Exhibit 99.4
This document was prepared by and
after recording should be returned to:
Sidley Austin LLP
Xxx Xxxxx Xxxxxxxx Xxxxxx
Xxxxxxx, XX 00000
Attn: Xxx X. Xxxxxxxxx, Esq.
ABSOLUTE ASSIGNMENT OF LEASES AND RENTS
made by
BEHRINGER HARVARD RIVERVIEW, LLC,
ASSIGNOR
in favor of
CITIGROUP GLOBAL MARKETS REALTY CORP.,
ASSIGNEE
DATED AS OF JANUARY 24, 2006
MAXIMUM PRINCIPAL INDEBTEDNESS FOR TENNESSEE RECORDING TAX PURPOSES IS ZERO.
THIS ABSOLUTE ASSIGNMENT OF LEASES AND RENTS (this "ASSIGNMENT") dated
and effective as of the 24th day of January, 2006 made by BEHRINGER HARVARD
RIVERVIEW, LLC, a Delaware limited liability company having an address at 00000
Xxxxxx Xxxxxxx, Xxxxx 000, Xxxxxxx, Xxxxx 00000 ("ASSIGNOR") to CITIGROUP GLOBAL
MARKETS REALTY CORP., a New York corporation (together with its successors and
assigns, hereinafter referred to as "ASSIGNEE"), having an address at 000
Xxxxxxxxx Xxxxxx, Xxxxx 00, Xxx Xxxx, Xxx Xxxx 00000.
W I T N E S S E T H :
WHEREAS, Assignor is the (i) owner of fee simple title to that certain
parcel of real property located in Xxxx County, Tennessee (the "PREMISES"),
which is more particularly described in EXHIBIT A attached hereto, together with
the buildings, structures, fixtures, additions, enlargements, extensions,
modifications, repairs, replacements and other improvements now or hereafter
located thereon (collectively, the "PROPERTY");
WHEREAS, Assignor and Assignee have entered into a certain Loan
Agreement dated as of the date hereof (as amended, modified, restated,
consolidated or supplemented from time to time, the "LOAN AGREEMENT") pursuant
to which Assignee has agreed to make a secured loan to Assignor in the maximum
principal amount of up to Thirty Million Two Hundred Fifty Thousand and
No/Dollars ($30,250,000.00) (the "LOAN").
WHEREAS, Assignor has executed a promissory note in the principal amount
of the Loan (as the same may be amended, modified, restated, severed,
consolidated, renewed, replaced, or supplemented from time to time, the "NOTE"),
which is secured by, INTER ALIA, that certain deed of trust, financing
statement, absolute assignment of leases and rents, security agreement and
fixture filing (as amended from time to time, the "Mortgage"; the Mortgage, the
Note, this Assignment, the Loan Agreement and such other documents more
particularly described in the Loan Agreement, as any of the same may, from time
to time, be modified, amended or supplemented, being hereinafter collectively
referred to as the "LOAN DOCUMENTS") on the Property.
WHEREAS, it is a condition to the obligation of Assignee to make the
Loan to Assignor pursuant to the Loan Agreement that Assignor execute and
deliver this Assignment; and
WHEREAS, capitalized terms used in this Assignment without definition
have the respective meanings assigned to such terms in the Loan Agreement or the
Mortgage, as the case may be, the terms of each of which are specifically
incorporated by reference herein.
NOW, THEREFORE, for good and valuable consideration, receipt of which by
the parties hereto is hereby acknowledged, Assignor hereby assigns, transfers,
conveys and sets over unto Assignee, all right, title and interest of Assignor
in and to all Leases and all Rents;
TO HAVE AND TO HOLD the same unto Assignee, and its successors and
assigns forever, upon the terms and conditions and for the uses hereinafter set
forth.
