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Credit Card Portfolio Purchase and Sale Agreement
Credit Card Portfolio Purchase and Sale Agreement (178K)
Doc #193115: Click preview link for longer preview.
 stage stores inc
EX-2.1 3 ex2_1.htm
Exhibit 2.1
CREDIT CARD PORTFOLIO PURCHASE AND SALE AGREEMENT
By And Among
STAGE STORES, INC.
GRANITE NATIONAL BANK
SPECIALTY RETAILERS (TX) LP
STAGE RECEIVABLE FUNDING LP, as Sellers
And
ADS ALLIANCE DATA SYSTEMS, INC.
WORLD FINANCIAL NETWORK NATIONAL BANK, as Buyers
May 21, 2003
CREDIT CARD PORTFOLIO PURCHASE AND SALE AGREEMENT
TABLE OF CONTENTS
Section Description Page
1. Definitions 1
2. Purchase of Assets 13
2.1 Purchase 13
2.1.1 Purchase of Credit Card Assets 14
2.1.2 Purchase of Equipment 15
2.2 Assumption of Liabilities 15
2.3 Purchase Price 15
2.3.1 Bank Purchase Price 15
2.3.2 ADS Purchase Price 15
2.3.3 Adjustments to Bank Purchase Price 15
2.3.4 Allocation of Purchase Price 16
2.3.5 Allocation of Taxes 16
2.4 Name Rights 16
3. Closing 17
3.1 Sellers' Deliveries at Closing 17
3.2 Buyers' Deliveries at Closing 17
3.3 Final Closing Statement 17
3.3.1 Auditor 18
3.3.2 Report of Auditor 18
3.3.3 Binding Report 18
3.3.4 Dispute Resolution 18
3.3.5 Failure to Include Account 19
3.3.6 Netting of Amounts 19
3.4 Delivery of Books and Records and Account Documents 19
3.5 Transfer of Absolute Title; Filing of Financing Statements 19
3.6 Power of Attorney 20
3.7 Post-Closing Payments on Receivables 20
3.8 Separation of Transactions 20
4. Representations and Warranties of Sellers 21
4.1 Organization 21
4.2 Authorization of Transaction; Validity 21
4.3 No Conflicts; Consents 21
Section Description Page
4.4 Litigation 22
4.5 Compliance With Laws 22
4.6 Title to Assets 22
4.7 Financial Statements 23
4.8 Equipment 23
4.9 Contracts 23
4.10 Employees 24
4.11 ERISA and Employee Benefit Plans 24
4.12 Tax and Other Returns and Reports 25
4.13 Bulk Sales Law 25
4.14 Conduct of the Business 25
4.15 Accuracy of Information 26
4.16 Sufficiency of Assets 26
4.17 Name Rights 26
4.18 Brokers 26
4.19 Accuracy of Preliminary Closing Tape and Final Closing Tape 26
4.20 Restrictions, Reviews and Investigations 27
4.21 Accounts 27
4.22 Cardholder Agreements 28
4.23 Absence of Defaults 28
4.24 Financial Reporting for Accounts and Receivables 28
4.25 Absence of Foreclosure, Bankruptcy, and Other Proceedings 28
4.26 Reaffirmed Accounts 29
4.27 Disclaimer 29
4.28 Survival 29
5. Representations and Warranties of Buyers 29
5.1 Organization 29
5.2 Authorization of Transaction; Validity 29
5.3 No Conflicts; Consents 30
5.4 Litigation 30
5.5 Compliance with Laws 31
5.6 Financial Statements 31
5.7 Accuracy of Information 31
5.8 Brokers 31
5.9 Acknowledgement of Disclaimer 31
5.10 Survival 32
6. Conditions to Obligations of Buyers 32
6.1 Closing Documents 32
6.2 Corporate Documents of Sellers 32
6.3 No Pending Litigation 32
6.4 Representations, Warranties and Covenants 33
6.5 Consents 33
Section Description Page
6.6 HSR Act; Other Approvals 33
6.7 Opinion 33
6.8 No Sellers Material Adverse Effect 33
6.9 Liens 33
6.10 Necessary Action Taken 33
6.11 Other Agreements 33
6.12 Preliminary Information 34
6.13 Certificate of Sellers 34
7. Conditions to Obligations of Sellers 34
7.1 Closing Documents 34
7.2 Corporate Documents of Buyers 34
7.3 Purchase Price 34
7.4 No Pending Litigation 34
7.5 Representations, Warranties and Covenants 35
7.6 Consents 35
7.7 HSR Act; Other Approvals 35
7.8 Opinion 35
7.9 No Buyers Material Adverse Effect 35
7.10 Necessary Action Taken 35
7.11 Other Agreements 35
7.12 Certificate of Buyers 35
8. Covenants of Buyers and Sellers 36
8.1 Best Efforts 36
8.2 Books and Records 36
8.3 Cardholder Notices 36
8.4 Notices of Events 36
8.5 No Sale of Assets 36
8.6 Sales and Transfer Taxes 37
8.7 Public Announcements 37
8.8 Confidentiality 37
8.8.1 Confidential Information Defined 37
8.8.2 Request for Disclosure 37
8.8.3 Return of Confidential Information 38
8.9 HSR Act; Other Approvals 38
8.10 Conduct of Credit Card Business 38
8.11 Assignment of Contracts 39
8.12 Termination of Financing Statements 39
8.13 Access 40
8.14 Excluded Assets 40
8.15 Form 8594 40
8.16 Name Rights 40
Section Description Page
8.17 New Credit Cards 40
8.18 Jacksonville Facilities 40
8.18.1 Real Property 41
8.18.2 Employees 41
8.19 GLB Act 41
193115
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ADS Alliance
As referenced in this Credit Card Portfolio Purchase and Sale Agreement:
ADS ALLIANCE DATA SYSTEMS, – AND SALE AGREEMENT
By And Among
STAGE STORES, INC.
GRANITE NATIONAL BANK
SPECIALTY RETAILERS (TX) LP
STAGE RECEIVABLE FUNDING LP, as Sellers
And
ADS ALLIANCE DATA SYSTEMS, INC.
WORLD FINANCIAL NETWORK NATIONAL BANK, as Buyers
May 21, 2003
CREDIT CARD PORTFOLIO PURCHASE AND SALE AGREEMENT
TABLE OF CONTENTS
Section _____________
ADS ALLIANCE DATA SYSTEMS, – Stage, Granite and Specialty being collectively referred to as the "Sellers"), WORLD FINANCIAL NETWORK NATIONAL BANK, a national banking association (the "Bank"), and ADS ALLIANCE DATA SYSTEMS, INC., a Delaware corporation ("ADS", with Bank being collectively referred to as the "Buyers"). The Sellers and the Buyers may be separately _____________
ADS Alliance Data Systems, – benefits, interests and titles, both legal and equitable, to which the Sellers may be entitled in respect of the foregoing.
"ADS" shall mean ADS Alliance Data Systems, Inc., a Delaware corporation, and its successors and assigns.
"ADS Assumed Liabilities" shall collectively mean any and all Liabilities relating to or _____________
ADS Alliance Data Systems, – Financial Network National Bank
800 Tech Center Drive
Gahanna, Ohio 43230
Attn: Daniel T. Groomes, President
Fax No.: (614) 729-4899
To ADS: ADS Alliance Data Systems, Inc.
