EXHIBIT 10(LLLL)
DEED AND MONEY
ESCROW TRUST AGREEMENT
----------------------
Escrow No.: H455-1295 Date: July 7, 1998
Refer to: Xxxxxx X. XxXxxx Fax: (000) 000-0000
Phone: (000) 000-0000 Ext. 3013
TO: COMMONWEALTH LAND TITLE INSURANCE COMPANY ("Escrowee ")
00 Xxxxx XxXxxxx Xxxxxx, Xxxxx 0000
Xxxxxxx, Xxxxxxxx 00000
Dear Xx. XxXxxx:
Reference is made to that certain Commitment No. H455-1295, with an
effective date of June 22, 1998 (the "Title Commitment ") for an Owner's
Title Insurance Policy (the "Title Policy ") issued by Commonwealth Land
Title Insurance Company ("Title Insurer"), to insure Purchaser's fee simple
title to the Property and subject only to the Permitted Exceptions (defined
below), and providing coverage in the aggregate amount of $196,189,000.00.
1. SELLER'S DEPOSITS. MADISON PLAZA VENTURE ("Seller"), by
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its attorney Xxx X.Xxxxxxx, Katten, Muchin & Zavis, 000 X. Xxxxxx Xxxxxx,
Xxxxx 0000, Xxxxxxx, Xxxxxxxx 00000,
Phone: (000) 000-0000, Fax: (000) 000-0000, will deposit or cause to be
deposited the following:
(a) Trustee's Deed (the "Deed") from Seller to Purchaser (defined below);
(b) Internal Revenue Code (S) 1445 Exemption Certificate (the "FIRPTA
Affidavit"), as executed on behalf of Seller;
(c) For purposes of the Illinois Responsible Property Transfer Act of
1988, as amended ("IRPTA"), either an "Environmental Disclosure
Document for Transfer of Real Property," as completed and executed on
behalf of Seller (the "IRPTA Disclosure Document "), or an affidavit
of Seller certifying that the provisions of IRPTA do not apply to the
subject purchase and sale of the Property;
(d) A water certificate issued by the Water Commissioner for the City of
Chicago, Illinois, in satisfaction of the requirement set forth in
Item 7(a) of Schedule B-Section I of the Title Commitment;
(e) Affidavit from the Seller as to the amount of the commission due to
EASTDIL REALTY on the sale of the Property (the "Seller's Commission
Statement");
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(f) Affidavit and lien waiver from XXXXXX-XXXXXXX MANAGEMENT COMPANY,
Seller's property manager for the Property, waiving any and all liens
or claims of lien for leasing commissions or other sums due or payable
in connection with the leasing and management of the Property through
and including July 8, 1998; and
(g) ALTA Statement (Owner's Affidavit) and GAP Undertaking, certifying,
among other things, that there are no leases or occupancy agreements
affecting any portion(s) of the Property other than the tenants, as
tenants only, under those certain leases more particularly described
on EXHIBIT "B" attached hereto.
2. PURCHASER'S DEPOSITS. OVERSEAS PARTNERS (MADISON PLAZA) LLC, an
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Illinois limited liability company ("Purchaser"), by its attorney Xxxxx X.
Xxxxxxx, Xxxxxxxx Xxxxxxx LLP, NationsBank Plaza, Suite 5200, 000 Xxxxxxxxx
Xxxxxx, X.X., Xxxxxxx, Xxxxxxx 00000, Phone: (000) 000-0000, Fax: (000) 000-0000
will deposit or cause to be deposited the sum OF ONE HUNDRED NINETY-TWO MILLION
THREE HUNDRED SIXTY-FIVE THOUSAND NINE HUNDRED SEVENTY-SEVEN AND EIGHTY-ONE/100
DOLLARS ($192,365,977.81).
3. JOINT DEPOSITS. Seller and Purchaser shall jointly deposit or cause
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to be deposited the following:
(a) Xxxxxxx Money in the amount of Two MILLION AND No/100 DOLLARS
($2,000,000.00) plus interest accrued thereon, from Escrow No. 98-
067A, dated as of June 30, 1998, currently being held by Escrowee (the
"Xxxxxxx Money");
(b) Closing Statement reflecting agreed prorations, executed by Seller and
Purchaser (the "Closing Statement"); and
(c) Executed Real Estate Transfer Declarations for the State of Illinois,
Xxxx County and City of Chicago (the "Transfer Declarations").
4. CLOSING. When Escrowee is in receipt of all deposits and Title Insurer
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(a) is prepared to issue the Title Policy in the form attached hereto as Exhibit
"A," and (b) is prepared to issue a direct facultative reinsurance agreement in
form satisfactory to Purchaser's counsel, pursuant to which the Title Insurer
shall retain the first $50,000,000.00 of liability under the Title Policy, and
including a direct commitment to Purchaser from Transaction Title Insurance
Company for reinsurance in the amount of $30,000,000.00, together with a direct
commitment to Purchaser from Lawyers Title Insurance Corporation for reinsurance
in the amount of $80,000,000.00 and a direct commitment from First American
Title Insurance Company for reinsurance in the amount of $36,189,000.00; and (c)
Escrowee has received telephonic confirmation from Seller's counsel and
Purchaser's counsel that Seller and Purchaser desire to proceed to closing,
Escrowee is then authorized and directed to proceed as follows:
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(a) Purchase $196,189.00 in State of Illinois Transfer Stamps, $98,094.50
in Xxxx County Transfer Stamps and $1,471,417.50 in City of Chicago
Transfer Stamps and affix to the Deed;
(b) Record the Deed and the IR.PTA Disclosure Document with the Recorder
of Deeds;
(c) Pay Seller's title, recording, Closing, and escrow charges in
connection with this transaction;
(d) Pay Purchaser's title, recording, Closing and escrow charges, in
connection with this transaction;
(e) Pay amounts set forth on Closing Statement;
(f) Deliver the recorded Deed to Purchaser's attorney when available;
(g) Deliver the marked-up Title Commitment to Purchaser's attorney via
facsimile as of the date of any disbursement made hereunder (with the
final Title Policy delivered within 2 weeks thereof).