And Assignor hereby further agrees as follows:
1. CERTAIN REPRESENTATIONS, WARRANTIES AND COVENANTS. Subject to
the terms of the Loan Agreement, Assignor represents, warrants and covenants to
Assignee that:
(a) The payment of the Rents to accrue under any Lease will
not be waived, released, reduced, discounted or otherwise discharged or
compromised by Assignor;
(b) Assignor has not performed, and will not perform, any
acts, and has not executed, and will not execute, any instrument that would
prevent Assignee from exercising its rights under this Assignment; and
(c) Assignor hereby authorizes and directs any tenant under
any of the Leases and any successor to all or any part of the interests of any
such tenant to pay directly to the Clearing Account, in accordance with the
terms of the Loan Agreement, the Rents due and to become due under such tenant's
Lease, and such authorization and direction shall be sufficient warrant to the
tenant to make future payments of Rents directly to the Clearing Account in
accordance with the terms of the Loan Agreement without the necessity for
further consent by Assignor.
2. ASSIGNMENT; DEFERRED EXERCISE OF RIGHTS.
(a) As part of the consideration for the Debt, Assignor does
hereby absolutely and unconditionally assign to Assignee all right, title and
interest of Assignor in and to all present and future Leases and Rents, and this
Assignment constitutes a present and absolute assignment and is intended to be
unconditional and not as an assignment for additional security only. It is
further intended that it not be necessary for Assignee to institute legal
proceedings, absent any requirements of applicable law or regulation to the
contrary, to enforce the provisions hereof. Assignor hereby authorizes Assignee
or its agents to collect the Rents; provided, however, that prior to an Event of
Default, and subject at all times to the requirement that payments and deposits
of Rents be made directly to the Clearing Account, Assignor shall have a
revocable license, but limited as provided in this Assignment and in any of the
other Loan Documents, to otherwise deal with, and enjoy the rights of the lessor
under, the Leases.
(b) Upon the occurrence and during the continuance of an
Event of Default, and without the necessity of Assignee entering upon and taking
and maintaining full control of the Property in person, by agent or by
court-appointed receiver, the license referred to in paragraph (a) above shall
immediately be revoked and Assignee shall have the right at its option, to
exercise all rights and remedies contained in the Loan Documents, or otherwise
available at law or in equity.
3. RENTS HELD IN TRUST BY ASSIGNOR. Rents held or received by
Assignor shall be held or received by Assignor as trustee for the benefit of
Assignee only, and shall immediately be deposited directly to the Clearing
Account in accordance with the terms of the Loan Agreement.
4. EFFECT ON RIGHTS UNDER OTHER DOCUMENTS. Nothing contained in
this Assignment and no act done or omitted by Assignee pursuant to the powers
and rights granted it
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hereunder shall be deemed to be a waiver by Assignee of its rights and remedies
under any of the other Loan Documents, and this Assignment is made and accepted
without prejudice to any of the rights and remedies possessed by Assignee under
the terms of the other Loan Documents. The rights of Assignee under the other
Loan Documents may be exercised by Assignee either prior to, simultaneously
with, or subsequent to any action taken by it hereunder. This Assignment is
intended to be supplementary to and not in substitution for or in derogation of
any assignment of rents or grant of a security interest contained in any of the
other Loan Documents.
5. EVENT OF DEFAULT. Upon or at any time after the occurrence and
during the continuance of an Event of Default, then in addition to and without
limiting any of Assignee's rights and remedies hereunder and under the other
Loan Documents and as otherwise available at law or in equity:
(a) Assignee may, at its option, without waiving such Event
of Default and without regard to the adequacy of the security for the Debt,
either in person or by agent, without bringing any action or proceeding, or by a
receiver appointed by a court, without taking possession of the Property in its
own name, demand, xxx for or otherwise collect and receive all Rents, including
those past-due and unpaid, for application to the payment of the Debt in
accordance with the terms of the Loan Documents, and Assignee may enter into,
and to the extent that Assignor would have the right to do so, cancel, enforce
or modify any Lease. The exercise by Assignee of the option granted it in this
Section and the collection of the Rents and the application thereof as herein
provided shall not be considered a waiver of any Event of Default.
(b) Assignor hereby acknowledges and agrees that payment of
any item of Rent by a Person to Assignee as hereinabove provided shall
constitute payment in full of such item of Rent by such Person, as fully and
with the same effect as if it had been paid to Assignor.
