PURCHASE AND SALE CONTRACT
THIS PURCHASE AND SALE CONTRACT (this “Contract”) is entered into as of the 5th day of August, 2009 (the “Effective Date”), by and betweenANGELES INCOME PROPERTIES, LTD. II, a California limited partnership, having an address at 4582 South Ulster Street Parkway, Suite 1100, Denver, Colorado 80237 (“Seller”), andLIGHTHOUSE PROPERTY INVESTMENTS, LLC, a New Jersey limited liability company, having a principal address at 2 Executive Drive, Suite 470, Fort Lee, NJ 07024 (“Purchaser”).
NOW, THEREFORE, in consideration of mutual covenants set forth herein, Seller and Purchaser hereby agree as follows:
RECITALS
A. Seller owns the real estate located in Middlesex County, New Jersey, as more particularly described inExhibit A attached hereto and made a part hereof, and the improvements thereon, commonly known as Deer Creek.
B. Purchaser desires to purchase, and Seller desires to sell, such land, improvements and certain associated property, on the terms and conditions set forth below.
Unless otherwise defined herein, any term with its initial letter capitalized in this Contract shall have the meaning set forth inSchedule 1 attached hereto and made a part hereof.
Seller agrees to sell and convey the Property to Purchaser and Purchaser agrees to purchase the Property from Seller, all in accordance with the terms and conditions set forth in this Contract.
The total purchase price (“Purchase Price”) for the Property shall be an amount equal toTwenty-Seven Million Eight Hundred Ten Thousand Four Hundred Fifteen and 00/100 ($27,810,415.00) Dollars, payable by Purchaser, as follows:
2.2.2 Within two (2) Business Days after the expiration of the Feasibility Period, Purchaser shall deliver to Escrow Agent an additional deposit (the “Additional Deposit”) of $250,000 by wire transfer of Good Funds.
2.3.1 Escrow Agent shall hold the Deposit and make delivery of the Deposit to the party entitled thereto under the terms of this Contract. Escrow Agent shall invest the Deposit in such short-term, high-grade securities, interest-bearing bank accounts, money market funds or accounts, bank certificates of deposit or bank repurchase contracts as Escrow Agent, in its discretion, deems suitable, and all interest and income thereon shall become part of the Deposit and shall be remitted to the party entitled to the Deposit pursuant to this Contract.
2.3.2 Escrow Agent shall hold the Deposit until the earlier occurrence of (i) the Closing Date, at which time the Deposit shall be applied against the Purchase Price, or released to Seller pursuant toSection 10.1, or (ii) the date on which Escrow Agent shall be authorized to disburse the Deposit as set forth inSection 2.3.3. The tax identification numbers of the parties shall be furnished to Escrow Agent upon request.
2.3.4 The parties acknowledge that Escrow Agent is acting solely as a stakeholder at their request and for their convenience, and that Escrow Agent shall not be deemed to be the agent of either of the parties for any act or omission on its part unless taken or suffered in bad faith in willful disregard of this Contract or involving gross negligence. Seller and Purchaser jointly and severally shall indemnify and hold Escrow Agent harmless from and against all costs, claims and expenses, including reasonable attorney’s fees, incurred in connection with the performance of Escrow Agent’s duties hereunder, except with respect to actions or omissions taken or suffered by Escrow Agent in bad faith, in willful disregard of this Contract or involving gross negligence on the part of the Escrow Agent.
2.3.5 The parties shall deliver to Escrow Agent an executed copy of this Contract. Escrow Agent shall execute the signature page for Escrow Agent attached hereto which shall confirm Escrow Agent’s agreement to comply with the terms of Seller’s closing instruction letter delivered at Closing and the provisions of thisSection 2.3.
Subject to the terms ofSections 3.3 and3.4 and the rights of Tenants under the Leases, from the Effective Date to and including September 4, 2009 (the “Feasibility Period”), Purchaser, and its agents, contractors, engineers, surveyors, attorneys, and employees (collectively, “Consultants”) shall, at no cost or expense to Seller, have the right from time to time to enter onto the Property to conduct and make any and all customary studies, tests, examinations, inquiries, inspections and investigations of or concerning the Property, review the Materials and otherwise confirm any and all matters which Purchaser may reasonably desire to confirm with respect to the Property and Purchaser’s intended use thereof (collectively, the “Inspections”).
If any of the matters inSection 3.1 or any other title or survey matters are unsatisfactory to Purchaser for any reason, or for no reason whatsoever, in Purchaser’s sole and absolute discretion, then Purchaser shall have the right to terminate this Contract by giving written notice to that effect to Seller and Escrow Agent no later than 5:00 p.m. on or before the date of expiration of the Feasibility Period. If Purchaser provides such notice, this Contract shall terminate and be of no further force and effect subject to and except for the Survival Provisions, and Escrow Agent shall return the Initial Deposit toPurchaser. If Purchaser fails to provide Seller with written notice of termination prior to the expiration of the Feasibility Period, Purchaser’s right to terminate under thisSection 3.2 shall be permanently waived and this Contract shall remain in full force and effect, the Deposit shall be non-refundable, and Purchaser’s obligation to purchase the Property shall be conditional only as provided inSection 8.1.
Purchaser shall not permit any mechanics’ or materialmen’s liens or any other liens to attach to the Property by reason of the performance of any work or the purchase of any materials by Purchaser or any other party in connection with any Inspections conducted by or for Purchaser. Purchaser shall give reasonable advance notice to Seller prior to any entry onto the Property and shall permit Seller to have a representative present during all Inspections conducted at the Property. Purchaser shall take all reasonable actions and implement all protections necessary to ensure that all actions taken in connection with the Inspections, and all equipment, materials and substances generated, used or brought onto the Property pose no material threat to the safety of persons, property or the environment.
On or before September 18, 2009, Purchaser may deliver written notice to Seller (the “Property Contracts Notice”) specifying any Property Contracts which Purchaser desires to terminate at the Closing (the “Terminated Contracts”); provided that (a) the effective date of such termination on or after Closing shall be subject to the express terms of such Terminated Contracts, (b) if any such Property Contract cannot by its terms be terminated at Closing, it shall be assumed by Purchaser and not be a Terminated Contract, and (c) to the extent that any such Terminated Contract requires payment of a penalty, premium, or damages, including liquidated damages, for cancellation, Purchaser shall be solely responsible for the payment of any such cancellation fees, penalties, or damages, including liquidated damages. If Purchaser fails to deliver the Property Contracts Notice on or before September 18, 2009, then there shall be no Terminated Contracts and Purchaser shall assume all Property Contracts at the Closing. If Purchaser delivers the Property Contracts Notice to Seller on or before September 18, 2009, then simultaneously therewith, Purchaser shall deliver to Seller a vendor termination notice (in the form attached hereto asExhibit F) for each Terminated Contract informing the vendor(s) of the termination of such Terminated Contract as of the Closing Date (subject to any delay in the effectiveness of such termination pursuant to the express terms of each applicable Terminated Contract) (the “Vendor Terminations”). Seller shall sign the Vendor Terminations prepared by Purchaser, and deliver them to all applicable vendors. To the extent that any Property Contract to be assigned to Purchaser requires vendor consent, then, prior to the Closing, Purchaser may attempt to obtain from each applicable vendor a consent (each a “Required Assignment Consent”) to such assignment. Purchaser shall indemnify, hold harmless and, if requested by Seller (in Seller’s sole discretion), defend (with counsel approved by Seller) Seller’s Indemnified Parties from and against any and all Losses arising from or related to Purchaser’s failure to obtain any Required Assignment Consent.
Purchaser acknowledges that, prior to the Effective Date, Purchaser has received from Escrow Agent a commitment for owner’s title insurance with regard to the Property and designated by Escrow Agent as file no. 3020-385501NJ11 (“Title Commitment”) to provide an American Land Title Association owner’s title insurance policy for the Property, using the current policy jacket customarily provided by the Escrow Agent, in an amount equal to the Purchase Price (the “Title Policy”), together with copies of all instruments identified as exceptions therein (together with the Title Commitment, referred to herein as the “Title Documents”). Purchaser shall have the right to elect by written notice to Seller, which written notice shall be received by Seller at least twenty (20) days prior to the Closing Date, to designate Kensington Vanguard National Land Services to provide title insurance, along with the Escrow Agent and on a co-insurance basis in an amount of up to 50% of the Purchase Price for the purposes of the Title Policy (collectively, the “Co-Insurer”); provided however that Escrow Agent shall be the lead insurer. The Escrow Agent and the Co-Insurer shall herein collectively be called the “Title Insurer.” Seller shall be responsible for payment of the base premium for the Title Policy in an amount not to exceed $57,255. Purchaser shall be solely responsible for all other costs relating to the procurement of the Title Commitment, the Title Policy, and any requested endorsements.
Purchaser may, at its sole cost and expense, order a survey of the Property either before or after the Effective Date (the “Survey”).
The Deed delivered pursuant to this Contract shall be subject to the following, all of which shall be deemed “Permitted Exceptions”:
4.4.1 (a) All matters set forth onSchedule 5 to this Contract, (b) any matters shown on the Survey or an exception for any matters that a survey of the Property would show, (c) except for mortgage documents (other than the Assumed Encumbrances), the title exceptions that Title Insurer shall be willing to omit as exceptions to coverage with respect to such Title Policy, and omit as exceptions to coverage with respect to any lender’s mortgage insurance policy, (d) the standard exception regarding the rights of parties in possession, which shall be limited to those parties in possession pursuant to the Leases, and (e) any exceptions and matters that are approved, waived or deemed to have been approved or waived by Purchaser under this Contract.
4.4.2 The standard exception pertaining to taxes, which shall be limited to taxes and assessments payable in the year in which the Closing occurs, for which adjustments are made, and subsequent taxes and assessments;
4.4.3 All Leases either existing as of the Effective Date or permitted under this Contract;
4.4.4 The Assumed Encumbrances;
4.4.5 Applicable zoning and governmental regulations and ordinances; and
4.4.6 Any defects in or objections to title to the Property, or title exceptions or encumbrances, arising by, through or under Purchaser.