The escrow fees for this transaction shall be paid in accordance with the
Closing Statement.
5. DUE DATE FOR DEPOSIT. All deposits are to be deposited in escrow
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no later than July 8, 1998.
6. DEFAULT PROVISIONS. In the event all escrow deposits have not been
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received herein on or before July 8, 1998, Escrowee is hereby authorized and
directed to hold the escrow deposits which have been deposited until Escrowee
has received a written instruction from all parties hereto; provided, however,
that if the sum to be deposited pursuant to Paragraph 2 hereof has been
deposited by Purchaser and either Seller has failed to deposit the items to be
deposited pursuant to Paragraph I or Seller fails to deposit the Closing
Statement as executed by Seller pursuant to Paragraph 3(b) hereof, then, the
Xxxxxxx Money, together with the sum deposited pursuant to Paragraph 2 shall be
returned to Purchaser immediately upon request by Purchaser.
7. STANDARD PROVISIONS.
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(a) If this Escrow Trust Agreement directs Escrowee to continue to comply
with instructions following expiration of a time limit for making a
deposit until demand is received from the other party, and unless
otherwise provided herein, the deposit may be made and accepted at any
time prior to receipt of the demand and the default shall be cured by
said deposit.
(b) No claim of a default shall be valid if the party making same is
itself in default, unless said default is caused by the failure of the
other party to take some action required by this Escrow Trust
Agreement.
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(c) Whenever under the terms and provisions of the Escrow Trust Agreement
the time for performance of a condition falls upon a Saturday, Sunday
or holiday, such time for performance shall be extended until the next
business day.
(d) Amendments to this Escrow Trust Agreement must be in writing
executed by the parties hereto and shall be considered the same as
this Escrow Trust Agreement.
(e) Seller and Overseas Partners Capital Corp. have heretofore entered
into a Purchase and Sale Agreement, dated as of June 30, 1998, as the
interest of the "purchaser" thereunder has been assigned to Purchaser
(said agreement, as so assigned, is herein referred to as the
"Contract") pertaining to the transaction to be consummated under this
Escrow Trust Agreement and covering the Property. This Escrow Trust
Agreement shall not supersede the terms and provisions contained in
the Contract, and in the event of any conflict or inconsistency, the
ten-ns and provisions of the Contract shall prevail to the extent of
the conflict or inconsistency. It is agreed by the parties hereto,
however, that Escrowee shall be governed solely by the terms and
provisions contained in this Escrow Trust Agreement.
(f) This Escrow Trust Agreement may be executed in multiple counterparts,
and all such executed counterparts shall constitute the same
agreement.
8. DEPOSITS AND INVESTMENTS. Deposits made pursuant to this Escrow Trust
--------------------------
Agreement may be invested on behalf of any party or parties hereto; provided,
that any direction to Escrowee for such investment shall be expressed in writing
and contain the consent of all other parties to this Escrow Trust Agreement, and
also provided that Escrowee is in receipt of the taxpayer's identification
number and investment forms as required. Escrowee will, upon request, furnish
information concerning its procedures and fee schedules for investment.
Except as to deposits of funds for which Escrowee has received express
written direction concerning investment or other handling, the parties hereto
agree that Escrowee shall be under no duty to invest or reinvest any deposits at
any time held by it hereunder; and, further, that Escrowee may commingle such
deposits with other deposits or with its own funds in the manner provided for
the administration of funds under Section 2-8 of the Corporate Fiduciary Act
(111. Rev. Stat. ch. 17, par. 1551 - 1) and may use any part or all such funds
for its own benefit without obligation to any party for interest or earnings
derived thereby, if any. Provided, however, nothing herein shall diminish
Escrowee's obligation to apply the full amount of the deposits in accordance
with the terms of this Escrow Trust Agreement.
In the event Escrowee is requested to invest deposits hereunder, Escrowee
shall not be held responsible for any loss of principal or interest that may be
incurred as a result of making the investments or redeeming said investment for
the purpose of this Escrow Trust Agreement.
By:
By: /s/ Xxxxx X. Xxxxxxx
Xxx X. Xxxxxxx Xxxxx X. Xxxxxxx
Attorney for Seller Attorney for Purchaser
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(c) Whenever under the terms and provisions of the Escrow Trust Agreement
the time for performance of a condition falls upon a Saturday, Sunday
or holiday, such time for performance shall be extended until the next
business day.
(d) Amendments to this Escrow Trust Agreement must be in writing executed
by the parties hereto and shall be considered the same as this Escrow
Trust Agreement.
