EXHIBIT 2.1
PURCHASE AND SALE AGREEMENT
ARTICLE 1.
PROPERTY/PURCHASE PRICE
1.1 Certain Basic Terms.
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(a) Purchaser and Notice Address:
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G & I III Residential One LLC, a Delaware limited
liability company ("Purchaser")
000 Xxxx 00xx Xxxxxx, 00xx Xxxxx
Xxx Xxxx, Xxx Xxxx 00000
Attn: Xxx Xxxxxxxx
Telephone: (000) 000-0000
Facsimile: (000) 000-0000
With a copy to: Blank Rome Xxxxxxx & XxXxxxxx LLP
Xxx Xxxxx Xxxxxx
Xxxxxxxxxxxx, Xxxxxxxxxxxx 00000-0000
Attn: Xxxxx Xxxxx, Esq.
Telephone: (000) 000-0000
Facsimile: (000) 000-0000
and
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Blank Rome Xxxxxx Xxxxxxxxxx LLP
000 Xxxxxxxxx Xxxxxx
Xxx Xxxx, Xxx Xxxx 00000
Attn: Xxxxxx Xxxxxx, Esq.
Telephone: (000) 000-0000
Facsimile: (000) 000-0000
(b) Sellers and Notice Address:
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BRE Properties, Inc., a Maryland corporation ("BRE")
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00 Xxxxxxxxxx Xxxxxx, Xxxxx 0000
Xxx Xxxxxxxxx, Xxxxxxxxxx 00000
Attn: Xxx Xxxxxxx
Telephone: (000) 000-0000
Facsimile: (000) 000-0000
BRE Properties Investors LLC, a Delaware limited
liability company ("DownREIT")
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00 Xxxxxxxxxx Xxxxxx, Xxxxx 0000
Xxx Xxxxxxxxx, Xxxxxxxxxx 00000
Attn: Xxx Xxxxxxx
Telephone: (000) 000-0000
Facsimile: (000) 000-0000
With a copy to: Xxxxxx & Xxxxxxx
000 Xxxxxxxxxx Xxxxxx, Xxxxx 0000
Xxx Xxxxxxxxx, Xxxxxxxxxx 00000
Attn: Xxxxxxx X. Xxxx, Esq.
Telephone: (000) 000-0000
Facsimile: (000) 000-0000
(c) Date of this Agreement: July 10, 2000
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(d) Purchase Price: $280,000,000.
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(e) Existing Indebtedness: The obligations listed on Exhibit A
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attached hereto.
(f) Deposit: Cash in the amount of $1,500,000, all
------- of which has been released to BRE.
(g) Closing Date: September 6, 2000, provided that
------------ Purchaser may accelerate the Closing
Date to a business day on or after
August 1, 2000 by delivery of notice
to Sellers at least seven (7) days
prior to such accelerated Closing
Date.
(h) Termination: This Agreement will automatically
----------- terminate if the Closing shall not
have occurred by 5:00 p.m. Eastern
Standard Time on September 6, 2000
except as may be required in order to
enable Purchaser to enforce its right
to specific performance pursuant to
Section 8.2 of this Agreement.
(i) Title Company: First American Title Insurance Company.
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1.2 Properties.
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(a) Subject to the terms of this Purchase and Sale Agreement (the
"Agreement"), each Seller agrees to sell to Purchaser, and Purchaser agrees to
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purchase from each Seller, the real property set forth opposite such Seller's
name in Exhibit B attached hereto, together with all improvements located
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thereon and all appurtenances thereto, including all of such Seller's right,
title and interest in and to the land lying within any street or roadway or any
vacated or hereafter vacated street or roadway adjoining such real property
(each a "Property" and collectively the "Properties"). The term "Properties"
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shall include any and all of the right, title and interest of BRE or DownREIT,
as applicable, in and to all tangible personal property located upon its
respective Properties, including without limitation any and all appliances, gym
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equipment, golf carts, furniture, carpeting, draperies and curtains, tools and
supplies owned by BRE or DownREIT and listed on Exhibit C attached hereto, but
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excluding the personal property owned by VelocityHSI, Inc. listed on Exhibit C-1
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attached hereto. BRE and DownREIT shall convey such tangible personal property
at Closing by a Xxxx of Sale in the form of Exhibits D-1 and D-2 attached
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hereto, respectively.
(b) The conveyance of the Properties shall include any and all of the
right, title and interest of each Seller, and shall be subject to the respective
obligations of each Seller, in, to and under all intangible property in any way
related to such Seller's Properties or any part thereof including, without
limitation, the agreements or documents listed on Exhibit E attached hereto, all
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leases, and all business licenses, warranties (including, but not limited to,
those relating to the construction of such Properties or any portion thereof),
utility contracts, telephone exchange numbers, plans and specifications,
governmental approvals and development rights, and property names. To the extent
assignable, BRE and DownREIT shall assign, and Purchaser shall assume, such
rights, titles, interests, and obligations at Closing by the execution and
delivery of (i) an Assignment of Contracts in the form of Exhibits F-1 and F-2
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attached hereto, respectively, and (ii) an Assignment of Leases in the form of
Exhibits G-1 and G-2 attached hereto, respectively.
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(c) Purchaser shall purchase the Properties subject to the Existing
Indebtedness and, at Closing, shall assume all obligations under the such
Existing Indebtedness outstanding or arising from and after the Closing Date.
Sellers shall obtain any consents required under the Existing Indebtedness and
shall pay and be liable for all assumption and other fees charged or imposed by
the holders of the Existing Indebtedness.
1.3 Deposit. Concurrently with the execution of this Agreement, Purchaser
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has paid the Deposit to BRE, evidencing Purchaser's good faith to perform its
obligations under this Agreement. Subject to Section 8.1 hereof, the Deposit
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(plus interest from the date of this Agreement to the Closing Date at the prime
rate announced from time to time by Chase Manhattan Bank, New York, New York)
shall be credited toward the Purchase Price at Closing. The Deposit shall not be
refundable to Purchaser except as expressly provided in Section 8.3 hereof.
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1.4 Master LLC and Master LLC Agreement. Purchaser shall have the right to
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assign all of its rights and obligations under this Agreement to a limited
liability company (the "Master LLC") governed by a limited liability company
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agreement (the "Master LLC Agreement") substantially in the form of the Master
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LLC Agreement attached hereto as Exhibit H, with such changes as may be required
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by local law or Purchaser's lenders (provided, however, that any such changes
shall be subject to the approval of each of the parties hereto, which approval
will not be unreasonably withheld). If Purchaser does not so assign all of its
rights and obligations under this Agreement to the Master LLC, Purchaser shall
contribute the Properties to the Master LLC. Simultaneously with Sellers'
transfer of the Properties to Purchaser (or the applicable Subsidiary LLC,
pursuant to Section 1.5 below), but as part of the Closing on the Closing Date,
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in exchange for a pro rata number of membership units in the Master LLC, BRE
agrees to contribute the lesser of (i) cash in the amount of 15% of the
difference between the Purchase Price and the debt encumbering the Properties at
the time of such contribution and (ii) $12,750,000 (the "Contribution") to the
Master LLC.
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1.5 Direct Transfer to Subsidiary LLCs. Purchaser, on its own behalf or as
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the managing member of the Master LLC, as appropriate shall have the right to
direct Sellers to deed the Properties and transfer its other interests in the
Properties directly to one or more limited liability companies wholly-owned by
the Master LLC (each a "Subsidiary LLC" and collectively the "Subsidiary LLCs")
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and governed by a limited liability company agreement substantially in the form
of the limited liability company agreement (the "Subsidiary LLC Agreement")
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attached hereto as Exhibit I, with such changes as may be required by local law
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or Purchaser's lenders (provided, however, that any such changes shall be
subject to the approval of each of the parties hereto, which approval will not
be unreasonably withheld).
ARTICLE 2.
INSPECTIONS
2.1 Property Information. Prior to the Date of this Agreement, each
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Seller has made available to Purchaser true, accurate and complete copies of all
documents which relate in any manner to such Seller's Properties or the
operation thereof and which, to such Seller's knowledge, are in such Seller's
possession or control, including, without limitation, the following
(collectively, the "Property Information"):
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(a) All operating agreements and service contracts;
(b) All surveys, plats or maps;
(c) All construction drawings and plans and specifications for
improvements;
(d) All warranties and guaranties;
(e) All environmental reports;
(f) All engineering and physical inspection reports;
(g) All approvals, permits, certificates or statements of occupancy;
(h) All operating and maintenance records and books, and real estate
tax bills and statements of assessed value;
(i) Utility bills, including electric, gas and water bills;
(j) All leases together with all amendments and modifications thereof;
and
(k) A current rent roll and delinquency report, including a list of
tenant renewals and notices of termination.
Neither Seller makes any representation or warranty as to the accuracy
of the Property Information or suitability for reliance thereon by Purchaser. To
each Seller's knowledge, such Seller has not failed to provide to Purchaser any
document which Purchaser has requested which relates in any manner to such
Seller's Properties or the operation thereof and which, to such Seller's
knowledge, is in such Seller's possession or control.
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2.2 Confidentiality. The Property Information and all other information
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relating to the Properties, other than matters of public record or matters
generally known to the public or which become known to the public other than as
a result of a breach of this Section 2.2 or the Confidentiality Agreement,
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furnished to, or obtained through inspection of the Properties by, Purchaser and
its affiliates, lenders, employees, attorneys, accountants and other agents, (a)
shall be treated by Purchaser and its affiliates, lenders, employees, attorneys,
accountants and agents, as confidential in accordance with the terms of the
Confidentiality Agreement by and between BRE and Purchaser dated January 20,
2000 (the "Confidentiality Agreement"), (b) may only be disclosed to Purchaser's
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consultants, affiliates, investors, lenders, employees, attorneys and
accountants who agree to maintain the confidentiality of such information in
accordance with the Confidentiality Agreement, and (c) with respect to the
Property Information, shall be returned to Sellers by Purchaser if Closing with
respect to such Property does not occur. The provisions of this Section 2.2
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shall survive Closing or the earlier termination of this Agreement.
2.3 Inspections in General. Subject to Section 2.4 hereof, during the
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pendency of this Agreement, Purchaser and its agents and employees shall have
the right to enter upon the Properties for the purpose of making inspections at
Purchaser's sole risk, cost and expense. Before any such entry, Purchaser shall
provide the appropriate Seller with a certificate of insurance naming such
Seller as an additional insured, issued by an insurer and including such
insurance limits and coverages as may be reasonably satisfactory to such Seller.
All entries upon the Properties shall be at reasonable times during normal
business hours and after at least 48 hours prior notice to the appropriate
Seller, and such Seller or its agent shall have the right to accompany Purchaser
during any activities performed by Purchaser on such Property. If any
inspection or test disturbs any Property, Purchaser shall restore such Property
to the same condition as existed before the inspection or test. Purchaser shall
indemnify, defend and hold harmless each Property and each Seller and its
respective directors, officers, agents, contractors and employees, from and
against any and all losses, costs (including attorneys' fees), damages, claims,
or liabilities, including but not limited to mechanic's and materialmen's liens,
arising out of Purchaser's actions in connection with Purchaser's inspection of
the Properties as allowed herein. The provisions of this Section 2.3 shall
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survive Closing or the earlier termination of this Agreement.
2.4 Environmental Inspections. Prior to the date hereof, Purchaser has
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conducted all environmental inspections of the Properties it wished to conduct.