Notwithstanding the foregoing, any exception in the Title Policy for unpaid water/sewer liens shall not be a Permitted Exception.
4.5.1 If Seller shall be unable to cause title to the Property to be subject only to the Permitted Exceptions, and Purchaser shall not, prior to the Closing Date, give notice to Seller that Purchaser is willing to waive objection to each title exception which is not a Permitted Exception and close this transaction without abatement of the Purchase Price, credit or allowance of any kind or any claim or right of action against Seller for damages or otherwise, then Seller shall have the right, at Seller’s sole election, to either (1) take such action as Seller shall deem advisable to discharge each such title exception which is not a Permitted Exception or (2) terminate this Contract. If Seller shall elect to take action to discharge each such title exception which is not a Permitted Exception, including pursuant to Section 4.6 below, then Seller shall be entitled to one or more adjournments of the scheduled Closing Date set forth in Section 5.1 for a period not to exceed thirty (30) days in the aggregate, and the Closing shall be adjourned to a date specified by Seller on at least five (5) Business Days’ notice not beyond such thirty (30) day period. If, for any reason whatsoever, excluding willful default, Seller shall not have succeeded in discharging each such title exception at the expiration of such adjournment(s) and if Purchaser shall not, prior to the expiration of the last of such adjournments, give notice to Seller that Purchaser is willing to waive objection to each such title exception and to close this transaction without abatement of the Purchase Price, credit or allowance of any kind or any claim or right of action against Seller for damages or otherwise, then this Contract shall be deemed to be terminated as of the last date to which the Closing Date was adjourned by Seller pursuant to this Section 4.5. No action taken by Seller to discharge, or attempt to discharge, any purported title exception shall be an admission that any such purported title exception is not a Permitted Exception. If Seller elects to proceed under (2) above, Purchaser shall have the further right, by notice to be given within three (3) Business Days after Seller elects to terminate, to cancel such termination, waive the objection, and close title subject thereto without any adjustment to the Purchase Price.
4.5.2 Seller shall be obligated to cure all title defects which can be cured solely by the payment of a liquidated sum up to an aggregate sum of $525,000 (“Liquidated Sum Title Exceptions”). If the aggregate cost to cure such Liquidated Sum Title Exceptions exceeds $525,000 and Seller notifies Purchaser that Seller does not intend to cure such Liquidated Sum Title Exceptions (bybonding the lien or causing the Title Insurer to omit as an exception to title insurance coverage or otherwise insure against collection against the Property), then Purchaser may terminate this Contract by written notice delivered to Seller within 7 Business Days after Purchaser receives such notice from Seller. If Purchaser timely so elects to terminate this Contract, then the Deposit shall be promptly returned to Purchaser, Purchaser may recover from Seller, as Purchaser’s sole remedy, its direct and actual out-of-pocket expenses and costs (documented by paid invoices to third parties) in connection with this transaction, which expenses and costs shall not exceed $50,000 in the aggregate and this Contract shall be of no further force or effect, except for those provisions which expressly survive termination of this Contract.
If at any time after the expiration of the Feasibility Period, any update to the Title Commitment discloses any additional item that affects title to the Property which was not disclosed on any version of or update to the Title Commitment delivered to Purchaser during the Feasibility Period (the “New Exception”), Purchaser shall have a period of 5 days from the date of its receipt of such update (the “New Exception Review Period”) to review and notify Seller in writing of Purchaser’s approval or disapproval of the New Exception. If Purchaser disapproves of the New Exception, then Seller may, in Seller’s sole discretion, notify Purchaser as to whether it is willing to cure (or cause the Title Insurer to omit as an exception to title insurance coverage or otherwise insure against collection against the Property) the New Exception. If Seller elects to cure the New Exception (or to cause the Title Insurer to omit the New Exception as an exception to title insurance coverage as permitted hereunder, then Seller shall be entitled to reasonable adjournments of the Closing Date to cure the New Exception. If Seller fails to deliver a notice to Purchaser within 3 days after the expiration of the New Exception Review Period, then Seller shall be deemed to have elected not to cure the New Exception. If Purchaser is dissatisfied with Seller’s response, or lack thereof, then Purchaser may, as its exclusive remedy elect to either: (i) terminate this Contract, in which event the Deposit shall be promptly returned to Purchaser or (ii) waive the New Exception and proceed with the transactions contemplated by this Contract, in which event Purchaser shall be deemed to have approved the New Exception. If Purchaser fails to notify Seller of its election to terminate this Contract within 6 days after Seller has notified Purchaser that Seller has elected not to cure the New Exception, then Purchaser shall be deemed to have elected to approve and irrevocably waive any objections to the New Exception.
4.7.2.1 Purchaser acknowledges and agrees that (a) certain of the provisions of the Assumed Loan Documents may have been negotiated for the exclusive benefit of Seller, AIMCO or their respective affiliates (such provisions, which are referenced onSchedule 6 hereto are herein called the “Specific AIMCO Provisions”), and (b) unless the Lenders otherwise agree in each Lender’s sole and arbitrary discretion, Purchaser will not be permitted to assume the benefit of the Specific AIMCO Provisions and the same shall be of no further force or effect from and after the Closing Date.
4.7.2.2 Notwithstanding anything contained in this Contract to the contrary, Purchaser shall not be obligated to assume Seller’s obligations under the Assumed Encumbrances if, as a condition to the issuance of the Loan Assumption and Release, (a) Lenders require any change to the interest rate, maturity date and/or amortization period under any of the Loans or (b) Lenders require any other material modifications to the terms of the Assumed Loan Documents that are not acceptable to Purchaser,otherthan (i) the deletion of one or more of the Specific AIMCO Provisions as provided above, (ii) imposing customary escrows for taxes and/or insurance in monthly amounts that do not exceed 1/12th of the reasonably estimated annual taxes and insurance premiums for the Property ((ii) is herein called the “Required Loan Fund Amounts”) or (iii) standard types of ministerial requirements, such as production of title reports. The provisions of thisSection 4.7.2.2 shall survive the Closing.
4.7.3 Seller and Purchaser agree that if, as a condition to the issuance of the Loan Assumption and Release, any one or more of the Lenders requires a partial prepayment of the principal portion of one or more of the Loans (the aggregate amount by which the outstanding principal balance of the Loans is required to be prepaid is herein called the “Principal Paydown Amount”), then Purchaser shall notify Seller of the Principal Paydown Amount and the aggregate principal balance of the Loans (after giving effect to the Principal Paydown Amount) that Lender is willing to assign at Closing (the “ReducedPrincipal Amount”):
4.7.3.1 If the Reduced Principal Amount is equal to or greater than $20,625,000, then at Closing Purchaser shall partially prepay the Loans in the Principal Paydown Amount.
4.7.3.2 If the Reduced Principal Amount is less than $20,625,000, then within ten (10) days after Purchaser notifies Seller of the Reduced Principal Amount, Seller shall notify Purchaser as to whether or not Seller agrees to pay the portion of the Principal Paydown Amount necessary to reduce the aggregate principal balance of the Loans from $20,625,000 to the required Reduced Principal Amount (“Seller’s Reduced Principal Notice”). If Seller agrees to so pay such amount, then at Closing, Seller shall grant Purchaser a credit for such amount. If Seller does not agree to so pay any such amount, then Purchaser shall deliver a written notice to Seller (“Purchaser’s Reduced Principal Notice”) within ten (10) days of receipt of Seller’s Reduced Principal Notice, whereby Purchaser shall either (a) agree to pay the entire Principal Paydown Amount or (b) terminate this Contract. If, in Purchaser’s Reduced Principal Notice, Purchaser agrees to accept the assignment of the loans at the Reduced Principal Amount, then at Closing Purchaser shall pay the entire Principal Paydown Amount so required by the Lenders. If, in Purchaser’s Reduced Principal Notice, Purchaser elects to terminate this Contract, then the Deposit shall be promptly returned to Purchaser, Purchaser shall be reimbursed for its direct and actual out-of-pocket expenses and costs (documented by invoices from third parties) in connection with this transaction (which reimbursement shall not exceed $50,000 in aggregate) and this Contract shall be of no further force or effect, except for the Survival Provisions.
4.7.4 If, in connection with any required partial prepayment of the Loans, a prepayment penalty or premium (including any yield maintenance premium) is due to one or more of the Lender(s) (the "Prepayment Penalty"), then Purchaser shall promptly notify Seller of the amount of the Prepayment Penalty.
4.7.4.1 If the Prepayment Penalty is equal to or less than $200,000, then at Closing (a) Purchaser shall pay the first $100,000 of the Prepayment Penalty (i.e., $1 to $100,000) and (b) Seller shall pay the next $100,000 ofthe Prepayment Penalty (i.e., $100,001 to $200,000). If not obtained by Purchaser in connection with the Loan Assumption and Release, then Seller shall provide Purchaser with Seller’s good faith estimate of the Prepayment Penalty not later than fifteen (15) days prior to the Closing Date.
4.7.4.2 If the Prepayment Penalty exceeds $200,000, then within ten (10) days after Purchaser notifies Seller of the amount of the Prepayment Penalty, Seller shall notify Purchaser as to whether or not Seller agrees to pay that portion of the Prepayment Penalty that exceeds $200,000 ("Seller's Prepayment Penalty Notice"). If, in Seller's Prepayment Penalty Notice, Seller agrees to pay the portion of the Prepayment Penalty that exceeds $200,000, then at Closing Seller shall pay (in addition to the sums payable by Seller underSection 4.7.2.2 above) the portion of the Prepayment Penalty that exceeds $200,000. If, in Seller's Prepayment Penalty Notice, Seller does not agree to pay the portion of the Prepayment Penalty that exceeds $200,000, then Purchaser shall deliver a written notice to Seller ("Purchaser's Prepayment Penalty Notice") within 10 days after receipt of Seller's Prepayment Penalty Notice, whereby Purchaser shall either (a) agree to pay that portion of the Prepayment Penalty that exceeds $200,000 or (b) terminate this Contract. If, in Purchaser's Prepayment Penalty Notice, Purchaser agrees to pay the portion of the Prepayment Penalty that exceeds $200,000, then at Closing Purchaser shall pay (in addition to the sums payable by Purchaser underSection 4.7.2.2 above) the portion of the Prepayment Penalty that exceeds $200,000. If, in Purchaser's Prepayment Penalty Notice, Purchaser elects to terminate this Contract, then the Deposit shall be promptly returned to Purchaser and this Contract shall be of no further force or effect, except for the Survival Provisions.