(e) Seller and Overseas Partners Capital Corp. have heretofore entered into
a Purchase and Sale Agreement, dated as of June 30, 1998 as the
interest of the `purchaser', thereunder has been assigned to Purchaser
(said agreement, as so assigned, is herein referred to as the
"Contract') pertaining to the transaction to be consummated under this
Escrow Trust Agreement and covering the Property. This Escrow Trust
Agreement shall not supersede tile terms and Provisions contained in
the Contract, and in the event of any conflict or inconsistency, the
terms and provisions of the Contract shall prevail to the extent of the
conflict or inconsistency. It is agreed by the parties hereto, however,
that Escrowee shall be governed solely by the terms and provisions
contained in this Escrow Trust Agreement.
(f) This Escrow Trust Agreement may be executed in multiple counterparts,
and all such executed counterparts shall constitute the same agreement.
8. DEPOSITS AND INVESTMENTS. Deposits made pursuant to this Escrow Trust
------------------------
Agreement may be invested on behalf of any party or parties hereto; provided,
that any direction to Escrowee for such investment shall be expressed in
writing and contain the consent of all other parties to this Escrow Trust
Agreement, and also provided that Escrowee is in receipt of the taxpayer's
identification number and investment forms as required. Escrowee will, upon
request, furnish information concerning its procedures and fee schedules for
investment.
Except as to deposits of funds for which Escrowee has received express
written direction concerning investment or other handling, the parties hereto
agree that Escrowee shall be under no duty to invest or reinvest any deposits
at any time held by it hereunder; and, further, that Escrowee may commingle
such deposits with other deposits or with its own funds in the manner provided
for the administration of funds under Xxxxxxx 0-0 xx xxx Xxxxxxxxx Xxxxxxxxx
Xxx (X00. Rev. Stat. ch. 17, par. 1551-1) and may use any part or all such
funds for its own benefit without obligation to any party for interest or
earnings derived thereby, if any. Provided, however, nothing herein shall
diminish Escrowee's obligation to apply the full amount of the deposits in
accordance with the terms of this Escrow Trust Agreement.
In the event Escrowee is requested to invest deposits hereunder, Escrowee
shall not be held responsible for any loss of principal or interest that may be
incurred as a result of making the investments or redeeming said investment for
the purpose of this Escrow Trust Agreement.
By: /s/ Xxx X. Xxxxxxx
Attorney for Seller
By: /s/ Xxxxx X. Xxxxxxx
Attorney for Purchaser
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ACCEPTED this 8th day of July, 1998:
COMMONWEALTH LAND TITLE INSURANCE COMPANY
By: /s/ Xxxxxx X. XxXxxx
Name: Xxxxxx X. XxXxxx
Title: Authorized Agent
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EXHIBIT "A"
PROFORMA OWNER'S TITLE INSURANCE POLICY
7
COMMONWEALTH
PROFORMA OWNER'S POLICY
COMMONWEALTH LAND TITLE INSURANCE COMPANY
SCHEDULE A
AMOUNT OF INSURANCE: $196,189,000.00 Policy Number: Proforma
DATE OF POLICY: Date of Recording File No. H455-1295
1. NAME OF INSURED:
Overseas Partners (Madison Plaza) LLC
2. THE ESTATE OR INTEREST IN THE LAND DESCRIBED IN THIS SCHEDULE AND WHICH IS
COVERED BY THIS POLICY IS FEE SIMPLE AND IS AT DATE OF POLICY VESTED IN:
Overseas Partners (Madison Plaza) LLC
3. THE LAND REFERRED TO IN THIS POLICY IS DESCRIBED IN THE SAID INSTRUMENT, IS
SITUATED IN THE COUNTY OF XXXX, STATE OF ILLINOIS, AND IS IDENTIFIED AS
FOLLOWS:
See Schedule A, Legal Description attached hereto.
Countersigned: PRO FORMA
Authorized Officer
Proforma Owner's Policy (10-17-92)
Schedule A
Issued By: Commonwealth Land Title Insurance Company
000-000-0000
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COMMONWEALTH
Commonwealth Land Title Insurance Company File No. H455-1295
Policy No. Proforma
Schedule A
Legal Description
The East 112 of Lot 6 and all of Lots 7 and 6 (all taken as a tract) excepting
from said tract that part taken for widening of Madison Street in Block 54 in
original Town of Chicago in Xxxxxxx 0, Xxxxxxxx 00 Xxxxx, Xxxxx 00 Xxxx of the
Third Principal Meridian, in Xxxx County, Illinois.
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COMMONWEALTH
Commonwealth Land Title Insurance Company File No. H455-1295
Policy No. Proforma
Schedule B - Part I
1 . Rights and claims of tenants in possession or with rights to possession
as tenants only under unrecorded leases, as shown on the attached rent
roll.
2. General Real Estate Taxes on the land for the year(s) 1997 final
installment, 1998 and subsequent years.
Permanent Tax Index Number(s):
17-09-456-003-0000 (Affects a part of the land)
Note: 1997 first estimated installment in the amount of $800,224.72 is
paid.
17-09-456-019-0000 (Affects a part of the land).
Note: 1997 first estimated installment in the amount of $3,197,606.95
is paid.
Note: 1997 final installment and 1998 taxes are not yet due and
payable.
Note: The Permanent Tax Index Numbers are provided for information
only. You are advised that you should not rely upon these numbers
for the payment of future tax bills and should independently
verify the accuracy thereof.