(c) Assignee in respect of the Leases and Rents shall have
all of the rights and remedies of a secured party under the Uniform Commercial
Code as in effect in the State in which such rights and remedies are asserted as
described in Section 12(b) to the extent of such rights thereunder and
additional rights and remedies to which a secured party is entitled under the
laws in effect in any jurisdiction where any rights and remedies hereunder may
be asserted.
6. APPLICATION OF RENTS AND PROCEEDS. After the occurrence and
during the continuance of an Event of Default, Rents received or held by
Assignor or Assignee shall be applied in accordance with the terms of the Loan
Documents.
7. ATTORNEY-IN-FACT. Upon the occurrence and during the continuance
of any Event of Default, Assignor hereby appoints Assignee the attorney-in-fact
of Assignor to take any action and execute any instruments that Assignor is
obligated, or has covenanted and agreed under the Loan Agreement or the other
Loan Documents to take or execute, which appointment as attorney-in-fact is
irrevocable and coupled with an interest. Without limiting the generality of the
foregoing provisions of this Section 7, upon the occurrence and during the
continuance of an Event of Default, Assignor does hereby irrevocably appoint
Assignee as its attorney-in-fact with
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full power, in the name and stead of Assignor to demand, collect, receive and
give complete acquittance for any and all of the Rents now due or that may
hereafter become due, and at Assignee's discretion, to file any claim, to take
any other action, to institute any proceeding or to make any settlement of any
claim, either in its own name or in the name of Assignor or otherwise, which
Assignee may deem necessary or desirable in order to collect and enforce the
payment of Rents.
8. Intentionally Omitted.
9. EXPENSES. Assignor agrees to pay to Assignee all out-of-pocket
expenses (including expenses for attorneys' fees and costs of every kind) of, or
incident to, the enforcement of any of the provisions of this Assignment or
performance by Assignee of any obligation of Assignor hereunder which Assignor
has failed or refused to perform.
10. FURTHER ASSURANCES. Assignor agrees that, from time to time upon
the written request of Assignee, it will give, execute, deliver, file and/or
record any financing statements, notice, instrument, document, agreement or
other papers and do such other acts and things that may be necessary and
desirable to create, preserve, perfect or validate this Assignment, to enable
Assignee to exercise and enforce its rights hereunder with respect to this
Assignment or to otherwise carry out the purposes and intent of this Assignment.
11. NO OBLIGATION BY ASSIGNEE. By virtue of this Assignment,
Assignee shall not be obligated to perform or discharge, nor does it hereby
undertake to perform or discharge, any obligation, duty or liability under any
of the Leases. This Assignment shall not operate to constitute Assignee as a
lender in possession of the Property or to place responsibility for the control,
care, management or repair of the Property upon Assignee, nor shall it operate
to make Assignee responsible or liable for any waste committed on the Property
by any tenant or other party in possession or for any dangerous or defective
condition of the Property or for any negligence in the management, upkeep,
repair or control thereof.
12. MISCELLANEOUS.
(a) No failure on the part of Assignee or any of its agents
to exercise, and no course of dealing with respect to, and no delay in
exercising, any right, power or remedy hereunder shall operate as a waiver
thereof; nor shall any single or partial exercise by Assignee or any of its
agents of any right, power or remedy hereunder preclude any other or further
exercise thereof or the exercise of any other right, power or remedy. Subject to
Section 16 hereof, the remedies herein are cumulative and are not exclusive of
any remedies provided by law.
(b) WITH RESPECT TO MATTERS RELATING TO THE CREATION,
PERFECTION AND PROCEDURES RELATING TO THE ENFORCEMENT OF THIS ASSIGNMENT, THIS
ASSIGNMENT SHALL BE GOVERNED BY, AND BE CONSTRUED IN ACCORDANCE WITH, THE LAWS
OF THE STATE IN WHICH THE PROPERTY IS LOCATED, IT BEING UNDERSTOOD THAT, EXCEPT
AS EXPRESSLY SET FORTH ABOVE IN THIS PARAGRAPH OR IN THE MORTGAGE, AND TO THE
FULLEST EXTENT PERMITTED BY THE LAWS OF SUCH STATE, THE LAW OF THE
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STATE OF NEW YORK SHALL GOVERN ALL MATTERS RELATING TO THIS ASSIGNMENT AND THE
OTHER LOAN DOCUMENTS AND ALL OF THE INDEBTEDNESS OR OBLIGATIONS ARISING
HEREUNDER OR THEREUNDER. ALL PROVISIONS OF THE LOAN AGREEMENT INCORPORATED
HEREIN BY REFERENCE SHALL BE GOVERNED BY, AND CONSTRUED IN ACCORDANCE WITH, THE
LAWS OF THE STATE OF NEW YORK, AS SET FORTH IN THE GOVERNING LAW PROVISION OF
THE LOAN AGREEMENT.
