Purchase and Sale Agreement
Group ID No. '7'1--1-\ lb~
PURCHASE AND SALE AGREEMENT
TIDS PURCHASE AND SALE AGREEMENT ("Agreemenf') is made between BAC
HOME LOANS SERVICING LP, FfKJA COUNTRYWIDE HOME LOANS SERVICING
LP, a Texas Limited Partnership, whose address is 400 Countrywide Way, Simi Valley,
California 93065 as servicing agent and attorney in fact for The Bank of New York Mellon FKA
The Bank of New York, as Trustee for the Certificateholders CWALT, Alternative Loan Trust
2007-0A6, Mortgage Pass-Through Certificates, Series 2007-0A6 ("Seller") and, Collier
County, a Political Subdivision of the Statc of Florida, whose addrcss is 3301 Tamiami Trial
East, Naples, Florida, 34112 ("Purchaser"), (together, the "Parties" and individually, the
"Party") and is effective as of October 4,2010 (the "Effective Date").
Recitals:
Seller owns certain real property improvements, appurtenances and hereditaments located at
4308 Rose Avenue, Naples, County of Collier, State of Florida, legally described on Exhibit A
attached to this Agreement ("Property") which it wishes to sell, and which Purchaser wishes to
purchase; and
The sale and purchase of the Property shall also be subject to a number of conditions, as each is
described by this Agreement;
Therefore, for good and valuable consideration, the receipt and sufficiency of which is hereby
acknowledged, the Parties hereto agree as follows:
Neil!:hborhood Stabilization Prul!:ram. The Parties acknowledge that the sale and purchase of
the Property [check applicable provision) IS l8:J IS NOT 0 being made pursuant to federal
funds distributed as part of the emergency assistance for the redevelopment of abandoned and
foreclosed homes under Section 2301 of Title 3 of Division B of the Housing and Economic
Recovery Act of 2008 ("HERA") and the Neighborhood Stabilization Guidelines of the
Department of Housing and Urban Development ("NSP Guidelines") and amendments thereto.
1. Sale of ProDertv. Subject to compliance with the terms and conditions of this
Agreement, Seller shall sell to Purchaser and Purchaser shall purchase from Seller the Property.
2. Purchase Price. The purchase price for the Property ("Purchase Price") shall be
Thirty Nine Thousand and NollOOth Dollars ($39,000.00). However, the amount payable by
Purchaser to Seller for the. purposes of this transaction as the consideration to be paid shall be
Thirty Five Thousand and NollOOth Dollars ($35,000.00) ("Total Adiusted Purchase Price").
The amount payable by Purchaser to Seller shall be payable as follows:
(a) One Thousand and NollOOths Dollars ($1,000.00), ("Earnest Monev")
which shall be delivered to the account of Title (defined below) within seven (7) business
days after execution of the Earnest Money Addendum to this Agreement by the Escrow
Agent, pursuant to the Earnest Money Addendum to Purchase Agreement attached to this
Agreement; and
(b) Thirty Four Thousand and No/lOOths Dollars ($34,000.00) representing
the balance of the Purchase Price payable in cash, certified check, bank check or wire
transfer on the Closing Date.
For the purPoses of this Paragraph 2 the Total Adjusted Purchase Price is an agreed upon sum
intended to be less than the Purchase Price and shall reflect certain cost savings to the Seller
associated with the subject transaction.
Purchaser shall obtain an appraisal at its sole cost and expense to support the Purchase Price
pursuant to NSP Guidelines, if NSP funds are being used in this transaction. If the NSP
Appraisal obtained by Purchaser does not support the Purchase Price, Seller shall have no
obligation hereunder to reduce the Purchase Price.
3. Time of the Essence: Closinl!: Date:
(a) It is agreed that time is of the essence with respect to all dates specified in
this Agreement and any addenda, riders or amendments thereto. This means that all
deadlines are intended to be strict and absolute.
.
(b) The closing shall take place on or before November 18, 2010 ("Closing
Date"), unless the Closing Date is extended in writing signed by Seller and Purchaser or
extended by Seller under the terms of this Agreement.
(c) Notwithstanding any provision herein and to the extent Purchaser elects
not to obtain its own Title Commitment, Seller shall select a title insurance company
which will issue the Title Commitment to Purchaser and Seller shall pay for the cost of
issuance of said Title Commitment and the final title insurance policy. The Selection of
said title insurance company by Seller shall not prohibit Purchaser from purchasing its
own title policy or Title Commitment.
4. InsDections: Purchaser understands and acknowledges that Seller acquired the
Property by means of foreclosure or deed in lieu thereof; and that Seller has very limited
documentation, reports and other due diligence information regarding the condition of the
Property. Before entering into this Agreement, the Purchaser has inspected the Property and
obtained for its own use, benefit and reliance, inspections and/or reports on the condition of the
Property, and have accepted the Property "As-Is". The Purchaser shall keep the Property free
and clear of liens and indemnifY and hold the Scller harmless from all liability claims, demands,
damages, and costs related to the Purchaser's inspection and any inspection conducted by
Purchaser after the date of this Agreement, and the Purchaser shall repair all damages arising
from or caused by the inspections. The Purchaser shall not directly or indirectly cause any
inspections to be made by any government building or zoning inspectors or govemment
employees without the prior written consent of the Seller, unless required by law, in which case,
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the Purchaser shall provide reasonable notice to the Seller prior to any such inspection. If the
Seller has winterized this Property and the Purchaser desires to have the Property inspected,
listing agent will have the Property dewinterized prior to inspection and rewinterized after
inspection. The Purchaser agrees to pay this expense in iulvance to the listing agent. The amount
paid under this provision shall be nonrefundable.
5. Personal Property: Items of personal property, including but not limited to
window coverings, appliances, manufactured homes, mobile homes, vehicles, spas, antermas,
satellite dishes and garage door openers, now or hcreafter located on the Property are not
included in this sale or the Purchase Price unless the personal property is specifically described
and referenced on Exhibit B attached to and made a part of this Agreement. Any personal
property at or on the Property may be subject to claims by third parties and, therefore, may be
removed from the Property prior to the Closing Date. Seller makes no representation or warranty
as to the condition of any personal property, title thereto, or whether any personal property is
encumbered by any liens. Purchaser assumes responsibility for any personal property remaining
on the Property at the time of closing.
6. C1osinl!: Costs and Adiustments:
(a) Purchaser and Seller agree to prorate the following expenses as of closing
and funding: municipal water and sewer charges, utility charges, real estate taxes and
assessments, common area charges, condominium or planned unit development or similar
community assessments, co-operative fees, maintenance fees, and rents, if any. In
determining prorations, the funding date shall be allocated to Purchaser. Payment of
special assessment district bonds and assessments, and payment of homeowner's
association or special assessments shall be paid current and prorated between Purchaser
and Seller as of Closing Date with payments not yet due and owing to be assumed by
Purchaser without credit toward Purchase Price. The Property taxes shall be prorated
based on an estimate or actual taxes from the previous year on the Property. All
prorations shall be based upon a 365 calendar year and all such prorations shall be fmal.
Seller shall not be responsible for any amounts due, paid or to be paid after closing;
including but not limited to, any taxes, penalties or interest assessed or due as a result of
retroactive, postponed or additional taxes resulting from any change in use of, or
construction on, or improvement to the Property, or an adjustment in the appraised value
of the Property. In the event Seller has paid any taxes, special assessments or other fees
and there is a refund of any such taxes, assessments or fees after closing, and Purchaser
as current owner of the Property receives the payment, Purchaser will immediately
submit the refund to Seller. If the Property is heated by or has storage tanks for fuel oil,
liquefied petroleum gases or similar fuels, Purchaser will buy the fuel in the tank at
closing at the current price as calculated by the supplier. Property taxes shall be prorated
to the Closing Date. on a per diem calendar basis. All interest, rents, city water charges
current operating expenses, and homeowner's association dues shall be prorated to the
Closing Date. Homeowner association transfer dues, if any, to be paid by Purchaser.