2.5 PURCHASER'S RELIANCE ON ITS INVESTIGATIONS. PURCHASER REPRESENTS AND
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WARRANTS THAT IT IS A KNOWLEDGEABLE, EXPERIENCED AND SOPHISTICATED PURCHASER OF
REAL ESTATE AND THAT, IN PURCHASING THE PROPERTIES, IT HAS RELIED AND SHALL RELY
ON (A) ITS OWN EXPERTISE AND THE EXPERTISE OF ITS OWN CONSULTANTS AND ADVISORS
AND (B) ITS OWN INVESTIGATIONS AND INSPECTIONS OF THE PROPERTIES, EXCEPT AS
EXPRESSLY PROVIDED IN THIS AGREEMENT. PRIOR TO THE DATE HEREOF, PURCHASER HAS
CONDUCTED SUCH INSPECTIONS AND INVESTIGATIONS OF THE PROPERTIES AS PURCHASER
DEEMED OR SHALL DEEM NECESSARY, INCLUDING, BUT NOT LIMITED TO, THE PHYSICAL AND
ENVIRONMENTAL CONDITIONS THEREOF, AND SHALL RELY UPON SAME. PURCHASER IS NOT NOW
RELYING, AND WILL NOT LATER RELY,
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UPON ANY REPRESENTATION OR WARRANTY MADE BY ANY SELLER OR ANYONE ACTING OR
CLAIMING TO ACT, BY, THROUGH OR UNDER ANY SELLER OR ON ANY SELLER'S BEHALF
CONCERNING ANY PROPERTY, EXCEPT FOR SUCH SELLER'S WARRANTIES (AS DEFINED BELOW).
TO THE MAXIMUM EXTENT PERMITTED BY APPLICABLE LAW AND EXCEPT FOR EACH
SELLER'S REPRESENTATIONS AND WARRANTIES IN THIS AGREEMENT AND ANY WARRANTIES
CONTAINED IN THE DEEDS OR OTHER DOCUMENTS DELIVERED AT CLOSING ("SELLER'S
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WARRANTIES"), THIS SALE IS MADE AND WILL BE MADE WITHOUT REPRESENTATION OR
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WARRANTY OF ANY KIND (WHETHER EXPRESS, IMPLIED, OR, TO THE MAXIMUM EXTENT
PERMITTED BY APPLICABLE LAW, STATUTORY) BY ANY SELLER. AS A MATERIAL PART OF THE
CONSIDERATION FOR THIS AGREEMENT, PURCHASER AGREES TO ACCEPT THE PROPERTIES ON
AN "AS IS" AND "WHERE IS" BASIS, WITH ALL FAULTS, AND WITHOUT ANY REPRESENTATION
OR WARRANTY, ALL OF WHICH EACH SELLER HEREBY DISCLAIMS, EXCEPT FOR EACH SELLER'S
WARRANTIES. EXCEPT FOR EACH SELLER'S WARRANTIES, NO WARRANTY OR REPRESENTATION
IS MADE BY ANY SELLER AS TO FITNESS FOR ANY PARTICULAR PURPOSE, ENTITLEMENTS,
DEVELOPMENT APPROVALS, MERCHANTABILITY, MARKETABILITY, DESIGN, QUALITY,
CONDITION, OPERATION, INCOME, COMPLIANCE WITH DRAWINGS OR SPECIFICATIONS,
ABSENCE OF DEFECTS, ABSENCE OF HAZARDOUS OR TOXIC SUBSTANCES (INCLUDING
ASBESTOS), ABSENCE OF FAULTS, FLOODING, WETLANDS, OR COMPLIANCE WITH LAWS,
ORDINANCES, OR REGULATIONS (INCLUDING, WITHOUT LIMITATION, THOSE RELATING TO
HEALTH, SAFETY, AND THE ENVIRONMENT). PURCHASER ACKNOWLEDGES THAT PURCHASER HAS
ENTERED INTO THIS AGREEMENT WITH THE INTENTION OF MAKING AND RELYING UPON ITS
OWN INVESTIGATION OF THE PHYSICAL, ENVIRONMENTAL, ECONOMIC, USE, COMPLIANCE, AND
LEGAL CONDITION OF THE PROPERTIES AND THAT PURCHASER IS NOT NOW RELYING, AND
WILL NOT LATER RELY, UPON ANY REPRESENTATION OR WARRANTY MADE BY ANY SELLER OR
ANYONE ACTING OR CLAIMING TO ACT, BY, THROUGH OR UNDER ANY SELLER OR ON ANY
SELLER'S BEHALF CONCERNING ANY PROPERTY, EXCEPT FOR EACH SELLER'S WARRANTIES.
FURTHER, WITHOUT LIMITING THE GENERALITY OF THE FOREGOING, PURCHASER
ACKNOWLEDGES THAT NEITHER SELLER MAKES ANY REPRESENTATION OR WARRANTY WITH
RESPECT TO ANY PROPERTY INFORMATION OR ANY DOCUMENTS MADE AVAILABLE TO PURCHASER
OR ITS ADVISORS AND CONSULTANTS CONCERNING THE FINANCIAL, PHYSICAL, OR
ENVIRONMENTAL CONDITION OF ANY PROPERTY, THE USE TO WHICH ANY PROPERTY MAY BE
PUT, OR ANY OTHER MATTER RELATED TO ANY PROPERTY, EXCEPT AS EXPRESSLY SET FORTH
IN THIS AGREEMENT.
PURCHASER HEREBY ACKNOWLEDGES THAT PURCHASER HAS CAREFULLY REVIEWED
THIS SUBSECTION AND DISCUSSED ITS IMPORT WITH
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LEGAL COUNSEL AND THAT THE PROVISIONS OF THIS SUBPARAGRAPH ARE A MATERIAL PART
OF THIS AGREEMENT.
/s/ FXT Purchaser's initials
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The provisions of this Section 2.5 shall survive indefinitely Closing
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or termination of this Agreement and shall not be merged into Closing documents.
ARTICLE 3.
TITLE AND SURVEY REVIEW
3.1 Delivery of Title Commitment. Each Seller has delivered to Purchaser
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a preliminary title report issued by the Title Company (the "Title Commitment")
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covering its respective Properties, together with copies of all documents
referenced in the Title Commitment. Purchaser has obtained a survey of the
Properties and a recent update of each such survey (collectively, the "Survey").
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The Title Commitments and the Survey are listed on Exhibit J hereto.
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3.2 Title Review and Cure. Prior to the date hereof, Purchaser has
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reviewed and approved title to the Properties as disclosed by the Title
Commitment and the Survey. Neither Seller shall have any obligation to cure any
title objections, except monetary liens created by, through or under such
Seller, which monetary liens such Seller shall cause to be (a) released at
Closing or (b) provided such monetary lien is for less than $200,000,
affirmatively insured over by the Title Company. Each Seller agrees to remove
any exceptions or encumbrances to title which are created by such Seller after
the date of this Agreement without Purchaser's consent and the exceptions noted
on Exhibit E as being Sellers' obligation to remove. The term "Permitted
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Exceptions" shall mean: (i) the standard printed exceptions that are part of the
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promulgated title insurance form (except to the extent such printed exceptions
would be removed by the customary owner's affidavits referred to in Section
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3.3); (ii) the specific exceptions in the Title Commitment that the Title
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Company has not agreed to insure over or remove from the Title Commitment as of
the date hereof and that the applicable Seller is not required to remove as
provided above; (iii) items shown on the Survey and any state of facts which an
accurate survey would reveal, provided that such state of facts does not render
title unmarketable; (iv) real estate taxes not yet due and payable; (v) the
Existing Indebtedness, and (vi) all matters listed on Exhibit E attached hereto.
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3.3 Delivery of Title Policy at Closing. As a condition to Purchaser's
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obligation to close, the Title Company shall be irrevocably committed to deliver
to Purchaser at Closing, a CLTA or (at Purchaser's option) an ALTA Owner's
Title Insurance Policy Form B-1970 Extended Coverage or equivalent for the
Properties, issued by the Title Company as of the date of Closing in the amount
of the Purchase Price, insuring Purchaser (or the applicable Subsidiary LLC) as
owner of good, marketable and indefeasible fee simple title to the Properties,
subject only to the Permitted Exceptions, and including such arrangements for
reinsurance or co-insurance as Purchaser shall reasonably request (the "Title
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Policy"). The cost of obtaining the Title Policy shall be borne by Sellers.
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Sellers shall deliver to the Title Insurance Company such ALTA coverage
affidavits as may be customarily required by the Title Insurance Company to
enable Purchaser to obtain the Title Policy. The Title Policy shall include any
customary
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endorsement required by the holders of any applicable Existing Indebtedness to
insure the continuing priority of the lien secured by such Existing Indebtedness
and a standard non-imputation endorsement in favor of Purchaser or the
applicable Subsidiary LLC.
ARTICLE 4.
CLOSING
4.1 Closing. The consummation of the transaction contemplated herein
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(the "Closing") shall occur on the Closing Date at the offices of Xxxxxx &
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Xxxxxxx, San Francisco or at such other time or place as Sellers and Purchaser
may agree or, at Purchaser's election, at the offices of Purchaser's lenders or
counsel.
4.2 Conditions to the Parties' Obligations to Close. The obligation of
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Sellers, on the one hand, and Purchaser, on the other hand, to consummate the
transactions contemplated hereunder on the Closing Date is contingent upon the
following:
(a) The other party's representations and warranties contained herein
shall be true, correct and complete in all material respects as of the date of
this Agreement and the Closing Date;
(b) As of the Closing Date, the other party shall have performed its
obligations hereunder and all deliveries to be made by such other party shall
have been made;
(c) There shall exist no pending or threatened action, suit,
arbitration, claim, attachment, proceeding, assignment for the benefit of
creditors, insolvency, bankruptcy, reorganization or other proceeding, against
the other party that would materially and adversely affect the other party's
ability to perform its obligations under this Agreement or the Properties;
(d) There shall exist no pending or threatened action, suit or
proceeding with respect to the other party before or by any court or
administrative agency which seeks to restrain or prohibit, or to obtain damages
or a discovery order with respect to, this Agreement or the consummation of the
transactions contemplated hereby;
(e) Each party shall have obtained by the Closing Date any and all
consents required to enter into this Agreement and to consummate or cause to be
consummated the transactions contemplated hereby;
(f) Each of the holders of the Existing Indebtedness encumbering the
Properties shall have consented in writing to the transactions contemplated
hereby and the assumption by the Purchaser of such Existing Indebtedness and the
documents evidencing or securing such Existing Indebtedness on terms and
pursuant to documents acceptable to Purchaser in its reasonable discretion, and
each such holder shall have delivered an estoppel to Purchaser with respect to
such Existing Indebtedness in form acceptable to Purchaser in its reasonable
discretion; and
(g) The Title Company shall be irrevocably committed to deliver the
Title Policy.
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If any condition to such party's obligation to proceed with Closing
hereunder has not been satisfied with respect to any Property as of the Closing
Date, such party may, in its sole discretion, terminate this Agreement with
respect to such Property by delivering notice to the other party on or before
the Closing Date, or elect to close with respect to such Property,
notwithstanding the non-satisfaction of such condition. If such party elects to
terminate this Agreement with respect to such Property, the Purchase Price shall
be equitably adjusted by Sellers and Purchaser. If such party elects to close
with respect to such Property, notwithstanding the non-satisfaction of such
condition, such party shall be deemed to have waived such condition. Except as
set forth in Section 8.2 hereof, no such election or waiver by Sellers or
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Purchaser shall affect such party's remedies under Sections 8.1 and 8.2 hereof.
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4.3 Sellers' Deliveries in Escrow. On or before the Closing Date, each
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Seller shall deliver in escrow to the Title Company the following documents
relating to such Seller's Properties, executed and (where appropriate)
acknowledged by such Seller, in favor of Purchaser or the applicable Subsidiary
LLC:
(a) Deeds. A special warranty deed or deeds (for use in the States
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of Arizona and New Mexico) or a grant, bargain & sale deed or deeds (for use in
the State of Nevada) (the "Deeds") substantially in the forms attached hereto as
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Exhibits K-1 and K-2, respectively, and such quitclaim deeds as may be required
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by the Title Company to issue "same as survey" endorsements or to otherwise
correct variances in legal and actual property descriptions.
(b) Xxxx of Sale. A Xxxx of Sale in the form of Exhibits D-1 or D-2
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attached hereto respecting tangible personal property.