800 Tech Center Drive
Gahanna, Ohio 43230
Attn: Ivan M. Szeftel, President Retail Credit Services
Fax No.: (614) 729-4815
With _____________
ADS ALLIANCE DATA SYSTEMS, – General Partner
By:
Michael E. McCreery, Manager
"BUYERS" WORLD FINANCIAL NETWORK
NATIONAL BANK,
a national banking association
By:
Daniel T. Groomes, President
"ADS" ADS ALLIANCE DATA SYSTEMS, INC.,
a Delaware corporation
By:
Ivan M. Szeftel, Executive Vice President
_____________
dt 185976
;
Citicorp
As referenced in this Credit Card Portfolio Purchase and Sale Agreement:
Citicorp North America, – Act, and any implementing regulations).
"SEC" shall mean the Securities and Exchange Commission.
"Securitization Program" shall mean the securitization program among the Sellers, Citicorp North America, Inc. and Fleet National Bank related to the Credit Card Business and subject to that certain Pooling and Servicing Agreement dated August _____________
dt 158196
;
Citicorp USA
As referenced in this Credit Card Portfolio Purchase and Sale Agreement:
Citicorp USA, Inc – herewith or therewith.
"UCC" shall mean the Uniform Commercial Code of the State of Texas, as amended.
"Working Capital Lenders" shall collectively mean Citicorp USA, Inc ., as the Administrative Agent and Collateral Agent for, and the participating institutions under that certain Credit Agreement dated August 24, 2001, by _____________
Citicorp USA, Inc – Agent and Collateral Agent for, and the participating institutions under that certain Credit Agreement dated August 24, 2001, by and among Specialty, Stage, Citicorp USA, Inc ., the Initial Lenders, the Initial Issuing Bank, the Swing Line Bank, and Salomon Smith Barney, Inc., as amended.
Certain Interpretive Matters. As _____________
dt 165006
;
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Stage Stores
As referenced in this Credit Card Portfolio Purchase and Sale Agreement:
STAGE STORES, INC –
EX-2.1 3 ex2_1.htm
Exhibit 2.1
CREDIT CARD PORTFOLIO PURCHASE AND SALE AGREEMENT
By And Among
STAGE STORES, INC .
GRANITE NATIONAL BANK
SPECIALTY RETAILERS (TX) LP
STAGE RECEIVABLE FUNDING LP, as Sellers
And
ADS ALLIANCE DATA SYSTEMS, INC.
WORLD FINANCIAL NETWORK _____________
STAGE STORES, INC – SALE AGREEMENT (the "Agreement") is made and entered into as of the 21st day of May, 2003 (the "Effective Date"), by and among STAGE STORES, INC ., a Nevada corporation ("Stage"), GRANITE NATIONAL BANK, a national banking association and indirect wholly-owned subsidiary of Stage ("Granite"), SPECIALTY RETAILERS (TX) _____________
Stage Stores, Inc – and the Transaction Documents.
"Specialty" shall mean Specialty Retailers (TX) LP, a Texas limited partnership, and its successors and assigns.
"Stage" shall mean Stage Stores, Inc ., a Nevada corporation, and its successors and assigns.
"Tax" or "Taxes" shall mean any federal, state or local taxes, charges, fees, levies, _____________
Stage Stores, Inc – or such other address as may be designated from time to time in a written notice given in a like manner:
To Stage: Stage Stores, Inc .
10201 Main Street
Houston, Texas 77025
Attn: Michael E. McCreery, CFO
Fax No.: (713) 669-2709
To Granite: Granite National Bank
10201 _____________
dt 506974
;
Bankers Trust
As referenced in this Credit Card Portfolio Purchase and Sale Agreement:
Bankers Trust – as servicer, Funding, as transferor, and Deutsche Bank Trust Company Americas f/k/a The Bankers Trust Company, as trustee, and any other agreement, document or certificate executed in connection therewith, as
dt 44351
;
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 | 2004 |
Purchase and Sale Agreement [Amendment No. 5]
Purchase and Sale Agreement [Amendment No. 5] (243K)
Doc #250440: Click preview link for longer preview.
FIFTH AMENDMENT TO PURCHASE AND SALE AGREEMENT
THIS FIFTH AMENDMENT TO PURCHASE AND SALE AGREEMENT (this "Fifth Amendment") is made and entered into as of the 23rd day of April, 2004, by and between XXL ONE, LTD., a Tex as limited partnership ( "Seller"), and INLAND REAL ESTATE ACQUISITIONS, INC., an Illinois corporation ("Purchaser").
RECITALS:
A. Seller and Purchaser previously entered into that certain Purchase and Sale Agreement dated as of February 19, 2004 (the "Original Agreement"), as amended by that certain First Amendment to Purchase and Sale Agreement dated as of April 1, 2004 (the "First Amendment"), that certain Second Amendment to Purchase and Sale Agreement dated as of April 8, 2004 (the "Second Amendment"), that certain Third Amendment to Purchase and Sale Agreement dated as of April 14, 2004 (the "Third Amendment), and that certain Fourth Amendment to Purchase and Sale Agreement dated as of April 21, 2004 (the "Fourth Amendment; and together with the Original Agreement, the First Amendment, the Second Amendment and the Third Amendment, the "Agreement"), with respect to certain real property and all improvements thereon commonly known as Alison's Corner Shopping Center, San Antonio, Texas, and more particularly described in the Agreement.
B. Seller and Purchaser desire to amend the Agreement as more particularly set forth herein.
NOW, THEREFORE, for and in consideration of the mutual covenants and promises herein contained, and other good and valuable consideration, Seller and Purchaser hereby amend the Agreement and agree as follows:
1. INCORPORATION OF RECITALS; DEFINED TERMS. The foregoing Recitals are, by this reference, incorporated into the text of this Fifth Amendment as if fully set forth herein. Initially capitalized terms used but not defined in this Fifth Amendment, but defined in the Agreement, shall have the meanings given to them in the Agreement.
2. ADDITIONAL CONDITIONS TO CLOSING. In addition to, and not in lieu or limitation of, any and all conditions to Closing contained in the Agreement, the obligation of Purchaser to close the transaction contemplated by the Agreement and this Fifth Amendment is and shall be subject and conditioned upon, in Purchaser's sole and absolute discretion, satisfaction of all of the following:
(a) Seller's delivery, on or before April 28, 2004 (the "Closing Date"), to Purchaser a fully executed Guaranty of Lease executed by Ross Stores, Inc. ("Ross"), pursuant to which Ross guaranties all payment obligations of Ross Stores Texas, L.P. (the "Tenant") under and pursuant to that certain Lease (as amended), dated as of November 14, 2002, between Seller and the Tenant. Such guaranty shall be in form and substance substantially similar to the Guaranty attached hereto as Exhibit A and made a part hereof; and
(b) Seller's delivery, on or before the Closing Date, to Purchaser of a revised Tenant Estoppel Certificate for Dots, LLC ("Dots") pursuant to which Dots agrees and confirms that the square footage of all leasable area of the shopping center of which the Leased Premises (as defined in the Dots Tenant Estoppel Certificate) are a part is 55,066.
DMW
/s/ J.L.
{Page}
A copy of the original Dots Tenant Estoppel Certificate is attached hereto as Exhibit B and made a part hereof.
3. WARRANTIES.
(a) Seller and purchaser acknowledge that the warranties set forth on Exhibit C attached hereto and made a part hereof are not transferable to Purchaser (or its nominee or designee) without the prior consent of the warranty provider. Seller agrees that, at its sole cost and by the Closing Date, it will either (i) obtain the consent of each warranty provider listed on Exhibit C hereto to the transfer of the applicable warranty to Purchaser (or its nominee or designee), or (ii) cause the applicable warranty to be re-issued in the name of Purchaser (or its nominee or designee).