Seller agrees to pay all special assessments levied of record or certified into the current
year's taxes as of the date of closing. In Addition, Seller agrees to pay a prorated portion
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of any pending assessments at closing or deposit funds into escrow to cover these costs;
any difference will be refunded to the Seller.
(b) Seller shall only pay those closing costs and fees associated with the
transfer of the Property that local custom or practice clearly allocates to Seller and any
closing costs and fees specifically agreed to herein.
(c) If Purchaser selects Seller's Preferred Title Company for the closing agent
and the Title Company, then notwithstanding any other provision in this
Agreement, Purchaser and Seller shall pay the following costs:
(A) Seller shall pay:
(I) the cost of preparation of the Title Commitment or Title
Opinion and any title insurance binder;
(2) all premiums and costs incurred in connection with the
issuance of a standard title insurance policy and endorsements to
the title insurance policy;
(3) any fee required to obtain and record documents necessary
to deliver clear title to the Property to Purchaser, including the
amount of deed or transfer tax required to record the Deed;
(4) a wire fee relating to wiring Seller's proceeds to Seller; and
(5) closing and escrow fees (if any) charged by the closing
agent which are customarily paid by sellers in the county and/or
city where the Property is located.
(B) Purchaser shall pay:
(I) closing and escrow fees (if any) charged by the closing
agent which are customarily paid by purchasers in the county
and/or city where thc Property is located.
(ii) If Purchaser selects a party other than Seller's Preferred Title Company
for the closing agent or the Title Company, then notwithstanding any other
provision in this Agreement, Purchaser and Seller shall pay the following
costs :
(A) Seller shall pay:
(1) one-half (Yz) of the escrow fee;
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(2) one-half (Yo) of the premiums and costs incurred in
cormection with the issuance of a standard title insurance policy,
excluding the cost of any endorsements;
(3) any fee required to obtain and record documents necessary
to deliver clear title to the Property to Purchaser, including the
amount of deed or transfer tax required to record the Deed; and
(4) a wire fee relating to wiring Seller's proceeds to Seller.
(B) Purchaser shall pay:
(I) one-half (Yo) of the escrow fee;
(2) the cost of preparation of the Title Commitment or Title
Opinion and any title insurance binder;
(3) one-half (Yo) of the premiums and costs incurred in
connection with the issuance of a standard title insurance policy;
(4) the cost of any endorsements to the title insurance policy;
and
(5) any closing fee charged by the closing agent.
7. Delivery of Funds: Regardless of local custom, requirements, or practice, upon
delivery of the deed by Seller to Purchaser, Purchaser shall dcliver all funds due Seller from the
sale in the form of cash, bank check, certified check or wire transfer. An attorney's trust fund
check shall not be sufficient to satisfy this provision unless the bank holding the account on
which the trust fund check is drawn certifies the trust fund check.
8. Delivery of Possession of Property: Seller shall deliver possession of the
Property to Purchaser at closing and funding of sale. Seller warrants and covenants with
Purchaser that (a) the Property was vacant and unoccupied at the time of commencing
discussions with Purchaser for the purchase of the Property, is vacant and unoccupied at the time
of the execution of this Agreement and will be delivered to Purchaser at the closing in a vacant
and unoccupied condition, (b) the availability, or existence of the federal funds under HERA has
not induced the Lender's commencement of the foreclosure proceedings, any deed in lieu of
foreclosure or other cnforcement proccdures which has resulted in Seller's ownership of the
Property, and (c) all foreclosure proceedings and any eviction actions are completed and any
redemption periods of the prior foreclosed mortgagor/owncr and all persons claiming through
such person(s) have expired. If Purchaser alters the Property or causes the Property to be altered
in any way and/or occupies the Property or allows any other person to occupy the Property prior
to closing and funding without the prior written consent of Seller, such event shall constitute a
breach by Purchaser under this Agreement and Seller may t=inate this Agreement and
Purchaser shall be liable to Seller for damages caused by any such alteration or occupation of the
Property prior to the Closing Date and funding and Purchaser hereby waives any and all claims
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for damages or compl:nsations for improvements made by Purchaser to thl: Property including,
but not limited to, any claims for unjust enrichment.
9. Deed: The deed to be delivered at closing shall be a deed that covenants that
grantor grants only that title which grantor may have and that grantor will only defend title
against persons claiming by, through, or under the grantor, but not otherwise known as a Special
Warranty. Any reference to the term "Deed" or "Special Warranty Deed" herein shall be
construed to refer to such form of deed. It is the intent of Seller to deliver insurable title to the
subject property through the conveyance of the Special Warranty Deed or comparable
instrument.
10. Title to be Delivered. At Closing, Seller agrees to deliver to Purchaser the Deed,
which conveys marketable fee simple title in the Property to Purchaser subject to the terms
containl:d in Sl:ction 12 herein.
11. Title and Examination.
(a) Within five (5) days from the date of this Agreement, Seller/Buyer will
order a commitment for a title insurance policy (the "Title Commitment''), ("Title") and
provide a copy to all parties. Purchaser shall have five (5) days from the date of its
receipt of the Title Commitment to examine title and make any objections thereto, which
shall be made in writing to Seller or deemed waived. If any objections are so made,
Seller shall be allowed sixty (60) days to make title marketable. Pending correction of
title, payments hereunder required shall be postponed, but upon correction of title and
within ten (10) days after writtcn notice to Purchaser, the Parties shall perform this
agreement according to its terms.
12. Defects in Title: Upon examination of the title commitment by Purchaser and
notice to Seller of a title objection, the Parties agree to proceed as follows:
(a) If Purchaser raises an objection to Seller's title to the Property as provided
in Paragraph II, which, if valid, would makc title to the Property uninsurable and not
correctable within sixty (60) days, Seller shall have the right to terminate this Agreement
by giving written notice of the termination to Purchaser, provided however, Purchaser
shall have the right within five (5) days of such notice to either waive such defect or
request Seller to proceed under Paragraph l2( c) below.
(b) However, if Seller is able to correct the problem through reasonable
efforts, as Seller dctermines, at its sole and absolute discretion, within said sixty (60) day
period, including any written extensions, or if title insurance is available from a reputable
title insurance company at regular rates containing affirmativc coverage for the title'
objections, as provided below or Purchaser waives the defect, then this Agreemcnt shall
remain in full force and Purchaser shall perform pursuant to the terms set in this
Agreement.
( c) Seller will reasonably cooperate with Title and Purchaser on the title
corrections to remove any such exception or to make the title insurable, but any attempt
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by Seller to remove such title exceptions shall not impose an obligation upon Seller to
remove those exceptions.
(d) In the event Seller, within such sixty (60) day period is not able to (i)
make the title insurable or correct any problem or (ii) obtain title insurance from a
reputable title insurance company, all as provided herein, Purchaser may either waive the
objection or terminate this Agreement and any Earnest Money deposit will be returned to
Purchaser as Purchaser's sole remedy at law or equity. Notwithstanding the forgoing, the
Seller is not obligated to (A) remove any exception, (B) bring any action or proceeding or
bear any expense in order to convey title to the Property, or (C) make the title marketable
or insurable.
13. ReDresentations and Warranties:
Purchaser represents and warrants to Seller the following:
(a) Purchaser is purchasing the Property solely in reliance on its own
investigation and inspection of the Property and not on any information, representation or
warranty provided or to be provided by Seller, its servicers, representatives, brokers,
employees, agents or assigns;
(b) Neither Seller, nor its servicers, employees, representatives, brokers,
agents or assigns, has made any representations or warranties, implied or expressed,
relating to the condition of the Property or. the contents thereof, except as expressly set
forth in Paragraph 4 of this Agreement; .
