Party in Borrower reasonably satisfactory to Lender who
shall not have been at the time of such individual's appointment or at any time
while serving as a director of SPC Party, and may not have been at any time
during the preceding five years (i) a shareholder of, or an officer, director,
partner or employee of, Borrower or any of its shareholders, subsidiaries or
affiliates (except for serving as an independent director of (A) any single
purpose corporations serving as general partners of other limited partnerships
financing hotel properties with Lender or (B) any TRS Lessee), (ii) a customer
of, or supplier to, Borrower or any of its shareholders, subsidiaries or
affiliates, (iii) a person or other entity controlling or under common control
with any such shareholder, partner, supplier or customer, or (iv) a member of
the immediate family of any such shareholder, officer, director, partner,
employee, supplier or customer of Borrower. As used herein, the term "control"
means the possession, directly or indirectly, of the power to direct or cause
the direction of the management and policies of a person or entity, whether
through ownership of voting securities, by contract or otherwise.
8.27.17 Borrower shall not cause or permit the board of
directors of each SPC Party in Borrower to take any action which, under the
terms of any certificate of incorporation, by-laws or any voting trust agreement
with respect to any common stock, requires the vote of the board of directors of
Borrower and/or any SPC Party in Borrower unless at the time of such action
there shall be at least two members who are Independent Directors.
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8.27.18 All of the facts and assumptions set forth in that
certain opinion letter dated as of the Closing Date (the "Insolvency Opinion")
delivered by Hunton & Xxxxxxxx in connection with the Loan are true and correct.
In connection with the foregoing, Borrower hereby covenants and agrees that it
will comply with, or cause the compliance with, (i) all of the facts and
assumptions (whether regarding the Borrower or any other person or entity) set
forth in the Insolvency Opinion, (ii) all the representations and warranties and
covenants in this Section 8.28, and (iii) all the organizational documents of
the Borrower and any SPC Party.
8.27.19 Borrower shall allocate fairly and reasonably any
overhead expenses that are shared with an affiliate, including paying for office
space and services performed by any employee of an affiliate.
8.27.20 The stationery, invoices, and checks utilized by
Borrower or utilized to collect its funds or pay its expenses shall bear its own
name and shall not bear the name of any other entity unless such entity is
clearly designated as being Borrower's agent.
8.27.21 Borrower shall not pledge its assets for the benefit
of any other person or entity, other than with respect to the Loan.
8.27.22 Borrower shall pay the salaries of its own employees
from its own funds.
8.27.23 Borrower shall maintain a sufficient number of
employees in light of its contemplated business operations.
Section 8.28 Franchise Agreement; Hotel Management.
8.28.1 Each Franchise Agreement pursuant to which any
Operating Lessee or Manager has the right to operate the hotel located on each
applicable Individual Property under a name and/or hotel system controlled by
the applicable franchisor, is in full force and effect, and to the best of
Borrower's knowledge, there is no default, breach or violation existing
thereunder by any party thereto and no event has occurred (other than payments
due but not yet delinquent) that, with the passage of time or the giving of
notice, or both, would constitute a default, breach or violation by any party
thereunder.
8.28.2 All certifications, permits, licenses and approvals,
including, without limitation, certificates of completion and occupancy permits
required for the legal use, occupancy and operation of each Individual Property
as a hotel (collectively, the "Licenses"), have been obtained and are in full
force and effect (including, without limitation, any applicable liquor license).
Borrower shall keep and maintain, or cause the Operating Lessee to keep and
maintain, all licenses necessary for the operation of each Individual Property
as a hotel. Each Individual Property is free of material damage and is in good
repair, and there is no proceeding pending for the total or partial condemnation
of, or affecting, any Individual Property.
8.28.3 Notwithstanding any provision contained herein to the
contrary, in connection with the execution of any Operating Lease with a TRS
Lessee or an Affiliate of an Operating Lessee which is a Single Purpose Entity,
Borrower or the related Operating Lessee may terminate or amend the existing
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Franchise Agreement and enter into a new or amended Franchise Agreement with the
related existing Franchisor, which new or amended Franchise Agreement shall be
substantially in the related form attached hereto as Exhibit E, or otherwise
acceptable to Lender in form and substance in Lender's reasonable
discretion.
8.28.4 Each Management Agreement listed on Schedule VI
attached hereto is in full force and effect and there is no default, breach or
violation existing thereunder by any party thereto and no event has occurred
(other than payments due but not yet delinquent) that, with the passage of time
or the giving of notice, or both, would constitute a default, breach or
violation by any party thereunder. No Management Agreement provides for
compensation of Manager thereunder in excess of the Management Fee. The
Management Fees (including any amounts in excess thereof) due under each
Management Agreement and the terms and provisions of each Management Agreement,
are subordinate to this Agreement and the applicable Mortgage; provided,
however, the Management Fees due under each Management Agreement prior to
termination of each such Management Agreement shall not be subordinated to this
Agreement and the applicable Mortgage if (i) such Management Fees, including any
incentive fees, are not in excess of five percent (5.0%) of Operating Revenues
for the applicable Individual Property and have not accrued for more than sixty
(60) days (except in the case of incentive fees which shall not have accrued for
any period of time greater than one (1) year), (ii) the applicable Manager is
not an Affiliate of Borrower, (iii) neither Lender nor any affiliate nor nominee
nor other Person, which may acquire the applicable Individual Property by reason
of foreclosure, deed in lieu of foreclosure or other proceeding brought by it,
nor any subsequent successors, assignees or purchasers thereof and thereafter
shall have any obligation regarding the payment of such Management Fees, and
(iv) such Management Fees shall not be a Lien on the applicable Individual
Property. Each Manager shall attorn to Lender. Except as otherwise provided in
this Section 8.29(d), Borrower shall not, and shall not allow any Operating
Lessee to, terminate, cancel, modify, renew or extend any Management Agreement,
or enter into any agreement relating to the management or operation of any
Individual Property with Manager or any other party without the express written
consent of Lender, which consent shall not be unreasonably withheld; provided,
however, with respect to a new manager such consent may be conditioned upon
Borrower delivering evidence in writing from the applicable Rating Agencies to
the effect that such new manager will not result in a downgrade, withdrawal or
qualification of the respective ratings then in effect for any Securities issued
in connection with a Securitization. If at any time Lender consents to the
appointment of a new manager, such new manager and Borrower shall, as a
condition of Lender's consent, execute a Manager's Consent and Subordination of
Management Agreement substantially in the form then used by Lender.
Notwithstanding any provision contained herein to the contrary, Borrower or
Operating Lessee may terminate a Management Agreement and enter into a
Replacement Management Agreement with a Qualified Manager with respect to any
Individual Property.
8.28.5 Borrower, upon the request of Lender shall, or shall
cause Operating Lessee to, terminate any Manager designated by Lender, without
penalty or fee, if at any time during the Loan (i) such Manager shall become
insolvent or a debtor in any bankruptcy or insolvency proceeding, (ii) there is
a monetary Event of Default or a material non-monetary Event of Default, or
(iii) the Anticipated Payment Date has occurred and the Loan has not been
repaid. The Management Agreement and/or the Manager's Consent and Subordination
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of Management Agreements provide that such Manager may be terminated, without
penalty or fee, upon the occurrence of any of the foregoing. At such time as the
Manager may be removed, a Qualified Manager shall assume management of the
Properties pursuant to a Replacement Management Agreement and shall receive a
property management fee not to exceed the then current market rates.
8.28.6 Neither the execution and delivery of the Loan
Documents, Borrower's performance thereunder, nor the exercise of any remedies
by Lender, will adversely affect Borrower's rights under any Operating Lease,
any Franchise Agreement, any Management Agreement, or any of the Licenses.
Section 8.29 Operating Lease.
8.29.1 The Operating Leases are in full force and effect and
there is no material default, breach or violation existing thereunder by
Borrower or to the best of Borrower's knowledge, any other party thereto and no
event has occurred (other than payments due but not yet delinquent) that, with
the passage of time or the giving of notice, or both, would constitute a
default, breach or violation by any party thereunder. The Operating Lease Rent,
and the terms and provisions of the Operating Leases, are subordinate to this
Agreement and the Mortgages.
8.29.2 Neither the execution and delivery of the Loan
Documents, Borrower's performance thereunder, nor the exercise of any remedies
by Lender, will adversely affect Borrower's rights under the Operating Lease or
any of the Licenses.
8.29.3 Notwithstanding anything to the contrary contained
herein, Borrower may enter into a new operating lease with or permit a transfer
of Operating Lessee's interest in the Operating Lease to TRS Lessee provided the
following criteria are satisfied in Lender's reasonable discretion:
(a) TRS Lessee shall be a "Taxable REIT Subsidiary"
within the meaning of Section 856(l) of the Code;
(b) Rent and other sums due and payable under the
Operating Lease or any new operating lease, as applicable, shall qualify under
Section 856(d)(8) of the Code;
(c) TRS Lessee (A) has entered into a new operating
lease or assumed, amended and restated the Operating Lease, in either case, on
substantially the same terms set forth in the TRS Lease; (B) has entered into a
TRS Subordination Agreement; and (C) has entered into a Replacement Management
Agreement with a Qualified Manager that (1) meets the requirements for an
"eligible independent contractor" within the meaning of Section 856(d)(9)
of the Code, and (2) provides that: (x) the Management Fees payable thereunder
are subordinate to this Agreement and to the Mortgages, provided, however, the
Management Fees due under each Replacement Management Agreement prior to
termination of each such Replacement Management Agreement shall not be
subordinated to this Agreement and the Mortgages if (i) such Management Fees,
including any incentive fees, are not in excess of five percent (5.0%) of
Operating Revenues for the applicable Individual Property and have not accrued
for more than sixty (60) days (except in the case of incentive fees which shall
not have accrued for any period of time greater than one (1) year, (ii) the
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applicable Manager is not an Affiliate of Borrower, (iii) neither Lender nor
any affiliate nor nominee nor other Person, which may acquire the applicable
Individual Property by reason of foreclosure, deed in lieu of foreclosure, or
other proceeding brought by it, nor any subsequent successors, assignees or
purchasers thereof and thereafter shall have any obligation regarding the
payment of such Management Fees, and (iv) such Management Fees shall not be a
Lien on the applicable Individual Property, and (y) if there is a continuing
Event of Default or if the Anticipated Payment Date has occurred and the Loan
has not been repaid, or, if at any time during the term of the Loan, the manager
thereunder shall become insolvent or a debtor in any bankruptcy or insolvency
proceeding, such management agreement may be terminated by Lender without
penalty or fee; and
(d) TRS Lessee shall be, for so long as the Loan
shall remain outstanding, (A) organized pursuant to, and in accordance with, the
TRS Lessee Organizational Documents, and (B) in all material respects, a Single
Purpose Entity; and
(e) Lender shall have received a TRS Non-Consolidation
Opinion.
Section 8.30 Investment Company Act.
Borrower is not (a) an "investment company" or a company "controlled"
by an "investment company," within the meaning of the Investment Company Act of
1940, as amended; (b) a "holding company" or a "subsidiary company" of a
"holding company" or an "affiliate" of either a "holding company" or a
"subsidiary company" within the mean of the Public Utility Holding Company Act
of 1935, as amended; or (c) subject to any other federal or state law or
regulation which purports to restrict or regulate its ability to borrow money.
Section 8.31 Ground Lease.