(b) Seller and Purchaser acknowledge that the warranty provided by Holt Door Systems, Inc. relating to the Ross space is not transferable without the warranty provider's prior consent. Seller and Purchaser agree that such warranty will not be transferred to Purchaser (or its nominee or designee) at Closing; provided, however, that Seller shall, until the expiration of such warranty, cooperate with Purchaser, at no cost to Seller, with respect to the enforcement of the terms and provisions of, and any and all claims under, any such warranty.
4. COUNTERPARTS; FACSIMILE SIGNATURES. This Fifth Amendment may be executed (a) in any number of counterparts, each of which shall be an original, and each such counterpart shall constitute but one and the same agreement and (b) by facsimile which shall be considered and constitute an original, executed and delivered agreement.
5. MISCELLANEOUS. Except to the extent amended and modified herein, the Agreement is hereby ratified and confirmed and shall remain in full force and effect as originally written. From and after the date of this Fifth Amendment, this Fifth Amendment shall be deemed to be a part of the Agreement.
[SIGNATURES ON FOLLOWING PAGE]
DMW
/s/ J.L.
2 {Page}
IN WITNESS WHEREOF, Seller and Purchaser have hereunto set their hands and seals as of the day and year first above written.
PURCHASER:
INLAND REAL ESTATE ACQUISITIONS, INC., an Illinois corporation
By: /s/ Jason A. Lazarus ------------------------------------------ Name: Jason A. Lazarus ----------------------------------- Its: Authorized Agent ------------------------------------
SELLER:
XXL ONE, LTD., a Texas limited partnership
By: DEVELOPMENT STRATEGIES TEXAS, INC., its General Partner
By: /s/ David W. Monnich ------------------------------------- Name: David W. Monnich ------------------------------ Its: President --------------------------------
DMW
{Page}
EXHIBIT A
GUARANTY
As a [ILLEGIBLE] to and in consideration of DEVELOPMENT STRATEGIES TEXAS, INC., a Texas corporation, ("Landlord"), entering into a written lease (the "Lease") with ROSS STORES TEXAS, L.P., a Texas limited partnership ("Tenant"), dated the same date as this Guaranty, pursuant to which Landlord leased to Tenant and Tenant leased from Landlord Premises located in the City of San Antonio, County of Bexar, State of Texas, ROSS STORES, INC., a Delaware corporation ("Guarantor"), whose address is [ILLEGIBLE] Central Avenue, Newark, CA 94560, guarantees and [ILLEGIBLE] to and for the benefit of Landlord the performance of all obligations of Tenant under the Lease.
The provisions of the Lease may be changed by agreement between Landlord and Tenant at any time, or by [ILLEGIBLE] of [ILLEGIBLE], without the [ILLEGIBLE] of or without notice to Guarantor. This Guaranty shall guarantee the performance of the Lease as changed. Assignment of the Lease (as permitted by the Lease) shall not affect this Guaranty.
If Tenant defaults with respect to any payment obligation under the Lease, Landlord shall have the right to proceed immediately against Guarantor and/or Tenant, and to enforce against Guarantor and/or Tenant any rights that Landlord may have under the Lease or pursuant applicable laws with respect to such default. If the Lease terminates and Landlord has any right(s) that it is entitled to enforce against Tenant after termination, Landlord shall have the right to enforce such right(s) against Guarantor.
Guarantor waives the right to require Landlord to (1) proceed against Tenant; (2) proceed against or [ILLEGIBLE] any security that Landlord holds from Tenant; or (3) Pursue any other remedy in Landlord's power. Guarantor waives any defense by reason of any disability of Tenant, until all of Tenant's monetary obligations to Landlord under the Lease have been discharged in full, Guarantor has no right of subrogation against Tenant. Guarantor waives its right to enforce any remedies that Landlord now has, or later may have, against Tenant. Guarantor waives any right to participate in any security now or later held by Landlord.
If Landlord is required to enforce Guarantor's obligations by legal proceedings, Guarantor shall pay to Landlord all costs incurred, including, without limitation, reasonable attorneys' fees.
Guarantor's obligations under this Guaranty shall be binding on Guarantor's [ILLEGIBLE], but shall be no greater than Tenant's or as otherwise set forth in this Lease.
Dated: November 14, 2002 ROSS STORES, INC., a Delaware corporation
By: /s/ [ILLEGIBLE] ------------------------------- Its: Senior Vice President -------------------------------
Alison's Corner Shopping Center 09/10/02 /s/ [ILLEGIBLE] San Antonio, TX [ILLEGIBLE] Project No. T022569 [ILLEGIBLE]
DMW
/s/ J.L.
{Page}
EXHIBIT B
TENANT ESTOPPEL CERTIFICATE
TO: Inland Real Estate Acquisitions, Inc. Inland Western San Antonio Military Drive Limited Partnership, their lenders and their respective successor and/or assigns 2901 Butterfield Road Oak Brook, Illinois 60523
RE: Alison's Corner Shopping Center 2720 SW Military Drive San Antonio, Texas (the "Property")
Ladies and Gentlemen:
The following statements are made with the knowledge that Inland Real Estate Acquisitions, Inc., Inland Western San Antonio Military Drive Limited Partnership, their lenders, and respective successors and assigns, and/or investors (individually and collectively, as applicable, "Purchaser"), are relying on them in connection with the acquisition and financing of the Property by Purchaser and, in connection therewith, the assignment of the Lease (defined below) to Purchaser, and Purchaser and its respective lenders, successors, assigns and successor owners of the Property may rely on such statements for that purpose.
The undersigned, successor in interest by merger and assignment to Dots, Inc. effective as of May 23, 2003, ("Tenant"), being the Tenant under the Lease covering certain premises at the Property, hereby certifies, represents, warrants, covenants and agrees as follows:
1. Tenant is the tenant under a Lease with XXL One, Ltd ("Landlord") dated December 10, 2002, as amended by letter amendment dated December 11, 2002, delineating a No Build Area on the site plan (collectively, the "Lease"). The Lease demises to Tenant approximately four thousand (4,000) square feet in the Property, known as Unit/Suite 104 (the "Leased Premises"). The square footage of all leasable area of the shopping center of which the Leased Premises is a part is 58,187 (plus or minus). The initial term of the Lease commenced on September 11, 2003, and will expire on January 31, 2009, exclusive of unexercised renewal options and extension options contained in the Lease. Tenant has three options to extend the term of the Lease for five years each. There have been no other amendments, modifications, revisions or supplements to the Lease, and there are no other agreements of any kind between Landlord and Tenant regarding the Leased Premises.
2. The Lease has been duly authorized and executed by Tenant and is in good standing and in full force and effect.
3. Tenant has accepted, is in sole possession of, and is presently occupying the Leased Premises. The Lease has not been hypothecated or assigned by operation of law or otherwise by Tenant and no subleases, concession agreement, license, use or other occupancy agreement covering the Leased Premises, or any portion of the Leased Premises, has been entered into by Tenant except as set forth above.
4. Tenant commenced paying rent on September 11, 2003. Tenant is currently obligated to pay fixed or base rent under the Lease in the annual amount of Sixty-Seven Thousand and No/100 Dollars ($67,000.00), payable in advance, in equal monthly installments of Five Thousand Five Hundred Eighty-Three and 33/100 Dollars ($5,583.33). The Lease provides for Tenant to pay to Landlord as additional rent its pro rata share of operating expenses, common area maintenace charges and insurance premiums ("Tenant's CAM Share"), and its pro rate share of real property taxes ("Tenant's Tax Share"). Tenant currently is paying,
DMW
/s/ J.L.