[ITEM 3 BELOW SUBSEQUENTLY DELETED]
3. NOTE: this is a pro forma policy, and is subject to all matters of
title clearance, underwriting, closing and recording, not yet completed; and is
not a guarantee, at this time, to issue the policy in the form shown herein.
proforma owner's Policy (10-17-92)
Schedule B
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COMMONWEALTH
Commonwealth Land Title Insurance Company File No. H455-1295
Policy No. Proforma
SURVEY - IDENTICALITY ENDORSEMENT
---------------------------------
The said Policy is hereby amended in the following manner:
The Company hereby insures the insured against loss or damage which the Insured
shall sustain by reason of any inaccuracy in the following assurance:
The land described in Schedule A hereof is the same as that delineated on the
plat of survey made by Chicago Guarantee Survey Co., dated May 7, 1998 (and
last revised July 2, 1998), Number 9802014.
The total liability of the Company under said Policy and any endorsements
attached thereto shall not exceed, in the aggregate, the face amount of said
Policy and cost which the Company is obligated under the provisions of said
Policy to pay.
This endorsement is made a part of said Policy and is subject to the exclusions,
schedules, endorsements conditions, stipulations and terms thereof, except as
modified by the provisions hereof.
Nothing herein contained shall be construed as extending or changing the
effective date of said Policy, unless otherwise expressly stated.
IN WITNESS WHEREOF COMMONWEALTH LAND TITLE INSURANCE COMPANY has caused its
corporate name and seal to be hereunto affixed by its duly authorized officers
on the day of 19
COMMONWEALTH LAND TITLE INSURANCE COMPANY
PROFORMA
Authorized Signature
11
COMMONWEALTH
Commonwealth Land Title Insurance Company File No. H455-1295
Policy No. Proforma
ACCESS - CONTIGUITY TO PUBLIC WAYS ENDORSEMENT
----------------------------------------------
The said Policy is hereby amended in the following manner:
The Company hereby insures the Insured against loss or damage which the
insured shall sustain by reason of any inaccuracy in the following
assurance.
Said land is contiguous to the physically open street(s) known as:
Xxxxxxx Xxxxx, Xxxxx Xxxxxx and Madison Street
and there is legal access between said land and the duly dedicated public
street(s) known as:
Xxxxxxx Xxxxx, Xxxxx Xxxxxx and Madison Street
The total liability of the Company under said Policy and any endorsements
attached thereto shall not exceed, in the aggregate, the face amount of said
Policy and costs which the Company is obligated under the provisions of said
Policy to pay.
This endorsement is made a part of said policy and is subject to the exclusions,
schedules, endorsements conditions, stipulations and terms thereof, except as
modified by the provisions hereof.
Nothing herein contained shall be construed as extending or changing the
effective date of said Policy, unless otherwise expressly stated.
IN WITNESS WHEREOF COMMONWEALTH LAND TITLE INSURANCE COMPANY has caused its
corporate name and seal to be hereunto affixed by its duly authorized officers
on the day of 19 .
COMMONWEALTH LAND TITLE INSURANCE COMPANY
PROFORMA
Authorized Signature
12
COMMONWEALTH
Commonwealth Land Title Insurance Company File No. H455-1295
Policy No. Proforma
CONTIGUITY ENDORSEMENT - LOTS
-----------------------------
To be annexed to and form a part of Commitment/Policy Number H455-1295 insuring
as set forth in said Commitment/Policy.
The said Commitment/Policy is hereby amended in the following manner:
The Company hereby insures the insured against loss or damage which the insured
shall sustain by reason of any inaccuracies in the following assurances:
The land described in Schedule A, Including the lots or portions of lots
described therein, taken as a tract, comprises one contiguous parcel of
land with no gaps or gores.
The total liability of the Company under said Policy and any endorsements
attached thereto shall not exceed, in the aggregate, the face amount of said
Policy and costs which the Company is obligated under the provisions of said
Policy to pay.
This endorsement is made a part of said Policy and is subject to the exclusions,
schedules, endorsements conditions, stipulations and terms thereof, except as
modified by the provisions hereof.
Nothing herein contained shall be construed as extending or changing the
effective date of said Policy, unless otherwise expressly stated.
IN WITNESS WHEREOF COMMONWEALTH LAND TITLE INSURANCE COMPANY has caused its
corporate name and seal to be hereunto affixed by its duly authorized officers
on the day of , 19 .
COMMONWEALTH LAND TITLE INSURANCE COMPANY
PROFORMA
Authorized Signature
13
COMMONWEALTH
Commonwealth Land Title Insurance Company File No. H455-1295
Policy No. Proforma
COMPREHENSIVE - OWNER ENDORSEMENT
---------------------------------
The Company hereby insures the insured against loss which said Insured shall
sustain by reason of any of the following matters:
1. Any incorrectness in the assurance which the Company hereby gives:
(a) That, except as shown in Schedule B, there are no present violations on
said land of any enforceable covenants, conditions, or restrictions;
(b) That, except as shown in Schedule B, there are no encroachments of
buildings, structures, or improvements located on said land onto adjoining
lands, nor any encroachments onto said land of buildings, structures, or
improvements located on adjoining lands.
2. Any future violations on said land of any covenants, conditions, or
restrictions provided such violations result in forfeiture or reversion of
title to said land.