4.7.6 Purchaser shall comply with each Lender’s assumption guidelines in connection with the Loan Assumption and Release and, if required by such Lender, Purchaser shall cause such other person or entity reasonably acceptable to such Lender, to execute and deliver a customary “non-recourse carve-out” guaranty and customary environmental indemnity, in substantially the same form as the existing “non-recourse carve-out” guaranty and environmental indemnity (excluding the Specific AIMCO Provisions), in favor of Lenders. Purchaser shall be responsible at its sole cost and expense for correcting and re-submitting any deficiencies noted by Lenders in connection with the Loan Assumption Application within a reasonable amount of time after notification from a Lender of such deficiency. Purchaser also shall provide Seller with a copy of any correspondence from a Lender with respect to the Loan Assumption Application no later than 3 Business Days after receipt of such correspondence from such Lender.
4.7.8 Seller shall assign all of its right, title and interest in and to all reserves, impounds and other accounts held by Lenders in connection with the Loans, and at Closing, Purchaser shall pay to Seller an amount equal to the balance of such reserves, impounds and accounts so assigned.
4.7.9 Purchaser agrees promptly to deliver to each Lender all documents and information required by the Assumed Loan Documents, and such other information or documentation as a Lender reasonably may request, including, without limitation, financial statements, income tax returns and other financial information for Purchaser and any required guarantor. Seller agrees that it will cooperate with Purchaser and Lenders, at no cost or expense to Seller, in connection with Purchaser’s application to each Lender for approval of the Loan Assumption and Release, including, upon Purchaser’s or Lenders’ specific requesttherefor to Seller, delivering any Property-related documents to Lenders, to the extent (a) not previously delivered to Purchaser, (b) that such Property-related documents exist and (c) that such Property-related documents are in Seller’s possession or reasonable control.
4.7.10 If required by a Lender, Purchaser shall promptly order a Phase I Environmental study and/or a Property Condition Assessment Report (prepared by an environmental engineer/engineering company reasonably acceptable to the Lender requiring such study or report), and covenants that such Phase I Environmental study and Property Condition Assessment Report shall be delivered to Seller and Lenders prior to the Closing Date.
Except as otherwise provided inSection 4.7 above with respect to the Loan Assumption and Release, Purchaser assumes full responsibility to obtain the funds required for settlement, and Purchaser’s acquisition of such funds shall not be a contingency to the Closing.
4.1.1.1.1 Purchaser acknowledges that the HAP Voucher Contract(s) require(s) the satisfaction by Purchaser of certain requirements as set forth therein and established by the Housing Authority to allow for the HAP Voucher Assumption. Purchaser agrees that, at the Closing, either (a) Purchaser shall assume all obligations under the HAP Voucher Contracts and accept title to the Property subject to the same, or (b) the existing HAP Voucher Contracts shall be terminated, and Purchaser shall enter into replacement HAP Voucher Contracts which are acceptable to the Housing Authority (collectively, the foregoing (a) and (b) referred to herein as the "HAP Voucher Assumption"). Purchaser shall indemnify and hold the Seller and the Seller’s Indemnified Parties harmless from and against any and all claims, losses, damages, and expenses (including reasonable attorneys’ fees) that may be incurred by Seller and/or any of the Seller’s Indemnified Parties in connection with Purchaser’s assumption of the HAP Voucher Contracts or the failure of Purchaser to enter into a replacement HAP Voucher Contracts as aforesaid, or otherwise arising as a result of Purchaser’s performance of, or failure to perform, under the HAP Voucher Contracts from and after the Closing Date. Seller shall indemnify and hold Purchaser harmless from and against any and all claims, losses, damages, and expenses (including reasonable attorneys’ fees) arising as a result of Seller’s performance of, or failure to perform, under the HAP Voucher Contracts prior to the Closing Date. The terms and provisions of this Section shall survive the Closing.
5.1.1 The Closing shall occur on the earlier to occur of (a) thirty (30) days after the Lenders’ approval of the Loan Assumption and Release and (b)October 19,2009 (the “Closing Date”) through an escrow with Escrow Agent, whereby Seller, Purchaser and their attorneys need not be physically present at the Closing and may deliver documents by overnight air courier or other means.
5.1.2 If Purchaser obtains the Lenders’ approval of the Loan Assumption and Release on or after September 21, 2009 but before October 19,2009, then the Closing Date shall be extended to be the date which is thirty (30) days after the Purchaser’s receipt of the Lenders’ approval of the Loan Assumption and Release.
5.1.3 Purchaser shall have the one-time right, by delivering written notice (“Purchaser’s Adjournment Notice”) to Seller not later than five (5) Business Days prior to the then scheduled Closing Date, to adjourn the Closing Date to a Business Day not later than thirty (30) days after the then scheduled Closing Date, provided that Purchaser shall, concurrently with the delivery of Purchaser’s Adjournment Notice, deliver to Escrow Agent an additional deposit of $136,250 (the “Adjournment Deposit”). The Adjournment Deposit shall be deemed part of the Deposit.
5.1.4 If required in order to comply with the requirements ofSection 8.2.6, then, upon notice given to Purchaser at least five (5) Business Days before the then scheduled Closing Date, Seller may extend the Closing Date to a date not later than thirty (30) days following the Closing Date specified in the first sentence ofSection 5.1.1 above.
No later than 1 Business Day prior to the Closing Date, Seller shall deliver to Escrow Agent, each of the following items:
5.2.2 A Bill of Sale in the form attached asExhibit C.
5.2.5 Seller’s closing statement.
5.2.6 A customary title affidavit or an indemnity form reasonably acceptable to Seller, which is sufficient to enable Title Insurer to delete the standard pre-printed exceptions to the title insurance policy to be issued pursuant to the Title Commitment and other standard exceptions.
5.2.7 A certification of Seller’s non-foreign status pursuant to Section 1445 of the Internal Revenue Code of 1986, as amended.
5.2.8 Resolutions, certificates of good standing, and such other organizational documents as Title Insurer shall reasonably require evidencing Seller’s authority to consummate this transaction.
5.2.9 An updated Rent Roll effective as of a date no more than 3 Business Days prior to the Closing Date; provided, however, that the content of such updated Rent Roll shall in no event expand or modify the conditions to Purchaser’s obligation to close as specified underSection 8.1.
5.2.11 Notification letters to all Tenants prepared by Purchaser and executed by Seller in the form attached hereto as Exhibit G, which shall be delivered to all Tenants by Purchaser immediately after the Closing.
5.2.12 State of New Jersey Form RTF-1, Affidavit for Consideration for Use by Seller, executed by Seller.
5.2.13 State of New Jersey Form GIT/REP-3, Seller’s Residency Certification/Exemption.
5.2.14 Such other documents as are reasonably necessary to consummate the transactions herein contemplated in accordance with the terms of the Contract.
No later than 1 Business Day prior to the Closing Date (except for the balance of the Purchase Price which is to be delivered at the time specified inSection 2.2.4), Purchaser shall deliver to the Escrow Agent (for disbursement to Seller upon the Closing) the following items:
5.3.2 A title affidavit or an indemnity form (pertaining to Purchaser’s activity on the Property prior to Closing), reasonably acceptable to Purchaser, which is sufficient to enable Title Insurer to delete the standard pre-printed exceptions to the title insurance policy to be issued pursuant to the Title Commitment.
5.3.3 Any declaration or other statement which may be required to be submitted to the local assessor.
5.3.4 Purchaser’s closing statement.
5.3.5 A countersigned counterpart of the General Assignment.
5.3.6 A countersigned counterpart of the Leases Assignment.
5.3.7 Notification letters to all Tenants prepared and executed by Purchaser in the form attached hereto asExhibit G, which shall be delivered to all Tenants by Purchaser immediately after Closing.
5.3.8 Any cancellation fees or penalties due to any vendor under any Terminated Contract as a result of the termination thereof.
5.3.9 Resolutions, certificates of good standing, and such other organizational documents as Title Insurer shall reasonably require evidencing Purchaser’s authority to consummate this transaction.
5.3.11 State of New Jersey Form RTF-1, Affidavit for Consideration for Use by Seller, executed by Purchaser.
5.3.12 Such other documents as are reasonably necessary to consummate the transactions herein contemplated in accordance with the terms of the Contract.
5.4.3 Utilities. The final readings and final billings for utilities will be made if possible as of the day after Closing Date, in which case Seller shall pay all such bills as of such date and no proration shall be made at the Closing with respect to utility bills. Otherwise, a proration shall be made based upon the parties’ reasonable good faith estimate. Seller shall be entitled to the return ofany deposit(s) posted by it with any utility company, and Seller shall notify each utility company serving the Property to terminate Seller’s account, effective as of the day after the Closing Date.
5.4.4 Real Estate Taxes. Any real estate ad valorem or similar taxes for the Property, or any installment of assessments payable in installments which installment is payable in the calendar year of Closing, shall be prorated to the date after the day of Closing, based upon actual days involved. The proration of real property taxes or installments of assessments shall be based upon the assessed valuation and tax rate figures (assuming payment at the earliest time to allow for the maximum possible discount) for the year in which the Closing occurs to the extent the same are available; provided, however, that in the event that actual figures (whether for the assessed value of the Property or for the tax rate) for the year of Closing are not available at the Closing Date, the proration shall be made using figures from the preceding year (assuming payment at the earliest time to allow for the maximum possible discount). The proration of real property taxes or installments of assessments shall be final and not subject to re-adjustment after Closing.
5.4.5 Property Contracts. Purchaser shall assume at Closing the obligations under the Property Contracts assumed by Purchaser; however, operating expenses shall be prorated underSection 5.4.2.