(c) State Law Disclosures. Such disclosures and reports as are
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required by applicable state and local law in connection with the conveyance of
real property.
(d) FIRPTA. A Foreign Investment in Real Properties Tax Act
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affidavit.
(e) Assignment of Contracts. An Assignment of Contracts in the form
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of Exhibits F-1 and F-2 attached hereto.
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(f) Assignment of Leases. An Assignment of Leases in the form of
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Exhibits G-1 and G-2 attached hereto.
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(g) Leases. A revised and updated Lease Schedule for such Properties
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certified by such Seller to be complete and correct in all material respects as
of the date not earlier than five (5) business days prior to the Closing Date.
(h) Indebtedness. An estoppel letter from the holder of any Existing
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Indebtedness encumbering such Properties stating that there are no defaults
under such Existing Indebtedness and no outstanding unpaid charges, together
with the consent of each such holder to the conveyances of such Properties.
(i) Proration Invoices. To the extent available, copies of all bills
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supporting the items being prorated as provided in Article 5 below.
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(j) Lease Security Deposits. All security deposits (together with
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all interest earned thereon) and advance rentals under the leases for such
Properties.
(l) Bring Down Certificate. A certificate of an officer of such
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Seller, attaching an updated Lease Schedule and certifying that on the Closing
Date such Seller's representations and warranties relating to such Properties
set forth in Section 6.3 hereof are true, correct and complete in all material
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respects on the Closing Date, except as set forth in the Property Information or
as disclosed prior to the date hereof in writing to Purchaser.
(m) Additional Documents. Any additional documents provided for in
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this Agreement or that the Title Company may reasonably require for the proper
consummation of the transactions contemplated by this Agreement.
(n) Estoppels. A customary estoppel letter (and subordination
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agreement, if required by Purchaser's lenders ) from the tenant under any
material laundry or commercial lease.
(o) Certificate of Occupancy. To the extent available, a valid
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certificate of occupancy. If a valid certificate of occupancy is not available,
such Seller shall use its best commercial efforts to obtain an appropriate
letter from the relevant government agency regarding the matters usually covered
by a certificate of occupancy.
4.4 Purchaser's Deliveries in Escrow. On or before the Closing Date,
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Purchaser shall deliver or cause to be delivered in escrow to the Title Company
the following relating to the Properties, executed (where appropriate) by
Purchaser or the applicable Subsidiary LLC:
(a) Purchase Price. The Purchase Price in immediately available
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federal funds (less the Deposit and plus or minus any applicable prorations) and
less the unpaid principal balance of the Existing Indebtedness as set forth on
Exhibit A attached hereto.
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(b) State Law Disclosures. Such disclosures and reports as are
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required by applicable state and local law in connection with the conveyance of
real property.
(c) Assignment of Contracts. An Assignment of Contracts in the form
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of Exhibits F-1 and F-2 attached hereto
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(d) Assignment of Leases. An Assignment of Leases in the form of
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Exhibits G-1 and G-2 attached hereto.
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(e) Assumption of Indebtedness. Evidence of Purchaser's assumption
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of the Existing Indebtedness in form reasonably satisfactory to Sellers.
(f) Subsidiary LLC Agreement. If Purchaser has directed Sellers to
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transfer any Property to any Subsidiary LLC, the Subsidiary LLC Agreement for
such Subsidiary LLC.
(g) Additional Documents. Any additional documents provided for in
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this Agreement, or that the Title Company may reasonably require, for the proper
consummation of the transaction contemplated by this Agreement.
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4.5 Closing Statement. At Closing, Sellers and Purchaser shall deposit
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with the Title Company an executed closing statement consistent with this
Agreement in the form required by the Title Company.
4.6 Title Policy. The Title Policy for the Properties shall be delivered
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at Closing as provided in Section 3.3 hereof.
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4.7 Possession. At Closing, each Seller shall deliver to the Purchaser
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possession of its respective Properties, subject to the applicable Permitted
Exceptions.
4.8 Costs. At Closing, each party shall pay its portion of the following
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costs as indicated below:
(a) Survey - Purchaser
(b) Title Policy:
(i) Basic premium for the Title Policy and any non-
imputation endorsement. - Sellers.
(ii) Other Endorsements - Purchaser.
(c) Documentary, transfer, excise and similar fees:
(i) State and county - applicable Seller
(ii) Municipal/city - applicable Seller
(d) Recording charges:
(i) Instruments to remove encumbrances that any Seller is
obligated to remove - applicable Seller
(ii) Deed - Purchaser
(e) Appraisals, inspections and tests - Purchaser. If Purchaser performs
any appraisals, inspections or tests or pays any closing costs in connection
with the acquisition financing for the Properties, Sellers shall bear 15% of
such costs and Purchaser shall bear 85% of such costs, provided that Sellers'
obligation shall be limited to a maximum of $250,000 for such costs.
(f) Other - The Title Company's escrow fee shall be evenly divided between
Purchaser and Sellers. Each party shall pay its own attorneys' fees. Except as
otherwise provided herein, all other costs shall be borne according to local
custom. Purchaser shall pay any escrow cancellation fee or other fees due upon
a termination of this Agreement based on Purchaser's default. Sellers shall pay
all assumption costs related to the Existing Indebtedness. Purchaser shall pay
all fees or costs payable in connection with the assignment of any contract or
agreement or in connection with the cancellation of any agreement respecting
telecommunications, satellite,
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cable or similar services affecting the Properties listed on Exhibit E or
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otherwise disclosed pursuant to this Agreement pursuant to Section 4.10.
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4.9 Original Documents. At Closing, each Seller shall deliver to the
------------------
Purchaser or its managing agent all originals in such Seller's possession of all
Existing Leases, new leases, Property Information and other documents relating
to the Properties.
4.10 Close of Escrow. The Title Company shall agree in writing with
---------------
Sellers and Purchaser that (a) recordation of the Deeds constitutes its
representation that it is holding all Closing documents, closing funds and the
closing statement and is prepared and irrevocably committed to disburse closing
funds in accordance with the closing statement and (b) release of funds to
Sellers shall irrevocably commit it to issue the Title Policy in accordance with
this Agreement. Upon satisfaction or completion of the foregoing conditions and
deliveries, the parties shall direct the Title Company to immediately record and
deliver the documents described above to the appropriate parties and to
immediately thereafter disburse funds according to the closing statement
executed by Sellers and Purchaser and in accordance with escrow instructions of
each party consistent with this Agreement.
Prorations and adjustments with respect to the Properties shall be
made as of the Closing Date as set forth in Article 5. At Purchaser's request,
---------
at Closing Sellers shall cancel any agreement respecting telecommunications,
satellite, cable or similar services affecting the Properties listed on Exhibit
-------
E or otherwise disclosed pursuant to this Agreement identified for cancellation
-
by Purchaser.
ARTICLE 5.
PRORATIONS
5.1 Taxes and Assessments. General real estate taxes and assessments and,
---------------------
as applicable, water and sewer rents, imposed by each governmental authority and
any assessments imposed by any association or any private covenant constituting
a lien or charge on the Properties due or accrued for the then current calendar
year or other current tax period shall be prorated between the applicable Seller
and Purchaser as of the Closing Date. Special assessments shall be prorated as
of the Closing Date according to the due dates of installments, with the
applicable Seller being responsible for installments that become due and payable
before the Closing Date, and Purchaser being responsible for installments that
become due and payable on or after the Closing Date. The parties hereto agree
to execute any documents or take any actions, either before or after Closing,
that may be necessary to carry out the intention of the foregoing. If Closing
occurs prior to the receipt by any Seller of a separate tax xxxx for any of its
Properties for the tax period in which Closing occurs, Purchaser and such Seller
shall prorate Taxes for such calendar year or other applicable tax period based
upon the most recent ascertainable assessed values and tax rates, and shall make
a final adjustment as soon as reasonably possible after Closing.
5.2 Service Contracts. Charges under service contracts shall be prorated
-----------------
as of the Closing Date.
12
5.3 Rents. Rents and other charges under all leases shall be prorated as
-----
of the Closing Date, as and when collected. If at Closing, any tenants are in
arrears in the payment of rents or other sums which were payable prior to
Closing, all payments by such tenants after Closing shall be applied first
against current rental due, and then against any such arrearage, up to a maximum
of three (3) months per tenant. All rents received by Sellers for periods
after Closing shall be promptly paid over to Purchaser. Purchaser assumes no
obligation to bring suit for the collection of rentals in arrears. Sellers
shall not bring or continue any actions against a tenant after Closing for the
collection of rentals in arrears.
5.4 Existing Indebtedness. Interest required to be paid in connection with
---------------------
the Existing Indebtedness shall be prorated between the applicable Seller and
Purchaser as of the Closing Date.
5.5 Utilities. All utilities shall be prorated based on actual readings
---------
which shall be made for each of the Properties no earlier than five (5) days
before Closing plus a per diem charge for each intervening day from such utility
reading to Closing based on the average per day charge for the immediately
previous billed month.
5.6 Adjustments. All prorations and Closing payments shall be made on the
-----------
basis of closing statement signed by Purchaser and Sellers. In the event any of
the prorations or apportionments made under this Article 5 shall prove to be
---------
incorrect for any reason, then any party shall be entitled to a prompt
adjustment to correct the same. All such prorations shall be calculated on the
basis of the actual number of days of the month and a 365-day year.
ARTICLE 6.
REPRESENTATIONS AND WARRANTIES
6.1 BRE's Corporate Representations and Warranties. As a material
----------------------------------------------
inducement to Purchaser to execute this Agreement and consummate this
transaction, BRE represents and warrants to Purchaser that as of the date hereof
and as of the Closing Date:
(a) Organization and Authority. BRE is a Maryland corporation,
--------------------------
validly existing and in good standing in the State of Maryland, and qualified to
do business in the states in which the BRE Real Properties are located. This
Agreement has been, and all of the documents to be delivered by BRE at Closing
will be, authorized and properly executed and constitutes, or will constitute,
as appropriate, the valid and binding obligation of BRE, enforceable in
accordance with their terms.
(b) Conflicts and Pending Action. There is no agreement to which BRE
----------------------------
is a party or to BRE's knowledge binding on BRE which is in conflict with this
Agreement. There is no action or proceeding pending or, to BRE's knowledge,
threatened against the BRE Real Properties, including condemnation proceedings,
or against BRE which challenges or impairs BRE's ability to execute or perform
its obligations under this Agreement.
"BRE's knowledge," as used in this Agreement, means the current actual
knowledge of Xxxxx X. XxXxxxxx, Xxxx Xxxx, XxXxx X. Xxxxxxx and Xxxxx Xxxxx of
BRE (who, BRE represents and warrants, are the individuals employed by BRE with
the knowledge
13
required to make representations and warranties on behalf of BRE to and for the
benefit of Purchaser), without any duty of inquiry or investigation.
6.2 DownREIT's Representations and Warranties. As a material inducement to
-----------------------------------------
Purchaser to execute this Agreement and consummate this transaction, DownREIT
represents and warrants to Purchaser that as of the date hereof and as of the
Closing Date:
(a) Organization and Authority. DownREIT is a Delaware limited
--------------------------
liability company, validly existing and in good standing in the State of
Delaware, and qualified to do business in the states in which the DownREIT Real
Properties are located. This Agreement has been, and all of the documents to be
delivered by DownREIT at Closing will be, authorized and properly executed and
constitutes, or will constitute, as appropriate, the valid and binding
obligation of DownREIT, enforceable in accordance with their terms.
(b) Conflicts and Pending Action. There is no agreement to which
----------------------------
DownREIT is a party or to DownREIT's knowledge binding on DownREIT which is in
conflict with this Agreement. There is no action or proceeding pending or, to
DownREIT's knowledge, threatened against the DownREIT Real Properties, including
condemnation proceedings, or against DownREIT which challenges or impairs
DownREIT's ability to execute or perform its obligations under this Agreement.