(c) Subject to Section 16 hereof, all rights and remedies
set forth in this Assignment are cumulative, and Assignee may recover judgment
thereon, issue execution therefor, and resort to every other right or remedy
available at law or in equity, without first exhausting and without affecting or
impairing the security of any right or remedy afforded hereby; and no such right
or remedy set forth in this Assignment shall be deemed exclusive of any of the
remedies or rights granted to Assignee in any of the Loan Documents. Nothing
contained in this Assignment shall be deemed to limit or restrict the rights and
remedies of Assignee under the Loan Agreement or any of the other Loan
Documents.
(d) Until the indebtedness and all other obligations secured
by the Loan Documents is paid in full, Assignor will, upon request, deliver from
time to time to Assignee executed originals to the extent available, otherwise
photocopies certified by Assignor as true, correct and complete, of executed
originals, of any and all existing Leases to which Assignor is a party, and
executed originals, or photocopies of executed originals, so certified by
Assignor, if an executed original is not available, of all other and future
Leases to which Assignor is a party, and upon request of Assignee, will
specifically transfer and assign to Assignee such other and future Leases upon
the same terms and conditions as herein contained.
(e) Assignor represents that it: (i) has been advised that
Assignee engages in the business of real estate financings and other real estate
transactions and investments which may be viewed as adverse to or competitive
with the business of Assignor or its affiliates; (ii) is represented by
competent counsel and has consulted counsel before executing this Assignment;
and (iii) has relied solely on its own judgment and on its counsel and advisors
in entering into the transaction(s) contemplated hereby without relying in any
manner on any statements, representations or recommendations of Assignee or any
parent, subsidiary or affiliate of Assignee.
13. NO ORAL CHANGE. This Assignment may not be amended except by an
instrument in writing signed by Assignor and Assignee.
14. SUCCESSORS AND ASSIGNS. Assignor may not assign its rights under
this Assignment except as permitted under the Loan Agreement. Subject to the
foregoing, this Assignment shall be binding upon, and shall inure to the benefit
of, Assignor and Assignee and their respective successors and assigns.
15. NOTICES. All notices, requests and other communications provided
for herein shall be given or made in writing in the manner specified in the Loan
Agreement.
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16. EXCULPATION. It is expressly agreed that recourse against
Assignor for failure to perform and observe its obligations contained in this
Assignment shall be limited as and to the extent provided in Section 10.1 of the
Loan Agreement.
17. COUNTERPARTS. This Assignment may be executed in any number of
counterparts, each of which when so executed and delivered shall be an original,
but all of which shall together constitute one and the same instrument.
18. Intentionally Omitted.
19. Intentionally Omitted.
[REMAINDER OF PAGE INTENTIONALLY LEFT BLANK. ASSIGNOR'S
SIGNATURE FOLLOWS ON NEXT PAGE]
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IN WITNESS WHEREOF, this Assignment has been duly executed by Assignor
as of the day and year first above written.
BEHRINGER HARVARD RIVERVIEW, LLC, a
Delaware limited liability company
By: ___________________________________
Xxxxxx X. Xxxxxxx, III, Secretary
[ASSIGNOR'S SIGNATURE IS NOTARIZED ON NEXT PAGE]
ACKNOWLEDGMENT
State of _______________ )
County of ______________ )
Before me, a notary public of the state and county mentioned, personally
appeared Xxxxxx X. Xxxxxxx, III, with whom I am personally acquainted (or proved
to me on the basis of satisfactory evidence), and who, upon oath, acknowledged
such person to be the Secretary of BEHRINGER HARVARD RIVERVIEW, LLC, a Delaware
limited liability company, the within named Assignor, and that he, as such
Secretary, being authorized so to do, executed the foregoing instrument for the
purposes therein contained, by signing the name of the limited liability company
by himself as his free and voluntary act as its Secretary.