5.4.6 Leases.
5.4.6.3 At Closing, Purchaser shall receive a credit against the Purchase Price in an amount equal to the sum of any rent concessions granted for periods after the Closing as a result of a settlement between Seller, as landlord, and a tenant at the Property for failure of Seller to perform any of its actions or obligations as landlord under a lease (as opposed to any rent concessions granted in connection with a new or renewed lease).
5.4.7 Existing Loans.
5.4.7.1 Seller shall be responsible for all principal (except for any mandatory partial prepayment of any of the Loans pursuant to Section 4.7.3 above, unless agreed to by Seller pursuant toSection 4.7.3.2) required to be paid under the terms of the Notes prior to the day after the Closing Date, together with all interest accrued under the Notes prior to the day after the Closing Date, all of which may be a credit against the Purchase Price as provided inSection 2.2.3.
5.4.7.2 Subject to the terms ofSection 4.7.7 above, Purchaser shall be responsible for all Lender Fees and all other fees, penalties, interest and other amounts due and owing under the Assumed Loan Documents as a result of the Loan Assumption and Release, other than the assumption fees up to 1% of the amount of the Loans, as set forth inSection 4.7.7. If at Closing, the assumption fees are less than $230,660, then Purchaser shall receive a credit in the amount of the difference between $230,660 and the actual cost of the assumption fees. As set forth inSection 4.7.8, any existing reserves, impounds and other accounts maintained in connection with the Loans shall be assigned to Purchaser, and at Closing, Purchaser shall pay to Seller an amount equal to the balance of such reserves, impounds and accounts so assigned.
5.4.8 Insurance. No proration shall be made in relation to insurance premiums and insurance policies will not be assigned to Purchaser. Seller shall have the risk of loss of the Property until the Closing, after which time the risk of loss shall pass to Purchaser and Purchaser shall be responsible for obtaining its own insurance thereafter.
5.4.9 Employees. All of Seller’s and Seller’s manager’s on-site employees shall have their employment at the Property terminated by Seller or Seller’s manager as of the Closing Date.
5.4.10 Closing Costs. Purchaser shall pay the cost of (a) all recording and filing charges in connection with the instruments by which Seller conveys the Property (including the Deed) and all mortgage recording fees and taxes withrespect to any mortgage loan obtained by Purchaser in connection with its purchase of the Property, (b) all premiums or fees required to be paid by Purchaser with respect to the Title Policy pursuant toSection 4.1, and (c) any “mansion tax” payable on the transfer of the Property to Purchaser. Seller shall pay the (w) cost of any transfer taxes (with the exception of any “mansion tax”), (x) the cost of recording any instruments required to discharge any liens or encumbrances against the Property, (y) the cost to omit any title exceptions (or otherwise cure the same) which Seller is required to omit or cure pursuant to the terms of this Contract and (z) the base premium for the Title Policy pursuant toSection 4.1. Seller and Purchaser shall share equally the escrow fees of the Title Insurer (but not any other charges or fees of the Title Insurer).
5.4.13 Brokerage Commissions. Any outstanding commissions for the rental or lease of any apartments at the Property shall either be paid at Closing by Seller directly to the brokers entitled to such commissions or Seller shall grant Purchaser a credit for such commissions.
Purchaser or Seller may request that Purchaser and Seller undertake to re-adjust any item on the Proration Schedule (or any item omitted therefrom), with the exception of real property taxes which shall be final and not subject to readjustment, in accordance with the provisions ofSection 5.4 of this Contract; provided, however, that neither party shall have any obligation to re-adjust any items (a) after the expiration of 90 days after Closing, or (b) subject to such 90-day period, unless such items exceed $5,000.00 in magnitude (either individually or in the aggregate). The foregoing limitations set forth inSections 5.5(a) and(b) above shall not apply to rent collected by Seller applicable to periods after the Closing or rent collected by Purchaser for periods prior to the Closing. Nothing contained herein shall limit the mutual indemnities contained in the Leases Assignment.
Except, in all cases, for any fact, information or condition disclosed in the Title Documents, the Permitted Exceptions, the Property Contracts, or the Materials, or which is otherwise known by Purchaser prior to the Closing, Seller represents and warrants to Purchaser the following (collectively, the “Seller’s Representations”) as of the Effective Date and as of the Closing Date; provided that Purchaser’s remedies if any such Seller’s Representations are untrue as of the Closing Date are limited to those set forth in Section 8.1:
6.1.1 Seller is validly existing and in good standing under the laws of the state of its formation set forth in the initial paragraph of this Contract; and, subject toSection 8.2.6 and any approvals required from Lenders for the Loan Assumption and Release, has or at the Closing shall have the entity power and authority to sell and convey the Property and to execute the documents to be executed by Seller and prior to the Closing will have taken as applicable, all corporate, partnership, limited liability company or equivalent entity actions required for the execution and delivery of this Contract, and the consummation of the transactions contemplated by this Contract. The compliance with or fulfillment of the terms and conditions hereof will not conflict with, or result in a breach of, the terms, conditions or provisions of, or constitute a default under, any contract to which Seller is a party or by which Seller is otherwise bound, which conflict, breach or default would have a material adverse affect on Seller’s ability to consummate the transaction contemplated by this Contract or on the Property. Subject toSection 8.2.6, this Contract is a valid and binding agreement against Seller in accordance with its terms;
6.1.2 Seller is not a “foreign person,” as that term is used and defined in the Internal Revenue Code, Section 1445, as amended;
6.1.3 Except for (a) any actions by Seller to evict Tenants under the Leases, or (b) any matter covered by Seller’s current insurance policy(ies), to Seller’s knowledge, there are no material actions, proceedings, litigation or governmental investigations or condemnation actions either pending or threatened in writing against the Property which will adversely impact Seller’s ability to convey the Property or which adversely affect or will adversely affect the operations of the Property;
6.1.4 To Seller’s knowledge, Seller has not received any written notice of any material default by Seller under any of the Property Contracts that will not be terminated on the Closing Date;
6.1.6 To Seller’s knowledge, the Property Contracts List (as updated pursuant toSection 5.2.10) is accurate in all material respects;
6.1.7 To Seller’s knowledge, the Materials delivered to Purchaser and that have been prepared by Seller (as opposed to Materials prepared by any third parties) are true and correct in all material respects, and Seller has no knowledge that any Materials prepared by any third parties are substantially and materially erroneous or misleading;
6.1.8 To Seller’s knowledge, Seller has not received any written claims or complaints from any party that the Property is not in compliance with all zoning laws;
6.1.9 To Seller’s knowledge, Seller has performed its obligations under the Loans as of the Effective Date and has not received any written notice of any default by Seller under the Loans that remains uncured;
6.1.10 To Seller’s knowledge, there are no assessments, either threatened or pending against any part or all of the Property;
6.1.11 To Seller’s knowledge, Seller has not received any written notice from a governmental agency of any uncured material violations of any federal, state, county or municipal law, ordinance, order, regulation or requirement affecting the Property;
6.1.12 To Seller’s knowledge, Seller has not received any written notices of complaints of any tenants regarding any violation of any rent control or similar law. There is no concerted rent strike at the Property;
6.1.13 Seller is the owner of the Fixtures and Tangible Personal Property free and clear of any liens or encumbrances, other than the Assumed Encumbrances;
6.1.14 As of the Effective Date, the outstanding principal balance due under the Loans is as follows: [$11,908,300 under the First Note, $3,592,521 under the Second Note and $7,565,432 under the Third Note.]
6.1.15 To Seller’s knowledge, there are no outstanding commissions for the rental or lease of any apartments at the Property, other than any such commissions to be paid by Seller at or prior to the Closing; and
6.1.16 Except as set forth in the Leases and/or the Rent Roll, no tenant is entitled to rental concessions or abatements for any period subsequent to the Closing Date.
Except for Seller’s Representations, the Property is expressly purchased and sold “AS IS,” “WHERE IS,” and “WITH ALL FAULTS.” The Purchase Price and the terms and conditions set forth herein are the result of arm’s-length bargaining betweenentities familiar with transactions of this kind, and said price, terms and conditions reflect the fact that Purchaser shall have the benefit of, but is not relying upon, any information provided by Seller or Broker or statements, representations or warranties, express or implied, made by or enforceable directly against Seller or Broker, including, without limitation, any relating to the value of the Property, the physical or environmental condition of the Property, any state, federal, county or local law, ordinance, order or permit; or the suitability, compliance or lack of compliance of the Property with any regulation, or any other attribute or matter of or relating to the Property (other than any covenants of title contained in the Deed conveying the Property and Seller’s Representations). Purchaser agrees that Seller shall not be responsible or liable to Purchaser for any defects, errors or omissions, or on account of any conditions affecting the Property. Purchaser represents and warrants that, as of the date hereof and as of the Closing Date, it has and shall have reviewed and conducted such independent analyses, studies (including, without limitation, environmental studies and analyses concerning the presence of lead, asbestos, water intrusion and/or fungal growth and any resulting damage, PCBs and radon in and about the Property), reports, investigations and inspections as it deems appropriate in connection with the Property. If Seller provides or has provided any documents, summaries, opinions or work product of consultants, surveyors, architects, engineers, title companies, governmental authorities or any other person or entity with respect to the Property, including, without limitation, the offering prepared by Broker, Purchaser and Seller agree that Seller has done so or shall do so only for the convenience of both parties, Purchaser shall not rely thereon and the reliance by Purchaser upon any such documents, summaries, opinions or work product shall not create or give rise to any liability of or against Seller’s Indemnified Parties. Purchaser acknowledges and agrees that no representation has been made and no responsibility is assumed by Seller with respect to current and future applicable zoning or building code requirements or the compliance of the Property with any other laws, rules, ordinances or regulations, the financial earning capacity or expense history of the Property, the continuation of contracts, continued occupancy levels of the Property, or any part thereof, or the continued occupancy by tenants of any Leases or, without limiting any of the foregoing, occupancy at Closing. Prior to Closing, Seller shall have the right, but not the obligation, to enforce its rights against any and all Property occupants, guests or tenants. Purchaser agrees that the departure or removal, prior to Closing, of any of such guests, occupants or tenants shall not be the basis for, nor shall it give rise to, any claim on the part of Purchaser, nor shall it affect the obligations of Purchaser under this Contract in any manner whatsoever; and Purchaser shall close title and accept delivery of the Deed with or without such tenants in possession and without any allowance or reduction in the Purchase Price under this Contract. Purchaser hereby releases Seller from any and all claims and liabilities relating to the foregoing matters.