8.31.1 Recording; Modification. A memorandum of each Ground
Lease has been duly recorded, the Ground Leases permit the interest of Borrower
to be encumbered by a mortgage or each Ground Lessor has approved and consented
to the encumbrance of the applicable Individual Property by the applicable
Mortgages and there have not been amendments or modifications to the terms of
the Ground Leases since recordation of the applicable memorandum of ground lease
pertaining thereto, with the exception of written instruments listed on Schedule
V. The Ground Lease may not be canceled, terminated, surrendered or amended
without the prior written consent of Lender.
8.31.2 No Liens. Except for the Permitted Encumbrances,
Borrower's interests in the Ground Leases are not subject to any liens or
encumbrances superior to, or of equal priority with, the applicable Mortgages
other than Ground Lessors' related fee interests.
8.31.3 Ground Leases Assignable. Borrower's interests in the
Ground Leases are assignable to Lender upon notice to, but without the consent
of, the Ground Lessors (or, if any such consent is required, it has been
obtained prior to the Closing Date). With the exception of the Ground Lease of
the Individual Property located in Glen Burnie, Maryland, the Ground Leases are
further assignable by Lender, its successors and assigns without Ground Lessors'
consent.
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8.31.4 Default. As of the date hereof, the Ground Leases are
in full force and effect and no defaults have occurred under the Ground Leases
and there is no existing condition which, but for the passage of time or the
giving of notice, could result in a default under the terms of the Ground
Leases.
8.31.5 Notice. The Ground Leases require Ground Lessors to
give notice of any default by Borrower to Lender. The Ground Leases, or estoppel
letters received by Lender from Ground Lessors, further provides that notice of
termination given under the Ground Leases is not effective against Lender unless
a copy of the notice has been delivered to Lender in the manner described in the
Ground Leases.
8.31.6 Cure. Lender is permitted the opportunity (including,
where necessary, sufficient time to gain possession of the interests of Borrower
under the Ground Leases) to cure any default under the Ground Leases, which is
curable after the receipt of notice of any of the default before the Ground
Lessors thereunder may terminate the Ground Leases.
8.31.7 Term. With the exception of the term of the Ground
Lease of the Individual Property located in Glen Burnie, Maryland, which term
shall expire on December 31, 2029, the Ground Leases have a term which extends
not less than twenty (20) years beyond the Anticipated Payment Date.
8.31.8 New Leases. The Ground Leases require Ground Lessors to
enter into new leases upon termination of the Ground Leases for any reason,
including rejection of the Ground Leases in a bankruptcy proceeding.
8.31.9 Insurance Proceeds. Under the terms of this Agreement,
the Ground Leases, and the applicable Mortgages and the estoppel letters
received by Lender from Ground Lessors, taken together, any related insurance
and condemnation proceeds allocable to Operating Lessees' or Borrower's
leasehold interest in the applicable Individual Properties will be applied
either to the repair or restoration of all or part of the applicable Individual
Properties, with Lender having the right, subject to the provisions contained
herein, to hold and disburse the proceeds as the repair or restoration
progresses, or to the payment of the outstanding principal balance of the Loan
together with any accrued interest thereon.
8.31.10 Subleasing. The Ground Leases do not impose any
commercially unreasonable restrictions on subleasing.
ARTICLE IX
FINANCIAL REPORTING
Section 9.1 Financial Statements.
9.1.1 Obligations of Borrower. Borrower will keep and
maintain or will cause to be kept and maintained, in accordance with general
accepted accounting principles and USAH proper and accurate books, records and
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accounts reflecting all of the financial affairs of Borrower and Operating
Lessee and all items of income and expense in connection with the operation
on an individual basis of each of the Individual Properties. Lender shall have
the right from time to time at all times during normal business hours to examine
such books, records and accounts at the office of Borrower, Operating Lessee or
other Person maintaining such books, records and accounts and to make such
copies or extracts thereof as Lender shall desire. After the occurrence of an
Event of Default, Borrower shall pay any costs and expenses incurred by Lender
to examine Borrower's accounting records with respect to the Properties, as
Lender shall determine to be necessary or appropriate in the protection of
Lender's interest.
9.1.2 Monthly Reports. Within forty-five (45) days after the
end of each calendar month until such time as a Securitization shall have
occurred, Borrower shall furnish, or cause Operating Lessee to furnish, to
Lender a current (as of the calendar month just ended) balance sheet, a detailed
operating statement (showing monthly activity and year-to-date) stating
Operating Revenues, Operating Expenses, Net Operating Income, and net cash flow
for the calendar month just ended, a report of occupancy for the subject month
including an average daily rate, the percentage of rooms rented and occupied,
and any and all franchise inspection reports received by Borrower or Operating
Lessee during the subject month, and, as reasonably requested by Lender, (i) a
written statement setting forth a comparison of budgeted income and expenses and
actual income and expenses for the subject month, and (ii) other documentation
supporting the information disclosed in the most recent financial statements. In
addition, such statement shall also be accompanied by a certificate of the chief
financial officer of Borrower or the general partner of Borrower stating that
the representations and warranties of Borrower set forth in Section 8.28 are
true and correct as of the date of such certificate and that there are no trade
payables outstanding for more than sixty (60) days.
9.1.3 Quarterly Reports. Within sixty (60) days after the end
of the calendar quarter in which a Securitization shall have occurred and within
sixty (60) days after the end of each calendar quarter thereafter, Borrower
shall furnish, or cause Operating Lessee to furnish, to Lender a current (as of
the calendar quarter just ended) balance sheet, a report of occupancy for the
subject quarter, including an average daily rate, the percentage of rooms rented
and occupied, and any all franchise inspection reports received by Borrower or
Operating Lessee during the subject quarter. In addition, within sixty (60) days
after the end of each calendar quarter during the entire term of the Loan,
Borrower shall furnish, or cause Operating Lessee to furnish, to Lender a
detailed operating statement (showing quarterly activity and year-to-date)
stating Operating Revenues, Operating Expenses, Net Operating Income, and
capital expenditures for the calendar quarter just ended. Borrower's quarterly
statements shall be accompanied by (i) a comparison of the budgeted income and
expenses and the actual income and expenses for the prior calendar quarter, (ii)
as reasonably requested by Lender, (A) a written statement setting forth any
variance from the Annual Budget, and (B) other documentation supporting the
information disclosed in the most recent financial statements, and (iii) a
certificate executed by the chief financial officer of Borrower or the general
partner of Borrower stating that (A) each such quarterly statement presents
fairly the financial condition and the results of operations of the Borrower and
the Properties being reported upon and has been prepared in accordance with
generally accepted accounting principles and (B) to the extent not provided
pursuant to Section 9.1(b) hereof, the representations and warranties of
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Borrower set forth in Section 8.28 are true and correct as of the date of such
certificate and there are no trade payables outstanding for more than sixty
(60) days.
9.1.4 Annual Reports. Within ninety (90) days after the end of
each calendar year, Borrower will furnish or direct to be furnished to Lender a
complete copy of the consolidated annual financial statements of Borrower and
the REIT, and in the case of the REIT, audited by a "big five" accounting firm
or other independent certified public accountant acceptable to Lender in
accordance with generally accepted accounting principles (which audited REIT
financial statements shall contain a supplemental schedule of Operating Lease
revenues on a property-by-property basis; provided that such supplemental
schedule will not be audited separately). Within ninety (90) days after the end
of each calendar year, Borrower shall furnish or cause the Operating Lessees to
furnish to Lender detailed property-level operating statements (showing annual
activity) stating Operating Revenues, Operating Expenses, Operating Income and
net cash flow for each of the Properties. Such property- level annual financial
statements shall be accompanied by (i) a comparison of the budgeted income and
expenses and the actual income and expenses for the prior calendar year and (ii)
a certificate executed by the chief financial officer of Borrower or the general
partner of Borrower stating that, to the best of such officer's knowledge, each
such annual financial statement presents fairly the financial condition and the
results of operations of the Properties; provided that, with respect to
property-level reports, such annual reports shall be prepared using the same
accounting method used at closing and Borrower agrees to notify Lender of any
material changes in the method used for the preparation of such property-level
reports upon the receipt of notice of such change from the Operating Lessee.
Annual financial statements of the REIT shall be accompanied by an unqualified
opinion of a "big five" accounting firm or other independent certified public
accountant reasonably acceptable to Lender.
9.1.5 Certification; Supporting Documentation. Each such
financial statement shall be in scope and detail reasonably satisfactory to
Lender and certified by the chief financial representative of Borrower or
Operating Lessee, as applicable.
9.1.6 Additional Reports. Borrower shall deliver, or cause
Operating Lessee to deliver, to Lender as soon as reasonably available but in no
event later than thirty (30) days after such items become available to Borrower
or Operating Lessee in final form:
(a) copies of any final engineering or environmental
reports prepared for Borrower or any Operating Lessee with respect to an
Individual Property;
(b) a copy of any notice received by Borrower or
Operating Lessee from any environmental authority having jurisdiction over an
Individual Property with respect to a condition existing or alleged to exist or
emanate from or at an Individual Property;
(c) copies of any financial statements, reports,
certificates, budgets, business plans and capital expenditure plans required
to be delivered to Borrower by any Operating Lessee pursuant to an Operating
Lease.
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Section 9.2 Accounting Principles.
All financial statements shall be prepared in accordance with generally
accepted accounting principles in the United States of America as in effect on
the date so indicated and consistently applied (or such other accounting basis
reasonably acceptable for Lender).
Section 9.3 Other Information; Access.
Borrower shall deliver to Lender such additional information regarding
Borrower, its subsidiaries, its business, any Borrower Party, and any of the
Properties within thirty (30) days after Lender's reasonable request therefor.
Borrower shall permit Lender to examine such records, books and papers of
Borrower which reflect upon its financial condition and the income and expenses
of each of the Properties.
Section 9.4 Format of Delivery.
Any reports, statements or other information required to be delivered
under this Agreement shall be delivered (a) in paper form, (b) on a diskette,
and (c) if requested by Lender and within the then-existing capabilities of
Borrower's data systems without change or modification thereto, in electronic
form and prepared using a Microsoft Word for Windows or WordPerfect for Windows
files (which files may be prepared using a spreadsheet program and saved as word
processing files).
ARTICLE X
COVENANTS
Borrower covenants and agrees with Lender as follows:
Section 10.1 Due Sale and Encumbrance; Transfers of Interests.
Without the prior written consent of Lender, neither Borrower nor any
other Person having an ownership or beneficial interest in Borrower shall sell,
transfer, convey, mortgage, pledge, or assign any interest in any of the
Properties or any part thereof or further encumber, alienate, xxxxx x Xxxx or
xxxxx any other interest in any of the Properties or any part thereof, whether
voluntarily or involuntarily, in violation of the covenants and conditions set
forth in the Mortgage, provided, however, notwithstanding the foregoing or the
terms and conditions of the Mortgages to the contrary, if the Loan is not part
of a Securitization, the prior written consent of Lender shall be required and
shall be given in Lender's sole and absolute discretion.
Section 10.2 Taxes; Utility Charges.