(c) Purchaser has not relied on any representation or warranty from Seller
regarding the nature, quality or workmanship of any repairs made by Seller; and
(d) Purchaser will not occupy or cause or permit others to occupy the Property
prior to closing and funding and, unless and until any necessary Certificate of Occupancy
has been obtained from the appropriate governmental entity, will not occupy or cause or
permit others to occupy the Property until after closing.
14. Conditions to the Parties' Performance:
(a) Seller shall have the right, at Seller's sole discretion, to extend the Closing
Date or to terminate this Agreement if:
(i) full payment of any mortgage insurance claim related to the loan
previously secured by the Property is not confirmed prior to the Closing Date or
the mortgage insurance company exercises its right to acquire title to the Property;
(ii) Seller determines that it is unable to convey good and marketable
title to the Property insurable by a reputable title insurance company at regular
rates;
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(iii) a third Party with rights related to the sale of the Property does not
approve the sale terms;
(iv) full payment of any property, fire or hazard insurance claim is not
confirmed prior to the Closing Date;
(v) any third Party, whether homeowner's association, or otherwise,
exercises rights under a right of fust refusal to purchase the Property;
(vi) Purchaser is the former mortgagor of the Property whose interest
was foreclosed, or is related to or affiliated in any way with the former mortgagor,
and Purchaser has not disclosed this fact to Seller prior to Seller's acceptance of
this Agreement. Such failure to disclose shall constitute default under this
Agreement, entitling Seller to exercise any of its rights and remedies; or
(vii) Seller, at Seller's sole discretion, determines that the sale of the
Property to Purchaser or any rclated transactions are in any way associated with
illegal activity of any kind.
In the event Seller elects to terminate this Agreement as a result of subparagraph 14 (a)
(i), (ii), (iii), (iv), (v), (vi), or (vii) above, Seller shall return Purchaser's Earnest Money
deposit and the Parties shall have no further obligation under this Agreement except as to.
any provision that survives termination pursuant to Paragraph 20 of this Agreement.
(b) Purchaser's obligation to. purchase the Property is subject to and
conditioned upon the fulfillment of the following conditions precedent:
(i) If Purchaser is using federal funds under HERA as described on
page 1 of this Agreement ("NSP Funds"), the receipt by Purchaser of an appraisal
consistent with the NSP Guidelines ("NSP Appraisal") in form and appraised
value acceptable to meet NSP Guidelines and support the Purchase Price set forth
above and in form and content acceptable to Purchaser. Purchaser shall have
twenty one (21) days from the Effective Date of this Agreement to obtain an NSP
Appraisal acceptable to meet NSP Guidclines and support the Purchase Price.
Purchaser shall have the right to. Terminate this Agreement if the NSP Appraisal
does not support the Purchase Price and Seller elects not to reduce the Purchase
Price which election shall be in Scller's sole and absolute discretion. If Purchaser
raises an objection on the fair market value of the property, Purchaser shall
deliver a copy of the NSP Appraisal to Seller along with its written objections
thereto within twenty one (21) days of the Effective Date of this Agreement.
Seller shall five (5) days from receipt of the Purchaser's objections and NSP
Appraisal to respond to Purchaser.
(ii) If Purchaser is using NSP Funds, the receipt by Purchaser of
certain required NSP Guidelines reports relating to environmental, historic district
conditions and other necessary NSP related due diligence reports ("NSP Due
Diligence Reports"), all in form and content acceptable to Purchascr. Purchaser
shall have twenty one (21) days from the Effective Date of this Agreement to
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complete the NSP Due Diligence Reports acceptable to meet NSP Guidelines.
Purchaser shall have the right to Terminate this Agreement if the findings
contained in the NSP Due Diligence Reports preclude the purchase of the
Property under NSP Guidelines and Seller elects not to remedy the environmental
findings which election shall be in Seller's sole. and absolute discretion. If
Purchaser raises an objection based on the findings contained in the NSP Due
Diligence Reports, Purchaser shall deliver a copy of said NSP Due Diligence
Reports to Seller along with its written objections thereto within twenty one (21)
days of the .Effective Date of this Agreement. Seller shall five (5) days from
receipt of the Purchaser's objcctions to review and respond to Purchaser.
(iii) If Purchaser is required to obtained approval, from a separate
governmental entity to purchase the Property, Purchaser shall have twenty one
(21) days from the Effective Date of this Agreement to obtain such official
approval.
In the event any of the foregoing conditions precedent to Purchaser's obligation to close
are not fulfilled on or before the Closing Date, Purchaser may either waive the objection
or terminate this Agreement and any Earnest Money deposit will be returned to Purchaser
as Purchaser's sole remedy at law or equity and the Parties shall have no further
obligation under this Agreement except as to any provision that survives termination
pursuant to Paragraph 20 of this Agreement. Unless otherwise agreed upon between the
Parties and as reflected on the closing statement for the transaction which is the subject of
this Agreement, the cost of the NSP Appraisal and the NSP Due Diligence Reports shall
be at the sole cost and expense of Purchaser.
15. Remedies for Default:
(a) In the event of Purchaser's default, material breach or material
misrepresentation of any fact under the terms of this Agreement, Seller, at its option, may
retain any other funds then paid by Purchaser as liquidated damages and/or invoke any
other remedy expressly set out in this Agreement and Seller is automatically released
from the obligation to sell the Property to Purchaser and neither Seller nor its
representatives, agents, attorneys, successors, or assigns shall be liable to Purchaser for
any damages of any kind as a result of Seller's failure to sell and convey the Property.
(b) In the event of Seller's default or material breach under the tenns of this
Agreement or if Seller terminates this Agreement as provided under the provisions of this
Agreement, Purchaser shall be entitled to the return of the Earnest Money deposit as
Purchaser's sole and exclusive remedy at law and/or equity. Any reference to a return of
Purchaser's EarneSt Money deposit contained in the Agreement shall mean a return of the
Earnest Money deposit less any escrow cancellation fees applicable to Purchaser under
this Agreement and less fees and costs payable for services and products provided during
escrow at Purchaser's request. Purchaser waives any claims that the Property is unique
and Purchaser acknowledges that a return of its Earnest Money deposit ean adequately
and fairly compensate Purchaser. Upon return ofthe Earnest Money deposit to Purchaser,
this Agreement shall be terminated, and Purchaser and Seller shall have no further
9
liability, no further obligation, and no further responsibility each to the other and
Purchaser and Seller shall be released from any further obligation each to the other in
connection with this Agreement.
(c) Purchaser agrees that Seller shall not be liable to Purchaser for any
special, consequential or punitive damages whatsoever, whether in contract, tort
(including negligence and strict liability) or any other legal or equitable principle, or any
other such expense or cost arising from or related to this Agreement or a breach of this
Agreement.
(d) Any consent by any Party to, or waiver of, a breach by the other, whether
express or implied, shall not constitute consent to, waiver of, or excuse for any different
or subsequent breach.
( e) In the event either Party elects to exercise its remedies as described in this
Paragraph 15 of this Agreement, and this Agreement is terminated, the Parties shall have
no further obligation under this Agreement except as to any provision that survives the
termination of this Agreement pursuant to Paragraph 20 of this Agreement.
16. Indemnification: Purchaser agrees to indemnify and fully protect, defend, and
hold Seller, its officers, directors, employees, shareholders, servicers, representatives, agents,
attorneys, tenants, brokers, successors or assigns harmless from and against any and all claims,
costs, liens, loss, damages, attorney's fees and cxpenses of every kind and nature that may be
sustained by or made against Seller, its officers, directors, employees, shareholders, servicers,
representatives, agents, attorneys, tenants, brokers, successors or assigns, resulting from or
arising out of: .
