EXHIBIT 10.2
ESCROW AGREEMENT
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Date: September 21, 2000
File No.
Escrow Agent: CHICAGO TITLE INSURANCE COMPANY
Parties: ▇▇▇▇-▇▇▇▇ Realty Corporation, a Maryland corporation, ▇▇▇▇-▇▇▇▇ Realty,
L.P., a Delaware limited partnership (collectively, "▇▇▇▇-▇▇▇▇"), ▇▇▇▇▇▇▇▇
Properties Trust, a Maryland real estate trust and ▇▇▇▇▇▇▇▇ Properties
Acquisition Partners, L.P., a Delaware limited partnership (collectively,
"▇▇▇▇▇▇▇▇" and together with ▇▇▇▇-▇▇▇▇, the "Parties")
In connection with the Termination and Release Agreement dated September 21,
2000 among the Parties, the Parties enter into this Escrow Agreement (the
"Agreement") and hereby authorize Escrow Agent to hold monies according to the
following terms and conditions:
1. The sum to be escrowed is $25,000,000.00 (the "Escrowed Funds").
2. The funds are to be held pending satisfaction of the following:
Upon delivery to the Escrow Agent and ▇▇▇▇-▇▇▇▇ by ▇▇▇▇▇▇▇▇ of either (i) a
letter from ▇▇▇▇▇▇▇▇' independent accountants indicating the maximum amount
of money that can be paid at that time to ▇▇▇▇▇▇▇▇ without causing ▇▇▇▇▇▇▇▇
to fail to meet the REIT Requirements (as hereinafter defined) or (ii) a
Fee Tax Opinion (as hereinafter defined), in either of such events, the
Escrow Agent shall deliver to ▇▇▇▇▇▇▇▇ funds from the Escrow account, in
the case of 2(i) above, the lesser of the amount of funds remaining in the
escrow account and the maximum amount stated in the letter referred to in
2(i) above, or in the case of 2(ii) above, the amount of funds remaining in
the escrow account. A "Fee Tax Opinion" shall mean a letter from outside
counsel of ▇▇▇▇▇▇▇▇ indicating that ▇▇▇▇▇▇▇▇ has received a ruling from the
Internal Revenue Service holding that the receipt by ▇▇▇▇▇▇▇▇ Properties
Acquisition Partners, L.P. and/or ▇▇▇▇▇▇▇▇ Properties Trust of the funds
held in escrow would not cause ▇▇▇▇▇▇▇▇ to fail to meet the REIT
Requirements as hereinafter defined. "REIT Requirements" shall mean
compliance with Sections 856(c)(2) and (3) of the Internal Revenue Code of
1986, as amended. Upon the Escrow Agent's receipt of the letter referred
to in 2(i) above or the Fee Tax Opinion defined and referred to in 2(ii)
above, the Escrow Agent shall release the Escrowed Funds or any part
thereof to ▇▇▇▇▇▇▇▇ Properties Acquisition Partners, L.P., pursuant to the
written directions and instructions of ▇▇▇▇▇▇▇▇' independent accountants
and/or outside counsel directed to and received by the Escrow Agent.
3. The funds are to be released ONLY upon written notification given by
▇▇▇▇▇▇▇▇ in accordance with Paragraph 2 above. If any funds remain in Escrow
subsequent to December 31, 2005, the Escrow Agent shall return such funds to
▇▇▇▇-▇▇▇▇.
4. In the event no written notification is received by Escrow Agent on or
before the date cited in Paragraph 3 above, Escrow Agent shall return all
remaining funds to ▇▇▇▇-▇▇▇▇, without any recourse or liability to Escrow
Agent and without notice to ▇▇▇▇▇▇▇▇.
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5. In the event a controversy arises over said funds, Escrow Agent, at its
sole discretion, may tender the funds into court for settlement, after
deducting its attorney's fees, court costs, and escrow fees, if any, which
have accrued.
6. ▇▇▇▇▇▇▇▇ agrees to save and hold Escrow Agent harmless from any liability
arising under and as a result of this Escrow Agreement, and the Parties
further agree that the Escrow Agent may, at its option, require the
receipt, release and authorization in writing of all Parties before paying
money or delivering or redelivering documents or property to any Party or
to third parties. Escrow Agent shall not be liable for any interest or
other charges on the money held by it. Notwithstanding the above, Escrow
Agent shall invest said funds in accordance with an agreement to be
executed between ▇▇▇▇▇▇▇▇ and Escrow Agent and the terms and conditions of
said agreement shall become a part of this Escrow Agreement. All interest
earned with respect to said funds shall become part of the Escrowed Funds
and shall be distributed in accordance with paragraph 2 of this Agreement.