Borrower shall pay before any fine, penalty, interest or cost may be
added thereto, and shall not enter into any agreement to defer, any real estate
taxes and assessments, franchise taxes and charges, and other governmental
charges (the "Taxes") that may become a Lien upon any of the Properties or
become payable during the term of the Loan; provided, however; Borrower may
contest
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the validity of Taxes so long as (a) Borrower notifies Lender that it intends to
contest such Taxes, (b) Borrower provides Lender with an indemnity, bond or
other security satisfactory to Lender assuring the discharge of Borrower's
obligations for such Taxes, including interest and penalties, (c) Borrower is
diligently contesting the same by appropriate legal proceedings in good faith
and at its own expense and concludes such contest prior to the tenth (10th) day
preceding the earlier to occur of the Maturity Date or the date on which the
Individual Property is scheduled to be sold for non- payment, (d) Borrower
promptly upon final determination thereof pay the amount of any such Taxes,
together with all costs, interest and penalties which may be payable in
connection therewith; and (e) notwithstanding the foregoing, Borrower shall
immediately upon request of Lender pay any such Taxes notwithstanding such
contest if, in the reasonable opinion of Lender, any Individual Property or any
part thereof or interest therein may be in danger of being sold, forfeited,
foreclosed, terminated, cancelled or lost. Lender may pay over any cash deposit
or part thereof to the claimant entitled thereto at any time when, in the
reasonable judgment of Lender, the entitlement of such claimant is established.
Borrower's compliance with Section 5.4 of this Agreement relating to impounds
for Taxes shall, with respect to payment of such Taxes, be deemed compliance
with this Section 10.2. Borrower shall not suffer or permit the joint assessment
of any of the Properties with any other real property constituting a separate
tax lot or with any other real or personal property. Borrower shall promptly pay
for all utility services provided to each of the Properties.
Section 10.3 Operating Lease.
Borrower shall hold and maintain, or cause Operating Lessee to hold and
maintain, all necessary licenses, certifications and permits required by law.
Borrower shall fully perform all of its covenants, agreements and obligations
under the Operating Lease.
Section 10.4 Operation; Maintenance; Inspection.
Borrower shall observe and comply, or cause the Operating Lessee to
observe and comply, with all legal requirements applicable to the ownership, use
and operation of each of the Properties. Borrower shall maintain, or cause the
Operating Lessee to maintain, each of the Properties in good condition and
promptly repair any damage or casualty. Borrower shall permit Lender and its
agents, representatives and employees, upon reasonable prior notice to Borrower,
to inspect any of the Properties and conduct such environmental and engineering
studies as Lender may require, provided such inspections and studies do not
materially interfere with the use and operation of the Properties.
Section 10.5 Taxes on Security.
Borrower shall pay all taxes, charges, filing, registration and
recording fees, excises and levies payable with respect to the Note or the Liens
created or secured by the Loan Documents, other than income, franchise and doing
business taxes imposed on Lender. If there shall be enacted any law (a)
deducting the Loan from the value of any of the Properties for the purpose of
taxation, (b) affecting any Lien on the Properties, or (c) changing existing
laws of taxation of mortgages, deeds of trust, security deeds, or debts secured
by real property, or changing the manner of collecting any such taxes, Borrower
shall promptly pay to Lender, on demand, all taxes, costs and charges for which
Lender is or may be liable as a result thereof; however, if such payment would
be prohibited by law or would render the Loan usurious, then instead of
collecting such payment, Lender may declare all amounts owing under the Loan
Documents to be immediately due and payable.
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Section 10.6 Legal Existence; Name, Etc.
Borrower and each SPC Party shall preserve and keep in full force and
effect its entity status, franchises, rights and privileges under the laws of
the state of its formation, and all qualifications, licenses and permits
applicable to the ownership, use and operation of the Properties. Neither
Borrower nor any SPC Party shall wind up, liquidate, dissolve, reorganize,
merge, or consolidate with or into, or convey, sell, assign, transfer, Lease, or
otherwise dispose of all or substantially all of its assets, or acquire all or
substantially all of the assets of the business of any Person, or permit any
subsidiary or Affiliate of Borrower to do so. Borrower shall not change its
name, identity, or organizational structure, or the location of its chief
executive office or principal place of business unless Borrower (a) shall have
obtained the prior written consent of Lender to such change, and (b) shall have
taken all actions necessary or requested by Lender to file or amend any
financing statement or continuation statement to assure perfection and
continuation of perfection of security interests under the Loan Documents.
Section 10.7 Further Assurances.
Borrower shall promptly (a) cure any known defects in the execution and
delivery of the Loan Documents, and (b) execute and deliver, or cause to be
executed and delivered, all such other documents, agreements and instruments as
Lender may reasonably request to further evidence and more fully describe the
collateral for the Loan, to correct any omissions in the Loan Documents, to
perfect, protect or preserve any liens created under any of the Loan Documents,
or to make any recordings, file any notices, or obtain any consents, as may be
necessary or appropriate in connection therewith. Borrower grants Lender an
irrevocable power of attorney coupled with an interest for the purpose of
exercising and perfecting any and all rights and remedies available to Lender
under the Loan Documents, at law and in equity, including without limitation
such rights and remedies available to Lender pursuant to this Section 10.7.
Section 10.8 Estoppel Certificates.
Borrower, within ten (10) days after request, shall furnish to Lender a
written statement, duly acknowledged, setting forth the amount due on the Loan,
the terms of payment of the Loan, the date to which interest has been paid,
whether any offsets or defenses exist against the Loan and, if any are alleged
to exist, the nature thereof in detail, and such other matters as Lender
reasonably may request.
Section 10.9 Notice of Certain Events.
Borrower shall promptly notify Lender of (a) any Potential Default or
Event of Default of which Borrower has knowledge, together with a detailed
statement of the steps being taken to cure such Potential Default or Event of
Default; (b) any notice of default received by Borrower under other obligations
relating to any of the Properties or otherwise material to Borrower's business;
and (c) any threatened or pending legal, judicial or regulatory proceedings,
including any dispute between Borrower and any governmental authority,
materially and adversely affecting Borrower or the Properties.
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Section 10.10 Indemnification.
Borrower shall protect, defend, indemnify and save harmless Lender its
shareholders, directors, officers, employees and agents from and against all
liabilities, obligations, claims, damages, penalties, causes of action, costs
and expenses (including without limitation reasonable attorneys' fees and
expenses), imposed upon or incurred by or asserted against Lender by reason of
(a) ownership of the Mortgage, the Properties or any interest therein or receipt
of any rents; (b) any accident, injury to or death of persons or loss of or
damage to property occurring in, on or about any of the Properties or any part
thereof or on the adjoining sidewalks, curbs, adjacent property or adjacent
parking areas, streets or ways; (c) any use, nonuse or condition in, on or about
any of the Properties or any part thereof or on the adjoining sidewalks, curbs,
adjacent property or adjacent parking areas, streets or ways; (d) performance of
any labor or services or the furnishing of any materials or other property in
respect of any of the Properties or any part thereof; and (e) the failure of any
Person to file timely with the Internal Revenue Service an accurate Form 0000-X,
Xxxxxxxxx for Recipients of Proceeds from Real Estate, Broker and Barter
Exchange Transactions, which may be required in connection with this Agreement,
or to supply a copy thereof in a timely fashion to the recipient of the proceeds
of the transaction in connection with which this Agreement is made. Any amounts
payable to Lender by reason of the application of this section shall become
immediately due and payable and shall bear interest at the Default Rate from the
date loss or damage is sustained by Lender until paid.
Section 10.11 Payment For Labor and Materials.
Borrower will promptly pay when due all bills and costs for labor,
materials, and specifically fabricated materials incurred in connection with any
Individual Property and never permit to exist beyond the due date thereof in
respect of any Individual Property or any part thereof any lien or security
interest, even though inferior to the liens and the security interest hereof,
and in any event never permit to be created or exist in respect of any
Individual Property or any part thereof any other or additional lien or security
interest other than the liens or security interests hereof, except for the
Permitted Encumbrances.
Section 10.12 Alterations.
Borrower shall obtain Lender's prior written consent, which consent
shall not be unreasonably withheld or delayed to any alterations to any
Improvements on any Individual Property that may have a material adverse effect
on Borrower's financial condition, the use, operation or value of any Individual
Property or the Net Operating Income with respect to the Individual Property,
other than alterations performed in connection with the Restoration of the
Individual Property in accordance with the terms and provisions of this
Agreement. If the total unpaid amounts due and payable with respect to
alterations to the Improvements on any Individual Property (other than such
amounts to be paid or reimbursed by tenants under the Leases) shall at any time
exceed Two Hundred Fifty Thousand and No 00/100 Dollars ($250,000) (the
"Threshold Amount"), Borrower shall promptly deliver to Lender as security for
the payment of such amounts and as additional security for Borrower's
obligations under the Loan Documents any of the following: (1) cash, (2) U.S.
Obligations, (3) other securities having a rating acceptable to Lender and that
the applicable Rating Agencies have confirmed in writing will not, in and of
itself, result in a downgrade, withdrawal or
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qualification of the initial, or, if higher, then current ratings assigned in
connection with any Securitization, or (4) a completion bond or irrevocable
letter of credit (payable on sight draft only) issued by a financial institution
having a rating by Standard & Poor's Ratings Group of not less than A-1+ if the
term of such bond or letter of credit is no longer than three (3) months or, if
such term is in excess of three (3) months, issued by a financial institution
having a rating that is acceptable to Lender and that the applicable Rating
Agencies have confirmed in writing will not, in and of itself, result in a
downgrade, withdrawal or qualification of the initial, or, if higher, then
current ratings assigned in connection with any Securitization. Such security
shall be in an amount equal to the excess of the total unpaid amounts with
respect to alterations to the Improvements on the applicable Individual Property
(other than such amounts to be paid or reimbursed by tenants under the Leases)
over the Threshold Amount and may be reduced from time to time by the cost
estimated by Lender to terminate any of the alterations and restore the
applicable Individual Property to the extent necessary to prevent any material
adverse effect on the use, operation or value of the applicable Individual
Property or the Net Operating Income with respect to the Individual Property.
Section 10.13 Handicapped Access.
10.13.1 Borrower agrees that the Properties shall at all times
strictly comply to the extent applicable with the requirements of the Americans
with Disabilities Act of 1990, the Fair Housing Amendments Act of 1988, all
state and local laws and ordinances related to handicapped access and all rules,
regulations, and orders issued pursuant thereto including, without limitation,
the Americans with Disabilities Act Accessibility Guidelines for Buildings and
Facilities (collectively, "Access Laws").
10.13.2 Notwithstanding any provisions set forth herein or in
any other document regarding Lender's approval of alterations of the Properties,
Borrower shall not alter the Properties in any manner which would increase
Borrower's responsibilities for compliance with the applicable Access Laws
without the prior written approval of Lender. The foregoing shall apply to
tenant improvements constructed by Borrower or by any of its tenants. Lender may
condition any such approval upon receipt of a certificate of Access Law
compliance from an architect, engineer, or other person acceptable to Lender.
10.13.3 Borrower agrees to give prompt notice to Lender of the
receipt by Borrower of any complaints related to violation of any Access Laws
and of the commencement of any proceedings or investigations which relate to
compliance with applicable Access Laws.
Section 10.14 Certain Hotel/Franchise Covenants.
Borrower further covenants and agrees with Lender as follows:
10.14.1 Borrower shall cause the hotel located on each
Individual Property to be operated pursuant to the related Franchise Agreement
and, if applicable, the related Management Agreement.