5 {Page}
monthly, in advance, as additional rent under the Lease, equal installments (as estimated by Landlord pursuant to the Lease) of the Tenant's CAM Share in the amount of $373.33, and of the Tenant's Tax Share of $826.67. All rent has been paid under the Lease through March 31, 2004. No rent under the Lease has been paid more than (1) month in advance, and no other sums have been deposited with Landlord. Tenant is entitled to no rent abatement, concessions, free rent, allowances for improvements, refurbishment or otherwise or other similar compensation in connection with renting the Leased Premises. Tenant has no setoffs, claims or defenses to the enforcement of the Lease by Landlord and no deductions of credits against rent under the Lease. Landlord has not rebated, reduced or waived any amounts due from Tenant under the Lease, nor has Landlord provided financing for, made loans or advances to, or invested in Tenant's business.
5. To Tenant's knowledge, neither Landlord nor Tenant is in default under the Lease beyond any applicable cure period and no event has occurred which, with the giving of notice or passage of time, or both, could result in such default. As of the date of this estoppel certificate, there is no dispute between Landlord and Tenant, and there is no litigation between Landlord and Tenant with respect to the Lease or the Leased Premises, and there has been no litigation between Landlord (or any predecessor landlord) and Tenant with respect to the Lease or the Leased Premises or Tenant's use and occupancy thereof To Tenant's knowledge, Tenant has not received any notice of any present violation of any federal, state, county or municipal laws, regulations, ordinances, order or directives relating to use, operation or condition of the Leased Premises or the Property.
6. Except as specifically stated in the Lease, Tenant has not been granted (a) any option to extend the term of the Lease, (b) any option to expand the Leased Premises or to lease additional space within the Property, (c) any right of first refusal on any space at the Property, or (d) any option or right of first refusal to purchase the Leased Premises or the Building or any part thereof Tenant has no option to terminate the Lease as to the Leased Premises or any part or portion thereof prior to its stated expiration except as fellows: Pursuant to Section 3.4 of the Lease for any co-tenancy violation, Tenant has a right to terminate the Lease. As of the date hereof and to Tenant's knowledge, there is no such violation.
7. To Tenant's knowledge, ail obligations and conditions under the Lease to be performed to date by Landlord have been satisfied, free of defenses and set-offs, including all construction work and tenant improvements in the Leased Premises, and Landlord has made all contributions, if any, required of Landlord to date under the Lease. Landlord is not obligated to provide or construct any further tenant improvements or other tenant allowances except as provided in the
250440
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Ross Stores
As referenced in this Purchase and Sale Agreement [Amendment No. 5]:
Ross
Stores, Inc – a) Seller's delivery, on or before April 28, 2004 (the "Closing
Date"), to Purchaser a fully executed Guaranty of Lease executed by Ross
Stores, Inc . ("Ross"), pursuant to which Ross guaranties all payment
obligations of Ross Stores Texas, L.P. (the "Tenant") under and pursuant to
that _____________
ROSS STORES, INC – Landlord
leased to Tenant and Tenant leased from Landlord Premises located in the City
of San Antonio, County of Bexar, State of Texas, ROSS STORES, INC ., a
Delaware corporation ("Guarantor"), whose address is [ILLEGIBLE] Central
Avenue, Newark, CA 94560, guarantees and [ILLEGIBLE] to and for the benefit of
_____________
ROSS STORES, INC – Guarantor's [ILLEGIBLE], but shall be no greater than Tenant's or as
otherwise set forth in this Lease.
Dated: November 14, 2002 ROSS STORES, INC .,
a Delaware corporation
By: /s/ [ILLEGIBLE]
-------------------------------
Its: Senior Vice President
-------------------------------
Alison's Corner Shopping Center 09/10/02 /s/ [ILLEGIBLE]
San Antonio, _____________
dt 508061
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| Preview
Full Doc
 | 2003 |
Purchase and Sale Agreement [Amended and Restated] [No. 1]
Purchase and Sale Agreement [Amended and Restated] [No. 1] (219K)
Doc #255969: Click preview link for longer preview.
PURCHASE AND SALE AGREEMENT FOR WASHINGTON, DC PORTFOLIO
FIRST AMENDED AND RESTATED PURCHASE AND SALE AGREEMENT BETWEEN BEACON CAPITAL STRATEGIC PARTNERS II, L.P. (a Delaware limited partnership) AND WELLS OPERATING PARTNERSHIP, L.P.
FIRST AMENDED AND RESTATED PURCHASE AND SALE AGREEMENT THIS FIRST AMENDED AND RESTATED PURCHASE AND SALE AGREEMENT, made as of the 19th day of November, 2003, by and between and BEACON CAPITAL STRATEGIC PARTNERS II, L.P., a Delaware limited partnership (Seller), and WELLS OPERATING PARTNERSHIP, L.P. (or its designee), a Delaware limited partnership (Buyer). RECITALS I. Buyer and Seller entered into that certain Purchase and Sale Agreement, dated as of September 29, 2003 (the Original Agreement), with respect to, among other things, the sale of certain shares of common stock in BCSP II Washington Properties, Inc., a Maryland Corporation (the Company). II. Buyer and Seller now wish to amend and restate the Original Agreement in its entirety. III. Seller holds all of the issued and outstanding shares of common stock of the Company and Seller is the sole member of 4250 North Fairfax Property LLC, a Delaware limited liability company (4250 N. Fairfax). IV. The Company is:
A. The sole member of 400 Virginia Avenue LLC, a Delaware limited liability company (400 Virginia), which owns certain real property located at 400 Virginia Avenue, Washington, DC, as more particularly described on Exhibit A-1 attached hereto and made a part hereof (the 400 Virginia Property);
B. The sole member of 1201 Equity LLC, a Delaware limited liability company (1201 Equity) which holds a 49.5% member interest in 1201 Eye Street, N.W. Associates LLC, a Delaware limited liability company (1201 Owner), which owns certain real property located at 1201 Eye Street, Washington, DC, as more particularly described on Exhibit A-3 attached hereto and made a part hereof (the 1201 Property).
C. The sole member of TZO Lending LLC, a Delaware limited liability company (TZO), which:
1.
Holds a Promissory Note from 1201 Owner dated October 24, 2002, in the original principal sum of $7,501,109.38 and is secured by, among other things, a second Deed of Trust from 1201 Owner 1
dated October 24, 2002 (the 1201 Second Loan), which loan is further evidenced and secured by the documents listed on Exhibit B-1 attached hereto and made a part hereof (the TZO Loan Documents);
2. Has the benefit of a certain Option Agreement dated October 24, 2002, between 1201 Owner and TZO (the 1201-TZO Option);
3. Is the sole member of 1215 ESDI LLC, a Delaware limited liability company (1215 ESDI), which:
(a) Holds an Amended and Restated Promissory Note from 1201 Owner dated October 24, 2002, in the restated principal sum of $21,911,384.21 and is secured by a third Deed of Trust originally dated January 17, 1990, as amended and subordinated by a Subordination and Standstill Agreement dated October 24, 2002, (the 1201 Third Loan) which loan is further evidenced and secured by the documents listed on Exhibit B-2 attached hereto and made a part hereof (the ESDI Loan Documents) and
(b) Has the benefit of a certain Option Agreement dated October 24, 2002, between 1201 Owner and 1215 ESDI (the 1201-ESDI Option). TZO and 1215 ESDI are sometimes collectively referred to as 1201 Lending LLCs.