Except as set forth in Paragraph 7(c) below, ▇▇▇▇▇▇▇▇ shall be solely
responsible for the fees of the Escrow Agent hereunder.
7. (a) Escrow Agent shall hold possession of and solely keep all of the
Escrowed Funds and closing documents subject to the terms and conditions of
this Agreement, and shall deliver and dispose of the same according to the
terms and conditions hereof, and shall deal with the parties hereto in
relation to the sums and documents so escrowed fairly and impartially
according to the intent of the parties as herein expressed, provided
however that Escrow Agent is to be considered as a depository only, shall
not be deemed to be a party to any document other than this Agreement, and
shall not responsible or liable in any manner whatsoever for the
sufficiency, manner of execution, or validity of any written instructions,
certificates or any other documents received by it, nor as to the identity,
authority or right of any persons executing the same.
(b) Escrow Agent shall not at any time be held liable for actions taken or
omitted to be taken in good faith and without gross negligence. The
Parties agree to save and hold Escrow Agent harmless from any loss and from
any claims or demands arising out of its actions hereunder and ▇▇▇▇▇▇▇▇
hereby agrees to indemnify Escrow Agent from any claims or demands for
losses arising out of its activities hereunder, except as set forth in
paragraph 7(c) below.
(c) It is further understood by the Parties that if, as the result of any
disagreement between them or adverse demands and claims being made by any
of them upon Escrow Agent, or if Escrow Agent otherwise shall become
involved in litigation with respect to this Agreement, such Parties agree
that they, jointly and severally, are and shall be liable to Escrow Agent
and shall reimburse Escrow Agent on demand for all costs, expenses and
counsel fees it shall incur or be compelled to pay by reason of such
litigation, including reasonable compensation to Escrow Agent for time
expended in connection with any such dispute or litigation. ▇▇▇▇▇▇▇▇ and
▇▇▇▇-▇▇▇▇ agree among themselves that each shall be responsible to advance
one-half of all amounts due Escrow Agent under this paragraph 7(c),
provided that any such advance by the Parties as the result of any dispute
or litigation between them shall be without prejudice to their right to
recover such amount as damages from the breaching party.
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(d) In taking or omitting to take any action whatsoever hereunder, Escrow
Agent shall be protected in relying upon any notice, paper, or other
document believed by it to be genuine, or upon evidence deemed by it to be
sufficient, and in no event shall Escrow Agent be liable hereunder for any
act performed or omitted to be performed by it hereunder in the absence of
gross negligence or bad faith. Escrow Agent may consult with counsel in
connection with its duties hereunder and shall be fully protected in any
act taken, suffered or permitted by it in good faith and without gross
negligence in accordance with the advice of such counsel.
8. The Parties hereby agree that the funds described above shall be vested in
Escrow Agent, and the Parties hereby grant, convey and deposit the funds
under the absolute control and possession of Escrow Agent until such time
as the funds are disbursed in accordance with the provisions of this Escrow
Agreement.
9. The foregoing terms, along with the Agreement for Purchase and Sale of even
date by and among ▇▇▇▇▇▇▇▇ Properties Acquisition Partners, L.P. and ▇▇▇▇-
▇▇▇▇ Texas Property, L.P. and the Termination and Release Agreement of even
date by and between the Parties, constitute the entire agreement between
the Parties, and this Agreement shall not be modified, changed or amended
by any subsequent written or oral agreement unless agreed to in writing by
the Parties and the Escrow Agent.
10. Notices. All notices, demands, requests or other communication which may
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or shall be given or served by any party to this Agreement upon any other
Party to this Agreement, shall be deemed to have been given or served three
(3) business days after the date the same is deposited in the United States
mail, registered or certified, return receipt requested, postage prepaid
and addressed to the following:
If to Seller: ▇▇▇▇-▇▇▇▇ Realty Corporation
▇▇ ▇▇▇▇▇▇▇▇ ▇▇▇▇▇
▇▇▇▇▇▇▇▇, ▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇▇
Attention: ▇▇▇▇▇▇▇▇ ▇. ▇▇▇▇▇
Chief Executive Officer
and
▇▇▇▇▇ ▇. ▇▇▇▇▇▇
Executive Vice President,
General Counsel and Secretary
With copies to: ▇▇▇▇▇ ▇▇▇▇▇▇▇ ▇▇▇▇▇▇▇ & ▇▇▇▇▇ L.L.P.
▇▇▇ ▇▇▇▇ ▇▇▇▇▇▇
▇▇▇ ▇▇▇▇, ▇▇▇ ▇▇▇▇ ▇▇▇▇▇
Attention: ▇▇▇▇▇ ▇▇▇▇▇▇▇, Esq.