10.14.2 Borrower shall, or shall cause the related Operating
Lessee to:
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(a) promptly perform and/or observe all of the
material covenants and agreements, including, without limitation, any PIP
Requirements, required to be performed and observed by Operating Lessee under
the related Franchise Agreement and, if applicable, the related Management
Agreement and do all things necessary to preserve and to keep unimpaired its
material rights thereunder;
(b) promptly notify Lender of any default under the
related Franchise Agreement or, if applicable, the related Management Agreement
of which Borrower or Operating Lessee (if a TRS Lessee) is aware;
(c) promptly deliver to Lender a copy of each
financial statement, business plan, capital expenditures plan, notice, report
and estimate received by Operating Lessee under the Franchise Agreement or the
Management Agreement; and
(d) promptly enforce the performance and observance
of all of the material covenants and agreements equired to be performed and/or
observed by the franchisor under the related Franchise Agreement and, if
applicable, the Manager under the related Management Agreement.
10.14.3 Without Lender's prior consent, Borrower shall not,
and shall not permit any Operating Lessee, to:
(a) except as otherwise provided in Section 8.29,
surrender, terminate or cancel any Franchise Agreement or Management Agreement;
(b) reduce or consent to the reduction of the term of
any Franchise Agreement or Management Agreement;
(c) increase or consent to the increase of the amount
of any charges under any Franchise Agreement or, except as otherwise provided in
Section 8.29, Management Agreement;
(d) compensate any Manager in an amount greater than
the Management Fee or allow any Management Fee to accrue unpaid for more than
sixty (60) days (or one (1) year for that portion of such Management Fee that
is an incentive fee); or
(e) except as otherwise provided in this Agreement,
otherwise modify, change, supplement, alter or amend, or waive or release any
of the Operating Lessees' rights and remedies under, any Franchise Agreement
or Management Agreement in any material respect.
Section 10.15 Certain Operating Lease Covenants.
Borrower further covenants and agrees with Lender as follows:
10.15.1 Borrower shall enforce each Operating Lease and, if
the Operating Lessee is a TRS Lessee, cause the hotel located on each Individual
Property to be operated pursuant to the related Operating Lease.
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10.15.2 Borrower shall:
(a) promptly perform and/or observe all of the
covenants and agreements required to be performed and observed by Borrower under
the Operating Leases, including without limitation, that certain Master Lease
Termination and Conversion Agreement, dated as of September 7, 2000, and do all
things necessary to preserve and to keep unimpaired its material rights
thereunder;
(b) promptly notify Lender of any default under any
Operating Lease of which Borrower is aware;
(c) promptly deliver to Lender a copy of each
financial statement, business plan, capital expenditures plan, notice, report
and estimate received by Borrower under any Operating Lease; and
(d) promptly enforce the performance and observance
of all of the covenants and agreements required to be performed and/or observed
by the Operating Lessee under any Operating Lease.
10.15.3 Without Lender's prior consent Borrower shall not:
(a) except as otherwise provided in this Agreement,
surrender, terminate or cancel any Operating Lease;
(b) reduce or consent to the reduction of the term
of any Operating Lease;
(c) increase or consent to the increase of the amount
of any charges under any Operating Lease; or
(d) except as otherwise provided in this Agreement,
otherwise modify, change, supplement, alter or amend, or waive or release any of
Borrower's rights and remedies under, the Operating Leases in any respect.
ARTICLE XI
EVENTS OF DEFAULT
Each of the following shall constitute a default (each, an "Event of
Default") under the Loan:
Section 11.1 Payments.
Borrower's failure to pay any regularly scheduled installment of
principal, interest or other amount due under the Loan Documents within five (5)
days of (and including) the day it is due, or Borrower's failure to pay the Loan
at the Maturity Date, whether by acceleration or otherwise.
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Section 11.2 Insurance.
Borrower's failure to maintain insurance as required under
Section 5.1 of this Agreement.
Section 11.3 Single Purpose Entity.
If Borrower breaches any of its covenants contained in Section 8.28
hereof.
Section 11.4 Insolvency Opinion.
If any of the assumptions contained in the insolvency opinion, or in
any other "non- consolidation" opinion delivered to Lender in connection with
the Loan, or in any other "non- consolidation" opinion delivered subsequent to
the closing of the Loan, is or shall become untrue in any material respect.
Section 11.5 Taxes.
If any of the Taxes are not paid when the same are due and payable.
Section 11.6 Sale, Encumbrance, Etc.
The sale, transfer, conveyance, pledge, mortgage or assignment of any
part or all of an Individual Property, or any interest therein, or of any
interest in Borrower, in violation of the terms of the Mortgage or this
Agreement.
Section 11.7 Representations and Warranties.
Any representation or warranty made in any Loan Document proves to be
untrue in any material respect when made or deemed made.
Section 11.8 Other Encumbrances.
Any default under any document or instrument, other than the Loan
Documents, evidencing or creating a Lien on an Individual Property or any part
thereof.
Section 11.9 Involuntary Bankruptcy or Other Proceeding.
Commencement of an involuntary case or other proceeding against
Borrower, any Borrower Party or any other Person having an ownership or security
interest in the Individual Property (each, a "Bankruptcy Party") which seeks
liquidation, reorganization or other relief with respect to it or its debts or
other liabilities under any bankruptcy, insolvency or other similar law now or
hereafter in effect or seeks the appointment of a trustee, receiver, liquidator,
custodian or other similar official of it or any of its property, and such
involuntary case or other proceeding shall remain undismissed or unstayed for a
period of sixty (60) days; or an order for relief against a Bankruptcy Party
shall be entered in any such case under the Bankruptcy Code.
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Section 11.10 Voluntary Petitions, etc.
Commencement by a Bankruptcy Party of a voluntary case or other
proceeding seeking liquidation, reorganization or other relief with respect to
itself or its debts or other liabilities under any bankruptcy, insolvency or
other similar law or seeking the appointment of a trustee, receiver, liquidator,
custodian or other similar official for it or any of its property, or consent by
a Bankruptcy Party to any such relief or to the appointment of or taking
possession by any such official in an involuntary case or other proceeding
commenced against it, or the making by a Bankruptcy Party of a general
assignment for the benefit of creditors, or the failure by a Bankruptcy Party,
or the admission by a Bankruptcy Party in writing of its inability, to pay its
debts generally as they become due, or any action by a Bankruptcy Party to
authorize or effect any of the foregoing;
Section 11.11 Covenants.
Borrower's failure to perform or observe any of the agreements and
covenants contained in this Agreement or in any of the other Loan Documents and
not specified above in Sections 11.1 to 11.10, or below in Sections 11.12 or
11.13 and the continuance of such failure for thirty (30) days after written
notice by Lender to Borrower; however, subject to any shorter period for curing
any failure by Borrower as specified in any of the other Loan Documents,
Borrower shall have an additional thirty (30) days to cure such failure if (a)
such failure does not involve the failure to make payments on a monetary
obligation; (b) such failure cannot reasonably be cured within thirty (30) days;
(c) Borrower is diligently undertaking to cure such default; and (d) Borrower
has provided Lender with security reasonably satisfactory to Lender against any
interruption of payment or impairment of collateral as a result of such
continuing failure.
11.11.1 Operating Lease. If there is a material default under
any Operating Lease beyond any applicable notice and cure period; if the
Operating Lease is amended, modified or terminated in violation of the terms of
this Agreement; or if each Operating Lessee is not either a TRS Lessee or a
Single Purpose Entity by a date no later than March 1, 2001.
11.11.2 Management Agreement and Franchise Agreement. (a) If
there is a material default by Borrower or Operating Lessee under any Management
Agreement or Franchise Agreement (i) which is not cured by Borrower within any
applicable cure period or (ii) which Borrower is not enforcing its rights under
the Management Agreement or the Operating Lease with respect thereto; or (b) if
any Management Agreement or Franchise Agreement is amended, modified, terminated
or entered into in violation of the terms of this Agreement.
11.11.3 Ground Leases. If Borrower shall fail to timely pay
any rent, additional rent or other charge payable under the Ground Leases as and
when such rent or other charge is payable; or if there shall occur any default
by Borrower, as tenant under the Ground Leases, in the observance or performance
of any term, covenant or condition of the Ground Leases on the part of Borrower
to be observed or performed, and said default is not cured prior to the
expiration of any applicable grace or cure period therein provided, or if any
one or more of the events referred to in the Ground Leases shall occur which
would cause the Ground Leases to terminate without notice or action by the
Ground Lessors or if the leasehold estates created by the Ground Leases shall be
surrendered or the Ground Leases shall be terminated or cancelled for any reason
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or under any circumstances whatsoever, or if any of the terms, covenants or
conditions of the Ground Leases shall in any manner be modified, changed,
supplemented, altered or amended without the prior written consent of Lender,
which consent shall not be unreasonably withheld, conditioned or delayed.
ARTICLE XII
REMEDIES
Section 12.1 Remedies - Insolvency Events.
Upon the occurrence of any Event of Default described in Section 11.9
or 11.10, all amounts due under the Loan Documents immediately shall become due
and payable, all without written notice and without presentment, demand,
protest, notice of protest or dishonor, notice of intent to accelerate the
maturity thereof, notice of acceleration of the maturity thereof, or any other
notice of default of any kind, all of which are hereby expressly waived by
Borrower.
Section 12.2 Remedies - Other Events.
12.2.1 Except as set forth in Section 12.1 above, while any
Event of Default exists, Lender may (i) declare the entire Loan to be
immediately due and payable without presentment, demand, protest, notice of
protest or dishonor, notice of intent to accelerate the maturity thereof, notice
of acceleration of the maturity thereof, or other notice of default of any kind,
all of which are hereby expressly waived by Borrower, and (ii) exercise all
rights and remedies therefor under the Loan Documents and at law or in equity.
12.2.2 With respect to Borrower and the Properties, nothing
contained herein or in any other Loan Document shall be construed as requiring
Lender to resort to any Individual Property for the satisfaction of any of the
Debt in preference or priority to any other Individual Property, and Lender may
seek satisfaction out of all of the Properties or any part thereof, in its
absolute discretion in respect of the Debt. In addition, Lender shall have the
right from time to time to partially foreclose the Mortgages in any manner and
for any amounts secured by the Mortgages then due and payable as determined by
Lender in its sole discretion including, without limitation, the following
circumstances: (i) in the event Borrower defaults beyond any applicable grace
period in the payment of one or more scheduled payments of principal and
interest, Lender may foreclose one or more of the Mortgages to recover such
delinquent payments, or (ii) in the event Lender elects to accelerate less than
the entire outstanding principal balance of the Loan, Lender may foreclose one
or more of the Mortgages to recover so much of the principal balance of the Loan
as Lender may accelerate and such other sums secured by one or more of the
Mortgages as Lender may elect. Notwithstanding one or more partial foreclosures,
the Properties shall remain subject to the Mortgages to secure payment of sums
secured by the Mortgages and not previously recovered.