(a) inspections or repairs made by Purchaser or its agents, employees,
contractors, successors or assigns;
(b) the imposition of any fme or penalty imposed by any municipal or
governmental entity resulting (rom Purchaser's failure to timely obtain any necessary
Certificate of Occupancy or to comply with equivalent laws and regulations; and
(c) claims for amounts due and owed by Seller for taxes, homeowner
association dues or assessment or any other items prorated at closing under Paragraph 6
of this Agreement, including any penalty or interest and other charges, arising from the
proration of such amounts for which Purchascr received a credit at closing under
Paragraph 7 of this Agreement.
Notwithstanding the foregoing, the Purchaser's Indemnity shall include all claims arising
or accruing as a result of (i) Purchaser or Purchaser's tenants, agents or representatives
use and/or occupancy of the Property prior to closing and/or issuance of any required
Certificate of Occupancy, (ii) any claims relating in any way to any theft or damage of
the personal property located in the Property that occurs after the Date of Closing or (iii)
in addition to claims related to the indemnity provided at Paragraph 16 (a) above, . any
claims in any way related to possession or presence of the Purchaser, agents, employees,
contractors, successors or assigns its agents on or around the Property.
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17. Risk of Loss: In the event of fire, destruction, or other casualty loss to the
Property after the Seller's acceptance of the Agreement and prior to closing and funding, after
the occurrence of such casualty, the Seller may, at its sole discretion do anyone of the following:
(i) if the damage is not material, and Seller chooses to repair or restore the
Property, Seller may elect to notify the Purchaser of its intention to proceed to closing
without offering any adjustment to the Purchase Price or the Purchase Price as set forth at
Paragraph 2 and Purchaser shall proceed to closing as described in the Seller's Notice
(described below);
(ii) if the damage is material (material defined as 10% or $10,000 which ever
is greater) and Seller chooses to repair or restore the Property, Seller may elect to notify
the Purchaser of its intention to proceed to closing without offering any adjustment to the
Purchase Price or the Purchase Price as set forth at Paragraph 2;
(iii) if Seller chooses not to repair or restore the Property, Seller may elect to
. notify the Purchaser of its intention to proceed to closing without offering any adjustment
to the Purchase Price or the Purchase Price as set forth at Paragraph 2;or
(iv) if Seller chooses to repair or restore the Property, Seller may elect to
notify the Purchaser of its intention to proceed to closing with an appropriate adjustment
to the Purchase Price or the Purchase Price as set forth at Paragraph 2, and
(v) if Seller chooses not to repair or restore the Property, Seller may elect to
notify the Purchaser of its intention to proceed to closing with an appropriate adjustment
to the Purchase Price or the Purchase Price as set forth at Paragraph 2.
Seller shall give Purchaser written notice ("Seller's Notice") within a reasonable
time after the occurrence of such dljmage of its election to proceed under any of items (i)
through (v) above. Seller shall include in any such Seller's Notice the date of the
intended closing date and the amount, if any of any proposed adjustment to the Purchase
Price or to the Purchase Price.
If the Seller elects in its Seller's Notice to proceed under subsections (ii) through
(v) above, the Purchaser shall either (a) agree to acquire the Property in its then AS-IS
condition and proceed to closing or (b) terminate the Agreement or (c) Purchaser and
Seller agree to new purchase price. If the Purchaser terminates the Agreement as
provided in this subsection, the Earnest Money Deposit shall be immediately returned to
the Purchaser and the Agreement shall be null and void and neither party shall have any
further rights or liabilities hereunder except as provided in Section 20.
18. Eminent Domain: In the event that Seller's interest in the Property, or any part
thereof, shall have been taken by eminent domain or shall be in the process of being taken on or
before the Closing Date, either Party may terminate this Agreement and the Earnest Money
deposit shall be returned to Purchaser and neither Party shall have any further rights or liabilities
hereunder except a~ provided in Paragraph 20 of this Agreement.
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19. Kevs: Purchaser understands that if Seller is not in possession of keys, including
but not limited to, mailbox keys, recreation area keys, gate cards, or automatic garage remote
controls, then the cost of obtaiuing the same will be the responsibility of Purchaser. Purchas~r
also understands that if the Property includes an alann system, Seller cannot provide the access
code and/or key and that Purchaser is responsible for any costs associated with the alann and/ot
changing the access code or obtaining keys. If the Property is presently on a Master Key System,
Seller will re-key the exterior doors to the Property prior to closing and funding at Purchaser's
expense. Purchaser authorizes and instructs escrow holder to charge the account of Purchaser at
closing for the rekey.
20. Survival: Delivery of the deed to the Property to Purchaser by Seller shall be
oeemed to be full performance and discharge of all of Seller's obligations under this Agreement.
Notwithstanding anything to the contrary in this Agreement, the provisions of Paragraph 16 of
this Agreement, as well as any other provision which contemplates performance or observance
subsequent to any termination or expiration of this Agreement, shall survive the closing, funding
and the delivery of the Deed and/or termination of this Agreement by any Party and continue in
full force and effect.
21. Severability: The invalidity, illegality or enforceability of any provision of this
Agreement shall not affect the validity or enforceability of any other provision of this
Agreement, all of which shall remain in full Jorce and effect.
22. Assil!:Rment of Al!:reement: Purchaser shall not assign this Agreement without
the express written consent of Seller. Seller may assign this Agreement at its sole discretion
without prior notice to, or consent of, Purchaser.
23. Entire Al!reement: This Agreement, including the disclosure of information on
lead based paint and/or lead based paint hazards or Seller Disclosure and Release Addendum or
other disclosure forms or notices required by law, constitutes the entire agreement between
Purchaser and Seller concerning the subject matter hereof and supersedes, all previous
communications, understandings, representations, warranties, covenants or agreements, either
written or oral and there are no oral or other written agreements between Purchaser and Seller.
NO ORAL PROMISES, REPRESENTATIONS (EXPRESSED OR IMPLIED),
WARRANTIES OR AGREEMENTS MADE BY SELLER AND/OR BROKERS OR ANY
PERSON ACTING ON BEHALF OF SELLER SHALL BE DEEMED VALID OR
BINDING UPON SELLER UNLESS EXPRESSLY INCLUDED IN TillS AGREEMENT.
All negotiations are merged into this Agrecment. Seller is not obligated by any other written or
verbal statements made by Seller, Seller's reprcscntatives, or any real estate licensee.
24. Modification: No provision, term or clause of this Agreement shall be revised,
modified, amended or waived except by an instrument in writing signed by Purchaser and Seller.
25. Ri".hts of Others: This Agreement does not create any rights, claims or benefits
inuring to any person or entity, other than Seller's succcssors and/or assigns, that is not a Party to
this Agreement, nor does it create or establish any third Party beneficiary to this Agreement.
12
26. Counteroarts: This Agreement may be executed in any number of counterparts
and each such counterpart shall be deemed to be an original, but all of which, when taken
together, shall constitute one agreement.
27. Headinl!:s: The titles to the sections and headings of various paragraphs of this
Agreement are placed for convenience of reference only and in case of conflict, the text of this
Agreement, rather than such titles or headings shall control.
28. Gender: Unless the context otherwise requires, singular nouns and pronouns,
when used herein, shall be deemed to include the plural of such nouns or pronouns and pronouns
of one gender shall be deemed to include the equivalent pronoun of the other gender.
29. Force Maieure: Except as provided in Paragraph 17 to this Agreement, no Party
shall be responsible for delays or failure of performance resulting from acts of God, riots, acts of
war, epidemics, power failures, earthquakes or other disasters, providing such delay or failure of
performance could not have been prevented by reasonable precautions and cannot reasonably be
circumvented by such Party through use of alternate sources, workaround plans or other means.