Seller and Purchaser agree that Seller’s Representations shall survive Closing for a period of 6 months (the “Survival Period”). Seller shall have no liability after the Survival Period with respect to Seller’s Representations contained herein except to the extent that Purchaser has requested arbitration against Seller during the Survival Period for breach of any of Seller’s Representations. Under no circumstances shall Seller be liable to Purchaser for more than $450,000 in any individual instance or in the aggregate for all breaches of Seller’s Representations, nor shall Purchaser be entitled to bring any claim for a breach of Seller’s Representations unless the claim for damages (either in the aggregate or as to any individual claim) by Purchaser exceeds $5,000. In the event that Seller breaches any representation contained inSection 6.1 and Purchaser had actualknowledge (or knowledge could have been ascertained from the Materials) of such breach prior to the Closing Date, and elected to close regardless, Purchaser shall be deemed to have waived any right of recovery, and Seller shall not have any liability in connection therewith.
Any representations and warranties made “to the knowledge of Seller” shall not be deemed to imply any duty of inquiry. For purposes of this Contract, the term Seller’s “knowledge” shall mean and refer only to actual knowledge of the Designated Employees and shall not be construed to refer to the knowledge of any other partner, officer, director, agent, employee or representative of Seller, or any affiliate of Seller, or to impose upon such Designated Employees any duty to investigate the matter to which such actual knowledge or the absence thereof pertains, or to impose upon such Designated Employees any individual personal liability. As used herein, the term “Designated Employees” shall refer to Karyn Marasco who is the regional property manager and the community manager handling this Property.
For the purpose of inducing Seller to enter into this Contract and to consummate the sale and purchase of the Property in accordance herewith, Purchaser represents and warrants to Seller the following as of the Effective Date and as of the Closing Date:
6.5.1 Purchaser is a limited liability company duly organized, validly existing and in good standing under the laws of New Jersey.
6.5.2 Purchaser, acting through any of its or their duly empowered and authorized officers or members, has all necessary entity power and authority to own and use its properties and to transact the business in which it is engaged, and has full power and authority to enter into this Contract, to execute and deliver the documents and instruments required of Purchaser herein, and to perform its obligations hereunder; and no consent of any of Purchaser’s partners, directors, officers or members are required to so empower or authorize Purchaser. The compliance with or fulfillment of the terms and conditions hereof will not conflict with, or result in a breach of, the terms, conditions or provisions of, or constitute a default under, any contract to which Purchaser is a party or by which Purchaser is otherwise bound, which conflict, breach or default would have a material adverse affect on Purchaser’s ability to consummate the transaction contemplated by this Contract. This Contract is a valid, binding and enforceable agreement against Purchaser in accordance with its terms.
6.5.3 No pending or, to the knowledge of Purchaser, threatened litigation exists which if determined adversely would restrain the consummation of the transactions contemplated by this Contract or would declare illegal, invalid or non-binding any of Purchaser’s obligations or covenants to Seller.
6.5.4 Other than Seller’s Representations, Purchaser has not relied on any representation or warranty made by Seller or any representative of Seller(including, without limitation, Broker) in connection with this Contract and the acquisition of the Property.
6.5.5 The Broker and its affiliates do not, and will not at the Closing, have any direct or indirect legal, beneficial, economic or voting interest in Purchaser (or in an assignee of Purchaser, which pursuant toSection 13.3, acquires the Property at the Closing), nor has Purchaser or any affiliate of Purchaser granted (as of the Effective Date or the Closing Date) the Broker or any of its affiliates any right or option to acquire any direct or indirect legal, beneficial, economic or voting interest in Purchaser.
6.5.6 Purchaser is not a Prohibited Person.
6.5.7 To Purchaser’s knowledge, none of its investors, affiliates or brokers or other agents (if any), acting or benefiting in any capacity in connection with this Contract is a Prohibited Person.
6.5.8 The funds or other assets Purchaser will transfer to Seller under this Contract are not the property of, or beneficially owned, directly or indirectly, by a Prohibited Person.
6.5.9 The funds or other assets Purchaser will transfer to Seller under this Contract are not the proceeds of specified unlawful activity as defined by 18 U.S.C. § 1956(c)(7).
During the period of time from the Effective Date to the Closing Date, in the ordinary course of business Seller may enter into new Property Contracts, new Leases, renew existing Leases or modify, terminate or accept the surrender or forfeiture of any of the Leases, modify any Property Contracts, or institute and prosecute any available remedies for default under any Lease or Property Contract without first obtaining the written consent of Purchaser; provided, however, Seller agrees that any such new Property Contracts shall be terminable on thirty (30) days’ prior written notice without payment or penalty or any new, renewed or modified Leases (a) shall not have a term in excess of 1 year and (b) shall be on Seller’s standard form without material deviation and entered into in the ordinary course of business and in accordance with Seller’s standard leasing practices for the Property unless the prior written consent of Purchaser has been obtained, which consent shall not be unreasonably withheld, conditioned or delayed. Seller hereby agrees not to change its standard leasing practices as a result of the execution of this Contract in a manner which would be adverse to Purchaser.
Except as specifically set forth in this Article VII, Seller shall operate the Property after the Effective Date in the ordinary course of business, and except as necessary in Seller’s reasonable discretion to address (a) any life or safety issue at the Property or (b) any other matter which in Seller’s reasonable discretion materially adversely affects the use, operation or value of the Property, Seller will not make anymaterial alterations to the Property or remove any material Fixtures and Tangible Personal Property without the prior written consent of Purchaser which consent shall not be unreasonably withheld, denied or delayed. Seller shall not accept any prepayment of rent for more than one month beyond the Closing Date or apply any Tenant Deposits to any rents owed by Tenants who remain in possession of their Tenant Units on the Closing Date. Seller shall maintain the Property in its current condition, subject only to ordinary wear and tear, casualty and condemnation excepted and subject to the provisions ofArticle 11 andArticle 12.
Other than utility easements and temporary construction easements granted by Seller in the ordinary course of business, Seller covenants that it will not voluntarily create or cause any lien or encumbrance to attach to the Property between the Effective Date and the Closing Date (other than Leases and Property Contracts as provided in Section 7.1) unless Purchaser approves such lien or encumbrance, which approval shall not be unreasonably withheld, conditioned or delayed. If Purchaser approves any such subsequent lien or encumbrance, the same shall be deemed a Permitted Encumbrance for all purposes hereunder.
Purchaser acknowledges receipt of and, to the extent applicable to Purchaser, agrees to be bound to the terms of, (a) those certain stipulations of settlements for the tax years of 2008, 2009 and 2010 between Seller and the Town of Plainsboro, that have been filed (2008 and 2009 tax years) or will be filed (2010 tax year) with the Tax Court of New Jersey, as set forth therein and (b) judgments entered into by the Tax Court of New Jersey for the tax years of 2008 (Docket No. 002023-2008) and 2009 (Docket No. 000437-2009) with respect to the tax assessment of the Property. Seller shall not commence any real property tax reduction proceedings, tax protest proceedings or tax assessment appeals (except for any actions necessary to finalize or enforce the stipulations or judgments referenced in thisSection 7.4) without the prior written consent of Purchaser, which consent shall not be unreasonably withheld, conditioned or delayed.
Seller agrees that (a) prior to Closing all vacant apartment units at the Property (which have been vacant for at least seven (7) days prior to the Closing Date) will be in Rent-Ready Condition, or (b) Purchaser shall receive a credit against the Purchase Price in an amount equal to the product of (i) the number of vacant apartment units which are not in Rent-Ready Condition on the Closing Date (and which have been vacant for at least seven (7) days prior to the Closing Date), and (ii) $1,000.00.
Between the Effective Date and the Closing Date, Seller shall not voluntarily prepay any portion of the outstanding principal balance under the Existing Loans, other than the scheduled amortization payments as set forth in the Notes.
Purchaser’s obligation to close under this Contract shall be subject to and conditioned upon the fulfillment of the following conditions precedent:
8.1.1 All of the documents required to be delivered by Seller to Purchaser at the Closing pursuant to the terms and conditions hereof shall have been delivered;
8.1.5 The Loan Assumption and Release shall have occurred;
8.1.6 There shall not be any pending litigation or, to the knowledge of either Purchaser or Seller, any litigation threatened in writing, which, if adversely determined, would restrain the consummation of any of the transactions contemplated by this Contract or declare illegal, invalid or nonbinding any of the covenants or obligations of the Seller, except for litigation of which Purchaser has knowledge; and
8.1.7 Subject to Purchaser’s payment of premiums, the Title Insurer shall be committed to the issuance of the Title Policy insuring title to the Property subject only to the Permitted Exceptions.
If any condition set forth inSections 8.1.1,8.1.3, 8.1.4, 8.1.5, 8.1.6 or 8.1.7 is not met, Purchaser may (a) waive any of the foregoing conditions and proceed to Closing on the Closing Date with no offset or deduction from the Purchase Price, or (b) if such failure constitutes a default by Seller, exercise any of its remedies pursuant toSection 10.2. If the condition set forth inSection 8.1.2 is not met, Seller shall not be in default pursuant toSection 10.2, and Purchaser may, as its sole and exclusive remedy, (i) notify Seller of Purchaser’s election to terminate this Contract and receive a return of the Deposit from the Escrow Agent, or (ii) waive such condition and proceed to Closing on the Closing Date with no offset or deduction from the Purchase Price.