12.2.3 Lender shall have the right from time to time to sever
the Note and the other Loan Documents into one or more separate notes, mortgages
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and other security documents (the "Severed Loan Documents") in such
denominations as Lender shall determine in its sole discretion for purposes of
evidencing and enforcing its rights and remedies provided hereunder. Borrower
shall execute and deliver to Lender from time to time, promptly after the
request of Lender, a severance agreement and such other documents as Lender
shall request in order to effect the severance described in the preceding
sentence, all in form and substance reasonably satisfactory to Lender. Borrower
hereby absolutely and irrevocably appoints Lender as its true and lawful
attorney, coupled with an interest, in its name and stead to make and execute
all documents necessary or desirable to effect the aforesaid severance, Borrower
ratifying all that its said attorney shall do by virtue thereof; provided,
however, Lender shall not make or execute any such documents under such power
until three (3) days after notice has been given to Borrower by Lender of
Lender's intent to exercise its rights under such power. Except as may be
required in connection with a Securitization pursuant to Section 14.1 hereof,
(i) Borrower shall not be obligated to pay any costs or expenses incurred in
connection with the preparation, execution, recording or filing of the Severed
Loan Documents, and (ii) the Severed Loan Documents shall not contain any
representations, warranties or covenants not contained in the Loan Documents and
any such representations and warranties contained in the Severed Loan Documents
will be given by Borrower only as of the Closing Date.
Section 12.3 Lender's Right to Perform the Obligations.
If Borrower shall fail, refuse or neglect to make any payment or
perform any act required by the Loan Documents, then while any Event of Default
exists, and without notice to or demand upon Borrower and without waiving or
releasing any other right, remedy or recourse Lender may have because of such
Event of Default, Lender may (but shall not be obligated to) make such payment
or perform such act for the account of and at the expense of Borrower, and shall
have the right to enter upon the applicable Individual Property for such purpose
and to take all such action thereon and with respect to the applicable
Individual Property as it may deem necessary or appropriate. If Lender shall
elect to pay any sum due with reference to the applicable Individual Property,
Lender may do so in reliance on any xxxx, statement or assessment procured from
the appropriate governmental authority or other issuer thereof without inquiring
into the accuracy or validity thereof. Similarly, in making any payments to
protect the security intended to be created by the Loan Documents, Lender shall
not be bound to inquire into the validity of any apparent or threatened adverse
title, lien, encumbrance, claim or charge before making an advance for the
purpose of preventing or removing the same. Borrower shall indemnify Lender for
all losses, expenses, damages, claims and causes of action, including reasonable
attorneys' fees, incurred or accruing by reason of any acts performed by Lender
pursuant to the provisions of this Section 12.3; provided, however, that
Borrower shall not be liable under such indemnification to the extent such
losses, expenses, damages, claims and causes of action result substantially and
materially from Lender's gross negligence or willful misconduct. All sums paid
by Lender pursuant to this Section 12.3, and all other sums expended by Lender
to which it shall be entitled to be indemnified, together with interest thereon
at the Default Rate from the date of such payment or expenditure until paid,
shall constitute additions to the Loan, shall be secured by the Loan Documents
and shall be paid by Borrower to Lender upon demand.
Section 12.4 Cross-Default; Cross-Collateralization; Waiver of Marshalling of
Assets.
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12.4.1 Borrower acknowledges that Lender has made the Loan to Borrower upon
the security of its collective interest in the Properties and in reliance upon
the aggregate of the Properties taken together being of greater value as
collateral security than the sum of the Properties taken separately. Borrower
agrees that the Mortgages are and will be cross-collateralized and cross-
defaulted with each other so that (i) an Event of Default under any of the
Mortgages shall constitute an Event of Default under each of the other Mortgages
which secure the Note; (ii) an Event of Default under the Note or this Loan
Agreement shall constitute an Event of Default under each Mortgage; and (iii)
each Mortgage shall constitute security for the Note as if a single blanket lien
were placed on all of the Properties as security for the Note.
12.4.2 To the fullest extent permitted by law, Borrower, for
itself and its successors and assigns, waives all rights to a marshalling of the
assets of Borrower, Borrower's partners and others with interests in Borrower,
and of the Properties, or to a sale in inverse order of alienation in the event
of foreclosure of all or any of the Mortgages, and agrees not to assert any
right under any laws pertaining to the marshalling of assets, the sale in
inverse order of alienation, homestead exemption, the administration of estates
of decedents, or any other matters whatsoever to defeat, reduce or affect the
right of Lender under the Loan Documents to a sale of the Properties for the
collection of the Debt without any prior or different resort for collection or
of the right of Lender to the payment of the Debt out of the net proceeds of the
Properties in preference to every other claimant whatsoever. In addition,
Borrower, for itself and its successors and assigns, waives in the event of
foreclosure of any or all of the Mortgages, any equitable right otherwise
available to Borrower which would require the separate sale of the Properties or
require Lender to exhaust its remedies against any Individual Property or any
combination of the Properties before proceeding against any other Individual
Property or combination of Properties; and further in the event of such
foreclosure Borrower does hereby expressly consents to and authorizes, at the
option of Lender, the foreclosure and sale either separately or together of any
combination of the Properties.
ARTICLE XIII
LIMITATIONS ON LIABILITY
Section 13.1 Limitation on Liability.
Except as provided below, Borrower shall not be personally liable for
amounts due under the Loan Documents. Borrower shall be personally liable to
Lender for any deficiency, loss or damage suffered by Lender because of: (a)
Borrower's commission of a criminal act; (b) the failure to comply with
provisions of the Loan Documents prohibiting the sale, transfer or encumbrance
of an Individual Property, any other collateral, or any direct or indirect
ownership interest in Borrower; (c) the misapplication by Borrower or any
Borrower Party of any funds derived from an Individual Property, including
security deposits, insurance proceeds and condemnation awards; (d) the fraud or
misrepresentation by Borrower or any Borrower Party now or hereafter made in or
in connection with the Loan Documents or the Loan including any statements or
certificates delivered under the Loan Documents; (e) Borrower's collection of
rents more than one (1) month in advance or entering into or modifying Leases,
or receipt of monies by Borrower or any Borrower Party in connection with the
modification of any Leases, in violation of this Agreement or any of the other
Loan Documents;
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(f) Borrower's failure to apply proceeds of rents or any other payments in
respect of the Leases and other income of an Individual Property or any other
collateral to the costs of maintenance and operation of an Individual Property
and to the payment of taxes, lien claims, insurance premiums, Debt Service and
other amounts due under the Loan Documents; (g) Borrower's interference with
Lender's exercise of rights under the Assignment of Leases and Rents; (h)
Borrower's failure to maintain insurance as required by this Agreement or to pay
any taxes or assessments affecting an Individual Property; (i) damage or
destruction to an Individual Property caused by the intentional acts or
omissions of Borrower, its agents, employees, or contractors; (j) Borrower's
failure to comply with its obligations with respect to environmental matters
under Article 6; (k) Borrower's failure to pay for any loss, liability or
expense (including attorneys' fees) incurred by Lender arising out of any claim
or allegation made by Borrower, its successors or assigns, or any creditor of
Borrower, that this Agreement or the transactions contemplated by the Loan
Documents establishes a joint venture, partnership or other similar arrangement
between Borrower and Lender; (l) any brokerage commission or finder's fees
claimed in connection with the transactions contemplated by the Loan Documents;
(m) Borrower's indemnification of Lender set forth in Section 14.2 hereafter;
(n) Borrower's or any TRS Lessee's failure to comply, or cause compliance, with
any PIP Requirements; or (o) any claim, allegation or challenge to the
enforceability or validity of this Agreement or the other Loan Documents or the
Lien of the Mortgages by any Person based upon, arising from or due to
fraudulent conveyance or transfer.
Notwithstanding anything to the contrary in this Agreement, the Note or
any of the Loan Documents, (i) Lender shall not be deemed to have waived any
right which Lender may have under Section 506(a), 506(b), 1111(b) or any other
provisions of the Bankruptcy Code to file a claim for the full amount of the
Debt secured by the Mortgages or to require that all collateral shall continue
to secure all of the Debt owing to Lender in accordance with the Loan Documents,
and (ii) the Debt shall be fully recourse to Borrower in the event that: (A)
there is a default under Sections 11.9 or 11.10 hereof; (B) Borrower fails to
obtain Lender's prior written consent to any subordinate financing or other
voluntary lien encumbering any Individual Property; or (C) except as otherwise
permitted under this Agreement, Borrower fails to obtain Lender's prior written
consent to any assignment, transfer, or conveyance of any Individual Property or
any interest therein as required by the Loan Documents.
Section 13.2 Limitation on Liability of Lender's Officers, Employees, etc.
Any obligation or liability whatsoever of Lender which may arise at any
time under this Agreement or any other Loan Document shall be satisfied, if at
all, out of Lender's interest in the Property only. No such obligation or
liability shall be personally binding upon, nor shall resort for the enforcement
thereof be had to, the property of any of Lender's shareholders, directors,
officers, employees or agents, regardless of whether such obligation or
liability is in the nature of contract, tort or otherwise.
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ARTICLE XIV
SECURITIZATION
Section 14.1 Securitization.
At the request of the holder of the Note and, to the extent not already
required to be provided by Borrower under this Agreement, Borrower shall use
reasonable efforts to satisfy the market standards to which the holder of the
Note customarily adheres or which may be reasonably required in the marketplace
or by the Rating Agencies in connection with the sale of the Note or
participation therein or the first successful securitization (such sale and/or
securitization, the "Securitization") of rated single or multi-class securities
(the "Securities") secured by or evidencing ownership interests in the Note and
the Mortgages, including, without limitation, to:
(a) provide such financial and other information
reasonably available with respect to the Properties, the Borrower, the Operating
Lessees and the Managers,
(b) provide budgets relating to the Properties, and
(c) perform or permit or cause to be performed or
permitted such site inspection, appraisals, market studies, environmental
reviews and reports (Phase I's and, if appropriate, Phase II's), engineering
reports and other due diligence investigations of the Properties, as may be
reasonably requested by the holder of the Note or the Rating Agencies or
as may be necessary or appropriate in connection with the Securitization
(the "Securitization Information"), together, if customary, with appropriate
verification and/or consents of the ecuritization Information through letters
of auditors or opinions of counsel of independent attorneys acceptable to the
Lender and the Rating Agencies;
14.1.1 cause counsel to render opinions, which may be relied
upon by the holder of the Note, the Rating Agencies and their respective
counsel, agents and representatives, as to non- consolidation, fraudulent
conveyance, and true sale or any other opinion customary in securitization
transactions with respect to the Properties and Borrower and its Affiliates,
which counsel and opinions shall be reasonably satisfactory to the holder of the
Note and the Rating Agencies;
14.1.2 make such representations and warranties as of the
closing date of the Securitization with respect to the Properties, Borrower, and
the Loan Documents as are customarily provided in securitization transactions
and as may be reasonably requested by the holder of the Note or the Rating
Agencies and consistent with the facts covered by such representations and
warranties as they exist on the date thereof, including the representations and
warranties made in the Loan Documents, to the extent such representations and
warranties are true as of the closing date of the Securitization; and
14.1.3 execute such amendments to the Loan Documents and
organizational documents, enter into a lockbox or similar arrangement with
respect to the Rents and establish and fund such reserve funds (including,
without limitation, reserve funds for deferred maintenance and
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capital improvements) as may be requested by the holder of the Note or the
Rating Agencies or otherwise to effect the Securitization; provided, however,
that Borrower shall not be required to modify or amend any Loan Document if such
modification or amendment would (i) change the interest rate, the stated
maturity or the amortization of principal set forth in the Note, or (ii) modify
or amend any other material economic term of the Loan.