Witness my hand and seal, at office in the County of _______________,
State of _________________, this ___ day of January, 2006.
___________________________________
Notary Public
My Commission Expires:__________
EXHIBIT A
LEGAL DESCRIPTION
TRACT I:
BEING a parcel of land located in the First Xxxx of the City of Knoxville,
Tennessee and the First District of Xxxx County, Tennessee, and being a portion
of the city block bounded by Gay Street, Hill Avenue, State Street, and Main
Avenue, and being more particularly described as follows:
BEGINNING at a set spike in asphalt at the intersection of the easterly right of
way of Gay Street and the southerly right of way of Main Avenue and being
approximately 2.5 feet west of the curb line; thence North 65 deg. 12 min. 00
sec. East, 295.20 feet along the southerly right of way of Main Avenue and along
the northerly face of a wall to a set brass disc with punch point, set in the
sidewalk and at the intersection of the southerly right of way of Main Avenue
and the westerly right of way of State Street; thence South 24 deg. 49 min. 00
sec. East, 258.94 feet along the westerly right of way of State Street in the
sidewalk to a point being North 24 deg. 49 min. 00 sec. East, 24.00 feet from a
set spike in asphalt; thence South 20 deg. 33 min. 00 sec. West, 33.72 feet to a
point on the northerly right of way of Hill Avenue and being South 65 deg. 55
min. 00 sec. West, 24.00 feet from a set spike reference point; thence South 65
deg. 55 min. 00 sec. West, 105.03 feet along the northerly right of way of Hill
Avenue and along the south face of a wall to a set spike in asphalt; thence
North 24 deg. 57 min. 00 sec. West, 135.01 feet along the west face of a wall
along the common line with Aetna Casualty and Surety Company to a drill point in
concrete in the loading dock area of Riverview Tower; thence South 65 deg. 55
min. 00 sec. West, 42.73 feet continuing with Aetna to a set nail; thence North
24 deg. 30 min. 00 sec. West, 20.15 feet continuing with Aetna to a point;
thence South 65 deg. 12 min. 00 sec. West, 23.10 feet continuing with Aetna to a
point; thence North 24 deg. 48 min. 00 sec. West, 41.50 feet continuing with
Aetna to a point beneath the Riverview Tower; thence South 65 deg. 12 min. 00
sec. West, 100.00 feet continuing with Aetna to a point on the curb of Gay
Street on the easterly right of way of Gay Street; thence North 24 deg. 57 min.
00 sec. West, 84.14 feet along the easterly right of way of Gay Street and along
the curb to the point of BEGINNING, containing 53,726 square feet or 1.23 acres,
as shown on plat of survey by Barge, Xxxxxxxx, Xxxxxx and Xxxxxx, Xxxx X. Xxxxx,
XXX Xx. 0000, dated September 21, 2005, last revised September 27, 2005, and
bearing File No. 32441-00.
TRACT II:
OVERHEAD PEDESTRIAN BRIDGE - LOCATED AS FOLLOWS:
BEGINNING at a point in the south right-of-way of Main Avenue, said point being
140.44 feet from the intersection of the south right-of-way of Main Avenue with
the east right-of-way of Gay Street; thence, from said beginning point and
continuing with the right-of-way of Main Avenue, North 65 deg. 12 min. East,
11.34 feet to a point; thence, North 24 deg. 48 min. 00 sec. West, 65.72 feet to
a point; thence North 65 deg. 12 min.
00 sec. East, 11.34 feet to a point; thence South 24 deg. 48 min. 00 sec. East,
65.72 feet to the point of BEGINNING, containing 745 square feet..