3. Damage to existing improvements which are located or encroach upon that
portion of the land subject to any easement shown in Schedule B, which damage
results from the exercise of the right to use or maintain such easement for
the purposes for which the same was granted or reserved.
4. Any final court order or judgment requiring removal from any land adjoining
said land of any encroachment shown in Schedule 13.
As used in this endorsement, the words covenants, conditions and restrictions
shall not be deemed to refer to or include any covenant, condition or
restriction relating to environmental protection or regulating or prohibiting
the use, storage or release of hazardous or toxic waste or substances on the
land. Wherever In this endorsement any or the words "covenants, conditions or
restrictions" appear, they shall not be deemed to refer to or include the terms
covenants and conditions contained in any lease referred to in Schedule A.
The total liability of the Company under said Policy and any endorsements
attached thereto shall not exceed, in the aggregate, the face amount of said
Policy and costs which the Company is obligated under the provisions of said
Policy to pay.
This endorsement is made a part of said Policy and is subject to the exclusions,
schedules, endorsements, conditions, stipulations and terms thereof, except as
modified by the Provisions hereof.
Nothing herein contained shall be construed as extending or changing the
effective date of said Policy, unless otherwise expressly stated.
IN WITNESS WHEREOF COMMONWEALTH LAND TITLE INSURANCE COMPANY has caused its
corporate name and seal to be hereunto affixed by its duly authorized officers
on the day of , 19.
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COMMONWEALTH LAND TITLE INSURANCE COMPANY
PROFORMA
Authorized Signature
15
COMMONWEALTH
Commonwealth Land Title Insurance Company File No. H455-1295
Policy No. Proforma
ALTA 3.1 ZONING - IMPROVED PROPERTY
-----------------------------------
The said Policy is hereby amended in the following manner:
1. The Company insures the insured against loss or damage sustained by reason
of any incorrectness in the assurance that, at Date of Policy:
(a) According to applicable zoning ordinances and amendments thereto, the
land is classified Xxxx X 0-0 Xxxxxxx Xxxxxxx Xxxxxxxx Xxxxxxxx.
(x) The following use or uses are allowed under that classification subject
to compliance with any conditions, restrictions, or requirements contained
in the zoning ordinances and amendments thereto, including but not limited
to the securing of necessary consents or authorizations as a prerequisite to
the use or uses:
Offices, Business and Professional, including Retail and Restaurant
Facilities.
2. The Company further insures against loss or damage arising from a final
decree of a court of competent jurisdiction
(a) prohibiting the use of the land, with any structure presently located
thereon, as specified in paragraph 1 (b); or
(b) requiring the removal or alteration of the structure on the basis that,
at Date of Policy, the ordinances and amendments thereto have been violated
with respect to any of the following matters:
(i) Area, width or depth of the land as a building site for the
structure:
(ii) Floor space area of the structure;
(iii) Setback of the structure from the property lines of the land;
(iv) Height of the structure; or
(v) Provisions for on-site parking.
There shall be no liability under this endorsement based on the invalidity of
the ordinances, and amendments thereto until after a final decree of a court of
competent jurisdiction adjudicating the invalidity, the effect of which is to
prohibit the use or uses.
Loss or damage as to the matters insured against this endorsement shall not
include loss or damage sustained or incurred by reason of the refusal of any
person to purchase, lease or lend money on the estate or interest covered by
this policy.
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The total liability of the Company under said Policy and any endorsements
attached thereto shall not exceed, in the aggregate, the face amount of said
policy and cost which the Company is obligated under the provisions of said
Policy to pay.
17
COMMONWEALTH
Commonwealth Land Title Insurance Company File No. H455-1295
Policy No. Proforma
This endorsement is made a part of said Policy and is subject to the exclusions,
schedules, endorsements, conditions, stipulations and terms thereof, except as
modified by the provisions hereof.
Nothing herein contained shall be construed as extending or changing the
effective date of said Policy, unless otherwise expressly stated.
IN WITNESS WHEREOF COMMONWEALTH LAND TITLE INSURANCE COMPANY has caused its
corporate name and seal to be hereunto affixed by its duly authorized officers
on the day of , 19 .