All reasonable third party costs and expenses incurred by Lender in
connection with Borrower's complying with requests made under this Section 14.1
shall be paid by Lender; provided, that, Borrower shall be responsible for all
costs and expenses incurred by Borrower in complying with such requests,
including, without limitation, third party costs and attorney's fees.
Section 14.2 Securitization Indemnification.
14.2.1 Borrower understands that certain of the Securitization
Information and the financial reports relating to the Properties may be included
in disclosure documents in connection with the Securitization, including,
without limitation, a prospectus, prospectus supplement or private placement
memorandum (each, an "Offering Document") and may also be included in filings
with the Securities and Exchange Commission pursuant to the Securities Act of
1933, as amended (the "Securities Act"), or the Securities Exchange Act of 1934,
as amended (the "Exchange Act"), or provided or made available to investors or
prospective investors in the Securities, the Rating Agencies, and service
providers relating to the Securitization. In the event that the Offering
Document is required to be revised prior to the sale of all Securities, the
Borrower will cooperate with the holder of the Note in updating the Offering
Document by providing all current information necessary to keep the Offering
Document accurate and complete in all material respects.
14.2.2 Borrower agrees to provide in connection with each of
(i) a preliminary and a private placement memorandum or (ii) a preliminary and
final prospectus or prospectus supplement, as applicable, an indemnification
certificate (A) certifying that Borrower has carefully examined such memorandum
or prospectus, as applicable, including without limitation, the sections
entitled "Special Considerations," "Description of the Mortgages," "Description
of the Mortgage Loans and Mortgaged Properties," "The Manager," "The Borrower"
and "Certain Legal Aspects of the Mortgage Loan," and such sections (and any
other sections reasonably requested) do not contain any untrue statement of a
material fact or omit to state a material fact necessary in order to make the
statements made, in the light of the circumstances under which they were made,
not misleading, (B) indemnifying Lender (and for purposes of this Section 14.2,
Lender hereunder shall include its officers and directors), any affiliate of
Lender that has filed or may file the registration statement relating to the
securitization (the "Registration Statement"), each of its directors, each of
its officers who have signed the Registration Statement and each person or
entity who controls Lender within the meaning of Section 15 of the Securities
Act or Section 20 of the Exchange Act, (collectively, the "Underwriter Group")
for any losses, claims, damages or liabilities (the "Liabilities") to which
Lender, or the Underwriter Group may become subject insofar as the Liabilities
arise out of or are based upon any untrue statement or alleged untrue statement
of any material fact contained in such sections or arise out of or are based
upon the omission or alleged omission to state therein a material fact required
to be stated in such sections or necessary in order to make the statements in
such sections or in light of the circumstances under which they were made, not
misleading and
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(C) agreeing to reimburse Lender and the Underwriter Group for any legal or
other expenses reasonably incurred by Lender in connection with investigating or
defending the Liabilities; provided, however, that Borrower (1) shall be liable
in any such case under clauses (B) or (C) above only to the extent that any such
loss claim, damage or liability arises out of or is based upon any such untrue
statement or omission made therein in reliance upon and in conformity with
written information (subject to clause (2) below) furnished to Lender by or on
behalf of Borrower in connection with the preparation of the memorandum or
prospectus or in connection with the underwriting of the debt, including,
without limitation, financial statements of Borrower, operating statements, rent
rolls, environmental site assessment reports and property condition reports with
respect to the Properties, and (2) shall not be liable for any information
contained in any report or other written information delivered by a third party
not Affiliated with Borrower (an "Unrelated Third-Party Provider," and such
report, an "Unrelated Third-Party Report"), unless, (x) such information is
based on written information delivered by or at the direction of Borrower or its
officers, employees, affiliates or agents to the Unrelated Third-Party Provider,
or (y) at the time such Unrelated Third-Party Report was delivered, Borrower or
any SPC Party knew that such report contained statements of fact that give rise
to the Liabilities in question. This indemnity agreement will be in addition to
any liability which Borrower may otherwise have.
14.2.3 In connection with filings under the Exchange Act,
Borrower agrees to indemnify (i) Lender, and the Underwriter Group for
Liabilities to which Lender, or the Underwriter Group may become subject insofar
as the Liabilities arise out of or are based upon the omission or alleged
omission to state in the Securitization Information or financial reports
relating to the Properties a material fact required to be stated in the
Securitization Information or financial reports relating to the Properties in
order to make the statements in the Securitization Information or financial
reports relating to the Properties, in light of the circumstances under which
they were made not misleading and (ii) reimburse Lender or the Underwriter Group
for any legal or other expenses reasonably incurred by Lender or the Underwriter
Group in connection with defending or investigating the Liabilities, provided,
however, that Borrower shall be liable in any such case under clauses (i) or
(ii) above only to the extent that any such loss, claim, damage, liability or
expense arises out of any such untrue statement or omission made therein which
Borrower identified to Lender in writing at the time of Borrower's (or its
attorneys) examination of the Offering Document (or drafts thereof).
14.2.4 Promptly after receipt by an indemnified party under
this Section 14.2 of notice of the commencement of any action, such indemnified
party will, if a claim in respect thereof is to be made against the indemnifying
party under this Section 14.2, notify the indemnifying party in writing of the
commencement thereof, but the omission to so notify the indemnifying party will
not relieve the indemnifying party from any liability which the indemnifying
party may have to any indemnified party hereunder except to the extent that
failure to notify causes prejudice to the indemnifying party. In the event that
any action is brought against any indemnified party, and its notifies the
indemnifying party of the commencement thereof, the indemnifying party will be
entitled, jointly with any other indemnifying party, to participate therein and,
to the extent that it (or they) may elect by written notice delivered to the
indemnified party promptly after receiving the aforesaid notice from such
indemnified party, to assume the defense thereof with counsel satisfactory to
such indemnified party. After notice from the indemnifying party to such
indemnified party under this Section 14.2 the
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indemnifying party shall be responsible for any legal or other expenses
subsequently incurred by such indemnified party in connection with the defense
thereof other than reasonable costs of investigation; provided, however, if the
defendants in any such action include both the indemnified party and the
indemnifying party and the indemnified party shall have reasonably concluded
that there are any legal defenses available to it and/or other indemnified
parties that are different from or additional to those available to the
indemnifying party, the indemnified party or parties shall have the right to
select separate counsel to assert such legal defenses and to otherwise
participate in the defense of such action on behalf of such indemnified party to
parties. The indemnifying party shall not be liable for the expenses of more
than one separate counsel unless an indemnified party shall have reasonably
concluded that there may be legal defenses available to it that are different
from or additional to those available to another indemnified party. In no event
shall an indemnifying party be liable to an indemnified party under this Section
14.1 for any losses, claims, damages or liabilities to which such indemnified
party may become subject to the extent the same arises solely by reason of the
gross negligence, illegal acts, fraud of willful misconduct or such indemnified
party.
14.2.5 In order to provide for just and equitable contribution
in circumstances in which the indemnity agreement provided for in Section
14.2(b) or (c) is for any reason held to be unenforceable by an indemnified
party in respect of any losses, claims, damages or liabilities (or action in
respect thereof) referred to therein which would otherwise be indemnifiable
under Section 14.2(b) or (c), the indemnifying party shall contribute to the
amount paid or payable by the indemnified party as a result of such losses,
claims, damages or liabilities (or action in respect thereof); provided,
however, that no person guilty of fraudulent misrepresentation (within the
meaning of Section 11(f) of the Securities Act) shall be entitled to
contribution from any person who was not guilty of such fraudulent
misrepresentation. In determining the amount of contribution to which the
respective parties are entitled, the following factors shall be considered: (i)
Lender's and Borrower's relative knowledge and access to information concerning
the matter with respect to which claim was asserted; (ii) the opportunity to
correct and prevent any statement or omission; and (iii) any other equitable
considerations appropriate in the circumstances. Lender and Borrower hereby
agree that it would not be equitable if the amount of such contribution were
determined by pro rata or per capita allocation.
14.2.6 The liabilities and obligations of both Borrower and
Lender under this Section 14.2 shall survive the termination of this Agreement
and the satisfaction and discharge of the Debt.
Section 14.3 Servicer.
At the option of Lender, the Loan may be serviced by a Servicer/Trustee
("Servicer") selected by Lender. Lender may delegate all or any portion of its
responsibilities under this Agreement and the other Loan Documents to the
Servicer pursuant to a servicing agreement ("Servicing Agreement") between
Lender and Servicer. Borrower shall not be responsible for any set-up fees or
any other initial costs relating to or arising under the Servicing Agreement or
for payment of the monthly servicing fee due to Servicer under the Servicing
Agreement.
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ARTICLE XV
MISCELLANEOUS
Section 15.1 Notices.
Any notice required or permitted to be given under this Agreement shall
be in writing and either shall be mailed by certified mail, postage prepaid,
return receipt requested, or sent by overnight air courier service, or
personally delivered to a representative of the receiving party, or sent by
telecopy (provided an identical notice is also sent simultaneously by mail,
overnight courier, or personal delivery as otherwise provided in this Section
15.1). All such communications shall be mailed, sent or delivered, addressed to
the party for whom it is intended at its address set forth below.
If to Borrower: EQI Financing Partnership IV, L.P. and
EQI/WV Financing Partnership II, L.P.
c/o Equity Inns, Inc.
0000 Xxxx Xxxxx Xxxxxxxxx
Xxxxxxxxxx, Xxxxxxxxx 00000
Attention: President
Telecopy: (000) 000-0000
If to Lender: General Electric Capital Corporation
c/o GE Capital Loan Servicing, Inc.
000 Xxxxx Xxx Xxxxxxx Xxxxxxx Xxxx, Xxxxx 0000
Xxxxxxx, Xxxxx 00000
Attention: Legal Department
Telecopy: (000) 000-0000
With a copy to: General Electric Capital Corporation
000 Xxxx Xxxxx Xxxx
Xxxxxxxx, Xxxxxxxxxxx 00000
Attention: Xxxx Xxxxxxxxx, Esq.
Telecopy: (000) 000-0000
Any communication so addressed and mailed shall be deemed to be given on the
earliest of (a) when actually delivered, (b) on the first Business Day after
deposit with an overnight air courier service, or (c) on the third Business Day
after deposit in the United States mail, postage prepaid, in each case to the
address of the intended addressee, and any communication so delivered in person
shall be deemed to be given when receipted for by, or actually received by
Lender or Borrower, as the case may be. If given by telecopy, a notice shall be
deemed given and received when the telecopy is transmitted to the party's
telecopy number specified above confirmation of complete receipt is received by
the transmitting party during normal business hours or on the next Business Day
if not confirmed during normal business hours. Either party may designate a
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change of address by written notice to the other by giving at least ten (10)
days prior written notice of such change of address.
Section 15.2 Amendments and Waivers.
No amendment or waiver of any provision of the Loan Documents shall be
effective unless in writing and signed by the party against whom enforcement is
sought.
Section 15.3 Limitation on Interest.