"DownREIT's knowledge," as used in this Agreement, means the current
actual knowledge of Xxxxx X. XxXxxxxx, Xxxx Xxxx, XxXxx X. Xxxxxxx and Xxxxx
Xxxxx of BRE (who, DownREIT represents and warrants, are the individuals
employed by BRE, as the managing member of DownREIT, with the knowledge required
to make representations and warranties on behalf of DownREIT to and for the
benefit of Purchaser), without any duty of inquiry or investigation.
6.3 Sellers' Property Representations. As a material inducement to
---------------------------------
Purchaser to execute this Agreement and consummate this transaction, BRE
severally (and not jointly) as to its own Properties, and BRE and DownREIT
(jointly and severally) as to DownREIT's Properties, represents and warrants to
Purchaser on the date hereof that, except as disclosed in the Property
Information or as otherwise previously disclosed to Purchaser:
(a) Existing Indebtedness.
---------------------
(i) Such Seller has previously delivered to Purchaser full,
complete and correct copies of all of the documents (the "Loan Documents")
--------------
evidencing or securing any Existing Indebtedness applicable to its
Properties, together with all amendments, modifications and supplements thereof.
(ii) The Loan Documents are in full force and effect.
(iii) To such Seller's knowledge, no event has occurred which,
with the passage of any grace period and/or giving of any notice, could give the
holder of such Existing Indebtedness the right to declare a default under any
such Loan Document.
14
(iv) To such Seller's knowledge, the holder of such Existing
Indebtedness has not delivered to such Seller any written notice requesting or
requiring any action to be taken or work to be performed on any of the
Properties.
(v) The principal balance of such Existing Indebtedness is as shown
on Exhibit A attached hereto.
---------
(b) Leases.
------
(i) The lease schedule attached hereto as Exhibit L (the "Lease
--------- -----
Schedule") lists all existing leases at such Seller's Properties (the "Existing
--------
Leases") and set forth the following information with respect to each of the
------
Existing Leases: (a) the apartment number, (b) the commencement and expiration
dates, (c) the monthly rental payable and the amount of delinquent rent, (d) the
amount of any advance rentals and security deposits paid by the tenant, (e)
information relating to any renewal option and (f) any other charges.
(ii) No tenant has any option agreement of sale or any other right,
title or interest in the Properties, other than its tenancy under an Existing
Lease.
(iii) The information relating to the Existing Leases as set forth
in the Lease Schedule is true, complete and accurate in all material respects.
(iv) To such Seller's knowledge, each of the Existing Leases is
valid, subsisting and in full force and effect without amendment, modification
or supplement, except as previously disclosed in writing to Purchaser, or as
amended, modified or supplemented after the date hereof in accordance with this
Agreement.
(v) None of the Existing Leases and none of the rents or other
amounts payable thereunder has been assigned, pledged or encumbered, other than
to the holders of the Existing Indebtedness.
(vi) All material obligations of such Seller required to be
performed under the Existing Leases have been performed and paid for in full.
(vii) No brokerage and/or leasing commissions and/or lease referral
fees are due or will become due to any party by reason of the execution of any
of the Existing Leases and/or rental to be paid thereunder, or any extension or
renewal of any thereof.
(viii) True, correct and complete copies of the Existing Leases
described on the Lease Schedule have been delivered by such Seller to Purchaser.
(ix) The amount of outstanding claims by tenants under Existing
Leases does not exceed $10,000 in the aggregate for any Property, excluding
tenant claims covered by insurance.
(c) Employees. There are no employment agreements or collective bargaining
---------
agreements relating to such Seller's Properties. Purchaser shall have no
responsibility for such Seller's employees after Closing. It is anticipated
that, at or subsequent to
15
Closing, BRE (or, at BRE's election, Alliance Property Management) shall enter
into a management agreement with Purchaser or the applicable Subsidiary LLC with
respect to the Properties. It is anticipated that each such management agreement
shall be terminable by either party on 30 days' prior notice.
(d) Insurance.
---------
(i) Such Seller shall maintain all insurance currently in effect as
to its Properties in full force and effect up to and including Closing.
Purchaser acknowledges that Sellers shall have no obligation to assign any
insurance policies or benefits to Purchaser, the Master LLC, any Subsidiary LLC
or any other party.
(ii) To such Seller's knowledge, such Seller has not received any
written notice from any insurance company which has issued a policy with respect
to any of its Properties or from any Board of Fire Underwriters (or other body
exercising similar functions) claiming any defects or deficiencies which have
not been cured or corrected or requesting the performance of any repairs,
alterations or other work which have not been performed and such Seller has no
knowledge of any fact which would cause such insurance company to terminate or
refuse to renew any policy of insurance currently in force, or to increase the
premium rates payable thereunder.
(e) Compliance with Law. Except as disclosed to Purchaser in writing prior
-------------------
to the date hereof, to such Seller's knowledge, (i) such Seller has not received
any written notice from any governmental authority, and such Seller has no
knowledge of, any uncorrected violation of any law, ordinance, order or
requirements affecting such Seller or any Properties which has not been fully
complied with and which reasonably could be expected to require the payment of
more than $10,000 per Property in order to obtain compliance, or which involves
a material threat to life or safety (such as the absence of a legally-mandated
sprinkler system), or (ii) any action threatened by any governmental authority
against such Seller to enforce any such law, ordinance, order or requirements.
(f) General Property Representations.
--------------------------------
(i) Such Seller has not received any written notice of future
increased real estate assessments or special assessments affecting any of its
Properties, nor is such Seller aware of any proposed increase.
(ii) Such Seller has not received any written notice of pending or
contemplated condemnation of all or affecting any part of its Properties or
their intended uses.
(iii) To such Seller's knowledge, such Seller complies in all material
respects with all easements and all covenants, conditions and restrictions and
regulatory agreements affecting its respective Properties.
(iv) To such Seller's knowledge, in those cases (if any) in which a
Property is encumbered by more than one (1) agreement for telecommunications,
satellite, cable or similar services, the existence of such multiple agreements
will not result in a default under any of the remaining agreements.
16
(v) To BRE's knowledge, the Satellite Television Service Agreement
affecting Fairway Crossing Apartments does not violate the Declarations,
Covenants, Conditions and Restrictions for such Property.
(vi) BRE shall cause the lis pendens currently recorded against the
Colonia Del Rio Apartments to be released or bonded over prior to the Closing
Date for such Property.
(vii) To such Seller's knowledge, such Seller has paid all
assessments due to any home owner associations possessing the authority to levy
such assessments on such Seller's Properties and has not defaulted in the
performance of any obligations thereunder.
(viii) The proposed condemnation proceeding in respect of the
Colonia Del Rio Apartments as disclosed on Exhibit J has been dismissed or
---------
terminated.
(g) No Hazardous Substances on Real Property.
-----------------------------------------
(i) To such Seller's knowledge, no Hazardous Substances presently
exist or have been discharged, disbursed, released, stored, treated, generated,
disposed of, or allowed to escape on, in, or under any of its Properties;
(ii) To such Seller's knowledge, no asbestos or asbestos-containing
materials have been installed, used, incorporated into, or disposed of on its
Properties and no PCBs are located on or in any of its Properties, whether in
electrical transformers, fluorescent light fixtures with ballasts, cooling oils,
or otherwise. To such Seller's knowledge, no underground storage tanks are
located on any of its Properties or were located on any of its Properties and
subsequently removed or filled. To such Seller's knowledge, no investigation,
administrative order, consent order or agreement, litigation, or settlement with
respect to Hazardous Substances is proposed, threatened, anticipated or in
existence with respect to any of its Properties. Such Seller has no knowledge
of, or received any written notice, citation, summons, directive, order or other
communication from or by, any governmental or quasi-governmental authority or
agency or any other person or party concerning the presence, generation,
treatment, storage, transportation, transfer, disposal, release, or other
handling of any Hazardous Substance within, on, from, related to, or affecting
any of its Properties.
The term "Hazardous Substances" shall mean all hazardous waste,
hazardous substances, hazardous constituents, hazardous materials, toxic
substances, or related substances or materials, whether solids, liquids or gases
including, but not limited to, polychlorinated biphenyl (commonly known as
PCBs), asbestos, radon, urea formaldehyde, petroleum products (including
gasoline and fuel oil), toxic substances, hazardous chemicals, spent solvents,
sludge, ash, containers with hazardous waste residue, spent solutions from
manufacturing processes, pesticides, explosives, organic chemicals, inorganic
pigments and other similar substances, as each of the foregoing terms are
defined under, or regulated or governed by, any and all environmental laws
including, but not limited to, (i) the Comprehensive Environmental Response,
Compensation and Liability Act of 1980, as amended, 42 U.S.C. (S)9601 et. seq.,
(ii) the Hazardous Materials Transportation Act, as amended, 49 U.S.C. (S) 1801
et seq., (iii) the Resource, Conservation and Recovery Act of 1976, as amended,
42 U.S.C. (S)6901 et seq., (iv) the
17
Clean Water Act, as amended, 33 U.S. C. (S)1251 et seq., (v) the Toxic
Substances Control Act of 1976, as amended, 15 U.S. C. (S)2601 et. seq., (vi)
the Clean Air Act, as amended, 42 U.S. C. (S)7401 et seq., or (vii) any so-
called "superfund" or "superlien" law.
(h) To such Seller's knowledge, Exhibit E attached hereto lists every
---------
material contract which will affect such Seller's respective Properties after
Closing.
(i) There is no litigation pending with respect to the Properties
other than as disclosed by Section 6.3(b)(ix) or otherwise disclosed pursuant to
-----------------
this Agreement.
6.4 Purchaser's Representations and Warranties. As a material inducement
------------------------------------------
to each Seller to execute this Agreement and consummate this transaction,
Purchaser represents and warrants to each Seller that as of the date hereof and
as of the Closing Date:
(a) Purchaser Organization and Authority. Purchaser is a Delaware
------------------------------------
limited liability company, validly existing and in good standing in the State of
Delaware, and qualified to do business in the states in which the Properties are
located. One member of Purchaser is DRA Growth and Income Fund III, LLC, a
Delaware limited liability company. This Agreement has been, and all of the
documents to be delivered by Purchaser at Closing will be, authorized and
properly executed and constitutes, or will constitute, as appropriate, the valid
and binding obligation of Purchaser, enforceable in accordance with their terms.
(b) Master LLC Organization and Authority. On the Closing Date, the
-------------------------------------
Master LLC will be duly organized as a Delaware limited liability company, and
will be validly existing and in good standing in the State of Delaware, and, if
the Master LLC takes title to any of the Properties, qualified to do business in
the states in which the Properties are located.
(c) Subsidiary LLC's Organization and Authority. On the Closing Date,
-------------------------------------------
each of the Subsidiary LLCs to which Purchaser has directed Sellers to transfer
any Properties under this Agreement will be duly organized as a Delaware limited
liability company, and will be validly existing and in good standing in the
State of Delaware, and qualified to do business in the states in which such
Properties are located.
(d) Conflicts and Pending Action. There is no agreement to which
----------------------------
Purchaser or any Subsidiary LLC is a party or to Purchaser's knowledge binding
on Purchaser or any Subsidiary LLC which is in conflict with this Agreement.
There is no action or proceeding pending or, to Purchaser's knowledge,
threatened against Purchaser or any Subsidiary LLC which challenges or impairs
Purchaser's ability to execute or perform its obligations under this Agreement.
(e) Completion of Due Diligence. Without limiting Sellers'
---------------------------
Warranties or any covenants of Sellers herein, Purchaser, on its own behalf and
on behalf of the Master LLC and all Subsidiary LLCs, has satisfied itself as to
the physical condition of and the state of title to the Properties and the
suitability of the Properties for purchase by Purchaser, the Master LLC or any
Subsidiary LLC and has otherwise completed all of its due diligence with respect
to the Properties.
18
(f) Sufficient Funds. As of the Closing Date, Purchaser, Master LLC
----------------
and the Subsidiary LLCs shall have access to sufficient funds to consummate the
Closing.