30. Attornev Review: Purchaser acknowledges that Purchaser has had the
opportunity to consult with its legal counsel regarding this Agreement and that accordingly the
terms of this Agreement are not to be construed against any Party because that Party drafted this
Agreement or construed in favor of any Party because that Party failed to understand the legal
effect of the provisions ofthis Agreement.
31. Notices: Any notices required to be given under this Agreement shall be deemed
to have been delivered when actually received in the case of hand or ovemight delivery, or five
(5) days after mailing by first class mail, postage paid. All notices to Seller will be deemed sent
or delivered to Seller when sent or delivered to Seller's listing broker or agent, at the address set
forth in Paragraph I or as otherwise provided in writing to the other Party. All notices to
Purchaser shall be deemed sent or delivered when sent. or delivered to Purchaser or agent at the
address set forth in Paragraph I or as otherwise provided in writing to the other Party.
32. Successors and Assil!:Rs. This Agreement shall be binding upon and inure to the
benefit of the successors and assigns of each of the Parties hereto.
33. Attornevs' Fees. Each Party shall pay the fees and costs of its own counsel. In
the event a legal proceeding is commenced to enforce this Agreement, the prevailing Party shall
be entitled to rea~onable attorneys' fees and costs from the other Party.
34. Governinl!: Law. This Agreement shall be governed and construed in accordance
with the laws of the jurisdiction in which the Property is located.
35. DisDute Resolution: At the request of either Party, any dispute arising under this
Agreement shall be submitted to mediation before resorting to arbitration or court action.
Mediation fees shall be divided equally and each Party shall bear his or its own attorney's fees
and costs. Neither Party may require binding arbitration prior to commencement of court action,
although the parties may mutually agree to such arbitration.
13
36. Deliveries bv Seller. Within seven (7) days after the date of this Agreement, if
not already delivered to Purchaser, Seller shall deliver the following to Purchaser:
(a) Copies of all licenses, permits, inspection reports, zoning information and
Certificates of Occupancy in Seller's possession, ifany.
(b) All building plans, diagrams, architect drawings, surveys and construction
or architect contracts in Seller's posscssion, if any.
37. Closinl!: Documents. The following documents shall be executed and delivered
at time of closing:
( a) Seller Documents:
(i) Deed;
(ii) Affidavit Regarding Seller;
(iii) FIRPTA Affidavit; and
(iv) Executed Settlement Statement.
(b) Purchaser documents:
(i) Affidavit Regarding Purchaser;
(ii) Executed Settlement Statement; and
(iii) The balance of the Purchase Price due at Closing.
38. State and Local Specific Provisions: See Addendum 2
.
39. As-Is Sale ProDertv Condition:
(a) The Purchaser understands that Seller acquired the Property by.
foreclosure, deed-in-lieu of foreclosure, forfeiture, tax sale, or similar process, and
consequently, Seller has little or no direct knowledge concerning the condition of the
Property. As a material part of the consideration to be received by Seller under the
Agreement as negotiated and agreed to by Purchaser and Seller, Purchaser acknowledges
and agrees to accept the Property in "AS IS" condition at the time of closing, including,
without limitation, any hidden defects or envirorunental conditions affecting the Property,
whether known or unknown, whether such defects or conditions were discoverable
through inspection or not. Purchaser acknowledges that Seller, and its agents, brokers,
and representatives have not made, and Seller specifically negates and DISCLAIMS,
ANY representations, warranties, promises, covenants, agreements, or guarantees,
implied or express, oral or written, with respect to:
(i) the physical condition or any other aspect of the Property
including, but not limited to: the structural integrity or the quality or character of
14
materials used in construction of any improvements, availability and quantity or
quality of water, stability of the soil, susceptibility to landslide or flooding,
sufficiency of drainage, water leaks, water damage, mold or any other matter
affecting the stability or integrity of the Property;
(ii) the conformity of the Property to any zoning, land use or building
code requirements or compliance with any laws, statutes, rules, ordinances, or
regulations of any federal, state or local governmental authority, or the granting of
any required permits or approvals, if any, of any governmenuiJ bodies that had
jurisdiction over the construction of the original structure, any improvements,
and/or any remodeling of the structure;
(iii). the habitability, merchantability, marketability, profitability or
fitness for a particular purpose of the Property, including redhibitory vices and
defects, apparent or non-apparent or latent, that now exist or may hereafter exist
and that, if known to Purchaser, would cause Purchaser to refuse to purchase the
property; and
(iv) the existence, location, size, or condition of any outbuildings or
sheds on the property.
(b) Mold, mildew, spores and/or other microscopic organisms and/or allergens
(collectively referred to in the Agreement as "Mold") are environmental conditions that
are common in residential properties and may affect the Property. Mold, in some forms,
has been reported to be toxic and to cause serious physical injuries, including but not
limited to, allergic and/or respiratory reactions or other problems, particularly in young
children, elderly persons, persons with immune system problems, allergies, or respiratory
problems, and pets. Mold has also been reported to cause extensive damage to personal
and real property. Purchaser is advised to thorougWy inspect the Property for Mold.
Mold may appear as discolored patches or cottony or speckled growth on walls, furuiture
or floors, behind walls and above ceilings. Any and all presence of moisture, water
stains, mildcw odors, condensation, and obvious Mold growth, are all possible indicators
of a Mold condition, which mayor may not be toxic. Mold may have been removed or
covered in the course of any cleaning or repairing of the Property. Purchaser
acknowledges that, if ScHcr, or any of SeHer's employees, contractors, representatives,
brokers, or agents cleaned or repaired the Property or remediated the Mold
contamination, that SeHer does not in any way warrant the cleaning, repairs, or
remediation, or that the Property is free of Mold. Purchaser is further advised to have the
Property thoroughly inspected for Mold, any hidden defects, and/or environmental
conditions or hazards affecting the Property. Purchascr is also advised that all areas
contaminated with Mold should be properly and thoroughly remediated. Purchaser
represents and warrants that: (A) Purchaser accepts full rcsponsibility and liability for all
hazards, and ClaimS that may result from thc presence of Mold in or around the Property;
(B) If Purchaser proceeds to close on the purchase of the Property, then Purchaser has
inspected and evaluated the condition of the Property to Purchaser's complete
satisfaction, and Purchaser is satisfied with the condition of the Property notwithstanding
IS
the past or present existence of Mold in or around the Property; and (C) Purchaser has
not, in any way, relied upon any representations or warranties of Seller, or Seller's
employees, officers, directors, contractors, representatives, brokers, or agents conceruing
the past or present existence of Mold or any environmental conditions in or around the
Property.
(c) In the event the Property is affected by an environmental condition either
Party may terminate the Agreement. In the event the Seller decides to sell the Property to
the Purchaser and the Purchaser agrees to purchase the Property (as evidenced by
Purchaser and Seller proceeding to close) despite the presence of an environmental
condition, the Purchaser releases the Seller and the parties related to the Seller described
in Paragraph 16 as the indemnified parties "(Indemnified Parties") from any claims
arising out of or relating in any way to the environmental conditions of the Property, and
Purchaser agrees to also execute an additional general release at closing, in a form
acceptable to Seller, related to the environmental condition. if Seller so requests. In the
cvent the Purchaser elects not to execute the additional release, Seller may, at the Seller's
sole discretion, terminate the Agreement upon notice given to Purchaser. In the event the
Agreement is terminated by either Purchaser or Seller pursuant to this Paragraph 39(c),
any Earnest Money Deposit will be returned to the Purchaser. The cost of any
environmental report shall be at the sole cost and expense of the Purchaser, unless
required to be paid for by the Seller undcr applicable law.