It is the intention of the parties hereto to conform strictly to
applicable usury laws. Accordingly, all agreements between Borrower and Lender
with respect to the Loan are hereby expressly limited so that in no event,
whether by reason of acceleration of maturity or otherwise, shall the amount
paid or agreed to be paid to Lender or charged by Lender for the use,
forbearance or detention of the money to be lent hereunder or otherwise, exceed
the maximum amount allowed by law. If the Loan would be usurious under
applicable law (including the laws of the State and the laws of the United
States of America), then, notwithstanding anything to the contrary in the Loan
Documents: (a) the aggregate of all consideration which constitutes interest
under applicable law that is contracted for, taken, reserved, charged or
received under the Loan Documents shall under no circumstances exceed the
maximum amount of interest allowed by applicable law, and any excess shall be
credited on the Note by the holder thereof; and (b) if maturity is accelerated
by reason of an election by Lender, or in the event of any prepayment, then any
consideration which constitutes interest may never include more than the maximum
amount allowed by applicable law. In such case, excess interest, if any,
provided for in the Loan Documents or otherwise, to the extent permitted by
applicable law, shall be amortized, prorated, allocated and spread from the date
of advance until payment in full so that the actual rate of interest is uniform
through the term hereof. If such amortization, proration, allocation and
spreading is not permitted under applicable law, then such excess interest shall
be canceled automatically as of the date of such acceleration or prepayment and,
if theretofore paid, shall be credited on the Note. The terms and provisions of
this Section 15.3 shall control and supersede every other provision of the Loan
Documents. The Loan Documents are contracts made under and shall be construed in
accordance with and governed by the laws of the State of New York, except that
if at any time the laws of the United States of America permit Lender to
contract for, take, reserve, charge or receive a higher rate of interest than is
allowed by the laws of the State of New York (whether such federal laws directly
so provide or refer to the law of any state), then such federal laws shall to
such extent govern as to the rate of interest which Lender may contract for,
take, reserve, charge or receive under the Loan Documents.
Section 15.4 Invalid Provisions.
If any provision of any Loan Document is held to be illegal, invalid or
unenforceable, such provision shall be fully severable; the Loan Documents shall
be construed and enforced as if such illegal, invalid or unenforceable provision
had never comprised a part thereof; the remaining provisions thereof shall
remain in full effect and shall not be affected by the illegal, invalid, or
unenforceable provision or by its severance therefrom; and in lieu of such
illegal, invalid or unenforceable provision there shall be added automatically
as a part of such Loan Document a provision as similar in terms to such illegal,
invalid or unenforceable provision as may be possible to be legal, valid and
enforceable.
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Section 15.5 Reimbursement of Expenses.
Borrower shall pay all reasonable expenses incurred by Lender in
connection with the Loan, including reasonable fees and expenses of Lender's
attorneys, environmental, engineering and other consultants, and fees, charges
or taxes for the recording or filing of Loan Documents. Borrower shall pay all
reasonable expenses of Lender in connection with the administration of the Loan,
including audit costs, inspection fees, settlement of condemnation and casualty
awards, premiums for title insurance and endorsements thereto and costs,
expenses and fees of the Rating Agencies for the delivery of recommendations
requested by Borrower in connection with the Loan or otherwise required under
the Loan Documents. Borrower shall, upon request, promptly reimburse Lender for
all amounts expended, advanced or incurred by Lender to collect the Note, or to
enforce the rights of Lender under this Agreement or any other Loan Document, or
to defend or assert the rights and claims of Lender under the Loan Documents or
with respect to the Individual Property (by litigation or other proceedings),
which amounts will include all court costs, attorneys' fees and expenses, fees
of auditors and accountants, and investigation expenses as may be incurred by
Lender in connection with any such matters (whether or not litigation is
instituted), together with interest at the Default Rate on each such amount from
the date of disbursement until the date of reimbursement to Lender, all of which
shall constitute part of the Loan and shall be secured by the Loan Documents.
Section 15.6 Approvals; Third Parties; Conditions.
All approval rights retained or exercised by Lender with respect to
Leases, contracts, plans, studies and other matters are solely to facilitate
Lender's credit underwriting, and shall not be deemed or construed as a
determination that Lender has passed on the adequacy thereof for any other
purpose and may not be relied upon by Borrower or any other Person. This
Agreement is for the sole and exclusive use of Lender and Borrower and may not
be enforced, nor relied upon, by any Person other than Lender and Borrower. All
conditions of the obligations of Lender hereunder, including the obligation to
make advances, are imposed solely and exclusively for the benefit of Lender, its
successors and assigns, and no other Person shall have standing to require
satisfaction of such conditions or be entitled to assume that Lender will refuse
to make advances in the absence of strict compliance with any or all of such
conditions, and no other Person shall, under any circumstances, be deemed to be
a beneficiary of such conditions, any and all of which may be freely waived in
whole or in part by Lender at any time in Lender's sole discretion.
Section 15.7 Lender Not in Control; No Partnership.
None of the covenants or other provisions contained in this Agreement
shall, or shall be deemed to, give Lender the right or power to exercise control
over the affairs or management of Borrower, the power of Lender being limited to
the rights to exercise the remedies referred to in the Loan Documents. The
relationship between Borrower and Lender is, and at all times shall remain,
solely that of debtor and creditor. No covenant or provision of the Loan
Documents is intended, nor shall it be deemed or construed, to create a
partnership, joint venture, agency or common interest in profits or income
between Lender and Borrower or to create an equity in the Individual Property in
Lender. Lender neither undertakes nor assumes any responsibility or duty to
Borrower or to any other person with respect to the Individual Property or the
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Loan, except as expressly provided in the Loan Documents; and notwithstanding
any other provision of the Loan Documents: (a) Lender is not, and shall not be
construed as, a partner, joint venturer, alter ego, manager, controlling
person or other business associate or participant of any kind of Borrower
or its stockholders, members, or partners and Lender does not intend to ever
assume such status; (b) Lender shall in no event be liable for any debts,
expenses or losses incurred or sustained by Borrower; and (c) Lender shall
not be deemed responsible for or a participant in any acts, omissions or
decisions of Borrower or its stockholders, members, or partners. Lender and
Borrower disclaim any intention to create any partnership, joint venture, agency
or common interest in profits or income between Lender and Borrower, or to
create an equity in the Individual Property in Lender, or any sharing of
liabilities, losses, costs or expenses.
Section 15.8 Time of the Essence.
Time is of the essence with respect to this Agreement.
Section 15.9 Successors and Assigns.
This Agreement shall be binding upon and inure to the benefit of Lender
and Borrower and their respective successors and assigns of Lender and Borrower,
provided that neither Borrower nor any other Borrower Party shall, without the
prior written consent of Lender, assign any rights, duties or obligations
hereunder.
Section 15.10 Renewal, Extension or Rearrangement.
All provisions of the Loan Documents shall apply with equal effect to
each and all promissory notes and amendments thereof hereinafter executed which
in whole or in part represent a renewal, extension, increase or rearrangement of
the Loan.
Section 15.11 Waivers.
No course of dealing on the part of Lender, its officers, employees,
consultants or agents, nor any failure or delay by Lender with respect to
exercising any right, power or privilege of Lender under any of the Loan
Documents, shall operate as a waiver thereof.
Section 15.12 Cumulative Rights; Joint and Several Liability.
Rights and remedies of Lender under the Loan Documents shall be
cumulative, and the exercise or partial exercise of any such right or remedy
shall not preclude the exercise of any other right or remedy. If more than one
person or entity has executed this Agreement as "Borrower," the obligations of
all such persons or entities hereunder shall be joint and several.
Section 15.13 Singular and Plural.
Words used in this Agreement and the other Loan Documents in the
singular, where the context so permits, shall be deemed to include the plural
and vice versa. The definitions of words in the singular in this Agreement and
the other Loan Documents shall apply to such words when used in the plural where
the context so permits and vice versa.
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Section 15.14 Phrases.
When used in this Agreement and the other Loan Documents, the phrase
"including" shall mean "including, but not limited to," the phrase "satisfactory
to Lender" shall mean "in form and substance satisfactory to Lender in all
respects," the phrase "with Lender's consent" or "with Lender's approval" shall
mean such consent or approval at Lender's discretion, and the phrase "acceptable
to Lender" shall mean "acceptable to Lender at Lender's sole discretion."
Section 15.15 Exhibits and Schedules.
The exhibits and schedules attached to this Agreement are incorporated
herein and shall be considered a part of this Agreement for the purposes stated
herein.
Section 15.16 Titles of Articles, Sections and Subsections.
All titles or headings to articles, sections, subsections or other
divisions of this Agreement and the other Loan Documents or the exhibits hereto
and thereto are only for the convenience of the parties and shall not be
construed to have any effect or meaning with respect to the other content of
such articles, sections, subsections or other divisions, such other content
being controlling as to the agreement between the parties hereto.
Section 15.17 Promotional Material.
Borrower authorizes Lender to issue press releases, advertisements and
other promotional materials in connection with Lender's own promotional and
marketing activities, including in connection with a Securitization, and such
materials may describe the Loan in general terms or in detail and Lender's
participation therein in the Loan. All references to Lender contained in any
press release, advertisement or promotional material issued by Borrower shall be
approved in writing by Lender in advance of issuance.
Section 15.18 Survival.
All of the representations, warranties, covenants, and indemnities
hereunder (including environmental matters under Article 6), and under the
indemnification provisions of the other Loan Documents shall survive the
repayment in full of the Loan and the release of the liens evidencing or
securing the Loan, and shall survive the transfer (by sale, foreclosure,
conveyance in lieu of foreclosure or otherwise) of any or all right, title and
interest in and to the Individual Property to any party, whether or not an
Affiliate of Borrower.
Section 15.19 WAIVER OF JURY TRIAL.
BORROWER HEREBY AGREES NOT TO ELECT A TRIAL BY JURY OF ANY ISSUE
TRIABLE OF RIGHT BY JURY, AND WAIVES ANY RIGHT TO TRIAL BY JURY FULLY TO THE
EXTENT THAT ANY SUCH RIGHT SHALL NOW OR HEREAFTER EXIST WITH REGARD TO THE LOAN
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DOCUMENTS, OR ANY CLAIM, COUNTERCLAIM OR OTHER ACTION ARISING IN CONNECTION
THEREWITH. THIS WAIVER OF RIGHT TO TRIAL BY JURY IS GIVEN KNOWINGLY AND
VOLUNTARILY BY BORROWER, AND IS INTENDED TO ENCOMPASS INDIVIDUALLY EACH INSTANCE
AND EACH ISSUE AS TO WHICH THE RIGHT TO A TRIAL BY JURY WOULD OTHERWISE ACCRUE.
LENDER IS HEREBY AUTHORIZED TO FILE A COPY OF THIS PARAGRAPH IN ANY PROCEEDING
AS CONCLUSIVE EVIDENCE OF THIS WAIVER BY BORROWER.
Section 15.20 Waiver of Punitive or Consequential Damages.
Neither Lender nor Borrower shall be responsible or liable to the other
or to any other Person for any punitive, exemplary or consequential damages
which may be alleged as a result of the Loan or the transaction contemplated
hereby, including any breach or other default by any party hereto.
Section 15.21 Governing Law.
