Contract of Sale销售合同doc.docx
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Contract of Sale销售合同doc.docx
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ContractofSale销售合同doc
ContractofSale销售合同-
SelleristheowneroftheLand(ashereinafterdefined)locatedatandknownas_________(Address)togetherwiththeimprovementslocatedthereon(theImprovementstheLandandImprovementsarehereincollectivelyreferredtoasthePremises)whichismoreparticularlydescribedinandisthesubjectofthisAgreement.
SellerdesirestosellandconveytoPurchaser,thePremises,andPurchaserdesirestopurchasethesamefromSeller,subjecttoanduponallofthetermsandconditionsofthisAgreement.
NOW,THEREFORE,inconsiderationofthepremisesandthemutualundertakingsinthisAgreement,thepartiesheretoagreeasfollows:
1.DEFINITIONS.
1.1WhereverusedinthisAgreement,thefollowingtermsshallhavethemeaningssetforthinthisArticlelunlessthecontextofthisAgreementclearlyrequiresanotherinterpretation:
Affiliateshallmeanwithrespecttoaparticularpersonorentity,anyotherpersonorentitywhich,directlyorindirectlycontrols,iscontrolledbyorisundercommoncontrolwiththenamedpersonorentity.
BusinessDayshallmeananydayotherthanaSaturday,aSundayoradayonwhichnationalbankingassociationsareauthorizedorrequiredtoclose.
ClosingshallmeantheclosingofthesaleofthePremisesbySellertoPurchaserprovidedforinArticle5.
controlshallmeanownershipof50%ormoreofthevotingstock,membershipinterestsorpartnershipinterestsofanentity,orthepowertodirectthemanagement,operationsandpoliciesofapersonorentity,whetherthroughownershipinterest,contractorotherwise.
ExhibitsshallmeantheexhibitsattachedtothisAgreement,eachofwhichshallbedeemedtoformpartofthisAgreementwhetherornotsostatedinthisAgreement.
GovernmentalAuthoritiesshallmeanallagencies,bureaus,departmentsandofficialsoffederal,state,county,municipalandlocalgovernmentsandpublicauthoritieshavingorclaimingjurisdictionoverthePremisesoranypartthereof,oroverSellerorPurchaserwithrespecttothisAgreementorthetransactionscontemplatedherein.
Impositionsshallmeanallrealestateandpersonalpropertytaxes,generalandspecialassessments,waterandsewercharges,licensefeesandothersimilarfeesandchargesassessedorimposedbyGovernmentalAuthoritiesuponthePremises.
knowledgeornoticeshallmeanactualknowledgeofornoticereceivedbyStanleyDiamond,ChairmanofSellerwhohasdirectresponsibilityformanagementofthePremisesorSeller’sinvestmenttherein,withoutindependentinvestigationastosuchmatters.
Improvementsshallhavethemeaningascribedtheretoonpage1ofthisAgreement.
InRemParcelsshallmeanBlock1615,Lots5,7,66and68.
InterestRateshallmeantherateof4%perannum.
Leasesshallmeanallleases,licenses,concessionsandotherformsofagreement,writtenororal,howeverdenominated,grantingtoanypartyorpartiestherightofuseoroccupancyofanyportionofthePremises,andallrenewals,modifications,amendments,guarantiesandotheragreementsaffectingthesame.
LegalRequirementsshallmeanallstatutes,laws,ordinances,rules,regulations,executiveordersandrequirementsofallGovernmentalAuthoritieswhichareapplicabletothePremisesoranypartthereofortheuseormannerofusethereoforconstructionthereon(including,withoutlimitation,buildingcodesandrestrictions),ortotheowners,Tenantsoroccupantsthereofinconnectionwithsuchownership,occupancyoruse.
OtherAgreementsshallmeanallcontracts,agreementsanddocumentspertainingtothePremisestowhichSelleroranyAffiliateofSellerisapartyorbywhichSelleroranyAffiliateofSellerisbound,andshallincludewithoutlimitationallunioncontracts,servicecontracts,constructioncontracts,management,developmentandleasingagreements,brokerageagreements,zoninglotmergeragreements,restrictiveagreementsandutilityagreements,butshallexcludetheLeases.ThedocumentscomprisingtheOtherAgreementsarelistedonExhibitD.
PermissibleUseshallmeanaschool,museum,offices,and/orsuchotheruseoruseswhichdonot(x)prevent,materiallyinterferewith,orimposeanyadditionalrestrictions,requirements,conditionsorlimitationsupon,Seller’sabilitytousethePremisesforresidentialorcommunityfacilitypurposes(including,withoutlimitation,assistedlivingfacilities)withretailspaceor(y)reducetheavailablefloorarearatioforthePremisesfromthatexistingonthedatehereof.