TOGETHER WITH APPURTENANT NON-EXCLUSIVE EASEMENTS (Deed Book 1997, page 305)
MORE PARTICULARLY DESCRIBED AS FOLLOWS:
TRACT III:
NON-EXCLUSIVE EASEMENT:
Situated in the First Civil District of Xxxx County, Tennessee, and in the First
Xxxx of the City of Knoxville and being described as follows:
The point of Beginning of this line lies South 24 deg. 57 min. East, 84.14
feet from the point of intersection of the eastern right-of-way line of Gay
Street and the southern right-of-way line of Main Avenue;
THENCE, from said point of Beginning North 65 deg. 12 min. 00 sec. East, 73.00
feet to a point;
THENCE, South 69 deg. 48 min. 00 sec. East, 38.18 feet to a point;
THENCE, South 24 deg. 48 min. 00 sec. East, 2.98 feet to a point;
THENCE, North 65 deg. 12 min. 00 sec. East, 23.16 feet to a point.
THENCE, South 24 deg. 30 min. 00 sec. East, 13.84 feet to a point;
THENCE, South 65 deg. 02 min. 00 sec. West, 122.97 feet to a point in the
eastern right-of-way line of Gay Street;
THENCE, North 24 deg. 57min. 00 sec. West, 44.18 feet to the point of Beginning.
TRACT 6
NON-EXCLUSIVE EASEMENT:
Beginning at a point located by the following calls. Starting at the
intersection of the east right-of-way of Gay Street with the south right-of-way
of Main Avenue.
THENCE, with the right-of-way of Main Avenue, North 65 deg. 12 min. East,
123.95 feet to an iron pin;
THENCE, leaving the right-of-way of Main Avenue, South 24 deg. 30 min. East,
84.14 feet to the point of Beginning;
THENCE, from said beginning point, South 24 deg. 30 min. East, 29.52 feet to a
point;
THENCE, South 65 deg. 12 min. West, 23.16 feet to a point;
THENCE, North 24 deg. 48 min. West, 2.53 feet to a point;
THENCE, North 69 deg. 48 min. West, 38.18 feet to a point;
THENCE, North 65 deg. 12 min. East, 50.31 feet to the point of Beginning, and
containing 1,051 square feet, more or less.
TRACT 7:
NON-EXCLUSIVE EASEMENT:
Beginning at a point in the north right of way of Hill Avenue, said point being
located 129.03 feet, more or less, from the intersection of the north right of
way of Hill Avenue with the west right of way of State Street; thence from said
beginning point and continuing with the right of way of Hill Avenue, South 65
deg. 55 min. West, 15.0 feet to an iron pin; thence leaving the right of way of
Hill Avenue, North 24 deg. 57 min. West, 135.0 feet to an iron pin; thence North
65 deg. 55 min. East, 15.01 feet to an iron pin; thence South 24 deg. 57 min.
East, 135.01 feet to a point in the right of way of Hill Avenue, the point of
beginning, containing 1728 square feet or .05 acres, more or less.
TRACT 8:
NON-EXCLUSIVE EASEMENT:
Beginning at a point marking the southwest corner of a 12 foot alley; thence
from said beginning point, North 65 deg. 55 min. East, 27.72 feet to an iron
pin; thence, South 24 deg. 57 min. East, 22.0 feet to a point; thence South 65
deg. 03 min. West, 18.7 feet to a point; thence North 24 deg. 57 min. West, 6.0
feet to a point; thence South 65 deg. 03 min. West, 22.0 feet to a point; thence
North 24 deg. 57 min. West, 10.2 feet to a point; thence South 65 deg. 03 min.
West, 10.0 feet to a point; thence North 24 deg. 48 min. West, 26.4 feet to an
iron pin; thence North 65 deg. 12 min. East, 23.10 feet to an iron pin; thence
South 24 deg. 30 min. East, 20.15 feet to the point of beginning, containing
1,302 square feet or 0.03 acres, more or less.
BEING THE SAME property conveyed to Behringer Harvard Riverview, LLC, a Delaware
limited liability company, by deed from HPW Family Partnership, LLC, a Tennessee
limited liability company, Xxxxxx Family Partnership, LLC, a Tennessee limited
liability company, and Riverview Partners, LLC, a Tennessee limited liability
company, dated October 5, 2005, and filed of record as Instrument No.
200510050031543, in the office of the Xxxx County Register of Deeds.