"Purchaser's knowledge," as used in this Agreement, means the current
actual knowledge of Xxxxx Xxxxxxx, Xxxxx Xxxxxx, Xxxxx Xxxx, Xxxx Xxxxx and Xxx
Xxxxxxxx of DRA Advisors, Inc. (who, Purchaser represents and warrants, are the
individuals with the knowledge required to make the representations and
warranties which Purchaser is making for the benefit of Sellers), without any
duty of inquiry or investigation.
ARTICLE 7.
MUTUAL COVENANTS
7.1 Mutual Cooperation. The parties agree (a) to use all commercially
------------------
reasonable good faith efforts to take, or cause to be taken, all actions and to
do, or cause to be done, all things necessary, proper or advisable to consummate
the transactions contemplated by this Agreement, (b) to execute any documents,
instruments or conveyances of any kind which may be reasonably necessary or
advisable to effect any of the transactions contemplated hereby, and (c) to
cooperate with each other in connection with the foregoing. Without limiting the
foregoing, the parties agree to use their respective commercially reasonable
good faith efforts (a) to obtain all necessary waivers, consents and approvals
from other parties (provided, however that no party shall be required to make
any payment, commence any litigation or agree to any modification of the terms
of any agreements or instruments in order to obtain any such waivers, consents
or approvals) and (b) to give all necessary notices to, and make all necessary
registrations and filings with, all relevant third parties.
7.2 Certain Notices. Purchaser shall give prompt notice to each Seller,
---------------
and the applicable Seller shall give prompt notice to Purchaser, of (a) the
occurrence, or failure to occur, of any event, which occurrence or failure would
be likely to cause any representation or warranty of such party contained in
this Agreement or in any exhibits attached hereto to be untrue or inaccurate in
any material respect and (b) any failure of Purchaser or such Seller to comply
with or satisfy any covenant, condition or agreement to be complied with or
satisfied under this Agreement or any exhibits attached hereto.
7.3 Operation of Property to Date of Closing. Between the date hereof and
----------------------------------------
Closing, each Seller shall do the following with respect to each of its
Properties:
(i) perform all of its respective obligations as landlord under
the Existing Leases, and any new leases, for such Properties, and provide
continuity of services, heat and other utilities, and keep such Properties
adequately stocked with supplies;
(ii) provide normal maintenance at such Properties and make all
repairs, replacements and budgeted capital expenditures which would be made in
the normal course of business and which may be necessary to keep such Properties
in good order and condition (but shall not make any other capital expenditures
without Purchaser's prior consent);
(iii) not perform or omit to perform any act which will impair
the validity of or terminate any Existing Lease or new lease for such Properties
(except in the event
19
of default by a tenant thereunder), or otherwise modify or amend any material
term of any Existing Lease or new lease for such Properties except as permitted
herein;
(iv) timely comply with each provision of the applicable Loan
Documents so that the same shall be in good standing and not in default at
Closing, not amend any of the applicable Loan Documents and not prepay any
principal amount owing thereunder;
(v) except as permitted hereby, not perform or fail to perform any
act which shall impair or encumber title to such Properties;
(vi) maintain in full force and effect the current insurance on such
Properties;
(vii) maintain in good standing all existing government licenses or
permits required for the conduct of its business on such Properties and operate
such Properties in material compliance with all ordinances, rules and
regulations of all governmental authorities having jurisdiction thereof;
(viii) not take any action or omit to take any action which would
cause any of the representations and warranties set forth herein with respect to
such Properties to be untrue, inaccurate or incomplete in any material respect
at Closing;
(ix) not remove any fixtures or articles of personalty owned by such
Seller from any of such Properties unless such removal is in the ordinary course
of business and is due to obsolescence or is for the purpose of repairing,
maintaining, or replacing such property, in which event such property shall be
promptly serviced and/or replaced with property of equal or better quality;
(x) not apply any security deposits to tenant defaults unless such
tenant has actually vacated the unit;
(xi) not amend any Existing Lease without Purchaser's prior consent
(which consent shall not be unreasonably withheld) or enter into any new leases
except in compliance with the guidelines for new leases set forth in Exhibit M
---------
attached hereto; and
(xii) except for agreements which (A) are entered into in the
ordinary course of business, (B) may be terminated upon not more than 30 days'
notice without penalty and (C) do not exceed $25,000 in the aggregate per
Property, not enter into any new agreements or modify any existing agreements
without Purchaser's consent, which consent shall not be unreasonably withheld.
If Purchaser does not give its approval or disapproval within five (5) days
after receipt from any Seller of the proposed new agreement or modification,
Purchaser shall be deemed to have approved such new agreement or modification.
7.4 No Amendment of Master LLC Agreement. Between the date hereof and the
------------------------------------
Closing Date, Purchaser agrees not to amend, restate or otherwise modify any
provision of the Master LLC Agreement without BRE's prior written consent as to
any provisions affecting BRE, which BRE may withhold in its sole and absolute
discretion.
20
7.5 No Amendment of Subsidiary LLC Agreements. Between the date hereof
-----------------------------------------
and the Closing Date, Purchaser agrees not to amend, restate or otherwise modify
any provision of any Subsidiary LLC Agreement without BRE's prior written
consent as to any provisions affecting BRE, which BRE may withhold in its sole
and absolute discretion.
ARTICLE 8.
DEFAULTS AND DAMAGES
8.1 Sellers' Remedies. In the event that Purchaser fails to complete
-----------------
Closing with respect to any Property as a result of its default under this
Agreement, Sellers as their sole and exclusive remedy hereunder, at law or in
equity, shall have the right to keep the Deposit as liquidated damages and the
Deposit shall not be credited to the Purchase Price. Purchaser and each of the
Sellers each acknowledge and agree that they are unable to calculate the precise
amount of damages that Sellers would suffer by virtue of a Purchaser default and
that the Deposit represents a reasonable estimate of such damages and,
accordingly, constitutes liquidated damages and not a penalty.
/s/ LRC /s/ LRC Sellers' initials /s/ FXT Purchaser's initials
------- ------- -------
8.2 Purchaser's Remedies. In the event that any Seller fails to complete
--------------------
Closing with respect to any Property as a result of the default of such Seller
under this Agreement, Purchaser, as its sole and exclusive remedies hereunder,
at law or in equity, shall have the right (a) to terminate this Agreement with
respect to such Property, but only with respect to such Property, and to
reimbursement of all of its reasonable out-of-pocket costs and expenses incurred
by Purchaser in connection with such Property (provided, that Purchaser shall
have the right to no more than an aggregate sum of $2,000,000 for all such costs
and expenses in connection with all Properties) and (b) to file an action or
suit for specific performance with respect to such Property. Purchaser shall not
have the right to damages.
8.3 Treatment of the Deposit. BRE shall be entitled to keep the Deposit
------------------------
and the Deposit shall be treated as described in Section 1.3 hereof unless
-----------
Closing does not occur with respect to all of the Properties as a result of the
default of Sellers under this Agreement or as a result of a failure of a
condition to Purchaser's obligation to close with respect to all of the
Properties. In such event, Purchaser shall be entitled to a refund of the
Deposit. This Section 8.3 shall be the only circumstance under which Purchaser
-----------
shall be entitled to a refund of any portion of the Deposit.
ARTICLE 9.
ESCROW
9.1 Escrow. The purchase of the Properties shall be consummated by means
------
of one or more escrows (each, an "Escrow") established at the Title Company.
------
Sellers and Purchaser shall deliver a fully executed original of this Agreement
to the Title Company not later than two (2) business days after the execution of
this Agreement by Sellers and Buyer. The date on which the Title Company
receives the fully executed original Agreement shall be referred to as the
"Opening of Escrow." Title Company shall send a notice to Sellers and Buyer
confirming the date of its receipt of the fully executed original Agreement.
21
9.2 Escrow Instructions. Sellers and Purchaser agree that this Agreement
-------------------
shall also constitute instructions to the Title Company. In addition, the
parties agree to execute and deliver to the Title Company such reasonable and
customary escrow instructions in the standard printed form of the Title Company
for the purpose of consummating the sale contemplated by this Agreement,
provided, however, that any extension provisions in such standard printed escrow
instructions shall not apply and in the event of any conflict or inconsistency
between the standards printed terms and condition set forth in such escrow
instructions and those contained in this Agreement or in more specific escrow
instructions delivered by the parties, then the terms and conditions of this
Agreement or such specific escrow instructions shall control. The Title Company
shall perform all customary functions of an escrow agent to consummate this
transaction, including, among other duties:
(a) the preparation and recordation of the Deeds to be executed
by each Seller;
(b) the calculation of the prorations and closing costs required
by this Agreement;
(c) serving as a depository for all funds, instruments and
documents needed to close;
(d) issuing at Closing the Title Policy provided for in Section 3.3
hereof, showing title to the applicable Properties vested in Purchaser or the
appropriate Subsidiary LLC, as the case may be, subject only to the applicable
Permitted Exceptions.
9.3 Liability of Title Company. The parties acknowledge that the Title
--------------------------
Company is acting solely as a stakeholder at their request and for their
convenience, that the Title Company shall not be deemed to be the agent of
either of the parties, and that the Title Company shall not be liable to either
of the parties for any action or omission on its part taken or made in good
faith but shall be liable for its failure to comply with this Agreement, any
escrow instructions delivered pursuant hereto, or any of its negligent acts and
for any loss, cost or expense incurred by Sellers or Purchaser resulting
therefrom. Sellers and Purchaser shall jointly and severally indemnify and hold
the Title Company harmless from and against all costs, claims and expenses,
including reasonable attorneys' fees, incurred in connection with the
performance of the Title Company's duties hereunder, except with respect to
actions or omissions taken or made by the Title Company in bad faith, in
disregard of this Agreement or any escrow instructions delivered pursuant hereto
or involving negligence on the part of the Title Company.
ARTICLE 10.
MISCELLANEOUS
10.1 Condemnation. As between each Seller and Purchaser, the risk of loss
------------
resulting from any condemnation of any Property which is commenced or has been
threatened before Closing shall remain with the applicable Seller. If before
Closing any Property shall be subjected to a bona fide threat of condemnation of
a material portion of such Property or shall become the subject of any
proceedings, judicial, administrative, or otherwise, with respect to the taking
by eminent domain of a portion of such Property which would have an adverse
effect on Purchaser's use of such Property as determined by Purchaser in its
reasonable judgment (provided, that any taking which affects the apartment
building or parking lot located on such Property or access thereto shall be
deemed to have an adverse effect on
22
Purchaser's use of such Property), then Purchaser may terminate this Agreement
with respect to such Property by written notice to Sellers given within 15 days
after the applicable Seller notifies Purchaser of the taking, and the Purchase
Price shall be equitably adjusted by Sellers and Purchaser. If the Closing Date
is within the aforesaid 15-day period, then Closing shall be extended to the
next business day following the end of said 15-day period. If such election is
not made and, in any event, if the taking would not have an adverse effect on
Purchaser's use of such Property, this Agreement shall remain in full force and
effect with respect to such Property and the purchase contemplated herein, less
the interest taken by eminent domain or condemnation, shall be effected with no
further adjustment, and upon Closing, the appropriate Seller shall assign,
transfer, and set over to Purchaser all of the right, title, and interest of
such Seller in and to any awards that have been or that may thereafter be made
for such taking. Purchaser and Sellers expressly agree that the Uniform Vendor
Purchaser Risk Act or any similar law applicable in the jurisdictions where the
Properties are located shall not apply to this Agreement. Sellers and Purchaser
each expressly waive the provisions of California Civil Code Section 1662 and
hereby agree that the provisions of this Section 10.1 shall govern the parties'
------------
obligations in the event of the taking of all or any part of any Property. Each
Seller agrees that it will not compromise, settle or agree to any award for
condemnation or eminent domain proceeds for any Property without Purchaser's
consent.
10.2 Casualty. As between each Seller and Purchaser, the risk of loss
--------
resulting from a fire, loss or other casualty with respect to each Property (in
each case, a "Casualty") before Closing shall remain with the applicable Seller.
