Contract of Sale销售合同docx.docx
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ContractofSale销售合同docx
ContractofSale销售合同
AAA,LLC,
Seller,
and
BBBINC.,
Purchaser.
_________,_________,_________(M,D,Y)
Premises:
_________(Address)
TABLEOFCONTENTS
1.Definitions
2.AgreementtoSellandPurchasethePremises
3.PurchasePrice
4.PermittedExceptions
5.Closing
6.Apportionments
7.DocumentstobeDeliveredattheClosing
8.PremisesConveyedAsIs;OtherRepresentationsand
WarrantiesofSeller
9.Representations,WarrantiesandCovenantsofPurchaser
10.ConditionstoSeller'sObligationtoCloseTitle
11.ConditionstoPurchaser'sObligationtoCloseTitle
12.RiskofLoss
13.MattersAffectingthePremisesUntilClosing
14.TitletothePremises
15.Brokers,etc
16.TerminationofAgreement;Default
17.ExpensesoftheTransaction
18.Notices
19.FurtherAssurances
20.GoverningLaw
21.EntireAgreement;NoThirdPartyBeneficiary,etc
22.Waivers;Extensions
23.Construction;Severability
24.Assignment
25.Counterparts
26.NoRecording
27.Confidentiality
28.Attorneys'Fees
CONTRACTOFSALE
THISAGREEMENT(this"Agreement")ismadeasof_________,_________,_________(M,D,Y),byandbetweenAAA,LLC,a_________(Placename)limitedliabilitycompany,withanofficeat_________(Address)("Seller"),andBBBINC.,a_________(Placename)corporationwithanofficeat_________(Address)("Purchaser").
WITNESSETH:
SelleristheowneroftheLand(ashereinafterdefined)locatedatandknownas_________(Address)togetherwiththeimprovementslocatedthereon(the"Improvements";theLandandImprovementsarehereincollectivelyreferredtoasthe"Premises")whichismoreparticularlydescribedinandisthesubjectofthisAgreement.
SellerdesirestosellandconveytoPurchaser,thePremises,andPurchaserdesirestopurchasethesamefromSeller,subjecttoanduponallofthetermsandconditionsofthisAgreement.
NOW,THEREFORE,inconsiderationofthepremisesandthemutualundertakingsinthisAgreement,thepartiesheretoagreeasfollows:
1.DEFINITIONS.
1.1WhereverusedinthisAgreement,thefollowingtermsshallhavethemeaningssetforthinthisArticlelunlessthecontextofthisAgreementclearlyrequiresanotherinterpretation:
"Affiliate"shallmeanwithrespecttoaparticularpersonorentity,anyotherpersonorentitywhich,directlyorindirectlycontrols,iscontrolledbyorisundercommoncontrolwiththenamedpersonorentity.
"BusinessDay"shallmeananydayotherthanaSaturday,aSundayoradayonwhichnationalbankingassociationsareauthorizedorrequiredtoclose.
"Closing"shallmeantheclosingofthesaleofthePremisesbySellertoPurchaserprovidedforinArticle5.
"control"shallmeanownershipof50%ormoreofthevotingstock,membershipinterestsorpartnershipinterestsofanentity,orthepowertodirectthemanagement,operationsandpoliciesofapersonorentity,whetherthroughownershipinterest,contractorotherwise.
"Exhibits"shallmeantheexhibitsattachedtothisAgreement,eachofwhichshallbedeemedtoformpartofthisAgreementwhetherornotsostatedinthisAgreement.
"GovernmentalAuthorities"shallmeanallagencies,bureaus,departmentsandofficialsoffederal,state,county,municipalandlocalgovernmentsandpublicauthoritieshavingorclaimingjurisdictionoverthePremisesoranypartthereof,oroverSellerorPurchaserwithrespecttothisAgreementorthetransactionscontemplatedherein.
"Impositions"shallmeanallrealestateandpersonalpropertytaxes,generalandspecialassessments,waterandsewercharges,licensefeesandothersimilarfeesandchargesassessedorimposedbyGovernmentalAuthoritiesuponthePremises.
"knowledge"or"notice"shallmeanactualknowledgeofornoticereceivedbyStanleyDiamond,ChairmanofSellerwhohasdirectresponsibilityformanagementofthePremisesorSeller'sinvestmenttherein,withoutindependentinvestigationastosuchmatters.
"Improvements"shallhavethemeaningascribedtheretoonpage1ofthisAgreement.
"InRemParcels"shallmeanBlock1615,Lots5,7,66and68.
"InterestRate"shallmeantherateof4%perannum.
"Leases"shallmeanallleases,licenses,concessionsandotherformsofagreement,writtenororal,howeverdenominated,grantingtoanypartyorpartiestherightofuseoroccupancyofanyportionofthePremises,andallrenewals,modifications,amendments,guarantiesandotheragreementsaffectingthesame.
"LegalRequirements"shallmeanallstatutes,laws,ordinances,rules,regulations,executiveordersandrequirementsofallGovernmentalAuthoritieswhichareapplicabletothePremisesoranypartthereofortheuseormannerofusethereoforconstructionthereon(including,withoutlimitation,buildingcodesandrestrictions),ortotheowners,Tenantsoroccupantsthereofinconnectionwithsuchownership,occupancyoruse.