D. The sole member of 1225 Equity LLC, a Delaware limited liability company (1225 Equity), which holds a 49.5% interest in 1225 Eye Street, N.W. Associates LLC, a Delaware limited liability company (1225 Owner; 1201 Owner and 1225 Owner are sometimes collectively referred to as Eye Street Owner LLCs), which owns certain property located at 1225 Eye Street, Washington, DC as more particularly described in Exhibit A-4 attached hereto and made a part hereof (the 1225 Property; the 1201 Property and the 1225 Property are sometimes collectively referred to as Eye Street Properties). 1201 Equity and 1225 Equity are sometimes collectively referred to as Eye Street Equity LLCs.
E. The sole Member of TTF Lending LLC, a Delaware limited liability company (TTF), which:
1.
Holds a Promissory Note from 1225 Owner dated October 24, 2002, in the original principal sum of $20,653,913.84 and is 2
secured by a second Deed of Trust from 1225 Owner dated October 24, 2002, (the 1225 Second Loan) which loan is further evidenced and secured by the documents listed on Exhibit B-3 attached hereto and made a part hereof (the TTF Loan Documents); and
2. Has the benefit of a certain Option Agreement dated October 24, 2002, between 1225 Owner and TTF (the 1225-TTF Option). TTF together with 1201 Lending LLCs are sometimes collectively referred to as the Eye Street Lending LLCs and the 1201 TZO Option, 1201 ESDI Option and 1225 TTF Option, are sometimes collectively referred to as the Eye Street Options. TZO Loan Documents, ESDI Loan Documents, and TTF Loan Documents are sometimes collectively referred to as the Eye Street Loan Documents. V. 4250 N. Fairfax owns certain property located at 4250 N. Fairfax, Arlington, Virginia, as more particularly described on Exhibit A-2 attached hereto and made a part hereof (the 4250 N. Fairfax Property). 400 Virginia, 4250 N. Fairfax, 1201 Equity, 1201 Owner, TZO, 1215 ESDI, 1225 Equity, 1225 Owner and TTF shall be sometimes collectively referred to herein as the LLCs or individually, an LLC, and the Companys membership interest in the LLCs (other than 4250 N. Fairfax) shall be sometimes collectively referred to herein as the Interests. TZO, 1215 ESDI and TTF shall be sometimes collectively referred to herein as the Eye Street Lending LLCs). VI. The 1201 Property is presently encumbered by a First Deed of Trust dated October 24, 2002, which secures a Promissory Note of that date from 1201 Owner to Metropolitan Life Insurance Company (MetLife) in the original principal sum of $67,560,500.00 (the 1201 MetLife Loan), which loan is evidenced by the documents listed on Exhibit B-4 attached hereto and made a part hereof (the 1201 MetLife Loan Documents). VII. The 1225 Property is presently encumbered by a First Deed of Trust dated October 24, 2002, which secures a Promissory Note of that date from 1225 Owner to Metropolitan Life Insurance Company (MetLife) in the original principal sum of $47,607,000.00 (the 1225 MetLife Loan), which loan is evidenced by the documents listed on Exhibit B-5 attached hereto and made a part hereof (the 1225 MetLife Loan Documents and collectively with the 1201 MetLife Loan Documents, the MetLife Loan Documents). (The 1201 MetLife Loan and the 1225 MetLife Loan being collectively referred to as the MetLife Loans.) VIII. Seller desires to sell to Buyer and Buyer desires to purchase from Seller all of the shares of common stock of the Company issued and outstanding at the time of
255969
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Cosi
As referenced in this Purchase and Sale Agreement [Amended and Restated] [No. 1]:
Cosi, Inc – obligations hereunder.
(b) At the time 4250 N. Fairfax acquired the 4250 N. Fairfax Property, Seller was made aware of an allegation by Cosi, Inc ., a tenant at said Property, that Qwest Communications Corporation (the Former Owner) had violated an exclusive use provision contained in its lease ( _____________
Cosi, Inc – all of the relevant sections of the contract between the Former Owner and Seller, together with a copy of the estoppel letter from Cosi, Inc ., (together, with its affiliates, successors and assigns, Cosi) is attached hereto as Exhibits S-1 and S-2 respectively (collectively, the Cosi _____________
Cosi, Inc – entitled to enforce the payment and contribution obligations of the Former Owner, and Buyer shall reasonably cooperate with Seller, in connection therewith. If Cosi, Inc . provides a Tenant Estoppel in accordance with Article 7 that does not raise a Cosi Allegation, Sellers indemnity under this paragraph shall _____________
Cosi, Inc – 1
Outstanding Membership Interests in 1201 Owner
Exhibit R-2
Outstanding Membership Interests in 1225 Owner
Exhibit S-1
Contract Provisions Related to Cosi, Inc . Claim
Exhibit S-2
Estoppel Letter from Cosi, Inc.
Exhibit T
Consent of MetLife
Exhibit U-1
Form of Goodwin Procter Corporate _____________
Cosi, Inc – 2
Outstanding Membership Interests in 1225 Owner
Exhibit S-1
Contract Provisions Related to Cosi, Inc. Claim
Exhibit S-2
Estoppel Letter from Cosi, Inc .
Exhibit T
Consent of MetLife
Exhibit U-1
Form of Goodwin Procter Corporate Opinion
Exhibit U-2
Form of Goodwin Procter Tax _____________
dt 363108
;
Cosi
As referenced in this Purchase and Sale Agreement [Amended and Restated] [No. 1]:
Cosi, Inc – obligations hereunder.
(b) At the time 4250 N. Fairfax acquired the 4250 N. Fairfax Property, Seller was made aware of an allegation by Cosi, Inc ., a tenant at said Property, that Qwest Communications Corporation (the Former Owner) had violated an exclusive use provision contained in its lease ( _____________
Cosi, Inc – all of the relevant sections of the contract between the Former Owner and Seller, together with a copy of the estoppel letter from Cosi, Inc ., (together, with its affiliates, successors and assigns, Cosi) is attached hereto as Exhibits S-1 and S-2 respectively (collectively, the Cosi _____________
Cosi, Inc – entitled to enforce the payment and contribution obligations of the Former Owner, and Buyer shall reasonably cooperate with Seller, in connection therewith. If Cosi, Inc . provides a Tenant Estoppel in accordance with Article 7 that does not raise a Cosi Allegation, Sellers indemnity under this paragraph shall _____________
Cosi, Inc – 1
Outstanding Membership Interests in 1201 Owner
Exhibit R-2
Outstanding Membership Interests in 1225 Owner
Exhibit S-1
Contract Provisions Related to Cosi, Inc . Claim
Exhibit S-2
Estoppel Letter from Cosi, Inc.
Exhibit T
Consent of MetLife
Exhibit U-1
Form of Goodwin Procter Corporate _____________
Cosi, Inc – 2
Outstanding Membership Interests in 1225 Owner
Exhibit S-1
Contract Provisions Related to Cosi, Inc. Claim
Exhibit S-2
Estoppel Letter from Cosi, Inc .
Exhibit T
Consent of MetLife
Exhibit U-1
Form of Goodwin Procter Corporate Opinion
Exhibit U-2
Form of Goodwin Procter Tax _____________
dt 506479
;
FTI Consulting
As referenced in this Purchase and Sale Agreement [Amended and Restated] [No. 1]:
FTI Consulting, Inc – Institute, 3) at the 1201 Property: Affiliated Computer Services, the GSA with respect to the premises occupied by the National Park Service, and FTI Consulting, Inc ., and 4) 4250 N. Fairfax Property: Qwest Communications Corporation and NCS Pearson (collectively, Major Tenants) plus such additional tenants which together with _____________
dt 269141
;
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Goodwin Procter
As referenced in this Purchase and Sale Agreement [Amended and Restated] [No. 1]:
Goodwin Procter – Related to Cosi, Inc. Claim
Exhibit S-2
Estoppel Letter from Cosi, Inc.