If before Closing any Property shall be subjected to a Casualty which would
result in damage exceeding $250,000, then Purchaser may terminate this Agreement
with respect to such Property by written notice to Sellers given within 15 days
after the applicable Seller notifies Purchaser of the Casualty, and the Purchase
Price shall be equitably adjusted by Sellers and Purchaser. If the Closing Date
is within the aforesaid 15-day period, then Closing shall be extended to the
next business day following the end of the said 15-day period. If such election
is not made and, in any event, if such damages do not exceed $250,000, this
Agreement shall remain in full force and effect with respect to such Property
and the purchase contemplated herein shall be effected with no further
adjustment, and upon Closing, the appropriate Seller shall assign, transfer, and
set over to Purchaser all of the right, title, and interest of such Seller in
and to any awards and insurance proceeds that have been or that may thereafter
be made for such casualty, plus any applicable deductible or uninsured portion
of the casualty. Each Seller agrees that it will not compromise or make
settlement on any claim in connection with a Casualty for any Property without
Purchaser's consent.
10.3 Parties Bound. Except as set forth in Section 1.4, Purchaser may not
------------- -----------
assign this Agreement or any right hereunder without the prior written consent
of Sellers, and any such prohibited assignment shall be void. No assignment
shall relieve Purchaser of its primary liability hereunder. Subject to the
foregoing, this Agreement shall be binding upon and inure to the benefit of the
respective legal representatives, successors, assigns, heirs, and devisees of
the parties.
10.4 No Public Announcement. Purchaser shall make no public announcement
----------------------
or disclosure of the terms of this Agreement or any information related to the
terms of this
23
Agreement to third parties prior to Closing without the prior written consent of
Sellers, except to Purchaser's consultants who agree to maintain the
confidentiality of such information in accordance with the Confidentiality
Agreement. The parties may issue press releases and make filings with the
Securities and Exchange Commission after the signing of this Agreement and after
Closing. The parties agree to give, to the extent reasonably possible, not less
than two (2) calendar days prior notice to the other party of any such press
release or filing, and the parties further agree to attempt, to the extent
reasonably possible, to obtain the other party's approval of such press release
or filing. Each party agrees that it will not unreasonably withhold any such
consent.
10.5 Headings. The article and section headings of this Agreement are for
--------
convenience only and in no way limit or enlarge the scope or meaning of this
Agreement.
10.6 Invalidity and Waiver. If any portion of this Agreement is held
---------------------
invalid or inoperative, then so far as is reasonable and possible the remainder
of this Agreement shall be deemed valid and operative, and effect shall be given
to the intent manifested by the portion held invalid or inoperative. The failure
by either party to enforce against the other any term or provision of this
Agreement shall not be deemed to be a waiver of such party's right to enforce
against the other party the same or any other such term or provision in the
future.
10.7 Governing Law. This Agreement shall be governed by and construed in
-------------
accordance with the law of the State of California, without regard to such
State's conflicts of laws principles; provided, however, that the Deeds shall be
governed by and construed in accordance with the laws of the respective state of
recordation.
10.8 Survival. Unless otherwise expressly stated in this Agreement, each
--------
of the covenants, obligations, representations, and agreements contained in this
Agreement shall survive Closing and the execution and delivery of the Deeds
required hereunder only for a period of 18 months immediately following the
Closing Date; provided, however, that (a) the indemnification provisions of
Section 2.3 shall survive the termination of this Agreement or Closing,
whichever occurs, and shall not be merged, until the applicable statute of
limitations with respect to any claim, cause of action, suit or other action
relating thereto shall have fully and finally expired; and (b) the disclaimers,
releases, agreements, representations and warranties contained in Sections 2.1,
------------
2.2, 2.5, 4.8, 4.10, this 10.8, 10.9, 10.12, 10.13, 10.14 and 10.15 shall
--- --- --- ---- ---- ---- ----- ----- ----- -----
survive indefinitely.
10.9 No Third-Party Beneficiary. This Agreement is not intended to give
--------------------------
or confer any benefit, right, privilege, claim, action, or remedy to any person
or entity as a third-party beneficiary, except for the Master LLC and the
Subsidiary LLCs, which shall be third party beneficiaries hereof.
10.10 Entirety and Amendments. This Agreement embodies the entire
-----------------------
agreement between the parties and supersedes all prior agreements and
understandings relating to the Properties except for the Confidentiality
Agreement. This Agreement may be amended or supplemented only by an instrument
in writing executed by the party against whom enforcement is sought.
24
10.11 Time. Time is of the essence in the performance of this Agreement.
----
10.12 Attorneys' Fees. In the event of any dispute between the parties, the
---------------
prevailing party shall be entitle to collect its reasonable costs, charges, and
expenses, including attorneys' fees, expended or incurred in connection
therewith.
10.13 Notices. All notices required or permitted hereunder shall be in
-------
writing and shall be served on the parties at the addresses set forth in Section
-------
1.1. Such notices shall be either (a) sent by overnight delivery using a
---
nationally recognized overnight courier, in which case notice shall be deemed
delivered one business day after deposit with such courier, (b) sent by
facsimile, with written confirmation and the original thereof sent by overnight
or first class mail, in which case notice shall be deemed delivered upon receipt
of confirmation of transmission of such facsimile notice, or (c) sent by
personal delivery, in which case notice shall be deemed delivered upon receipt.
Any notice sent by facsimile or personal delivery and delivered after 5:00 p.m.,
San Francisco, California Time, shall be deemed received on the next business
day. A party's address may be changed by written notice to the other party;
provided, however, that no notice of a change of address shall be effective
until actual receipt of such notice. Copies of notices are for informational
purposes only, and a failure to give or receive copies of any notice shall not
be deemed a failure to give notice.
10.14 Construction. The parties acknowledge that the parties and their
------------
counsel have reviewed and revised this Agreement and that the normal rule of
construction - to the effect that any ambiguities are to be resolved against the
drafting party - shall not be employed in the interpretation of this Agreement
or any schedules or exhibits hereto.
10.15 Brokerage. Purchaser and Sellers each respectively represent and
---------
warrant to the other that they have had no dealings, negotiations or
consultations with any broker or other intermediary to whom a fee or commission
or other compensation may be payable in connection with or relating to this sale
other than Xxxxxx Xxxxxxx Realty Incorporated ("Xxxxxx Xxxxxxx"). Purchaser and
Sellers shall each indemnify, hold and defend the other harmless of, from and
against any and all claims, demands, actions, suits, judgments, damages,
liability, counsel fees and court costs, incurred by the non-breaching party as
a result of any breach of the foregoing representation and warranty. Sellers
agree to pay all brokerage commissions due to Xxxxxx Xxxxxxx in connection with
this sale, and Purchaser shall not have any liability in connection therewith.
10.16 Calculation of Time Periods. Unless otherwise specified, in computing
---------------------------
any period of time described herein, the day of the act or event after which the
designated period of time begins to run is not to be included and the last day
of the period so computed is to be included, unless such last day is a Saturday,
Sunday or legal holiday for national banks in San Francisco, California, in
which event the period shall run until the end of the next day which is neither
a Saturday, Sunday, or legal holiday. The last day of any period of time
described herein shall be deemed to end at 5:00 p.m., San Francisco, California
Time.
10.17 Execution in Counterparts. This Agreement may be executed in any
-------------------------
number of counterparts, each of which shall be deemed to be an original, and all
of such counterparts shall
25
constitute one Agreement. To facilitate execution of this Agreement, the parties
may execute and exchange by telephone facsimile counterparts of the signature
pages.
10.18 Waiver of Jury Trial. TO THE EXTENT PERMITTED BY APPLICABLE LAW, THE
--------------------
PARTIES HEREBY WAIVE ANY RIGHT TO TRIAL BY JURY IN ANY LEGAL PROCEEDING ARISING
OUT OF OR RELATING TO THIS AGREEMENT OR THE TRANSACTIONS CONTEMPLATED HEREBY.
10.19 Memoranda of Contract. At Purchaser's request, Sellers shall execute
---------------------
memoranda of contract for each of the Properties, in recordable form, in form
and substance reasonably acceptable to the parties. Purchaser may cause such
memoranda to be recorded at its expense. Except as required in order to enable
Purchaser to enforce its right to specific performance pursuant to Section 8.2
hereof, in the event that this Agreement is terminated for any reason or the
Closing does not occur by 5:00 p.m. Eastern Standard Time on September 6, 2000,
Purchaser shall promptly deliver to Sellers executed quitclaims in recordable
form with respect to the memoranda of contract for each of the Properties.
26
SIGNATURE PAGE TO
PURCHASE AND SALE AGREEMENT
BY AND BETWEEN
BRE PROPERTIES, INC., BRE PROPERTY INVESTORS LLC
AND
G & I III RESIDENTIAL ONE LLC
IN WITNESS WHEREOF, the parties hereto have executed this Agreement on
the date indicated in Section 1(c) of this Agreement.
------------
BRE PROPERTIES, INC.,
a Maryland corporation
By: /s/ Xxxxx X. XxXxxxxx
----------------------------------------
Name: Xxxxx X. XxXxxxxx
Title: President and Chief Executive Officer
BRE PROPERTY INVESTORS LLC,
a Delaware limited liability company
By: BRE Properties, Inc., its managing member
By: /s/ Xxxxx X. XxXxxxxx
---------------------------------
Name: Xxxxx X. XxXxxxxx
Title: President and Chief Executive
Officer
G & I III RESIDENTIAL ONE LLC,
a Delaware limited liability company
By: DRA GROWTH AND INCOME FUND III,
LLC, a Delaware limited liability company
By: G&I III MANAGECO, LP, a Delaware
limited partnership
By: MANAGECO IV, INC., a Delaware corporation
By: /s/ Xxxxxxx X. Xxxxxx
---------------------------------
Name: Xxxxxxx X. Xxxxxx
Title: President
27
EXHIBIT A
EXISTING INDEBTEDNESS
---------------------
------------------------------------------------------------------------------------------------
PROPERTY DESCRIPTION OF EXISTING INDEBTEDNESS
------------------------------------------------------------------------------------------------
Pinnacle Canyon Deed of Trust dated April 13, 1995, recorded April 17, 1995, in Docket
10023, Page 1498. Amendment recorded May 9, 1996, in Docket 10291,
Page 2879.
Trustor: Pinnacle Canyon Joint Venture
Trustee: The Northwestern Mutual Life Insurance Company
Beneficiary: The Northwestern Mutual Life Insurance Company
Amount: $11,400,000.00
------------------------------------------------------------------------------------------------
Pinnacle Canyon Absolute Assignment of Leases and Rents between Pinnacle Canyon Joint
Venture to Northwestern Mutual Life Insurance Company, dated April 13,
1995, recorded April 17, 1995, in Docket 10023, Page 1515, Amendment
recorded May 9, 1996, in Docket 10291, Page 2882.
------------------------------------------------------------------------------------------------
Fountain Plaza Deed of Trust dated July 26, 1993, recorded July 26, 1993 in Docket
9591, Page 2687.
Trustor: Fountain Plaza Partners L.P.
Trustee: Fidelity National Title Agency, Inc.
Beneficiary: PFC Corporation
Amount: $3,176,000.00
------------------------------------------------------------------------------------------------
Fountain Plaza Arizona UCC Financing Statement executed by and between Fountain Plaza
Partners L.P. to PFC Corporation dated July 26, 1993 recorded July 26,
1993 in Docket 9591, Page 2705. Continuation of Arizona UCC Financial
Statement recorded July 23, 1999 in Docket 11095, Page 325.
------------------------------------------------------------------------------------------------
Hacienda Del Rio Deed of Trust dated March 30, 1993, recorded March 31, 1993 in Dockent
9510, Page 3169
Trustor: Hacienda Del Rio Associates L.P.
Trustee: Fidelity National Title Agency, Inc.