(d) In the event the Seller has received official notice that the Property is in
violation of building codes or similar laws or regulations, the Seller may terminate the
Agreement or delay thc date of closing or the Purchaser may terminate the Agreement. In
the event the Agreement is terminated by either Purchaser or Seller pursuant to this
Section 39, any Earnest Money Deposit will be returned to the Purchaser. If there is an
enforcement proceeding arising from allegations of such violations before an
enforcemcnt board, special master, court or similar enforcement body, and neither the
Purchascr nor the Seller terminate the Agreement, the Purchaser agrees (A) to accept the
Property subject to the violations, and (B) to be responsible for compliance with the
applicable code and with orders issued in any code enforcement proceedings, unless
otherwise prohibitcd by applicable law or ordinance. Purchaser agrees to execute for
closing any and all documents necessary or required by any agency with jurisdiction over
the Property and to resolve the deficiencies as soon as possible after the closing.
(e) The closing of this sale shall constitute acknowledgement by the Purchaser
that Purchaser had the opportunity to retain an independent, qualified professional to
inspect the Property and that the condition of the Property is acceptable to the Purchaser
at the time of closing. The Purchaser agrees that Seller shall have no liability for any
Claims that the Purchaser or the Purchaser's successors or assigns may incur as a result of
construction or other defects that may now or hereafter exist with respect to the Property.
The cost and expense of any inspection shall be at the sole cost and expense of the
Purchaser, unless otherwise prohibited by applicable law or ordinance.
(f) The Seller may be exempt [rom filing a disclosure statement regarding the
condition of the Property because the Property was acquired through foreclosure, deed-
16
in-lieu of foreclosure, forfeiture, tax sale, eminent domain or similar process. To the
fullest extent allowed by law, Purchaser waives any right to receive a disclosure
statement from Seller, and Purchaser agrees to execute a separate waiver, if the law
requires the waiver to be in a separate form.
40. Purchaser's Waiver oflmDortant Ril!:hts:
(a)
bylaw:
The Purchaser further waives the following, to the fullest extent permitted
(i) all rights to file and maintain an action against the Seller for
specific performance;
(ii) right to record a lis pendens against the Property or to record this
Agreement or a memorandum thereof in the real property records;
(iii) right to invoke any equitable remedy that would prevent the Seller
from conveying the property to a third party purchaser;
(iv) any claims arising from the adjustments or prorations or errors in
calculating the adjustments or prorations that are or may be discovered after
closing unless such claims are material and purchaser notifies Seller in writing of
such claims within thirty (30) days of the closing date; .
(v) any remedy of any kind that the Purchaser might otherwise be
entitled to at law or equity (including, but not limited to, rescission of the
Agreement), except as expressly provided in this agreement;
(vi) any right to a trial by jury in any litigation arising from or related
in any way to this Agreement;
(vii) any right to avoid the sale of the Property or reduce the price or
hold the Seller liable for any claims arising out of or related in any way to the
condition, construction, repair, or treatment of the Property, or any defects,
apparent or latent, that may now or hereafter exist with respect to the Property;
(viii) any claims arising out of or relating in any way to encroachments,
easements, boundaries, shortages in area or any other matter that would be
disclosed or revealed by a surveyor inspection of the Property or search of public
records; and
(ix) any claims arising out of or relating in any way to the square
footage, size, or location of the Property, or any information provided on the
multiple listing service, or brochures or web sites of Seller or Seller's agent or
broker.
41. Barnain Sale: Charitable Donatiun: The Parties agree that if the Property is
being donated to the Purchaser the Purchase Price shall be determined based upon the bargain
17
sale rules of the IRC, each party shall determine the extent to which the structure of the
transaction affects the tax liability, if any of each such Party. The parties agree further to make
any necessary changes to this Agreement to conform to the bargain sale rules of the IRC.
42. Authority: Each Party has full power and authority to cnter into this Agreement
and to perform all its obligations hereunder, and has taken all action required by law, its
governing instruments, or otherwise to authorize the execution, delivery, and performance of this
Agreement and all the deeds, agreements, certificates, and other documents contemplated herein.
This Agreement has been duly executed by and is a valid and binding agreement, enforceable in
accordance with its terms, except as enforceability may be limited by equitable principles or by
the laws ofbankroptcy, insolvency, or other laws affecting creditors' rights generally.
43. Certificate of OccuDancv. In the event the mwricipality or agency of the
municipality in which the Property is located requires the delivery of a certificate of occupancy
prior to the transfer to title to the Property or for the occupancy of the Property by Purchaser, the
Parties agree that the Seller shall not be obligated to providc any such certificate of occupancy as a
condition of the Closing. Purchaser agrees to accept the Property without such certificate of
occupancy and to be responsible for all costs relating to the securing of such certificate.
44. Condominium or Planned Unit Development. If the Property is a
condominium or planned writ development or co-operative, unless otherwise required by law,
Purchaser, at Purchaser's own expense, is responsible for obtaining and reviewing the covenants,
conditions and restrictions and bylaws of the condominium, or planned unit development or
cooperative within ten (10) days of the Effective Date of this Agreement. Seller agrees to use
reasonable efforts, as determined at Scller's sole dis<:retion, to assist Purchaser in obtaining a
copy of the covenants, conditions and restrictions and bylaws. Purchaser will be deemed to have
accepted the covenants, conditions and restrictions and by laws if Purchaser does not notify
Seller in writing, within fifteen (15) days of the effective Date of this Agreement, of Purchaser's
objection to the covenants, conditions and restrictions and/or bylaws.
45. Broker Commissions. Seller and Purchaser hereby each warrant to the other that
Seller nor Purchaser have engaged or dealt with any broker or agent entitled to a commission
except for Carter Wheeler (SeHer's agent) who shall be entitled to a commission in the amount of
$1,500.00, and N/A (purchaser's agent) who shall be entitled to a commission in the amount of
$N/A paid by SeHer only if and when Closing shall occur (collectively the "Brokers") as
broker/salesman broker or agent with respect to the purchase and sale of the Property as
contemplated by this Agreement.
18
IN WITNESS WHEREOF, the parties hereto have executed this Agreement as of the date and
year first above written.
SELLER:
BAC HOME LOANS SERVICING LP, FfKJA
COUNTRYWIDE HOME LOANS SERVICING
LP, a Texas Limited Partnership as servicing
agent and attorney in fact for The Bank of New
Yark Mellon FKA The Bank of New York, as
Trustee for the Certificateholders CW AL T,
Alternative Loan Trust 2007 -OA6, Mortgage Pass-
Through Certificates, Series 007-0A6.
By:
Kellie Mavrolas
Its: Asset Manager
PURCHASER:
Collier COUJIty, a Political Subdivision of the
State of Florida
*See substitute signature page attached hereto*
19
Neighborhood Stabilization Program
Purchase and Sale Agreement
Address: 4308 Rose Avenue
Folio Number: 67490760003
Effective Date: October 4. 2010
SUBSTITUTE EXECUTION PAGE
IN WITNESS WHEREOF, the parties hereto have executed this Agreement on
this ~ day of (ri-ohc-r- ,2010.
Date Property acquisition approved by BCC: October 27,2009, Item 16D8
AS TO PURCHASER:
DATED:~
A TTE;:ST~ ' ...
DWIGHT E. ~OCK, Clerk
~~~k
.Attll~ ,4~ ,~:;c9$lR4tx"C~erk
liGl1a~ur~ 01\,"
BOARD OF COUNTY COMMISSIONERS
COLLlER~UNT y,.FLORIDA .
.) fl I. \ r l\
BY:' ,_I~../\.1 '--"":A)lI:(.