Exhibit T
Consent of MetLife
Exhibit U-1
Form of Goodwin Procter Corporate Opinion
Exhibit U-2
Form of Goodwin Procter Tax Opinion
Exhibit V
Terms of Eye Street Document Amendments/ [Form of Amendments _____________
Goodwin Procter – Letter from Cosi, Inc.
Exhibit T
Consent of MetLife
Exhibit U-1
Form of Goodwin Procter Corporate Opinion
Exhibit U-2
Form of Goodwin Procter Tax Opinion
Exhibit V
Terms of Eye Street Document Amendments/ [Form of Amendments to be attached]
73
Exhibit W
Jurisdictions in which _____________
dt 138510
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Purchase and Sale Agreement
Purchase and Sale Agreement (663K)
Doc #852842: Click preview link for longer preview.
PURCHASE AND SALE AGREEMENT
BETWEEN
WILDWOOD ASSOCIATES
AND
2300 WINDY RIDGE PARKWAY INVESTORS LLC
WILDWOOD OFFICE PARK
ATLANTA, GEORGIA
AUGUST 31ST, 2004
<PAGE>
TABLE OF CONTENTS
<TABLE>
<S> . . .
852842
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California Pizza Kitchen
As referenced in this Purchase and Sale Agreement:
California Pizza Kitchen, Inc – First
Union National Bank, successor-in-interest to Lessee, dated as of August 31,
1998.
"1927 Ground Lease" shall mean that certain Ground Lease between
Wildwood Associates, as Landlord, and California Pizza Kitchen, Inc ., as Tenant,
dated October 11, 1993; as evidenced by Short Form of Lease dated as of October
11, 1993; as affected by Supplemental Agreement between the same parties,
undated; _____________
California Pizza Kitchen, Inc – as amended by letter agreement dated as of June 17, 1994; as affected
by letter from Landlord dated January 18, 1995; as assigned by Assignment and
Assumption of Lease between California Pizza Kitchen, Inc ., as Assignor, and CPK
Acquisition Corp., a wholly owned subsidiary of Taco Bell Corp., as Assignee,
dated August 29, 1997; as amended by First Amendment to Ground Lease between
_____________
California Pizza Kitchen,
Inc – for Cousins Properties Incorporated and Wildwood Associates by Engineering
and Inspection Systems, Inc., dated April 22, 2002, last revised June 30,
2004.
14. Short Form Lease between Wildwood Associates and California Pizza Kitchen,
Inc ., filed for record October 11, 1994, recorded in Deed Book 8528, page
120, aforesaid records.
15. Rights of the tenant, as tenant only, in possession of the subject
property.
_____________
dt 1709024
;
Cousins
As referenced in this Purchase and Sale Agreement:
Cousins Properties – AGREEMENT (the "Agreement"), made and entered
into this 30th day of August, 2004, by and between WILDWOOD ASSOCIATES, a
Georgia general partnership ("Seller" or "Associates") whose sole general
partners are Cousins Properties Incorporated and International Business Machines
Corporation and 2300 WINDY RIDGE PARKWAY INVESTORS LLC, a Delaware limited
liability company ("Purchaser").
W I T N E S E T H:
- - - - - - - - -
WHEREAS, Associates _____________
Cousins Properties – the meaning ascribed thereto in
Section 4.1(g) hereof, and such agreements are more particularly described on
EXHIBIT "C" attached hereto and made a part hereof.
"Cousins" shall mean Cousins Properties Incorporated, a Georgia
corporation.
"Cousins Benefited Property" shall mean the Property of Cousins
Properties Incorporated described on EXHIBIT "T" attached hereto and made a part
hereof.
"Due Diligence Material" shall _____________
Cousins
Properties – more particularly described on
EXHIBIT "C" attached hereto and made a part hereof.
"Cousins" shall mean Cousins Properties Incorporated, a Georgia
corporation.
"Cousins Benefited Property" shall mean the Property of Cousins
Properties Incorporated described on EXHIBIT "T" attached hereto and made a part
hereof.
"Due Diligence Material" shall have the meaning ascribed thereto in
Section 3.7 hereof.
"Earnest Money" shall mean _____________
Cousins Properties
– j) with respect to 1945 Powers Ferry Road, TGI Friday's Inc.
"Master Declaration" shall mean that certain Master Declaration of
Covenants and Cross-Easements for Wildwood Office Park by Cousins Properties
Incorporated, dated January 23, 1991, recorded in Deed Book 5992, page 430, in
the office of the Clerk of the Superior Court of Cobb County, Georgia, as
amended by _____________
Cousins Properties – Monetary
Objections.
11
<PAGE>
"Personal Property" shall mean the Associates Personal Property.
"Plaza Declaration" shall mean that certain Declaration of Covenants
and Cross-Easements for Wildwood Plaza by Cousins Properties Incorporated, dated
January 23, 1991, recorded in Deed Book 5992, page 501, in the office of the
Clerk of the Superior Court of Cobb County, Georgia, as amended by First
_____________
dt 1701961
;
Famous Dave's of America,
As referenced in this Purchase and Sale Agreement:
Famous Dave's of America,
Inc – g) with respect to 1927 Powers Ferry Road, CPK Acquisition Corp.;
(h) with respect to 1931 Powers Ferry Road, La Madeleine, Inc.;
(i) with respect to 1935 Powers Ferry Road, Famous Dave's of America,
Inc .; and
(j) with respect to 1945 Powers Ferry Road, TGI Friday's Inc.
"Master Declaration" shall mean that certain Master Declaration of
Covenants and Cross-Easements for Wildwood Office _____________
dt 1717661
;
|
Famous Dave's of America,
As referenced in this Purchase and Sale Agreement:
Famous Dave's of America,
Inc – g) with respect to 1927 Powers Ferry Road, CPK Acquisition Corp.;
(h) with respect to 1931 Powers Ferry Road, La Madeleine, Inc.;
(i) with respect to 1935 Powers Ferry Road, Famous Dave's of America,
Inc .; and
(j) with respect to 1945 Powers Ferry Road, TGI Friday's Inc.
"Master Declaration" shall mean that certain Master Declaration of
Covenants and Cross-Easements for Wildwood Office _____________
dt 1699197
;
UPS
As referenced in this Purchase and Sale Agreement:
United Parcel
Service, Inc – 17. Lease Agreement between Wildwood Associates, as Landlord, and YHS, Inc.
d/b/a Wildwood Cafe, as Tenant, dated April 6, 2004.
18. Letter Center Agreement between Wildwood Associates and United Parcel
Service, Inc ., dated effective January 1, 2004.
19. Information Service Agreement dated June 6, 2001, between Captivate
Network, Inc. and Wildwood Associates for the building commonly known as
3200 Windy Hill _____________
United Parcel
Service, Inc – Building Technologies, dated
January 31, 2002, as amended by letters dated November 5, 2003 and July
16, 2004 for building automation service.
24. Letter Center Agreement between Wildwood Associates and United Parcel
Service, Inc ., dated effective January 1, 2004 for installation and
maintenance of Air Service Letter Center.
5
<PAGE>
25. Service Contract between Cousins Properties Incorporated, as Manager for
Wildwood _____________
United Parcel
Service, Inc – 16. Lease Agreement between Wildwood Associates, as Landlord, and YHS, Inc.
d/b/a Wildwood Cafe, as Tenant, dated April 6, 2004.