COMMONWEALTH LAND TITLE INSURANCE COMPANY
PROFORMA
Authorized Signature
18
EXHIBIT "B"
SCHEDULE OF TENANT LEASES
00
XXXXXXX XXXXX LEASE FILE AUDIT
27 Jun 98
10:08 AM
SUITE TENANT DOCUMENT DOCUMENT DATE
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2800 3077 X. Xxxxxxxxx Corp. Lease Agreement August 4, 1993
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1835 Accuword International of Illinois, Inc. Lease Agreement March 2, 1992
First Amendment December 10, 1993
Termination Agreement March 19, 1998
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220 Acculingua of Illinois, Inc. Lease Agreement March 19, 1998
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230 Accuworrld, LLC Lease Agreement March 19, 1998
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520 Addeco Employment Services, Inc. Lease Agreement May 29, 1997
-----------------------------------------------------------------------------------------------------------------------
2400 & 2500 Xxxxx & Xxxxxx, Inc. Lease Agreement July 25, 1984
Lease Amendment Undated
Settlement Agreement July 20, 1994
Second Amendment July 20, 1994
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3510 Xxxxx, Xxxxxxxx & Company Lease Agreement July 1, 1983
Lease Amendment July 1, 1983
First Amendment July 25, 1989
Second Amendment October, 1991
Third Amendment September 5, 1995
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2610 Xxxxxx & Xxxxxxxxx Lease Agreement August 31, 1994
First Amendment May 23, 1995
Second Amendment June 9, 1995
Third Amendment January 22, 0000
Xxxxxx Xxxxxxxxx October 25, 1996
Fifth Amendment January 15, 1997
Sixth Amendment September 8, 1997
Seventh Amendment October 14, 1997
-----------------------------------------------------------------------------------------------------------------------
1020 Bear Xxxxxxx & Co., Inc. Lease Agreement December 12, 1997
First Amendment February 27, 1998
-----------------------------------------------------------------------------------------------------------------------
2670 Benefits Communication Corporation Lease Agreement March 2, 1995
First Amendment December 18, 1995
-----------------------------------------------------------------------------------------------------------------------
2040 Birndorf & Birndorf, P.C. Lease Agreement May 30, 1995
-----------------------------------------------------------------------------------------------------------------------
460 Xxxxxxx University Lease Agreement July 18, 1995
-----------------------------------------------------------------------------------------------------------------------
1910 Xxxxx Xxxxx & Associates, Ltd. Lease Agreement February 18, 1993
Xxxxx Xxxxx & Associates, Ltd. Storage Agreement July 6, 1995
-----------------------------------------------------------------------------------------------------------------------
3540 Xxxxxx Xxxxxxx/dba The Xxxxxxx Group Lease Agreement July 1, 1993
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00
XXXXXXX XXXXX LEASE FILE AUDIT
27 Jun 98
10:08 AM
SUITE TENANT DOCUMENT DOCUMENT DATE
------------------------------------------------------------------------------------------------------------------------------
Letter Agreement June 11, 1998
------------------------------------------------------------------------------------------------------------------------------
2300 Canadian Imperial Bank of Commerce Lease Agreement September 14, 1984
First Amendment September 14, 1984
Second Amendment May, 1990
Third Amendment February 2, 1995
------------------------------------------------------------------------------------------------------------------------------
1950 Xxxxxxx Xxxxxxx Xxxxxxxxx Xxxxxxxxxx & Xxxxx Lease Agreement October 20, 1992
------------------------------------------------------------------------------------------------------------------------------
2010 The Xxxxxx Group, Inc. Lease Agreement August 5, 1997
First Amendment January 29, 1998
------------------------------------------------------------------------------------------------------------------------------
2175 Xxxxxx, Xxxxxx X. & Xxxxxx, Xxxxxxx X. Lease Agreement March 26, 1996
------------------------------------------------------------------------------------------------------------------------------
3440 Centura Software Corporation Lease Agreement July 15, 1996
First Amendment August 1, 1996
------------------------------------------------------------------------------------------------------------------------------
2000 Chicago Capital, Inc Lease Agreement September 1, 1995
Parking Agreement January 24, 1996
------------------------------------------------------------------------------------------------------------------------------
3660 Xxxxxx X. Xxxxxxxxx & Associates Lease Agreement June 9, 1994
Parking Agreement October 9, 1996
------------------------------------------------------------------------------------------------------------------------------
716 Column financial, Inc. Lease Agreement July 9, 1997
------------------------------------------------------------------------------------------------------------------------------
2180 Corporate Real Estate Solutions, Inc. Lease Agreement July 16, 1996
------------------------------------------------------------------------------------------------------------------------------
470 CPC Electrical Supply Company Lease Agreement September 1, 1996
First Amendment September 1, 1997
------------------------------------------------------------------------------------------------------------------------------
600 Dearborn Partners, LLC Lease Agreement June 10, 1997
------------------------------------------------------------------------------------------------------------------------------
3550 Decision Quest, Inc. Lease Agreement December 15, 1995
------------------------------------------------------------------------------------------------------------------------------
1700 Xxxxxxxxx Xxxxxx & Xxxxxxxx, Inc. License/Indemnification June 22, 1992
Agreement
Lease Agreement December 29, 1992
First Amendment June 7, 1996
Parking Agreement November 1, 1993
Parking Agreement February 1, 1996
Storage Agreeement (6) December 4, 1996
Parking Agreement October 24, 1996
Second Amendment March 30, 1998
------------------------------------------------------------------------------------------------------------------------------
1010 DLJ Long Term Investment Corporation Lease Agreement August 8, 1997
------------------------------------------------------------------------------------------------------------------------------
2850 Fact Finders, Inc/dba Xxxxxxx & Xxx Lease Agreement May 28, 1993
First Amendment July 1, 1993
Second Amendment April 27, 1994
------------------------------------------------------------------------------------------------------------------------------
00
XXXXXXX XXXXX LEASE FILE AUDIT
27 Jun 98
10:08 AM
SUITE TENANT DOCUMENT DOCUMENT DATE
-----------------------------------------------------------------------------------------------------------------------
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3500 Xxxxxxxx Partners LLP Lease Agreement September 9, 1994
Storage Agreement April 15, 1997