Beneficiary: PFC Corporation
Amount: $5,717,300.00
------------------------------------------------------------------------------------------------
Hacienda Del Rio Arizona UCC Financing Statement executed by and between Hacienda Del
Rio Associates L.P. to PFC Corporation dated March 30, 1993, recorded
March 31, 1993 in Docket 9510, Page 3180. Continuation of Arizona UCC
Financial Statement recorded March 24, 1999 in Docket 11010, Page 2003.
------------------------------------------------------------------------------------------------
Exhibit X-0
Xxxxxxx X-0
EXHIBIT B
PROPERTIES*
----------
Property Location Seller
Shadow Bend Phoenix, AZ BRE
Fairway Crossings Phoenix, AZ XXX
Xxxxxx Del Este Phoenix, AZ BRE
Park Scottsdale Phoenix, AZ BRE
Hacienda del Rio Tucson, AZ BRE
Colonia del Rio Tucson, AZ BRE
Springhill Tucson, AZ XXX
Xxxxx Lindas Tucson, AZ BRE
Camino Seco Village Tucson, AZ BRE
Oracle Village Tucson, AZ BRE
Fountain Plaza Tucson, AZ BRE
Pinnacle Heights Tucson, AZ DownREIT
Pinnacle Canyon Tucson, AZ DownREIT
Cypress Springs Las Vegas, NV BRE
Tango Las Vegas, NV BRE
Desert Lakes Las Vegas, NV XXX
Xxxxxxxx Las Vegas, NV BRE
Pinnacle Flamingo West Las Vegas, NV DownREIT
Pinnacle at High Desert Albuquerque, NM DownREIT
Pinnacle View Albuquerque, NM DownREIT
Pinnacle Estates Albuquerque, NM DownREIT
Pinnacle High Resort Albuquerque, NM DownREIT
* SEE LEGAL DESCRIPTIONS IN TITLE COMMITMENT FOR MORE PRECISE DESCRIPTION
Exhibit B-1
EXHIBIT C
PERSONAL PROPERTY INVENTORY
---------------------------
[Omitted]
Exhibit C-1
EXHIBIT C-1
EXCLUDED VELOCITYHSI, INC. PROPERTY
-----------------------------------
[Omitted]
Exhibit C-2
EXHIBIT D-1
XXXX OF SALE
------------
FOR VALUABLE CONSIDERATION, the receipt and sufficiency of which are
hereby acknowledged, BRE PROPERTIES, INC., a Maryland corporation ("the
---
Seller"), does hereby sell to G & I III RESIDENTIAL ONE, LLC, a Delaware limited
------
liability company ("the Purchaser"), all of its rights, titles and interests in
-------------
and to all tangible personal property located upon the lands described on
Exhibit A attached hereto and hereby made a part hereof (the "Land") or within
--------- ----
the improvements located thereon, including, without limitation, any and all
appliances, gym equipment, golf carts, furniture, carpeting, draperies and
curtains, tools and supplies, inventory and other items of personal property
owned by the Seller, located on and used in connection with the operation of the
Land or the improvements located thereon listed on Schedule 1 attached hereto,
----------
and the name ____________, but excluding any personal property owned by
VelocityHSI, Inc. listed on Schedule 2 attached hereto.
----------
TO HAVE AND TO HOLD all of said personal property unto the Purchaser,
its successors and assigns, to its own use forever.
Notwithstanding any warranty which may otherwise be implied from the
use of any word, phrase or clause herein, Seller warrants title to said personal
property only against its own acts, but not the acts of any others.
IN WITNESS WHEREOF, the Seller has executed this Xxxx of Sale as of
the 6th day of September, 2000.
SELLER: BRE PROPERTIES, INC., a Maryland corporation
By:
By:______________________________________
Name: XxXxx X. Xxxxxxx
Title: Chief Financial Officer
Exhibit D-1
Exhibit A to Xxxx of Sale
LIST OF PROPERTIES
Property Location
Shadow Bend Phoenix, AZ
Fairway Crossings Phoenix, AZ
Posada Del Este Phoenix, AZ
Park Scottsdale Phoenix, AZ
Hacienda del Rio Tucson, AZ
Colonia del Rio Tucson, AZ
Springhill Tucson, AZ
Xxxxx Lindas Tucson, AZ
Camino Seco Village Tucson, AZ
Oracle Village Tucson, AZ
Fountain Plaza Tucson, AZ
Cypress Springs Las Vegas, NV
Tango Las Vegas, NV
Desert Lakes Las Vegas, NV
Xxxxxxxx Las Vegas, NV
Exhibit D-2
EXHIBIT D-2
XXXX OF SALE
------------
FOR VALUABLE CONSIDERATION, the receipt and sufficiency of which are
hereby acknowledged, BRE PROPERTY INVESTORS LLC, a Delaware limited liability
company ("the Seller"), does hereby sell to G & I III RESIDENTIAL ONE, LLC, a
----------
Delaware limited liability company ("the Purchaser"), all of its rights, titles
-------------
and interests in and to all tangible personal property located upon the lands
described on Exhibit A attached hereto and hereby made a part hereof (the
---------
"Land") or within the improvements located thereon, including, without
----
limitation, any and all appliances, gym equipment, golf carts, furniture,
carpeting, draperies and curtains, tools and supplies, inventory and other items
of personal property owned by the Seller, located on and used in connection with
the operation of the Land or the improvements located thereon listed on Schedule
--------
1 attached hereto, and the name ____________, but excluding any personal
-
property owned by VelocityHSI, Inc. listed on Schedule 2 attached hereto.
----------
TO HAVE AND TO HOLD all of said personal property unto the Purchaser,
its successors and assigns, to its own use forever.
Notwithstanding any warranty which may otherwise be implied from the
use of any word, phrase or clause herein, Seller warrants title to said personal
property only against its own acts, but not the acts of any others.
IN WITNESS WHEREOF, the Seller has executed this Xxxx of Sale as of
the 6th day of September, 2000.
SELLER: BRE PROPERTY INVESTORS LLC, a Delaware limited
liability company
By: BRE Properties, Inc., its managing
member
By: ____________________________
Name: XxXxx X. Xxxxxxx
Title: Chief Financial Officer
Exhibit D-3
Exhibit A to Xxxx of Sale
LIST OF PROPERTIES
Property Location
Pinnacle Heights Tucson, AZ
Pinnacle Canyon Tucson, AZ
Pinnacle Flamingo West Las Vegas, NV
Pinnacle at High Desert Albuquerque, NM
Pinnacle View Albuquerque, NM
Pinnacle Estates Albuquerque, NM
Pinnacle High Resort Albuquerque, NM
Exhibit D-4
EXHIBIT E
LIST MATERIAL CONTRACTS AFFECTING PROPERTIES
--------------------------------------------
[Omitted]
Exhibit E-1
EXHIBIT F-1
ASSIGNMENT OF CONTRACTS
-----------------------
This instrument is executed and delivered as of the 6th day of
September, 2000 (the "Closing Date"), pursuant to that certain Purchase and Sale
Agreement (the "Agreement"), dated July 7, 2000, by and between BRE PROPERTIES,
---------
INC., a Maryland corporation and BRE PROPERTY INVESTORS LLC, a Delaware limited
liability company (individually a "Seller" and collectively "Sellers"), and G &
------ -------
I RESIDENTIAL ONE, LLC, a Delaware limited liability company ("Purchaser").
---------
1. Assignment and Assumption of Contracts. For good and valuable
--------------------------------------
consideration, effective as of the Closing Date, Seller hereby assigns,
transfers, sets over, assigns and conveys to Purchaser, all of Seller's right,
title, and interest in and to, and all of its obligations under, the contracts
relating to the land described on Exhibit A attached hereto and listed on
---------
Exhibit B attached hereto (collectively, the "Contracts"), and Purchaser hereby
--------- ---------
accepts such assignment and assumes such obligations under the Contracts arising
from and after the Closing Date.
2. Cross-Indemnity. Purchaser shall defend, indemnify and hold
---------------
harmless Seller from and against any liability, damages, causes of action,
expenses, and attorneys' fees incurred by Seller by reason of the failure of
Purchaser to fulfill, perform, discharge, and observe its obligations with
respect to the Contracts arising on and after the Closing Date. Seller shall
defend, indemnify, and hold harmless Purchaser from and against any liability,
damages, causes of action, expenses, and attorneys' fees incurred by Purchaser
by reason of the failure of Seller to fulfill, perform, discharge, and observe
its obligations with respect to the Contracts arising before the Closing Date.
3. Agreement Applies. The covenants, agreements, representations,
-----------------
warranties, disclaimers, indemnities and limitations provided in the Agreement
with respect to the rights, titles, interests or obligations assigned hereunder
are hereby incorporated herein by this reference as if herein set out in full
and shall inure to the benefit of and shall be binding upon Purchaser and Seller
and their respective successors and assigns.
[Signature Page follows]
Exhibit F-1
IN WITNESS WHEREOF, the undersigned have caused this Assignment of
Contracts to be executed as of the date written above.
SELLER: BRE PROPERTIES, INC.,
a Maryland corporation
By: __________________________________________
Name: XxXxx X. Xxxxxxx
Title: Chief Financial Officer
PURCHASER: G & I III RESIDENTIAL ONE, LLC, a Delaware
limited liability company
By: DRA GROWTH AND INCOME
FUND III, LLC, a Delaware limited
liability company
By: G&I III MANAGECO, LP, a Delaware
limited partnership
By: MANAGECO IV, INC., a Delaware
corporation
By: ________________________________
Name:
Title:
Exhibit F-2
Exhibit A to Assignment of Contract
-----------------------------------
LIST OF PROPERTIES
------------------
Property Location Seller
Shadow Bend Phoenix, AZ BRE
Fairway Crossings Phoenix, AZ XXX
Xxxxxx Del Este Phoenix, AZ BRE
Park Scottsdale Phoenix, AZ BRE
Hacienda del Rio Tucscon, AZ BRE
Colonia del Rio Tucson, AZ BRE
Springhill Tucson, AZ XXX
Xxxxx Lindas Tucson, AZ BRE
Camino Seco Village Tucson, AZ BRE
Oracle Village Tucson, AZ BRE
Fountain Plaza Tucson, AZ BRE
Cypress Springs Las Vegas, NV BRE
Tango Las Vegas, NV BRE
Desert Lakes Las Vegas, NV XXX
Xxxxxxxx Las Vegas, NV BRE
Exhibit F-3
Exhibit B to Assignment of Contract
-----------------------------------
LIST OF CONTRACTS
-----------------
[Omitted]
Exhibit F-4
EXHIBIT F-2
ASSIGNMENT OF CONTRACTS
-----------------------
This instrument is executed and delivered as of the 6th day of
September, 2000 (the "Closing Date"), pursuant to that certain Purchase and Sale
Agreement (the "Agreement"), dated July 7, 2000, by and between BRE PROPERTIES,
---------
INC., a Maryland corporation and BRE PROPERTY INVESTORS LLC, a Delaware limited
liability company (individually a "Seller" and collectively "Sellers"), and G &
------ -------
I III RESIDENTIAL ONE, LLC, a Delaware limited liability company ("Purchaser").
---------
1. Assignment and Assumption of Contracts. For good and valuable
--------------------------------------
consideration, effective as of the Closing Date, Seller hereby assigns,
transfers, sets over, assigns and conveys to Purchaser, all of Seller's right,
title, and interest in and to, and all of its obligations under, the contracts
relating to the land described on Exhibit A attached hereto and listed on
---------
Exhibit B attached hereto (collectively, the "Contracts"), and Purchaser hereby
--------- ---------
accepts such assignment and assumes such obligations under the Contracts arising
from and after the Closing Date.
2. Cross-Indemnity. Purchaser shall defend, indemnify and hold
---------------
harmless Seller from and against any liability, damages, causes of action,
expenses, and attorneys' fees incurred by Seller by reason of the failure of
Purchaser to fulfill, perform, discharge, and observe its obligations with
respect to the Contracts arising on and after the Closing Date. Seller shall
defend, indemnify, and hold harmless Purchaser from and against any liability,
damages, causes of action, expenses, and attorneys' fees incurred by Purchaser
by reason of the failure of Seller to fulfill, perform, discharge, and observe
its obligations with respect to the Contracts arising before the Closing Date.