17. Letter Center Agreement between Wildwood Associates and United Parcel
Service, Inc ., dated effective January 1, 2004.
18. Information Service Agreement dated June 6, 2001, between Captivate
Network, Inc. and Wildwood Associates for the building commonly known as
3200 Windy Hill _____________
dt 1709005
;
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Purchase and Sale Agreement
Purchase and Sale Agreement (88K)
Doc #1045976: Click preview link for longer preview.
PURCHASE AND SALE AGREEMENT
THIS PURCHASE AND SALE AGREEMENT, dated April 28, 2005, by and between McINTOSH INN OF MALVERN, INC. ("Seller") with an address at 1 Morehall Road, Frazer, PA 19355 and HERSHA HOSPITALITY LIMITED PARTNERSHIP, a Virginia limited partnership (�Buyer�) with an address at 148 Sheraton Drive, New Cumberland, PA 17070 is entered into with reference to the recitals set forth below and all of the terms and conditions of this Agreement, and constitutes a contract of purchase and sale between the parties.
RECITALS
A. . . .
1045976
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Bob Evans Farms, Inc.
As referenced in this Purchase and Sale Agreement:
Bob Evans Farms, Inc – attached hereto, subject to the consents required under Section 10.2.
Assigned Lease means that certain Lease and memorandum of lease between McIntosh Inn of Malvern, Inc., as Lessor, and Bob Evans Farms, Inc ., as Lessee, dated June 8, 1993, together with a contract to lease dated July 23, 1992 and a letter agreement dated June 9, 1993 and which is evidenced by _____________
dt 1379920
;
Bob Evans Farms, Inc.
As referenced in this Purchase and Sale Agreement:
Bob Evans Farms, Inc – attached hereto, subject to the consents required under Section 10.2.
Assigned Lease means that certain Lease and memorandum of lease between McIntosh Inn of Malvern, Inc., as Lessor, and Bob Evans Farms, Inc ., as Lessee, dated June 8, 1993, together with a contract to lease dated July 23, 1992 and a letter agreement dated June 9, 1993 and which is evidenced by _____________
dt 1330633
;
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Hersha
As referenced in this Purchase and Sale Agreement:
Hersha Hospitality Trust, – parties hereto, intending to be legally bound hereby, as of the date set forth at the beginning hereof.
SELLER:
BUYER:
McINTOSH INN OF MALVERN, INC.
HERSHA HOSPITALITY LIMITED PARTNERSHIP
By: Hersha Hospitality Trust, a Maryland business trust, its sole general partner
By:
By:
Name: Terence M. OLeary
Name: Jay H. Shah
Title: Vice President
Title: President & COO
[JOINDER BY ESCROW AGENT _____________
dt 1399877
;
Cozen O'Connor
As referenced in this Purchase and Sale Agreement:
Cozen OConnor – later than the Scheduled Closing Date. The Parties may mutually agree to close prior to the Scheduled Closing Date.
(b) The Closing shall take place either at the offices of Cozen OConnor , 1900 Market Street, Philadelphia, PA 19103, or such other place as Buyer and Seller mutually agree, at 10:00 A.M. on the Scheduled Closing Date.
4.2 Buyer' _____________
Cozen OConnor – forth below or to such other address as any party may give to the other in writing for such purpose.
If to Seller:
McIntosh Inn of Malvern, Inc.
c/o Cozen OConnor
1900 Market Street
Philadelphia, PA 19103
Attention: Larry P. Laubach, Esquire
If to the Buyer:
Hersha Hospitality Limited Partnership
148 Sheraton Drive
New Cumberland, PA 17070
Attention: Neil H. _____________
dt 1506984
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Purchase and Sale Agreement
Purchase and Sale Agreement (207K)
Doc #1076137: Click preview link for longer preview.
PURCHASE AND SALE AGREEMENT
Purchase and Sale Agreement
Exhibit 10.1 SALE OF 100
EAST PRATT STREET BALTIMORE, MARYLAND * * * PURCHASE AND SALE AGREEMENT BETWEEN BOSTON PROPERTIES, INC., and
EAST PRATT STREET ASSOCIATES LIMITED PARTNERSHIP,
AS SELLERS AND WELLS REAL ESTATE INVESTMENT TRUST II, INC., AS PURCHASER * * * * DATED AS OF April 4, 2005 Kevin L. Shepherd, Esquire Venable LLP 1800 Mercantile Bank and Trust Building Two Hopkins Plaza Baltimore, Maryland 21201-2978 . . .
1076137
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BP
As referenced in this Purchase and Sale Agreement:
BOSTON PROPERTIES, INC –
Purchase and Sale Agreement
Exhibit 10.1 SALE OF 100
EAST PRATT STREET BALTIMORE, MARYLAND * * * PURCHASE AND SALE AGREEMENT BETWEEN BOSTON PROPERTIES, INC ., and
EAST PRATT STREET ASSOCIATES LIMITED PARTNERSHIP,
AS SELLERS AND WELLS REAL ESTATE INVESTMENT TRUST II, INC., AS PURCHASER * * * * DATED AS OF April 4, 2005 Kevin L. Shepherd, Esquire _____________
BOSTON PROPERTIES, INC – SALE AGREEMENT (this Agreement) is made and entered into as of the date set
forth on the cover page hereof (the Effective Date), by and between BOSTON PROPERTIES, INC ., a Delaware corporation (BPI) and EAST PRATT STREET ASSOCIATES LIMITED PARTNERSHIP, a Delaware limited
partnership (East Pratt Associates; BPI and East Pratt Associates are hereinafter _____________
Boston Properties, Inc – receipt or required delivery shall automatically be extended to the next Business Day.
13.3 Addresses. The addresses for proper notice under this
Agreement are as follows:
As to Sellers:
Boston Properties, Inc . 111 Huntington
Avenue Suite 300 Boston, MA 02199-7610 Attn: Tom OConnor Phone: (617) 236-3316 Facsimile: (617) 236-3311 and
East Pratt Street Associates Limited Partnership _____________
Boston Properties, Inc – 02199-7610 Attn: Tom OConnor Phone: (617) 236-3316 Facsimile: (617) 236-3311 and
East Pratt Street Associates Limited Partnership c/o
Boston Properties Limited Partnership c/o Boston Properties, Inc . 111 Huntington Avenue Suite 300 Boston, MA
02199-7610 Attn: Tom OConnor Phone: (617)
236-3316 Facsimile: (617) 236-3311
With concurrent copies to:
Boston Properties, Inc. _____________
Boston Properties, Inc – o Boston Properties, Inc. 111 Huntington Avenue Suite 300 Boston, MA
02199-7610 Attn: Tom OConnor Phone: (617)
236-3316 Facsimile: (617) 236-3311
With concurrent copies to:
Boston Properties, Inc . 901 New York Avenue,
NW Suite 400 Washington, DC 20001 Attn: Legal Department Phone: (202) 585-0800 Fax: (202) 783-6482 and
Venable LLP 1800 Mercantile Bank and Trust
_____________
dt 1330519
;
Commercial
As referenced in this Purchase and Sale Agreement:
Commercial Settlements, Inc – 1 shall survive the Closing. 2.2 Deposit. Within one (1) Business Day (as defined in Section 15.11) following the Effective Date of this Agreement, Purchaser shall deposit with
Commercial Settlements, Inc . (the Escrow Agent) by bank wire transfer the sum of Six Million Dollars ($6,000,000) as a non-refundable
3
deposit (except as otherwise provided herein) _____________
Commercial Settlements, Inc – copy to:
Jordan P. Krasnow, Esquire Goulston & Storrs,
P.C. 400 Atlantic Ave. Boston, MA 02110-3333 Phone: (617) 574-4081 Facsimile: (617) 574-7604
As to Escrow Agent:
Commercial Settlements, Inc . 1015 15th Street, N.W. Washington, D.C.