Fred W. Coyle, Chairman"
Approved as to form and
legal sufficiency:
~-{?)'\O ~
Jenni B. White,
Assistant County Attorney
EXHIBIT "A"
Lel!:al Descriotion of Prooertv
Folio # 67490760003
Description: Lot 19, Block A, PINE-VIEW VILLAS, according to the Plat
thereof recorded in Phit Book 9, Page 49, of the Public Records of Collier
County, Florida,
Exhibit A
EXHIBIT "B"
Personal ProDertv
NONE, UNLESS SPECIFICALLY IDENTIFIED BELOW:
Exhibit B
EARNEST MONEY
ADDENDUM TO PURCHASE AGREEMENT
THIS ADDENDUM TO PURCHASE AGREEMENT is dated as of the ~~ day of October, 2010, by and
between BAC HOME LOANS SERVICING LP, FfKJA COUNTRYWIDE HOME LOANS
SERVICING LP, a Texas Limited Partnership as servicing agent and attorney in fact for The
Bank of New York Mellon FKA The Bank of New York, as Trustee for the Certificateholders
CWALT, Alternative Loan Trust 2007-0A6, Mortgage Pass-Through Certificates, Series 2007-
OA6 (hereinafter called' "Seller"), Collier County, a Political Subdivision of the State of Florida
(hereinafter called "Purchaser"), and ~erman, Rennert, Vogel and Mandler, PAl (hereinafter called
"Escrow Agent"), amending that certain Purchase Agreement between the Parties of even date herewith.
1) Escrow Agent acknowledges that upon receipt of earnest money in the amount of $1,000.00
pursuant to the Real Estate Purchase Agreement dated October 4, 2010, entered into between
Seller and Purchaser ("Purchase Agreement'') the Escrow Agent shall send written
acknowledgement of receipt of funds, to the Seller and Purchaser. Escrow Agent shall hold in a
non-interest bearing account pursuant to taxpayer information provided to Escrow Agent by
Purchaser.
2) If Purchaser cancels the Purchase Agreement, Purchaser must give written notice to Escrow and
Seller. If Escrow Agent does not receive a written objection from Seller within a five (5)
business day period after the date of Purchaser's written notice, then Escrow Agent shall disburse
the earnest money to Purchaser. If Escrow Agent receives a written objection from Seller within
such five (5) business day period, Escrow Agent shall continue to hold the earnest money until
Escrow Agent receives joint written instructions from Seller and Purchaser regarding
disbursement of the earnest money or until Escrow Agent receives a fmal order from a court of
competent jurisdiction directing Escrow Agent to release the earnest money.
3) Wherever in this Agreement it shall be required that notice or demanq be given by either Party to
this Agreement to the other, such notice or demand shall not be deemed given or served unless in
writing and forwarded by (i) registered or certified mail, postage prepaid, (ii) by reputable
overnight courier such as Federal Express, Airborne or others, or (iii) by facsimile, addressed as
follows:
To Seller at:
BAC Home Loans Servicing LP, F/K1A Countrywide Home Loans
Servicing LP, a Texas Limited Partnership
400 Countrywide Way, Simi Valley, CA 93065
Attn: Real Estate Management - NSP
To Purchaser at:
Collier County, a Political Subdivision of the State of Florida
3301 Tamiami Trail East
Naples, FL 34112
Attn: Gary Bigelow
To Escrow Agent at:
Berman, Rennert, Vogel and Mandler, P.A.
100 SE 2"d Street - 29th FIr
Miami,FL33131
Al1n: Scott Levine
Addendum - Page 1
The date of notice shall be the date deposited in the U.S. Mail, with an overnight delivery service, or sent
by facsimile.
4) The sole duties of Escrow Agent shall be those described herein, and Escrow Agent shall be
under no obligation to detennine whether the other parties hereto are complying with any
requirements of law of the terms and conditions of any other agreements among said parties.
Escrow Agent may conclusively rely upon and shall be protected in acting upon any notice,
consent, order or other document believed by it to be genuine and to have been signed or
presented by the proper Party or parties, consistent with reasonable due diligence on Escrow
Agent's part. Escrow Agent may conslllt the advice of counsel with respect to any issues
concerning the interpretation of its duties hereunder Purchaser and Seller hereby acknowledge
such fact and indemnifY and hold hannless Escrow Agent from any action taken by it in good
faith in reliance thereon. Escrow Agent shall have no duty or liability to verifY any such notice,
consent, order or other document, and its sole responsibility shall be to act as expressly set forth
in this Agreement. Escrow Agent shall be under no obligation to institute or defend any action,
suit or proceeiling in connection with this Agreement. If any dispute arises with respect to the
disbursement of any monies, Escrow Agent may continue to hold the same or commence an
action in interpleader and in connection therewith remit the same to a court of competent
jurisdiction pending resolution of such dispute, and the Parties hereto hereby indemnifY and hold
hannless Escrow Agent for any action taken by it in good faith in the execution of its duties
hereunder. The Parties agree that there may exist a potential conflict of interest between the
duties and obligations of Escrow Agent pursuant to this Agreement and as insurer of the title to
the property after sale from Seller to Purchaser. The Parties hereto acknowledge such potential
conflict and indemnifY and hold harmless Escrow Agent from any claim of interest arising as a
result of the exercise of its duties hereunder and in detennining whether it can give its irrevocable
commitment to insure title.
Addendum ~ Page 2
SELLER:
BAC HOME LOANS SERVICING LP, FfKJA
COUNTRYWIDE HOME LOANS SERVICING
LP, a Texas Limited Partnership as servicing
agent and attorney in fact for The Bank of New
York Mellon FKA The Bank of New York, as
Trustee for the Certificateholders CW AL T,
Alternative Loan Trust 2007-0A6, Mortgage Pass-
Through Certificates, Series 2007 -OA6.
By: ~(l~ WM~
Ke te Mavrolas v
Its: Asset Manager
PURCHASER:
ColUer County, a Political Subdivision of the
State of Florida
"'See substitute signature page attached hereto.
ESCROW AGENT:
Berman, Rennert, Vogel and Mandler, P.A.
By:
Scott Levine
Its: Attorney
Addendum - Page 3
Neighborhood Stabilization Program
Purchase and Sale Agreement
Address: 4308 Rose Avenue
Folio Number: 67490760003
Effective Date: October 4.2010
SUBSTITUTE EXECUTION PAGE
IN WITNESS WHEREOF, the parties hereto have executed this Agreement on
this~dayof octO\xr ,2010.
Date Property acquisition approved by BCC: October 27,2009, Item 16D8
AS TO PURCHASER:
DATED:~
ATTEST:
mO~~k
,: ..~ .' . ..~ , Deputy Clerk
./ r.' '. '" ., ~.~ '~,\ ;~c.:, ,,' , .. ',,~, of.
. . "gl!.aI.!Al'!!,,:\lII!."~
.; -,' y
., ,Y"
. I ~ .;.:i-'
BOARD OF COUNTY COMMISSIONERS
COLLlERCOUNTY, FLORIDA .
iL r"l ~
BY: 1/ ,t4l., l,^v .
Fred W. Coyle, Chairman . .
Approved as to form and
legal sufficiency:
~\~--o~
Jennife~. White,
Assistant County Attorney
LEAD PAINT ADDENDUM FOR HOUSING CONSTRUCTED BEJ<'ORE 1978
TO PURCHASE AGREEMENT BETWEEN
BAC ROME LOANS SERVICING LP, FfKJA COUNTRYWIDE HOME LOANS
SERVICING LP as servicing agent and attorney in fact for The Bank of New York Mellon
FKA The Bank of New York, as Trustee for the Certificateholders CWALT, Alternative Loan
Trust 2007-0A6, Mortgage Pass-Through Certificates, Series 2007-0A6, AS SELLER
AND
Collier County, a Political Subdivision of the State of Florida, AS PURCHASER
LEAD WARNING STATEMENT
Every purchaser of any interest in residential real property on which a residential dwelling was built
before 1978 is notified that such property may present exposure to lead from lead-based paint that may
place young children at risk of developing lead poisoning. Lead poisoning in young cliildren may
produce permanent neurological damage, including learning disabilities, reduced intelligence quotient,
behavioral problems, and impaired memory. Lead poisoning also poses a particular risk to pregnant
women. Seller of any interest in residential real property is required to provide the purchaser with any
information on lead-based paint hazards from risk assessments or inspections in Seller's possession and
notifY the purchaser of any known lead-based paint hazards. A risk assessment or inspection for possible
lead-based paint hazards is recommended before purchase.