3. Agreement Applies. The covenants, agreements, representations,
-----------------
warranties, disclaimers, indemnities and limitations provided in the Agreement
with respect to the rights, titles, interests or obligations assigned hereunder
are hereby incorporated herein by this reference as if herein set out in full
and shall inure to the benefit of and shall be binding upon Purchaser and Seller
and their respective successors and assigns.
[Signature Page follows]
Exhibit F-5
IN WITNESS WHEREOF, the undersigned have caused this Assignment of
Contracts to be executed as of the date written above.
SELLER: BRE PROPERTY INVESTORS LLC,
a Delaware limited liability company
By: BRE Properties, Inc., its managing member
By: _____________________________________
Name: XxXxx X. Xxxxxxx
Title: Chief Financial Officer
PURCHASER: G & I RESIDENTIAL ONE, LLC,
a Delaware limited liability company
By: DRA GROWTH AND INCOME
FUND III, LLC, a Delaware limited
liability company
By: G&I III MANAGECO, LP, a Delaware
limited partnership
By: MANAGECO IV, INC., a Delaware
corporation
By: _____________________________________
Name:
Title:
Exhibit F-6
Exhibit A to Assignment of Contract
-----------------------------------
LIST OF PROPERTIES
------------------
Property Location Seller
Pinnacle Heights Tucson, AZ DownREIT
Pinnacle Canyon Tucson, AZ DownREIT
Pinnacle Flamingo West Las Vegas, NV DownREIT
Pinnacle at High Desert Albuquerque, NM DownREIT
Pinnacle View Albuquerque, NM DownREIT
Pinnacle Estates Albuquerque, NM DownREIT
Pinnacle High Resort Albuquerque, NM DownREIT
Exhibit F-7
Exhibit B to Assignment of Contract
-----------------------------------
LIST OF CONTRACTS
-----------------
[Omitted]
Exhibit F-8
EXHIBIT G-1
ASSIGNMENT OF LEASES
--------------------
This instrument is executed and delivered as of the 6th day of
September, 2000 (the "Closing Date"), pursuant to that certain Purchase and Sale
Agreement (the "Agreement"), dated July 7, 2000, by and between BRE PROPERTIES,
---------
INC., a Maryland corporation and BRE PROPERTY INVESTORS LLC, a Delaware limited
liability company (individually a "Seller" and collectively "Sellers"), and G &
------ -------
I RESIDENTIAL ONE, LLC, a Delaware limited liability company ("Purchaser").
---------
1. Assignment and Assumption of Leases. For good and valuable
-----------------------------------
consideration, effective as of the Closing Date, Seller hereby assigns,
transfers, sets over, assigns and conveys to Purchaser, all of Seller's right,
title, and interest in and to, and all of its obligations under, the leases
relating to the lands described in Exhibit A attached hereto and listed on
---------
Exhibit B attached hereto (collectively, the "Leases"), and Purchaser hereby
--------- ------
accepts such assignment and assumes such obligations under the Leases from and
after the Closing Date.
2. Cross-Indemnity. Purchaser shall defend, indemnify and hold
---------------
harmless Seller from and against any liability, damages, causes of action,
expenses, and attorneys' fees incurred by Seller by reason of the failure of
Purchaser to fulfill, perform, discharge, and observe its obligations with
respect to the Leases arising on and after the Closing Date. Seller shall
defend, indemnify, and hold harmless Purchaser from and against any liability,
damages, causes of action, expenses, and attorneys' fees incurred by Purchaser
by reason of the failure of Seller to fulfill, perform, discharge, and observe
its obligations with respect to the Leases arising before the Closing Date.
3. Agreement Applies. The covenants, agreements, representations,
-----------------
warranties, disclaimers, indemnities and limitations provided in the Agreement
with respect to the rights, titles, interests or obligations assigned hereunder
are hereby incorporated herein by this reference as if herein set out in full
and shall inure to the benefit of and shall be binding upon Purchaser and Seller
and their respective successors and assigns.
[Signature Page follows]
IN WITNESS WHEREOF, the undersigned have caused this Assignment of
Leases to be executed as of the date written above.
SELLER: BRE PROPERTIES, INC.,
a Maryland corporation
By:_______________________________________________
Name: XxXxx X. Xxxxxxx
Title: Chief Financial Officer
PURCHASER: G & I III RESIDENTIAL ONE, LLC,
a Delaware limited liability company
By: DRA GROWTH AND INCOME FUND III, LLC, a
Delaware limited liability company
By: G&I III MANAGECO, LP, a Delaware
limited partnership
By: MANAGECO IV, INC., a Delaware
corporation
By: _____________________________
Name:
Title:
Exhibit A to Assignment of Leases
LIST OF PROPERTIES
------------------
Property Location Seller
Shadow Bend Phoenix, AZ BRE
Fairway Crossings Phoenix, AZ XXX
Xxxxxx Del Este Phoenix, AZ BRE
Park Scottsdale Phoenix, AZ BRE
Hacienda del Rio Tucscon, AZ BRE
Colonia del Rio Tucson, AZ BRE
Springhill Tucson, AZ XXX
Xxxxx Lindas Tucson, AZ BRE
Camino Seco Village Tucson, AZ BRE
Oracle Village Tucson, AZ BRE
Fountain Plaza Tucson, AZ BRE
Cypress Springs Las Vegas, NV BRE
Tango Las Vegas, NV BRE
Desert Lakes Las Vegas, NV XXX
Xxxxxxxx Las Vegas, NV BRE
Exhibit B to Assignment of Leases
---------------------------------
LIST OF LEASES
[Omitted]
EXHIBIT G-2
ASSIGNMENT OF LEASES
--------------------
This instrument is executed and delivered as of the 6th day of
September, 2000 (the "Closing Date"), pursuant to that certain Purchase and Sale
Agreement (the "Agreement"), dated July 7, 2000, by and between BRE PROPERTIES,
---------
INC., a Maryland corporation and BRE PROPERTY INVESTORS LLC, a Delaware limited
liability company (individually a "Seller" and collectively "Sellers"), and G &
------ -------
I III RESIDENTIAL ONE, LLC, a Delaware limited liability company ("Purchaser").
---------
1. Assignment and Assumption of Leases. For good and valuable
-----------------------------------
consideration, effective as of the Closing Date, Seller hereby assigns,
transfers, sets over, assigns and conveys to Purchaser, all of Seller's right,
title, and interest in and to, and all of its obligations under, the leases
relating to the lands described in Exhibit A attached hereto and listed on
---------
Exhibit B attached hereto (collectively, the "Leases"), and Purchaser hereby
--------- ------
accepts such assignment and assumes such obligations under the Leases from and
after the Closing Date.
2. Cross-Indemnity. Purchaser shall defend, indemnify and hold
---------------
harmless Seller from and against any liability, damages, causes of action,
expenses, and attorneys' fees incurred by Seller by reason of the failure of
Purchaser to fulfill, perform, discharge, and observe its obligations with
respect to the Leases arising on and after the Closing Date. Seller shall
defend, indemnify, and hold harmless Purchaser from and against any liability,
damages, causes of action, expenses, and attorneys' fees incurred by Purchaser
by reason of the failure of Seller to fulfill, perform, discharge, and observe
its obligations with respect to the Leases arising before the Closing Date.
3. Agreement Applies. The covenants, agreements, representations,
-----------------
warranties, disclaimers, indemnities and limitations provided in the Agreement
with respect to the rights, titles, interests or obligations assigned hereunder
are hereby incorporated herein by this reference as if herein set out in full
and shall inure to the benefit of and shall be binding upon Purchaser and Seller
and their respective successors and assigns.
[Signature Page follows]
IN WITNESS WHEREOF, the undersigned have caused this Assignment of
Leases to be executed as of the date written above.
SELLER: BRE PROPERTY INVESTORS LLC,
a Delaware limited liability company
By: BRE Properties, Inc., its managing member
By:_______________________________
Name: XxXxx X. Xxxxxxx
Title: Chief Financial Officer
PURCHASER: G & I III RESIDENTIAL ONE, LLC,
a Delaware limited liability company
By: DRA GROWTH AND INCOME FUND III, LLC, a
Delaware limited liability company
By: G&I III MANAGECO, LP, a Delaware
limited partnership
By: MANAGECO IV, INC., a Delaware
corporation
By: _____________________________
Name:
Title:
Exhibit A to Assignment of Leases
---------------------------------
LIST OF PROPERTIES
------------------
Property Location Seller
Pinnacle Heights Tucson, AZ DownREIT
Pinnacle Canyon Tucson, AZ DownREIT
Pinnacle Flamingo West Las Vegas, NV DownREIT
Pinnacle at High Desert Albuquerque, NM DownREIT
Pinnacle View Albuquerque, NM DownREIT
Pinnacle Estates Albuquerque, NM DownREIT
Pinnacle High Resort Albuquerque, NM DownREIT
Exhibit B to Assignment of Leases
---------------------------------
LIST OF LEASES
[Omitted]
EXHIBIT H
FORM OF MASTER LLC AGREEMENT
[Omitted]
EXHIBIT I
FORM OF SUBSIDIARY LLC AGREEMENT
[Omitted]
EXHIBIT J
TITLE COMMITMENT AND SURVEY
---------------------------
[Omitted]
EXHIBIT K-1
FORM OF SPECIAL WARRANTY DEED
-----------------------------
(for Properties located in Arizona and New Mexico)
When recorded, return to:
[Local law firm address]
SPECIAL WARRANTY DEED
---------------------
For the consideration of Ten Dollars ($10.00) and other good and
valuable consideration, BRE PROPERTIES, INC., a Maryland corporation
("Grantor"), hereby conveys to G & I III RESIDENTIAL ONE, LLC, a Delaware
limited liability company ("Grantee"), that real property located in . county,
[state], and legally described in Exhibit A attached hereto and incorporated
herein by this reference, together with all interests, privileges and easements
appurtenant thereto and any and all improvements located thereon (collectively,
the "Property").
SUBJECT TO those matters reflected on Exhibit B attached hereto and
incorporated herein by this reference.
Notwithstanding any warranty which may otherwise be implied from the use of
any word, phrase or clause herein, Grantor warrants title to the Property,
subject to the matters referred to above, only against its own acts, but not the
acts of any others.
DATED as of this 6/th/ day of September, 2000.
BRE PROPERTIES, INC.,
a Maryland corporation
By: ______________________
XxXxx X. Xxxxxxx
Chief Financial Officer
EXHIBIT K-2
FORM OF GRANT, BARGAIN & SALE DEED
----------------------------------
(for Properties located in Nevada)
When recorded, return to:
[Local law firm address]
GRANT, BARGAIN & SALE DEED
--------------------------
For the consideration of Ten Dollars ($10.00) and other good and
valuable consideration, BRE PROPERTIES, INC., a Maryland corporation
("Grantor"), hereby conveys to G & I III RESIDENTIAL ONE, LLC, a Delaware
limited liability company ("Grantee"), that real property located in . county,
Nevada, and legally described in Exhibit A attached hereto and incorporated
herein by this reference, together with all interests, privileges and easements
appurtenant thereto and any and all improvements located thereon (collectively,
the "Property").
SUBJECT TO those matters reflected on Exhibit B attached hereto and
incorporated herein by this reference.
Notwithstanding any warranty which may otherwise be implied from the use of
any word, phrase or clause herein, Grantor warrants title to the Property,
subject to the matters referred to above, only against its own acts, but not the
acts of any others.
DATED as of this 6th day of September, 2000.
BRE PROPERTIES, INC.,
a Maryland corporation
By: ______________________
XxXxx X. Xxxxxxx
Chief Financial Officer
EXHIBIT L
LEASE SCHEDULE
--------------
[Omitted]
EXHIBIT M
NEW LEASE GUIDELINES
--------------------
[Omitted]