20005 Attn: Ms. Jeanne LaBelle Phone: (202) 312-5108
Facsimile: (202) 737-4108
Either party may from
time to time by _____________
Commercial Settlements, Inc – 31/05
Inside & Out
1/1/05 - 12/31/05
Western Pest Control
Pest Control Services
01/01/05-12/31/05
40
EXHIBIT D FORM OF ESCROW AGREEMENT Commercial Settlements, Inc . 1015 15th Street, N.W., Suite 300 Washington, D.C. 20005
Attn: Ms. Jeanne LaBelle Ladies/Gentlemen: Reference is made to that certain Purchase and Sale Agreement dated as _____________
Commercial Settlements, Inc – PARTNERSHIP, a Delaware limited partnership (collectively, Sellers), and WELLS REAL ESTATE INVESTMENT TRUST II, INC., a Maryland corporation (Purchaser). Purchaser and Sellers have agreed to select Commercial Settlements, Inc . to serve as
Escrow Agent with respect to the Deposit to be made by Purchaser pursuant to (and as defined in) the Purchase Agreement. The purpose of _____________
Commercial Settlements, Inc – copy to:
Jordan P. Krasnow, Esquire Goulston &
Storrs, P.C. 400 Atlantic Ave. Boston, MA 02110-3333
Phone: (617) 574-4081 Facsimile: (617) 574-7604
As to Escrow Agent:
Commercial Settlements, Inc . 1015 15th
Street, N.W. Washington, D.C. 20005 Attn: Ms. Jeanne
LaBelle Phone: (202) 312-5108 Facsimile: (202)
737-4108
Any party may designate a change of
address _____________
dt 1413358
;
Jones Lang
As referenced in this Purchase and Sale Agreement:
Jones Lang LaSalle Americas, – December 18, 1992. 2. First Amendment to Lease dated June 1, 1993. 3. Second Amendment to Lease dated November 11, 1993. 4. Third Amendment to Lease dated October 8, 2002.
Jones Lang LaSalle Americas, Inc.
1. Lease Agreement dated December 14, 1992. 2. First Amendment to Lease dated July 31, 1993. 3. Second Amendment to Lease dated January 1, 1994. 4. Third Amendment _____________
dt 1419241
;
|
Jos. A. Bank Clothiers, I
As referenced in this Purchase and Sale Agreement:
Jos. A. Bank Clothiers, Inc – 2. First Amendment to Lease dated November 14, 1996. 3. Second Amendment to Lease dated November 11, 1998.
Integral Capital Management VI, LLC
1. Lease Agreement dated November 16, 2004.
Jos. A. Bank Clothiers, Inc .
1. Lease Agreement dated December 18, 1992. 2. First Amendment to Lease dated June 1, 1993. 3. Second Amendment to Lease dated November 11, 1993. 4. Third Amendment to _____________
dt 1551147
;
Wells REIT II
As referenced in this Purchase and Sale Agreement:
WELLS REAL ESTATE INVESTMENT TRUST II, INC – Agreement
Exhibit 10.1 SALE OF 100
EAST PRATT STREET BALTIMORE, MARYLAND * * * PURCHASE AND SALE AGREEMENT BETWEEN BOSTON PROPERTIES, INC., and
EAST PRATT STREET ASSOCIATES LIMITED PARTNERSHIP,
AS SELLERS AND WELLS REAL ESTATE INVESTMENT TRUST II, INC ., AS PURCHASER * * * * DATED AS OF April 4, 2005 Kevin L. Shepherd, Esquire Venable LLP 1800 Mercantile Bank and Trust Building Two Hopkins Plaza Baltimore, Maryland 21201-2978 T: 410. _____________
WELLS REAL ESTATE INVESTMENT TRUST II, INC – LIMITED PARTNERSHIP, a Delaware limited
partnership (East Pratt Associates; BPI and East Pratt Associates are hereinafter collectively referred to as Seller or Sellers), and WELLS REAL ESTATE INVESTMENT TRUST II, INC ., a
Maryland corporation (Purchaser). EXPLANATORY STATEMENT A. BPI is the
record title owner of the Property (as defined below) by means of a recorded deed. B. East _____________
Wells Real Estate Investment Trust II, Inc – 1800 Mercantile Bank and Trust
Building Two Hopkins Plaza Baltimore, Maryland
21201-2978 Attn: Kevin L. Shepherd, Esquire Phone: (410)
244-7772 Facsimile: (410) 244-7742
24
As to Purchaser:
Wells Real Estate Investment Trust II, Inc . 6100 The
Corners Parkway Suite 250 Norcross, GA 30092 Attn: Jeffrey Gilder, Director Phone: 770-243-8445 Facsimile: 770-243-8510 and
With a concurrent copy to:
Jordan P. _____________
WELLS REAL ESTATE INVESTMENT TRUST II, INC – company, its general Partner
By:
Boston Properties Limited Partnership,
a Delaware limited partnership, its Managing Member
By:
Boston Properties, Inc., a Delaware corporation, its General Partner
By:
Name:
Title:
PURCHASER:
WELLS REAL ESTATE INVESTMENT TRUST II, INC ., a Maryland corporation
By:
Name:
Title:
30
JOINDER BOSTON PROPERTIES LIMITED PARTNERSHIP, a Delaware limited partnership, hereby joins in the execution and delivery of this Agreement
solely for the _____________
WELLS REAL ESTATE INVESTMENT TRUST II, INC – 2005 (the Purchase Agreement), between BOSTON PROPERTIES, INC., a Delaware limited partnership, and EAST
PRATT STREET ASSOCIATES LIMITED PARTNERSHIP, a Delaware limited partnership (collectively, Sellers), and WELLS REAL ESTATE INVESTMENT TRUST II, INC ., a Maryland corporation (Purchaser). Purchaser and Sellers have agreed to select Commercial Settlements, Inc. to serve as
Escrow Agent with respect to the Deposit to _____________
dt 1417975
;
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Purchase and Sale Agreement
Purchase and Sale Agreement (102K)
Doc #1118345: Click preview link for longer preview.
PURCHASE AND SALE AGREEMENT
Dated as of August 24, 2001
among
SPECIALTY RETAILERS (TX) LP,
as Seller,
and
STAGE RECEIVABLE FUNDING LP,
as Purchaser
TABLE OF CONTENTS
Page
ARTICLE I
AGREEMENT TO PURCHASE AND SELL; THE PURCHASER AGREEMENT TO LEND
Section 1.1. Agreement To Purchase and Sell. 1
ARTICLE II
REPRESENTATIONS AND WARRANTIES OF THE SELLER
Section 2.1. Representations and Warranties of the Seller 2
Section 2.2. Representations and Warranties of the Seller Relating to the Receivables; Notice of Breach. 4
Section 2.3. Covenants of the Seller 8
Section 2.4. Addition of . . .
1118345
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Purchase and Sale Agreement
Purchase and Sale Agreement (93K)
Doc #1141075: Click preview link for longer preview.
<DESCRIPTION>PURCHASE AGREEMENT- 22 HEMION ROAD
<TEXT>
PURCHASE AND SALE AGREEMENT
ROCKLAND WAREHOUSE CENTER CORPORATION,
SELLER,
AND
DUNNIGAN REALTY LLC,
|