Without limiting any of the rights of Seller elsewhere provided for in this Contract, Seller’s obligation to close with respect to conveyance of the Property under this Contract shall be subject to and conditioned upon the fulfillment of the following conditions precedent:
8.2.1 All of the documents and funds required to be delivered by Purchaser to Seller at the Closing pursuant to the terms and conditions hereof shall have been delivered;
8.2.2 Each of the representations, warranties and covenants of Purchaser contained herein shall be true in all material respects as of the Closing Date;
8.2.3 Purchaser shall have complied with, fulfilled and performed in all material respects each of the covenants, terms and conditions to be complied with, fulfilled or performed by Purchaser hereunder;
8.2.4 There shall not be any pending litigation or, to the knowledge of either Purchaser or Seller, any litigation threatened in writing, which, if adversely determined, would restrain the consummation of any of the transactions contemplated by this Contract or declare illegal, invalid or nonbinding any of the covenants or obligations of the Purchaser;
8.2.5 The Loan Assumption and Release shall have occurred; and
If any of the foregoing conditions to Seller’s obligation to close with respect to conveyance of the Property under this Contract are not met, Seller may (a) waive any of the foregoing conditions and proceed to Closing on the Closing Date, or (b) terminate this Contract, and, if such failure constitutes a default by Purchaser, exercise any of its remedies underSection 10.1. If the Closing does not occur because of a failure of Seller to comply with the provisions of Section 8.2.6 and provided that Purchaser is not otherwise in default under this Contract, then, in addition to the return of the Deposit to Purchaser, and as Purchaser’s sole remedy, Purchaser shall be entitled to the reimbursement of its direct and actual out-of-pocket expenses and costs (documented by paid invoices to third parties) in connection with this transaction, which reimbursement shall not exceed $50,000 in the aggregate.
Seller represents and warrants to Purchaser that it has dealt only with Georgia Malone, Georgia Malone & Company, Inc., 850 Third Ave., 19th Fl., New York, NY 10022 (“Seller’s Broker”) in connection with this Contract. Purchaser represents andwarrants to Seller that it has dealt only with Joseph Brecher, Gebroe Hammer Associates, 2 West Northfield Road, Livingston, New Jersey 07039 (“Purchaser’sBroker”) in connection with this Contract. Seller and Purchaser each represents and warrants to the other that, other than Seller’s Broker and Purchaser’s Broker, it has not dealt with or utilized the services of any other real estate broker, sales person or finder in connection with this Contract, and each party agrees to indemnify, hold harmless, and, if requested in the sole and absolute discretion of the indemnitee, defend (with counsel approved by the indemnitee) the other party from and against all Losses relating to brokerage commissions and finder’s fees arising from or attributable to the acts or omissions of the indemnifying party.
If the Closing occurs, Seller agrees to pay Seller’s Broker a commission according to the terms of a separate contract between Seller’s Broker and Seller. Seller shall also pay Purchaser’s Broker a commission on behalf of Purchaser according to the terms of a separate contract between Purchaser’s Broker and Purchaser, not to exceed $272,500. Purchaser represents that the total commissions payable to Purchaser’s Broker is $272,500. Seller’s Broker and/or Purchaser’s Broker shall not be deemed a party or third party beneficiary of this Contract. As a condition to Seller and Purchaser’s obligation to pay the commission, Seller’s Broker and Purchaser’s Broker shall execute the signature page for such party attached hereto solely for purposes of confirming the matters set forth therein.
If Purchaser defaults in its obligations hereunder to (a) deliver the Initial Deposit, the Additional Deposit or the Adjournment Deposit (or any other deposit or payment required of Purchaser hereunder), (b) deliver to Seller the deliveries specified under Section 5.3 on the date required thereunder, or (c) deliver the Purchase Price at the time required by Section 2.2.4 and close on the purchase of the Property on the Closing Date, then, immediately and without the right to receive notice or to cure pursuant to Section 2.3.3, Purchaser shall forfeit the Deposit, and the Escrow Agent shall deliver the Deposit to Seller, and neither party shall be obligated to proceed with the purchase and sale of the Property. If, Purchaser defaults in any of its other representations, warranties or obligations under this Contract, and such default continues for more than 10 days after written notice from Seller, then Purchaser shall forfeit the Deposit, and the Escrow Agent shall deliver the Deposit to Seller, and neither party shall be obligated to proceed with the purchase and sale of the Property. The Deposit is liquidated damages and recourse to the Deposit is, except for Purchaser’s indemnity and confidentiality obligations hereunder, Seller’s sole and exclusive remedy for Purchaser’s failure to perform its obligation to purchase the Property or breach of a representation or warranty. Seller expressly waives the remedies of specific performance and additional damages for such default by Purchaser. SELLER AND PURCHASER ACKNOWLEDGE THAT SELLER’S DAMAGES WOULD BE DIFFICULT TO DETERMINE, AND THAT THE DEPOSIT IS A REASONABLE ESTIMATE OF SELLER’S DAMAGES RESULTING FROM A DEFAULT BY PURCHASER IN ITS OBLIGATION TO PURCHASE THE PROPERTY. SELLER AND PURCHASER FURTHER AGREE THAT THIS SECTION 10.1 IS INTENDED TO AND DOES LIQUIDATE THE AMOUNT OF DAMAGES DUE SELLER, AND SHALL BE SELLER’S EXCLUSIVE REMEDY AGAINST PURCHASER, BOTH AT LAW AND IN EQUITY, ARISING FROM OR RELATED TO A BREACH BY PURCHASER OF ITSOBLIGATION TO CONSUMMATE THE TRANSACTIONS CONTEMPLATED BY THIS CONTRACT, OTHER THAN WITH RESPECT TO PURCHASER’S INDEMNITY AND CONFIDENTIALITY OBLIGATIONS HEREUNDER.
If Seller defaults in its obligations hereunder to (a) deliver to Escrow Agent the deliveries specified underSection 5.2 on the date required thereunder or (b) satisfy the conditions contained inSections 8.1.1, 8.1.3 (with respect to the covenants of Seller to be performed on the Closing Date only),8.1.4 or8.1.6 and provided that Purchaser is, on the Closing Date, ready, willing and able to deliver all of Purchaser’s deliveries specified bySection 5.3 and pay the Purchase Price to Seller, then Seller shall be deemed to immediately be in default and Purchaser may exercise Purchaser’s rights contained in thisSection 10.2 without any opportunity of Seller to cure such default. If Seller, prior to the Closing, defaults in its covenants or obligations under this Contract which are to be performed prior to Closing and such default continues for more than 10 days after written notice from Purchaser, then, at Purchaser’s election and as Purchaser’s sole and exclusive remedy, either (a) this Contract shall terminate, and all payments and things of value, including the Deposit, provided by Purchaser hereunder shall be returned to Purchaser and Purchaser may recover, as its sole recoverable damages (but without limiting its right to receive a refund of the Deposit), its direct and actual out-of-pocket expenses and costs (documented by paid invoices to third parties) in connection with this transaction, which damages shall not exceed $50,000 in aggregate, or (b) subject to the conditions below, Purchaser may seek specific performance of Seller’s obligation to deliver the Deed pursuant to this Contract (but not damages). Purchaser may seek specific performance of Seller’s obligation to deliver the Deed pursuant to this Contract only if, as a condition precedent to initiating such litigation for specific performance, Purchaser first shall (i) deliver all Purchaser Closing documents to Escrow Agent in accordance with the requirements of this Contract, including, without limitation, Sections 2.2.3 and5.3 (with the exception of Section 5.3.1); (ii) not otherwise be in default under this Contract; and (iii) file suit therefor with the court on or before the 120th day after the Closing Date; if Purchaser fails to file an action for specific performance within 120 days after the Closing Date, then Purchaser shall be deemed to have elected to terminate the Contract in accordance with subsection (a) above. Purchaser agrees that it shall promptly deliver to Seller an assignment of all of Purchaser’s right, title and interest in and to (together with possession of) all plans, studies, surveys, reports, and other materials paid for with the out-of-pocket expenses reimbursed by Seller pursuant to the foregoing sentence. SELLER AND PURCHASER FURTHER AGREE THAT THIS SECTION 10.2 IS INTENDED TO AND DOES LIMIT THE AMOUNT OF DAMAGES DUE PURCHASER AND THE REMEDIES AVAILABLE TO PURCHASER, AND SHALL BE PURCHASER’S EXCLUSIVE REMEDY AGAINST SELLER, BOTH AT LAW AND IN EQUITY ARISING FROM OR RELATED TO A BREACH BY SELLER OF ITS COVENANTS OR ITS OBLIGATION TO CONSUMMATE THE TRANSACTIONS CONTEMPLATED BY THIS CONTRACT. UNDER NO CIRCUMSTANCES MAY PURCHASER SEEK OR BE ENTITLED TO RECOVER ANY SPECIAL, CONSEQUENTIAL, PUNITIVE, SPECULATIVE OR INDIRECT DAMAGES, ALL OF WHICH PURCHASER SPECIFICALLY WAIVES, FROM SELLER FOR ANY BREACH BY SELLER, OF ITS COVENANTS OR ITS OBLIGATIONS UNDER THIS CONTRACT. PURCHASER SPECIFICALLY WAIVES THE RIGHT TO FILE ANY LIS PENDENS OR ANY LIEN AGAINST THE PROPERTY UNLESS AND UNTIL IT HAS IRREVOCABLY ELECTED TO SEEK SPECIFIC PERFORMANCE OF THIS CONTRACTAND HAS FILED AND IS DILIGENTLY PURSUING AN ACTION SEEKING SUCH REMEDY.
In the event that the Property is damaged or destroyed by fire or other casualty prior to Closing, and the cost for demolition, site cleaning, restoration, replacement, or other repairs (collectively, the “Repairs”), is more than $1,000,000.00, then Seller shall have no obligation to make such Repairs, and shall notify Purchaser in writing of such damage or destruction (the “Damage Notice”). Within 10 Business Days after Purchaser’s receipt of the Damage Notice, Purchaser may elect at its option to terminate this Contract by delivering written notice to Seller in which event the Deposit shall be refunded to Purchaser. In the event Purchaser fails to terminate this Contract within the foregoing 10 Business Day period, this transaction shall be closed in accordance withSection 11.3 below.
In the event that the Property is damaged or destroyed by fire or other casualty prior to the Closing, and the cost of Repairs is equal to or less than $1,000,000.00, this transaction shall be closed in accordance withSection 11.3, notwithstanding such casualty. In such event, Seller may at its election endeavor to make such Repairs to the extent of any recovery from insurance carried on the Property, if such Repairs can be reasonably effected before the Closing. Regardless of Seller’s election to commence such Repairs, or Seller’s ability to complete such Repairs prior to Closing, this transaction shall be closed in accordance withSection 11.3 below.