-----------------------------------------------------------------------------------------------------------------------
2100 FMC Corporation Lease Agreement March 3, 1995
FMC Corporation Parking Agreement May 1, 1995
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472 Xxxxxxx X. Xxxxxx Lease Agreement December 20, 1993
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2250 The Grabscheid Group, Ltd. Lease Agreement January 28, 1992
First Amendment February 1, 1997
Second Amendment January 27, 1997
Parking Agreement March 19, 1993
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900, 1100 The Hartford Fire Insurance Company Lease Agreement February 2, 1984
Letter February 15, 1984
Letter June 19, 1984
Letter June 27, 1984
Exapansion Amendment February 15, 1985
Letter April 29, 1985
Second Amendment February 13, 1987
Third Amendment June 18, 1987
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The Hartford Fire Insurance Company Fourth Amendment November 9, 1987
Fifth Amendment January 21, 1991
Sixth Amendment March 19, 1992
Parking Agreement April 30, 1987
Letter February 22, 1993
Letter June 15, 1994
Letter June 20, 1995
Amendment to 6/20/95 Letter Undated
-----------------------------------------------------------------------------------------------------------------------
2450 The Hunter Group, Inc. Lease Agreement March 19, 1997
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Floors 39-44 Hyatt Corporation Lease Agreement August 4, 1983
First Amendment August 4, 1983
Sign Amendment January 22, 1985
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3000 Exapansion Amendment May 25, 1988
Letter Agreement February 11, 1998
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2900 Second Expansion Amendment October, 1998
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2700 Third Expansion Amendment May 20, 1998
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00
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10:08 AM
SUITE TENANT DOCUMENT DOCUMENT DATE
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510 Innovative Network Solutions Corp. Lease Agreement June 1, 1996
Parking Agreement January 2, 1996
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Lobby Karad Drug Company, Inc. Lease Agreement March 27, 1997
------------------------------------------------------------------------------------------------------------------------
1970 Kelley, Drye, & Xxxxxx Lease Agreement February 28, 1995
First Amendment April 24, 1998
------------------------------------------------------------------------------------------------------------------------
475 Xxxx X. Xxxxxx/DBA Xxxx Xxxxxx & Assoc. Ltd. Lease Agreement February 27, 1996
------------------------------------------------------------------------------------------------------------------------
490 Lake Shore Asset Management Lease Agreement January 17, 1997
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2200 Lazard Freres & Co. Lease Agreement March 31, 1993
Lazard Freres & Co. First Amendment March 28, 1997
Second Amendment August 20, 1997
Assignment of Parking February 20, 1998
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2780 LSV Asset Management Lease Agreement January 1, 2698
------------------------------------------------------------------------------------------------------------------------
2120 Law Offices of Xxxx X. Xxxxx Lease Agreement November 11, 1996
------------------------------------------------------------------------------------------------------------------------
Lobby Madison Group Lease Agreement June 13, 1984
d/b/a Lloyd's Restaurant Lease Amendment June 13, 1984
Second Amendment April 1, 1993
------------------------------------------------------------------------------------------------------------------------
760 Mantiss Information Group Lease Agreement January 29, 1998
------------------------------------------------------------------------------------------------------------------------
1860 Metropolitan Fiber Systems of Chicago, Inc. Lease Agreement January 15, 1992
First Amendment January 1, 1997
------------------------------------------------------------------------------------------------------------------------
410 Mercantile Capital Markets Lease Agreement April 3, 1996
First Amendment December 18, 1996
Second Amendment December 12, 1997
------------------------------------------------------------------------------------------------------------------------
2420 MG Metals Corp. Lease Agreement July 17, 1992
First Amendment November 1, 1995
------------------------------------------------------------------------------------------------------------------------
3630 Midwest Mortgage Management Co. Lease Agreement May 31, 1996
First Amendment May 20, 1997
------------------------------------------------------------------------------------------------------------------------
2050 Xxxxxx-Xxxxxxx Management Corp. Lease Agreement December 28, 1987
First Amendment February 28, 1991
Second Amendment July 1, 1994
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2700 Xxxxx & Company Lease Agreement September 13, 1985
First Amendment September 13, 1985
Second Amendment July 27, 1990
Third Amendment June 12, 1992
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00
XXXXXXX XXXXX LEASE FILE AUDIT
27 Jun 98
10:08 AM
SUITE TENANT DOCUMENT Document Date
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Parking Agreement January 7, 1993
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14-16 National Futures Association Lease Agreement August 30, 1982
First Amendment August 30, 1982
Option Amendment July 25, 1983
Second Option Amendment June 27, 1984
Second Amendment May 6, 1991
Third Amendment May 31, 1996
------------------------------------------------------------------------------------------------------------------------
2805 O'Brien-Frietzberg, Inc. Lease Agreement May 6, 1993
Storage Agreement September 9, 1993
First Amendment January 5, 1996
Second Amendment January 31, 1997
------------------------------------------------------------------------------------------------------------------------
1300 Office of Thrift Supervision Lease Agreement March 29, 1995
First Amendment March 30, 1998
------------------------------------------------------------------------------------------------------------------------
630 Pacific Advisory Services, Inc. Lease Agreement February 22, 1994
------------------------------------------------------------------------------------------------------------------------
420 Price & Associates, Inc. Lease Agreement December 8, 1995
------------------------------------------------------------------------------------------------------------------------
Pritzker & Pritzker Lease Agreement January 27, 1982
Lease Amendment January 27, 1982
------------------------------------------------------------------------------------------------------------------------
Floors 37 & 38 Lease Assignment July 31, 1986
Letter Agreement November 1986
Agreement November 17, 1988
------------------------------------------------------------------------------------------------------------------------
2240 Second Amendment March 20, 1998