Fax No. (▇▇▇) ▇▇▇-▇▇▇▇
If to Purchaser: ▇▇▇▇▇▇▇▇ Properties Trust
▇▇▇▇ ▇. ▇▇▇▇▇▇▇▇▇ ▇▇▇▇▇▇▇, ▇▇▇▇▇ ▇▇▇
▇▇▇▇▇▇, ▇▇▇▇▇ ▇▇▇▇▇
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Attention: ▇▇▇▇▇▇ ▇. August
President and Chief Executive Officer
Fax No. (▇▇▇) ▇▇▇-▇▇▇▇
and
J. ▇▇▇▇▇ ▇▇▇▇▇▇▇
Senior Vice President and General Counsel
Fax No. (▇▇▇) ▇▇▇-▇▇▇▇
With a copy to: Akin, Gump, Strauss, ▇▇▇▇▇ & ▇▇▇▇, L.L.P.
▇▇▇▇ ▇▇▇▇▇▇▇ ▇▇▇▇▇▇, ▇▇▇▇▇ ▇▇▇▇
▇▇▇▇▇▇, ▇▇▇▇▇ ▇▇▇▇▇
Attention: ▇▇▇▇▇▇▇ ▇. ▇▇▇▇▇▇▇, P.C.
Fax No. (▇▇▇) ▇▇▇-▇▇▇▇
If to Escrow Agent: Chicago Title Insurance Company
Attention: ▇▇▇▇▇ ▇▇▇▇▇▇
▇▇▇▇ ▇▇▇▇▇ ▇▇▇▇▇▇, ▇▇▇▇▇ ▇▇▇▇
▇▇▇▇▇▇, ▇▇▇▇▇ ▇▇▇▇▇
All Parties shall have the right from time to time to designate by written
notice to all other Parties any other address or place where such notice,
demand, or request be addressed.
11. Miscellaneous.
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(a) This Agreement shall be binding upon and inure to the benefit of
the parties hereto and their respective heirs, executors, administrators,
representatives, successors and assigns.
(b) This Agreement shall be construed under and governed by the laws
of the State of Texas, and, in the event that any provision hereof shall be
deemed illegal or unenforceable, said provision shall be severed herefrom
and the remainder of this Agreement shall be enforced in accordance with
the intentions of the parties as herein expressed.
(c) This Agreement may be executed in counterparts, all of which taken
together shall constitute one agreement.
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▇▇▇▇▇▇▇▇: ▇▇▇▇-▇▇▇▇:
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▇▇▇▇▇▇▇▇ Properties Trust ▇▇▇▇-▇▇▇▇ Realty Corporation
a Maryland real estate investment trust a Maryland corporation
/s/ J. ▇▇▇▇▇ ▇▇▇▇▇▇▇ /s/ ▇▇▇▇▇ ▇. ▇▇▇▇▇▇
By: ___________________________________ By:____________________________
J. ▇▇▇▇▇ ▇▇▇▇▇▇▇ ▇▇▇▇▇ ▇. ▇▇▇▇▇▇
Name:__________________________________ Name:__________________________
Senior Vice President Senior Vice President
Title:_________________________________ Title:_________________________
▇▇▇▇▇▇▇▇ Properties Acquisition ▇▇▇▇-▇▇▇▇ Realty, L.P.
Partners, L.P. a Delaware limited partnership
a Delaware limited partnership By: ▇▇▇▇-▇▇▇▇ Realty Corporation
By: ▇▇▇▇▇▇▇▇ Properties I, Inc. its managing general partner
a Delaware corporation
general partner
/s/ J. ▇▇▇▇▇ ▇▇▇▇▇▇▇ /s/ ▇▇▇▇▇ ▇. ▇▇▇▇▇▇
By: ___________________________________ By:____________________________
J. ▇▇▇▇▇ ▇▇▇▇▇▇▇ ▇▇▇▇▇ ▇. ▇▇▇▇▇▇
Name:__________________________________ Name:__________________________
Senior Vice President Senior Vice President
Title:_________________________________ Title:_________________________
Escrow Agent acknowledges receipt of the money in the amount of $25,000,000.00
to be held in accordance with the terms of the foregoing agreement. Escrow
Agent does not assume and shall not be liable for the performance or
nonperformance of any Party to this agreement.
ESCROW AGENT:
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CHICAGO TITLE INSURANCE COMPANY,
a Missouri corporation
/s/ ▇▇▇▇▇ ▇▇▇▇▇▇
By:____________________________
▇▇▇▇▇ ▇▇▇▇▇▇
Name:__________________________
Escrow Officer
Title:_________________________
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