In the event Purchaser fails to terminate this Contract following a casualty as set forth inSection 11.1, or in the event of a casualty as set forth inSection 11.2, then this transaction shall be closed in accordance with the terms of the Contract, at Seller’s election, either (i) for the full Purchase Price, notwithstanding any such casualty, in which case Purchaser shall, at Closing, execute and deliver an assignment and assumption (in a form reasonably required by Seller) of Seller’s rights and obligations with respect to the insurance claim related to such casualty, and thereafter Purchaser shall receive all insurance proceeds pertaining to such claim, less any amounts which may already have been spent by Seller for Repairs (plus a credit against the Purchase Price at Closing in the amount of any deductible payable by Seller in connection therewith, plus the amount of any uninsured loss for which coverage has been denied and plus the amount of any proceeds which are not assignable to Purchaser); or (ii) for the full Purchase Price less a credit to Purchaser in the amount necessary to complete such Repairs (less any amounts which may already have been spent by Seller for Repairs).
To the extent that Seller elects to commence any Repairs prior to Closing, then Seller shall be entitled to receive and apply available insurance proceeds to any portion of such Repairs completed or installed prior to Closing, with Purchaser being responsible for completion of such Repairs after Closing. To the extent that any Repairs have been commenced prior to Closing, then the Property Contracts shall include, and Purchaser shall assume at Closing, all construction and other contracts entered into by Seller in connection with such Repairs.
In the event that, at the time of Closing, any material part of the Property is (or previously has been) acquired, or is about to be acquired, by any governmental agency by the powers of eminent domain or transfer in lieu thereof (or in the event that at such time there is any notice of any such acquisition or intent to acquire by any such governmental agency), Purchaser shall have the right, at Purchaser’s option, to terminate this Contract by giving written notice within 10 days after Purchaser’s receipt from Seller of notice of the occurrence of such event, and if Purchaser so terminates this Contract, Purchaser shall recover the Deposit hereunder. If Purchaser fails to terminate this Contract within such 10-day period, this transaction shall be closed in accordance with the terms of this Contract for the full Purchase Price and Purchaser shall receive the full benefit of any condemnation award. It is expressly agreed between the parties hereto that this section shall in no way apply to customary dedications for public purposes which may be necessary for the development of the Property.
This Contract shall not be binding on either party until executed by both Purchaser and Seller. Neither the Escrow Agent’s nor the Broker’s execution of this Contract shall be a prerequisite to its effectiveness. Subject toSection 13.3, this Contract shall be binding upon and inure to the benefit of Seller and Purchaser, and their respective successors and permitted assigns.
All Exhibits and Schedules, whether or not annexed hereto, are a part of this Contract for all purposes.
Except to the extent required to comply with the provisions ofSection 13.18 related to a 1031 Exchange, this Contract is not assignable by Purchaser without first obtaining the prior written approval of Seller. Notwithstanding the foregoing, Purchaser may assign this Contract, without first obtaining the prior written approval of Seller, to one or more entities so long as (a) Purchaser is an affiliate of the purchasing entity(ies), (b) Purchaser is not released from its liability hereunder, and (c) Purchaser provides written notice to Seller of any proposed assignment no later than 10 days prior to the Closing Date. As used herein, an affiliate is a person or entity controlled by, under common control with, or controlling another person or entity.
The captions, headings, and arrangements used in this Contract are for convenience only and do not in any way affect, limit, amplify, or modify the terms and provisions hereof.
Whenever herein the singular number is used, the same shall include the plural where appropriate, and words of any gender shall include each other gender where appropriate.
All notices, demands, requests and other communications required or permitted hereunder shall be in writing, and shall be (a) personally delivered with awritten receipt of delivery; (b) sent by a nationally-recognized overnight delivery service requiring a written acknowledgement of receipt or providing a certification of delivery or attempted delivery; (c) sent by certified or registered mail, return receipt requested; or (d) sent by confirmed facsimile transmission or electronic delivery with an original copy thereof transmitted to the recipient by one of the means described in subsections (a) through (c) no later than 3 Business Days thereafter. All notices shall be deemed effective when actually delivered as documented in a delivery receipt; provided, however, that if the notice was sent by overnight courier or mail as aforesaid and is affirmatively refused or cannot be delivered during customary business hours by reason of the absence of a signatory to acknowledge receipt, or by reason of a change of address with respect to which the addressor did not have either knowledge or written notice delivered in accordance with this paragraph, then the first attempted delivery shall be deemed to constitute delivery. Each party shall be entitled to change its address for notices from time to time by delivering to the other party notice thereof in the manner herein provided for the delivery of notices. All notices shall be sent to the addressee at its address set forth following its name below:
To Purchaser:
Lighthouse Property Investments, LLC
2 Executive Drive
Suite 470
Fort Lee, New Jersey 07024
Attention: Meyer Orbach
Telephone: 201-947-2494
Facsimile: 201-947-2495
With a copy to:
Feinstein Raiss Kelin & Booker
100 Executive Drive
Suite 360
West Orange, New Jersey 07052
Attention: Rich Kelin, Esq.
Telephone: 973-324-5400 extension 107
Facsimile: 973-731-4669
rkelin@frkblaw.com
To Seller:
c/o AIMCO
4582 South Ulster Street Parkway
Suite 1100
Denver, Colorado 80237
Attention: Mark Reoch and Brian Bornhorst
Telephone: 303-757-9101 (Mark Reoch) and 303-691-4472 (Brian Bornhorst)
Facsimile: 303-300-3261 (Mark Reoch and Brian Bornhorst)
mark.reoch@aimco.com and brian.bornhorst@aimco.com
And:
c/o AIMCO
191 Post Road West
Westport, CT 06880
Attention: Mr. Lance Graber
Telephone: 203-221-2621
Facsimile: 203-222-0527
lance.graber@aimco.com
with copy to:
AIMCO
4582 South Ulster Street Parkway
Suite 1100
Denver, Colorado 80237
Attention: John Spiegleman, Esq.
Telephone: 303-691-4303
Facsimile: 720-200-6882
john.spiegleman@aimco.com
and a copy to:
Gebroe Hammer Associates
2 West Northfield Road
Livingston, New Jersey 07039
Attention: Joseph Brecher
Telephone: 973-994-4500 extension 162
Facsimile: 973-994-9752
jbrecher@gebroehammer.com
and a copy to:
Bryan Cave LLP
1290 Avenue of the Americas
New York, New York 10104
Attention: Sandor A. Green, Esq.
Telephone: 212-541-2049
Facsimile: 212-541-1449
sagreen@bryancave.com
Any notice required hereunder to be delivered to the Escrow Agent shall be delivered in accordance with above provisions as follows:
First American Title Insurance Company of New York
633 Third Avenue
New York, New York 10017
Attention: Linda J. Isaacson
Telephone: 212-850-0664
Facsimile: 212-331-1467
lisaacson@firstam.com
Unless specifically required to be delivered to the Escrow Agent pursuant to the terms of this Contract, no notice hereunder must be delivered to the Escrow Agent in order to be effective so long as it is delivered to the other party in accordance with the above provisions.
The laws of the State of New Jersey shall govern the validity, construction, enforcement, and interpretation of this Contract, unless otherwise specified herein except for the conflict of laws provisions thereof. Subject to Section 13.24, all claims, disputes and other matters in question arising out of or relating to this Contract, or the breach thereof, shall be decided by proceedings instituted and litigated in a court of competent jurisdiction in the state in which the Property is situated, and the parties hereto expressly consent to the venue and jurisdiction of such court.
This Contract embodies the entire Contract between the parties hereto concerning the subject matter hereof and supersedes all prior conversations, proposals, negotiations, understandings and contracts, whether written or oral.
This Contract shall not be amended, altered, changed, modified, supplemented or rescinded in any manner except by a written contract executed by all of the parties; provided, however, that, (a) the signature of the Escrow Agent shall not be required as to any amendment of this Contract other than an amendment of Section 2.3, and (b) the signature of the Broker shall not be required as to any amendment of this Contract
In the event that any part of this Contract shall be held to be invalid or unenforceable by a court of competent jurisdiction, such provision shall be reformed, and enforced to the maximum extent permitted by law. If such provision cannot be reformed, it shall be severed from this Contract and the remaining portions of this Contract shall be valid and enforceable.
This Contract may be executed in a number of identical counterparts. This Contract may be executed by facsimile signatures or electronic delivery of signatures which shall be binding on the parties hereto, with original signatures to be delivered as soon as reasonably practical thereafter.
No provision of this Contract shall be construed in favor of, or against, any particular party by reason of any presumption with respect to the drafting of this Contract; both parties, being represented by counsel, having fully participated in the negotiation of this instrument.
Purchaser shall not disclose the terms and conditions contained in this Contract and shall keep the same confidential, provided that Purchaser maydisclose the terms and conditions of this Contract (a) as required by law, (b) to consummate the terms of this Contract, or any financing relating thereto, or (c) to Purchaser’s or Seller’s lenders, attorneys, accountants, advisors, consultants and potential investors. Any information obtained by Purchaser in the course of its inspection of the Property, and any Materials provided by Seller to Purchaser hereunder, shall be confidential and Purchaser shall be prohibited from making such information public to any other person or entity other than its Consultants, without Seller’s prior written authorization, which may be granted or denied in Seller’s sole discretion. In addition, Purchaser shall use its reasonable efforts to prevent its Consultants from divulging any such confidential information to any unrelated third parties except as reasonably necessary to third parties engaged by Purchaser for the limited purpose of analyzing and investigating such information for the purpose of consummating the transaction contemplated by this Contract. Unless and until the Closing occurs, Purchaser shall not market the Property (or any portion thereof) to any prospective purchaser or lessee without the prior written consent of Seller, which consent may be withheld in Seller’s sole discretion. Notwithstanding the provisions of Section 13.8 Purchaser agrees that the covenants, restrictions and agreements of Purchaser contained in any confidentiality agreement executed by Purchaser prior to the Effective Date shall survive the execution of this Contract and shall not be superseded hereby.