PermittedExceptionsshallmeanthoseitemsspecifiedinArticle4andExhibitB,andallothermattersaffectingtitletothePremiseswhicharehereafteracceptedinwritingbyPurchaser,treatedinaccordancewiththetermsofthisAgreement,orwaivedbyPurchaserinwriting.
Purchasershallhavethemeaningascribedtheretoonpage1ofthisAgreement.
RecordingOfficeshallmeantheOfficeoftheRegisteroftheCityof_________(Placename),_________(Placename)County.
SellershallhavethemeaningascribedtheretoonofthisAgreement.
SignificantTakingshallmeananytakingbycondemnationoreminentdomainotherthan(x)atakinginconnectionwithastreetwideningor(y)atakingofademinimisportionofthePremises.
Tenantsshallmeanthetenants,licensees,concessionairesorotherusersoroccupantsunderLeases.
TitleCompanyshallmeanCommonwealthLandTitleInsuranceCorporationorsuchotherreputabletitleinsurancecompanyasmaybeselectedbyPurchaser.
ViolationsshallmeanmaterialviolationsofLegalRequirementsexistingwithrespecttothePremises.
ZoningApprovalsshallmeanissuancetotheextentrequiredunderapplicablezoninglaw,bytheapplicableGovernmentalAuthoritiesofafinal,nonappealablezoningvariance,specialpermitsorrezoningoftheLandandtheInRemParcelstopermittheusethereofforaPermissibleUse.
1.2Thefollowingadditionalterms,whereverusedinthisAgreement,shallhavetherespectivemeaningsspecifiedintheArticlesorSectionsofthisAgreementsetforthbelowaftersuchterms:
TermsSections
AdjustmentPointArticle6
ClosingDateSection5.1
CTICSection14.1
DeedSection7.1.1
DepositSection3.1.2
FenceAgreementExhibitD
FirstAdditionalDepositSection5.3
FirstExtensionOptionSection5.3
InRemSaleApprovalsSection5.3
LandSection2.1.1
PremisesSection2.1
PurchasePriceArticle3
SecondAdditionalDepositSection5.4
SecondExtensionOptionSection5.4
StudySection13.3
1.3Exceptasotherwisespecificallyindicated,allreferencesinthisAgreementtoArticlesorSectionsrefertoArticlesorSectionsofthisAgreement,andallreferencestoExhibitsrefertoExhibitsattachedhereto.Thewordsherein,hereof,hereinafter,andwordsandphrasesofsimilarimportrefertothisAgreementasawholeandnottoanyparticularSectionorArticle.
2.AGREEMENTTOSELLANDPURCHASETHEPREMISES.
2.1UponandsubjecttothetermsandconditionsofthisAgreement,SelleragreestosellandconveytoPurchaserandPurchaseragreestopurchasefromSeller,thepremises(thePremises),whichconsistsofthefollowing:
2.1.1thelandmoreparticularlydescribedonExhibitAannexedhereto,togetherwith,allandsingular,thetenements,hereditaments,easements,appurtenancesandrightsbelongingorinanywayappertainingthereto,andthereversionsandtheremaindersthereof(theLand
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(thePurchasePrice)payablebyPurchasertoSellerforthePremisesshallbe_________($,_________),subjecttoadjustmentasprovidedinArticle6,whichshallbepayableassetforthbelow:
3.1.1_________($,_________)bygoodcheckdrawnbyPurchasersubjecttocollectionorofficialbankcheck,ineithercasedrawnonabankwhichisamemberofthe_________(Placename)ClearingHouseAssociation,tobepaidtoSelleruponexecutionanddeliverybySellerandPurchaserofthisAgreement;
3.1.2_________($,_________)bygoodcheckdrawnbyPurchasersubjecttocollectionorofficialbankcheck,ineithercasedrawnonabankwhichisamemberofthe_________(Placename)ClearingHouseAssociation,payabletotheorderofSeller,orbywiretransferofimmediatelyavailablefederalfundstoSeller’saccounttobedesignatedbynoticegiventoPurchaseratleast2BusinessDayspriortothedatesuchpaymentisdue;(suchsum,togetherwiththesumpayablepursuanttoSection3.1.1,ishereincollectivelyreferredtoastheDeposit),tobepaidtoSelleronorpriorto_________,_________,_________(M,D,Y);and
3.1.3_________($,_________)(less,totheextentpaidpursuanttoSections5.3and5.4hereof,theamountoftheFirstAdditionalDepositandtheSecondAdditionalDeposit),representingthebalanceofthePurchasePrice,toSeller,bywiretransferofimmediatelyavailablefederalfundstoanaccountofSellertobedesignatedbynoticegiventoPurchaseratleast2BusinessDayspriortotheClosing,oratSeller’soptionbyunendorsedcertifiedcheckdrawnonabankwhichisamemberofThe_________(Placename)ClearingHouseAssociatio
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