SELU:R'S DISCLOSURE
I. Prcsence of lead-based paint and/or lead-based paint hazards (check items a or b below):
a. _ Known lead-based paint and/or lead-based paint hazards are present in the
housing. If checked, the following explanation is provided:
b. _X_ Scller has no knowledgc of lcad-based paint and/or lead-based paint hazards in
the housing.
2. Records and reports available to Seller (check item a or b below):
a. _ Seller has provided Purchaser with all available records and reports pertaining to
lead-based paint and/or lead-based paint hazards in the housing. If checked, the following
documents were provided:
b. _ X_Seller. has no reports or records pertaining to lead-based paint and/or lead-based
paint hazards in the housing.
PURCHASER'S ACKNOWLEDGMENT
1. Purchaser has read the Lead Warning Statenlent above and understands its contents, and has
received copies of all information listed above.
2. Purchaser has received the pamphlet Protect Your Family from Lead in Your Home.
3. Purchaser has either (check one of the boxes below):
Addendum - Page 4
[gJ
received a 10-day opportuuity (or mutually agreed-upon period) to conduct a risk
assessment or inspection for the presence of lead-based paint and/or lead-based
paint hazards; or
waived the opportunity to conduct a risk assessment or inspection for the presence of
lead-based paint and/or lead-based paint hazards.
o
SELLER:
BAC HOME LOANS SERVICING LP, FfKJA
COUNTRYWIDE HOME LOANS SERVICING
LP, a Texas Limited Partnership as servicing
agent and attorney in fact for The Bank of New
York Mellon FKA The Bank of New York, as
Trustee for the Certificateholders CW AL T,
Alternative Loan Trust 2007-0A6, Mortgage Pass-
Through Certificates, ~007-0A6.
By: ~1;&~oTa~--- ~
Its: Asset Manager
PURCHASER:
Collier County, a Political Subdivision of the
State of Florida
*See substitute signature page attached hereto*
Addendum - Page 5
Neighborhood Stabilization Program
Purchase and Sale Agreement
Address: 4308 Rose Avenue
Folio Number: 67490760003
Effective Date: October 4.2010
SUBSTITUTE EXECUTION PAGE
IN WITNESS WHEREOF, the parties hereto have executed this Agreement on
this ~ day of illo~y{ , 2010.
Date Property acquisition approved by BCC: October 27, 2009, Item 16D8
AS TO PURCHASER:
DATED:~
ATTEST:
~~~
AttJt-.t.' "'.K O>>~,pl;lt. y Clerk
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BOARD OF COUNTY COMMISSIONERS
COLLIER C(gJ;NTY, FLORIDA
By:ll,t.<k L,,) C".~
Fred W. Coyle, Chairman t .
Approved as to form and
legal sufficiency:
~~~~
Jennl r B. White,
Assistant County Attorney
ORIGINAL DOCUMENTS CHECKLIST & ROUTING SLIP
TO ACCOMPANY ALL ORIGINAL DOCUMENTS SENT TO
THE BOARD OF COUNTV COMMISSIONERS OFFICE FOR SIGNATURE
f'rill! on rink paper, ^n;lCh to original dOClllllrnt. (lrigilla! (Ioclllll<:nt~ should b.: h,lIld ddin'l ed l(l tile 1~(l(lrd (Jilin' 1111..' cnmpk:ll:d routillg, slip ,lilt! \lJ'iginal
dnclIrncnls arc to be furwardcd to the Bllard OlliL'C unly aftt'r the I~('ard 11;1.<; lako,:l1 ;Kli.l!1 011111-.: item)
ROUTING SLIP
Complete TOuting lines #1 through #4 as approprial<':: for additional signatures, dales, and/or inli.)I]nation needed If the document is already compktc with the
exec lion of the Chairman's signatur~', draw a line through routing lines II-llhrl}ugh #4. complete the chcckl1s\, and fi.lr\vard 10 Sue Filson (line #5)
Route to Addressee(s)
(List in routing order)
l.
Office
Initials
Date
(o!
IS (D
(The primary contact is the holder of the original document pending IICC approval Normally the primary contact is the person who created/prepared the executive
summary. Primary contact information is needed in lhe event one of the addressees above, including Sue Filson, need to contact staff for additional or missing
information. All original documents needing the Bee Chairman's signature arc to he deJiven:d to the BCC omee only after the BeC has acted to approvc the
item.)
Name of Primary Staff SUE JIM ZIMMERMAN
Contact
Agenda Date Item was October 27. 2009
A roved by the BCC
Type of Document
Attached
2.
~~
252-2622
1608
Yes
(Initial)
~-
'6j
N/A(Not
Applicable)
NJIt
N/A
N/A
I: l-"orms/ County [;orms/ Bce Forms/ Original Docul1lents Routing Slip WWS Original 9.03_04_ Revised 1_26_05., Rc\-ised 2.24.05, Revised 9.18.09
3.
4.
5. Ian Mitchell, BCC Office
Supervisor
6. Minutes and Records
Board of County Commissioners
Clerk of Court's Office
PRIMARY CONTACT INI10RMATION
Phone Number
Agenda Item Number
Number of Original
Documents Attached
I.
INSTRUCTIONS & CHECKLIST
Initial the Yes column or mark "N/A" in the Not Applicable column, whichever is
a ro riate.
Original document bas been signed/initialed for legal sufficiency. (All documents to be
signed by the Chairman, with the exception of most letters, must be reviewed and signed
by the Office of the County Attorney. This includes signature pages from ordinances,
resolutions, etc. signed by the County Attorney's Office and signature pages from
contracts, agreements, etc. that have been tully executed by all parties except the BCC
Cbairman and Clerk to the Board and ossibly State Officials.)
All handwritten strike-through and revisions have been initialed by the County Attorney's
Office and all other parties exce t the BCC Chairman and the Clerk to tbe Board
The Chairman's signature line date has been entered as the date ofBCC approval oftbe
document or the final nco-otiated contract date whichever is a licable.
"Sign here" tabs are placed on the appropriate pages indicating where the Chairman's
si rnature and initials are re uired.
In most cases (some contracts arc an exception), the original document and this routing slip
sbould be provided to Ian Mitchell in the BCC office within 24 bours ofBCC approval.
Some documents are time sensitive and require forwarding to Tallahassee within a certain
time frame or the BCC's actions are nullified. Be aware of your deadlines!
The document was approved by the Bee on 10/27/09 (enter date) and all changes
made during the meeting have been incorporated in the attached document. The
Count Attorne 's Office has reviewed the chan es, if a licable.
2.
3.
4.
5.
6.
MEMORANDUM
Date:
October 15,2010
To:
Sue Zimmerman
Real Estate Services
From:
Teresa Polaski, Deputy Clerk
Minutes & Records Department
Re:
NSP Purchase and Sale Agreement
4308 Rose Avenue
Attached please find a copy of the document, as referenced above
(Agenda Item #16D8), approved by the Board of County
Commissioners on Tuesday, October 27, 2009.
If you should have any questions, please contact me at 252-8411.
Thank you.
Attachments