It is expressly agreed by the parties hereto that time is of the essence with respect to this Contract and any aspect thereof.
No delay or omission to exercise any right or power accruing upon any default, omission, or failure of performance hereunder shall impair any right or power or shall be construed to be a waiver thereof, but any such right and power may be exercised from time to time and as often as may be deemed expedient. No waiver, amendment, release, or modification of this Contract shall be established by conduct, custom, or course of dealing and all waivers must be in writing and signed by the waiving party.
In the event either party hereto commences litigation or arbitration against the other to enforce its rights hereunder, the prevailing party in such litigation shall be entitled to recover from the other party its reasonable attorneys’ fees and expenses incidental to such litigation and arbitration, including the cost of in-house counsel and any appeals.
Any reference in this Contract to a specific time shall refer to the time in the time zone where the Property is located. (For example, a reference to 3:00 p.m. refers to 3:00 p.m. MST if the Property is located in Denver, Colorado.) Should the last day of a time period fall on a weekend or legal holiday, the next Business Day thereafter shall be considered the end of the time period.
Seller and Purchaser acknowledge and agree that the purchase and sale of the Property may be part of a tax-free exchange for either Purchaser or Seller pursuant to Section 1031 of the Code, the regulations promulgated thereunder, revenue procedures, pronouncements and other guidance issued by the Internal Revenue Service. Each party hereby agrees to cooperate with each other and take all reasonable steps on or before the Closing Date to facilitate such exchange if requested by the other party, provided that (a) no party making such accommodation shall be required to acquire any substitute property, (b) suchexchange shall not affect the representations, warranties, liabilities and obligations of the parties to each other under this Contract, (c) no party making such accommodation shall incur any additional cost, expense or liability in connection with such exchange (other than expenses of reviewing and executing documents required in connection with such exchange), and (d) no dates in this Contract will be extended as a result thereof, except as specifically provided herein. Notwithstanding anything in this Section 13.18 to the contrary, Seller shall have the right to extend the Closing Date (as extended pursuant to the second or third sentences of Section 5.1) for up to 30 days in order to facilitate a tax free exchange pursuant to this Section 13.18, and to obtain all documentation in connection therewith.
Purchaser acknowledges that this Contract is entered into by Seller which is a Californialimited partnership, and Purchaser agrees that none of Seller’s Indemnified Parties shall have any personal liability under this Contract or any document executed in connection with the transactions contemplated by this Contract.
Seller shall have the right, at all times prior to the expiration of the Feasibility Period, to solicit backup offers and enter into discussions, negotiations, or any other communications concerning or related to the sale of the Property with any third-party; provided, however, that such communications are subject to the terms of this Contract, and that Seller shall not enter into any binding contract with a third-party for the sale of the Property unless such contract is contingent on the termination of this Contract without the Property having been conveyed to Purchaser.
Purchaser acknowledges that the Property may be subject to the federal Americans With Disabilities Act (the “ADA”) and the federal Fair Housing Act (the “FHA”). The ADA requires, among other matters, that tenants and/or owners of “public accommodations” remove barriers in order to make the Property accessible to disabled persons and provide auxiliary aids and services for hearing, vision or speech impaired persons. Seller makes no warranty, representation or guarantee of any type or kind with respect to the Property’s compliance with the ADA or the FHA (or any similar state or local law), and Seller expressly disclaims any such representations.
Purchaser shall not cause or allow this Contract or any contract or other document related hereto, nor any memorandum or other evidence hereof, to be recorded or become a public record without Seller’s prior written consent, which consent may be withheld at Seller’s sole discretion. If Purchaser records this Contract or any other memorandum or evidence thereof, Purchaser shall be in default of its obligations under this Contract. Purchaser hereby appoints Seller as Purchaser’s attorney-in-fact to prepare and record any documents necessary to effect the nullification and release of the Contract or other memorandum or evidence thereof from the public records. This appointment shall be coupled with an interest and irrevocable.
Purchaser and Seller acknowledge and agree that the relationship established between the parties pursuant to this Contract is only that of a seller and a purchaser of property. Neither Purchaser nor Seller is, nor shall either hold itself out to be, the agent, employee, joint venturer or partner of the other party.
13.24 Dispute Resolution.
Any controversy, dispute, or claim of any nature arising out of, in connection with, or in relation to the interpretation, performance, enforcement or breach of this Contract (and any closing document executed in connection herewith), including any claim based on contract, tort or statute, shall be resolved at the written request of any party to this Contract by binding arbitration. The arbitration shall be administered in accordance with the then current Commercial Arbitration Rules of the American Arbitration Association. Any matter to be settled by arbitration shall be submitted to the American Arbitration Association in the state in which the Property is located. The parties shall attempt to designate one arbitrator from the American Arbitration Association. If they are unable to do so within 30 days after written demand therefor, then the American Arbitration Association shall designate an arbitrator. The arbitration shall be final and binding, and enforceable in any court of competent jurisdiction. The arbitrator shall award attorneys’ fees (including those of in-house counsel) and costs to the prevailing party and charge the cost of arbitration to the party which is not the prevailing party. Notwithstanding anything herein to the contrary, this Section 13.24 shall not prevent Purchaser or Seller from seeking and obtaining equitable relief on a temporary or permanent basis, including, without limitation, a temporary restraining order, a preliminary or permanent injunction or similar equitable relief, from a court of competent jurisdiction located in the state in which the Property is located (to which all parties hereto consent to venue and jurisdiction) by instituting a legal action or other court proceeding in order to protect or enforce the rights of such party under this Contract or to prevent irreparable harm and injury. The court’s jurisdiction over any such equitable matter, however, shall be expressly limited only to the temporary, preliminary, or permanent equitable relief sought; all other claims initiated under this Contract between the parties hereto shall be determined through final and binding arbitration in accordance with thisSection 13.24. Notwithstanding the foregoing, Purchaser may obtain a restraining order from a court of competent jurisdiction.
Purchaser agrees that Seller, the Property Manager or AIMCO, or their respective affiliates, are the sole owners of all right, title and interest in and to the AIMCO Marks (or have the right to use such AIMCO Marks pursuant to license agreements with third parties) and that no right, title or interest in or to the AIMCO Marks is granted, transferred, assigned or conveyed as a result of this Contract. Purchaser further agrees that Purchaser will not use the AIMCO Marks for any purpose.
Except for (a) all of the provisions of this Article XIII (other thanSections 13.18 and13.20); (b)Sections 2.3, 3.3,3.4, 3.5,4.7.5, 4.7.6,5.4, 5.5,6.2, 6.5,9.1, 11.4,14.1, and14.2; (c) any other provisions in this Contract, that by their express terms survive the termination or Closing; and (d) any payment obligation of Purchaser under this Contract (the foregoing (a), (b), (c) and (d) referred to herein as the “Survival Provisions”), none of the terms and provisions of this Contract shall survive the termination of this Contract, and if the Contract is not so terminated, all of the terms and provisions of this Contract (other than the Survival Provisions, which shall survive the Closing) shall be merged into the Closing documents and shall not survive Closing.
As used in this Contract, the term “Purchaser” means all entities acquiring any interest in the Property at the Closing, including, withoutlimitation, any assignee(s) of the original Purchaser pursuant toSection 13.3 of this Contract. In the event that “Purchaser” has any obligations or makes any covenants, representations or warranties under this Contract, the same shall be made jointly and severally by all entities being a Purchaser hereunder.
AIMCO Properties, L.P., a beneficial owner of Seller, hereby agrees to indemnify, defend and hold Purchaser harmless from and against all claims, demands, liabilities and damages (including reasonable attorneys’ fees) arising out of the failure of Seller to pay any taxes due to the State of New Jersey Division of Taxation resulting from the sale of the Property to Purchaser pursuant to the terms of this Contract or Seller’s operation and ownership of the Property prior thereto, including, without limitation, any sales tax due in connection with the bulk sale of the personal property comprising a portion of the Property.
Seller and Purchaser hereby acknowledge delivery of the Lead Based Paint Disclosure attached as Exhibit H hereto.
Testing (the “Testing”) has been performed at the Property with respect to lead-based paint. Law Engineering and Environmental Services, Inc. performed the Testing and reported, in a certification dated May 14, 2001, that the Property is “Lead-Based Paint Free Housing” (the “Certification”). By execution hereof, Purchaser acknowledges receipt of a copy of the Certification, the Lead-Based Paint Disclosure Statement attached hereto asExhibit H, and acknowledges receipt of that certain Consent Agreement (the “Consent Agreement”) by and among the United States Environmental Protection Agency (executed December 19, 2001), the United States Department of Housing and Urban Development (executed January 2, 2002), and AIMCO (executed December 18, 2001). Because the Property has been certified as lead-based paint free, Seller is not required under the Consent Agreement to remediate or abate any lead-based paint condition at the Property prior to the Closing. Purchaser acknowledges and agrees that (1) after Closing, Purchaser and the Property shall be subject to the Consent Agreement and the provisions contained herein related thereto and (2) that Purchaser shall not be deemed to be a third party beneficiary to the Consent Agreement.
[Remainder of Page Intentionally Left Blank]
NOW, THEREFORE, the parties hereto have executed this Contract as of the date first set forth above.
Seller:
ANGELES INCOME PROPERTIES, LTD. II, a California limited partnership
By: ANGELES REALTY CORPORATION II, a California corporation, its managing general partner
By:/s/Brian J. Bornhorst
Name: Brian J. Bornhorst
Title: Vice President
Accepted and agreed, as to Section 13.29 only:
AIMCO PROPERTIES, L.P., a Delaware limited partnership
By: AIMCO-GP, Inc., a Delaware corporation, its General Partner
By: /s/ Brian J. Bornhorst
Name: Brian J. Bornhorst
Title: Vice President
Purchaser:
LIGHTHOUSE PROPERTY INVESTMENTS, LLC, a New Jersey limited liability company
By:/s/ Meyer Orbach
Name: Meyer Orbach
Title: Managing Member