Third Amendment February 1, 1993
Fourth Amendment April 8, 1994
------------------------------------------------------------------------------------------------------------------------
36th Fifth Amendment August 1, 1994
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2240 Sixth Amendment December 19, 1995
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34th Seventh Amendment March 20, 1996
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Floors 34, 37, 38 Eighth Amendment September 16, 1996
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3700 Ninth Amendment February 28, 1997
------------------------------------------------------------------------------------------------------------------------
Floors 34 * 37 Tenth Amendment March 14, 1997
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36th Eleventh Amendment April 30, 1997
Parking Agreement July 16, 1997
------------------------------------------------------------------------------------------------------------------------
36th Twelfth Amendment September 5, 1997
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36th Thirteenth Amendment October 28, 1997
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00
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27 Jun 98
10:08 AM
SUITE TENANT DOCUMENT DOCUMENT DATE
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Parking Agreement March 1, 1995
Parking Assignment February 20, 1998
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400 Professional Market Brokerage, Inc. Lease Agreement January 15, 1997
------------------------------------------------------------------------------------------------------------------------
1940 Project Management Associates, Inc. Lease Agreement September 12, 1995
First Amendment May 29, 1998
------------------------------------------------------------------------------------------------------------------------
2810 Protocol International, Inc. Lease Agreement June 5, 1997
------------------------------------------------------------------------------------------------------------------------
300 Publishers Credit Services, Inc. Lease Agreement March 30, 1998
------------------------------------------------------------------------------------------------------------------------
505 RBZ/dba Xxxxx & Xxxxxxxxxx Lease Agreement February 15, 1996
------------------------------------------------------------------------------------------------------------------------
3450 Renaissance Capital Group, Inc. Lease Agreement July 11, 1995
------------------------------------------------------------------------------------------------------------------------
000 Xxxxx Xxxxxxxxxx Associates, Inc. Lease Agreement April 30, 1994
Amendment May 13, 1997
------------------------------------------------------------------------------------------------------------------------
3660 River West Consultants Lease Agreement September 24, 1993
Lease Amendment September 2, 1997
------------------------------------------------------------------------------------------------------------------------
770 Xxxxxxx & Associates Lease Agreement May 23, 1994
First Amendment September 24, 1996
Second Amendment November 15, 1996
------------------------------------------------------------------------------------------------------------------------
685 Xxxxxxx & Robins, Ltd. Lease Agreement November 24, 1992
------------------------------------------------------------------------------------------------------------------------
450 Rub, Xxxxx X. Lease Agreement April 26, 1996
------------------------------------------------------------------------------------------------------------------------
3640 Xxxx Xxxx & Co. Lease Agreement May 5, 1997
------------------------------------------------------------------------------------------------------------------------
1900 SCA Consulting Lease Agreement August 31, 1996
------------------------------------------------------------------------------------------------------------------------
2150 SLP Infoware Lease Agreement October 28, 1996
First Amendment November 1, 1996
------------------------------------------------------------------------------------------------------------------------
1975 Sato Travel Lease Agreement February 1, 1995
Parking Agreement December 29, 1995
------------------------------------------------------------------------------------------------------------------------
Shared Technology Xxxxxxxxx Telecom Lease Agreement September 1, 1996
------------------------------------------------------------------------------------------------------------------------
2110 Xxxxx Xxxxxx Associates Lease Agreement June 6, 1996
------------------------------------------------------------------------------------------------------------------------
2600 Sprint Communications Co., LLP Lease Agreement August 20, 1984
Lease Amendment August 20, 1984
Second Amendment September 27, 1989
Third Amendment February 1, 1994
------------------------------------------------------------------------------------------------------------------------
2260 Xxxxxxxx, Xxxxxx & Associates, Inc. Lease Agreement March 13, 1992
First Amendment May 1, 1994
Second Amendment February 28, 1997
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00
XXXXXXX XXXXX LEASE FILE AUDIT
27 Jun 98
10:08 AM
SUITE TENANT DOCUMENT DOCUMENT DATE
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31-34 Towers Xxxxxx, Inc. Lease Agreement August 30, 1994
Letter Agreement September 27, 1996
First Amendment October 1, 1996
Second Amendment January 6, 1997
Third Amendment September 29, 0000
Xxxxxx Xxxxxxxxx June 1998
------------------------------------------------------------------------------------------------------------------------
590 Trust Consultants, Inc. Lease Agreement October 24, 1997
------------------------------------------------------------------------------------------------------------------------
440 Xxxxxx, Xxxxxxx X. Lease Agreement March 1, 1996
------------------------------------------------------------------------------------------------------------------------
Lobby United Airlines, Inc. Lease Agreement November 1, 1996
------------------------------------------------------------------------------------------------------------------------
620 Urlaub, Xxxxx & Associates, Inc. Lease Agreement August 13, 1992
------------------------------------------------------------------------------------------------------------------------
200 Xxxx Insurance Services, Inc. Lease Agreement June 24, 1996
Parking Agreement July 9, 1996
------------------------------------------------------------------------------------------------------------------------
2210 Verio Midwest, Inc. Lease Agreement September 30, 1997
------------------------------------------------------------------------------------------------------------------------
480 Xxxx & Xxxxxxx, C.P.A., P.C. Lease Agreement February 23, 1996
------------------------------------------------------------------------------------------------------------------------
7 Xxxx Partners, Ltd. Lease Agreement August 12, 1996
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26