"OtherAgreements"shallmeanallcontracts,agreementsanddocumentspertainingtothePremisestowhichSelleroranyAffiliateofSellerisapartyorbywhichSelleroranyAffiliateofSellerisbound,andshallincludewithoutlimitationallunioncontracts,servicecontracts,constructioncontracts,management,developmentandleasingagreements,brokerageagreements,zoninglotmergeragreements,restrictiveagreementsandutilityagreements,butshallexcludetheLeases.ThedocumentscomprisingtheOtherAgreementsarelistedonExhibitD.
"PermissibleUse"shallmeanaschool,museum,offices,and/orsuchotheruseoruseswhichdonot(x)prevent,materiallyinterferewith,orimposeanyadditionalrestrictions,requirements,conditionsorlimitationsupon,Seller'sabilitytousethePremisesforresidentialorcommunityfacilitypurposes(including,withoutlimitation,assistedlivingfacilities)withretailspaceor(y)reducetheavailablefloorarearatioforthePremisesfromthatexistingonthedatehereof.
"PermittedExceptions"shallmeanthoseitemsspecifiedinArticle4andExhibitB,andallothermattersaffectingtitletothePremiseswhicharehereafteracceptedinwritingbyPurchaser,treatedinaccordancewiththetermsofthisAgreement,orwaivedbyPurchaserinwriting.
"Purchaser"shallhavethemeaningascribedtheretoonpage1ofthisAgreement.
"RecordingOffice"shallmeantheOfficeoftheRegisteroftheCityof_________(Placename),_________(Placename)County.
"Seller"shallhavethemeaningascribedtheretoonofthisAgreement.
"SignificantTaking"shallmeananytakingbycondemnationoreminentdomainotherthan(x)atakinginconnectionwithastreetwideningor(y)atakingofademinimisportionofthePremises.
"Tenants"shallmeanthetenants,licensees,concessionairesorotherusersoroccupantsunderLeases.
"TitleCompany"shallmeanCommonwealthLandTitleInsuranceCorporationorsuchotherreputabletitleinsurancecompanyasmaybeselectedbyPurchaser.
"Violations"shallmeanmaterialviolationsofLegalRequirementsexistingwithrespecttothePremises.
"ZoningApprovals"shallmeanissuancetotheextentrequiredunderapplicablezoninglaw,bytheapplicableGovernmentalAuthoritiesofafinal,nonappealablezoningvariance,specialpermitsorrezoningoftheLandandtheInRemParcelstopermittheusethereofforaPermissibleUse.
1.2Thefollowingadditionalterms,whereverusedinthisAgreement,shallhavetherespectivemeaningsspecifiedintheArticlesorSectionsofthisAgreementsetforthbelowaftersuchterms:
TermsSections
"AdjustmentPoint"Article6
"ClosingDate"Section5.1
"CTIC"Section14.1
"Deed"Section7.1.1
"Deposit"Section3.1.2
"FenceAgreement"ExhibitD
"FirstAdditionalDeposit"Section5.3
"FirstExtensionOption"Section5.3
"InRemSaleApprovals"Section5.3
"Land"Section2.1.1
"Premises"Section2.1
"PurchasePrice"Article3
"SecondAdditionalDeposit"Section5.4
"SecondExtensionOption"Section5.4
"Study"Section13.3
1.3Exceptasotherwisespecificallyindicated,allreferencesinthisAgreementtoArticlesorSectionsrefertoArticlesorSectionsofthisAgreement,andallreferencestoExhibitsrefertoExhibitsattachedhereto.Thewords"herein,""hereof,""hereinafter,"andwordsandphrasesofsimilarimportrefertothisAgreementasawholeandnottoanyparticularSectionorArticle.
2.AGREEMENTTOSELLANDPURCHASETHEPREMISES.
2.1UponandsubjecttothetermsandconditionsofthisAgreement,SelleragreestosellandconveytoPurchaserandPurchaseragreestopurchasefromSeller,thepremises(the"Premises"),whichconsistsofthefollowing:
2.1.1thelandmoreparticularlydescribedonExhibitAannexedhereto,togetherwith,allandsingular,thetenements,hereditaments,easements,appurtenancesandrightsbelongingorinanywayappertainingthereto,andthereversionsandtheremaindersthereof(the"Land");
2.1.2theImprovements;and
2.1.3allright,titleandinterest,ifany,ofSellerinandtoallofthefollowing(collectively,"Appurtenances"):
7
2.1.3.1landlyinginthebedofanystreet,highway,road,oravenue,openorproposed,publicorprivate,infrontoforadjoiningtheLand.
2.1.3.2rightsofway,highways,publicplaces,easements,appendages,appurtenances,sidewalks,alleys,stripsandgoresoflandadjoiningorappurtenanttotheLandwhicharenoworhereafterusedinconnectionwiththePremises.
3.PURCHASEPRICE.
3.1Thepurchaseprice(the"PurchasePrice")payablebyPurchasertoSellerforthePremisesshallbe_________($,_________),subjecttoadjustmentasprovidedinArticle6,whichshallbepayableassetforthbelow:
3.1.1_________($,_________)bygoodcheckdrawnbyPurchasersubjecttocollectionorofficialbankcheck,ineithercasedrawnonabankwhichisamemberofthe_________(Placename)ClearingHous