(A) THIS AGREEMENT WAS NEGOTIATED IN THE STATE OF NEW YORK, AND MADE BY
LENDER AND ACCEPTED BY BORROWER IN THE STATE OF NEW YORK, AND THE PROCEEDS OF
THE NOTE DELIVERED PURSUANT HERETO WERE DISBURSED FROM THE STATE OF NEW YORK,
WHICH STATE THE PARTIES AGREE HAS A SUBSTANTIAL RELATIONSHIP TO THE PARTIES AND
TO THE UNDERLYING TRANSACTION EMBODIED HEREBY, AND IN ALL RESPECTS, INCLUDING,
WITHOUT LIMITING THE GENERALITY OF THE FOREGOING, MATTERS OF CONSTRUCTION,
VALIDITY AND PERFORMANCE, THIS AGREEMENT AND THE OBLIGATIONS ARISING HEREUNDER
SHALL BE GOVERNED BY, AND CONSTRUED IN ACCORDANCE WITH, THE LAWS OF THE STATE OF
NEW YORK APPLICABLE TO CONTRACTS MADE AND PERFORMED IN SUCH STATE (WITHOUT
REGARD TO PRINCIPLES OF CONFLICT LAWS) AND ANY APPLICABLE LAW OF THE UNITED
STATES OF AMERICA, EXCEPT THAT AT ALL TIMES THE PROVISIONS FOR THE CREATION,
PERFECTION, AND ENFORCEMENT OF THE LIENS AND SECURITY INTERESTS CREATED PURSUANT
HERETO AND PURSUANT TO THE OTHER LOAN DOCUMENTS SHALL BE GOVERNED BY AND
CONSTRUED ACCORDING TO THE LAW OF THE STATE IN WHICH THE APPLICABLE INDIVIDUAL
PROPERTY IS LOCATED, IT BEING UNDERSTOOD THAT, TO THE FULLEST EXTENT PERMITTED
BY THE LAW OF SUCH STATE, THE LAW OF THE STATE OF NEW YORK SHALL GOVERN THE
CONSTRUCTION, VALIDITY AND ENFORCEABILITY OF ALL LOAN DOCUMENTS AND ALL OF THE
OBLIGATIONS ARISING HEREUNDER OR THEREUNDER. TO THE FULLEST EXTENT PERMITTED BY
LAW, BORROWER HEREBY UNCONDITIONALLY AND IRREVOCABLY WAIVES ANY CLAIM TO ASSERT
THAT THE LAW OF ANY OTHER JURISDICTION GOVERNS THIS AGREEMENT AND THE NOTE, AND
THIS AGREEMENT AND THE NOTE SHALL BE GOVERNED BY AND CONSTRUED IN ACCORDANCE
WITH THE LAWS OF THE STATE OF NEW YORK PURSUANT TO SECTION 5-1401 OF THE NEW
YORK GENERAL OBLIGATIONS LAW.
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(B) ANY LEGAL SUIT, ACTION OR PROCEEDING AGAINST LENDER OR BORROWER
ARISING OUT OF OR RELATING TO THIS AGREEMENT MAY AT LENDER'S OPTION BE
INSTITUTED IN ANY FEDERAL OR STATE COURT IN XXX XXXX XX XXX XXXX, XXXXXX XX XXX
XXXX, PURSUANT TO SECTION 5-1401 OF THE NEW YORK GENERAL OBLIGATIONS LAW AND
BORROWER WAIVES ANY OBJECTIONS WHICH IT MAY NOW OR HEREAFTER HAVE BASED ON VENUE
AND/OR FORUM NON CONVENIENS OF ANY SUCH SUIT, ACTION OR PROCEEDING, AND BORROWER
HEREBY IRREVOCABLY SUBMITS TO THE JURISDICTION OF ANY SUCH COURT IN ANY SUIT,
ACTION OR PROCEEDING. BORROWER DOES HEREBY DESIGNATE AND APPOINT CT CORPORATION
SERVICE, 000 XXXXXX XXXXXX, XXX XXXX, XXX XXXX 00000 AS ITS AUTHORIZED AGENT TO
ACCEPT AND ACKNOWLEDGE ON ITS BEHALF SERVICE OF ANY AND ALL PROCESS WHICH MAY BE
SERVED IN ANY SUCH SUIT, ACTION OR PROCEEDING IN ANY FEDERAL OR STATE COURT IN
NEW YORK, NEW YORK, AND AGREES THAT SERVICE OF PROCESS UPON SAID AGENT AT SAID
ADDRESS AND WRITTEN NOTICE OF SAID SERVICE MAILED OR DELIVERED TO BORROWER IN
THE MANNER PROVIDED HEREIN SHALL BE DEEMED IN EVERY RESPECT EFFECTIVE SERVICE OF
PROCESS UPON BORROWER, IN ANY SUCH SUIT, ACTION OR PROCEEDING IN THE STATE OF
NEW YORK. BORROWER (I) SHALL GIVE PROMPT NOTICE TO LENDER OF ANY CHANGED ADDRESS
OF ITS AUTHORIZED AGENT HEREUNDER, (II) MAY AT ANY TIME AND FROM TIME TO TIME
DESIGNATE A SUBSTITUTE AUTHORIZED AGENT WITH AN OFFICE IN NEW YORK, NEW YORK
(WHICH SUBSTITUTE AGENT AND OFFICE SHALL BE DESIGNATED AS THE PERSON AND ADDRESS
FOR SERVICE OF PROCESS), AND (III) SHALL PROMPTLY DESIGNATE SUCH A SUBSTITUTE IF
ITS AUTHORIZED AGENT CEASES TO HAVE AN OFFICE IN NEW YORK, NEW YORK OR IS
DISSOLVED WITHOUT LEAVING A SUCCESSOR.
Section 15.22 Entire Agreement.
This Agreement and the other Loan Documents embody the entire agreement
and understanding between Lender and Borrower and supersede all prior agreements
and understandings between such parties relating to the subject matter hereof
and thereof. Accordingly, the Loan Documents may not be contradicted by evidence
of prior, contemporaneous, or subsequent oral agreements of the parties. There
are no unwritten oral agreements between the parties.
Section 15.23 Counterparts.
This Agreement may be executed in multiple counterparts, each of which
shall constitute an original, but all of which shall constitute one document.
Section 15.24 Brokers and Financial Advisors.
Borrower hereby represents that it has dealt with no financial
advisors, brokers, underwriters, placement agents, agents or finders in
connection with the transactions contemplated by this
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Agreement. Borrower hereby agrees to indemnify, defend and hold Lender harmless
from and against any and all claims, liabilities, costs and expenses of any kind
(including Lender's attorneys' fees and expenses) in any way relating to or
arising from a claim by any Person that such Person acted on behalf of Borrower
or Lender in connection with the transactions contemplated herein. The
provisions of this Section 15.24 shall survive the expiration and termination of
this Agreement and the payment of the Debt.
[NO FURTHER TEXT ON THIS PAGE]
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EXECUTED as of the date first written above.
LENDER:
GENERAL ELECTRIC CAPITAL CORPORATION,
a New York corporation
By: /s/ Xxxxxx Xxxxx
----------------
Name: Xxxxxx Xxxxx
Title: Authorized Signatory
BORROWER:
EQI FINANCING PARTNERSHIP IV, L.P.,
a Tennessee limited partnership
By: EQI Financing Corporation IV, a Tennessee
corporation, its general partner
By: /s/ Xxxxxx Xxxxxx
-----------------
Name: Xxxxxx Xxxxxx
Title: President
EQI/WV FINANCING PARTNERSHIP II, L.P.,
a Tennessee limited partnership
By: EQI/WV Financing Corporation, a Tennessee
corporation, its general partner
By: /s/ Xxxxxx Xxxxxx
-----------------
Name: Xxxxxx Xxxxxx
Title: President
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JOINDER
By executing this Joinder (the "Joinder"), the undersigned ("Joinder
Parties") jointly and severally guaranty the performance by Borrower of all
obligations and liabilities for which Borrower is personally liable under
Section 13.1 of this Agreement; provided, however, with respect solely to
Borrower's obligations and liabilities under Section 13.1(o), such guaranty by
Joinder Parties shall be limited to any deficiency, loss or damage suffered by
Lender in an amount not to exceed $3,660,000.00. This Joinder is a guaranty of
full and complete payment and performance and not of collectability.
1. Waivers. To the fullest extent permitted by applicable law, each
Joinder Party waives all rights and defenses of sureties, guarantors,
accommodation parties and/or co-makers and agrees that its obligations under
this Joinder shall be primary, absolute and unconditional, and that its
obligations under this Joinder shall be unaffected by any of such rights or
defenses, including:
(a) the unenforceability of any Loan Document against Borrower and/or
any guarantor or other Joinder Party;
(b) any release or other action or inaction taken by Lender with
respect to the collateral, the Loan, Borrower, any guarantor and/or other
Joinder Party, whether or not the same may impair or destroy any subrogation
rights of any Joinder Party, or constitute a legal or equitable discharge of any
surety or indemnitor;
(c) the existence of any collateral or other security for the Loan, and
any requirement that Lender pursue any of such collateral or other security, or
pursue any remedies it may have against Borrower, any guarantor and/or any other
Joinder Party;
(d) any requirement that Lender provide notice to or obtain a Joinder
Party's consent to any modification, increase, extension or other amendment of
the Loan, including the guaranteed obligations;
(e) any right of subrogation (until payment in full of the Loan,
including the guaranteed obligations, and the expiration of any applicable
preference period and statute of limitations for fraudulent conveyance claims);
(f) any defense based on any statute of limitations;
(g) any payment by Borrower to Lender if such payment is held to be a
preference or fraudulent conveyance under bankruptcy laws or Lender is otherwise
required to refund such payment to Borrower or any other party; and
(h) any voluntary or involuntary bankruptcy, receivership, insolvency,
reorganization or similar proceeding affecting Borrower or any of its assets.
JOINDER - 93
2. Agreements. Each Joinder Party further represents, warrants and
agrees that: (a) The obligations under this Joinder are enforceable against
each such party and are not subject to any defenses, offsets or counterclaims;
(b) The provisions of this Joinder are for the benefit of Lender and
its successors and assigns;
(c) Lender shall have the right to (i) renew, modify, extend or
accelerate the Loan, (ii) pursue some or all of its remedies against Borrower,
any guarantor or any Joinder Party, (iii) add, release or substitute any
collateral for the Loan or party obligated thereunder, and (iv) release
Borrower, any guarantor or any Joinder Party from liability, all without notice
to or consent of any Joinder Party (or other Joinder Party) and without
affecting the obligations of any Joinder Party (or other Joinder Party)
hereunder;
(d) Each Joinder Party covenants and agrees to furnish to Lender,
within ninety (90) days after the end of each calendar year of such Joinder
Party, a current (as of the end of such calendar year) balance sheet of such
Joinder Party, in scope and detail satisfactory to Lender, certified by the
chief financial representative of such Joinder Party and, if required by Lender,
prepared on a review basis and certified by an independent public accountant
satisfactory to Lender; and
(e) To the maximum extent permitted by law, each Joinder Party hereby
knowingly, voluntarily and intentionally waives the right to a trial by jury in
respect of any litigation based hereon. This waiver is a material inducement to
Lender to enter into this Agreement.
This Joinder shall be governed by the laws of the State of New York.
JOINDER - 94
Executed as of November 7, 2000.
JOINDER PARTIES: EQUITY INNS, INC., a Tennessee corporation
By: /s/ Xxxxxx Xxxxxx
Name: Xxxxxx Xxxxxx
Title: President
EQUITY INNS TRUST, a Maryland corporation
By: /s/ Xxxxxx Xxxxxx
-----------------
Name: Xxxxxx Xxxxxx
Title: President
EQUITY INNS PARTNERSHIP, L.P., a Tennessee
limited partnership
By: Equity Inns Trust, a Maryland Trust, its
General Partner
By: /s/ Xxxxxx Xxxxxx
-----------------
Name: Xxxxxx Xxxxxx
Title: President
