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New Maurice J. Moyer Academy, Inc. and/or assigns, (“Buyer”) and The Reinvestment Fund (“Seller”).
1. PROPERTY. Seller agrees to sell and convey to Buyer, and Buyer agrees to purchase and pay for, the real property (“Property”)consisting of two Tax Parcel Numbers, being approximately 1.75 acres, and the buildings erected thereon, known as: A. 610 East 17th Street, Wilmington, DE Tax Parcel No. 26-029.40-028. B. 611 East 17th Street, Wilmington, DE Tax Parcel No. 26-029.40-027. 2. PURCHASE PRICE. Buyer shall pay Two Million One Hundred Thousand Dollars ($2,100,000.00) for the Property, payable as follows: Two Hundred Fifty Thousand Dollars ($250,000.00) on signing of this Agreement(“Initial Deposit”), said sum to be forwarded by Buyer to Rhodunda and Williams, LLC, (“Escrow Agent”), to be held by Escrow Agent and delivered and disbursed at settlement or sooner in accordance with the provisions of this Agreement. Purchaser shall pay a Second Deposit of Two Hundred Fifty Thousand Dollars ($250,000.00) (“Additional Deposit”) shall be forwarded to the Escrow Agent within three business days after the end of Due Diligence. The balance of the Purchase Price, less the Initial and Additional deposits, One Million Six Hundred Thousand Dollars ($1,600,000.00) and shall be paid at the time of settlement. If Seller gives notice to Buyer at least five (5) banking days prior to settlement, the balance of the Purchase Price or the net proceeds of sale payable to Seller, or both, shall be paid by wire transfer or by cashier’s or certified check as specified by Seller. 3. MORTGAGE CONTINGENCY. There is no Financing Contingency. 4. SETTLEMENT. Settlement shall be held in New Castle County, Delaware, within Thirty (30) business days following the end of the Due Diligence period, or within 10 days following Seller’s obtaining title to the Property via the foreclosure process, whichever is later in time. 5. POSSESSION AND INSPECTION. Possession of the Property shall be delivered by Seller to Buyer at settlement, by delivery of all keys in Seller’s possession or under Seller’s control. If Buyer wishes to make a pre-settlement inspection of the Property, it is Buyer’s responsibility to arrange for and make such inspection. Seller is responsible for insuring that utilities are on so that systems can be inspected. Seller will permit Buyer to have access to the Property within 48 hours prior to settlement for purposes of such inspection. 6. TRANSFER TAXES; PRO-RATED. Applicable transfer taxes shall be paid one half by Buyer and one-half by Seller. Taxes, water, sewer and any other lienable charges imposed by the State of Delaware, any political subdivision thereof, any school district or any neighborhood association and any condominium common expenses shall be apportioned pro-rata 2 at the time of settlement, as shall rents and prepaid operating expenses if the Property is sold subject to a lease. 7. TITLE. Title to the Property is to be conveyed by deed of special warranty and is to be good, marketable, fee simple absolute title of record, free and clear of all liens and encumbrances of record and free and clear of zoning and governmental subdivision violations, but subject to all existing easements and restrictions of record. If Seller is unable to give a good and marketable title meeting the foregoing requirements, such as will be insured at regular rates by a title insurer duly authorized to transact insurance in Delaware, Buyer shall have the option of taking such title as Seller can give, without reduction of the Purchase Price, or of being repaid all deposit money, and this Agreement shall be null and void. Seller may use the purchase price payable to Seller at settlement to discharge liens and encumbrances of record in fixed and ascertainable amounts.
8. SELLER’S REPRESENTATIONS. a. Seller shall provide Buyer a copy of all records, plans government approval documents and any other materials related to the Property in its possession within Ten (10) days of the execution of this Agreement b. Seller represents that it is taking all commercially reasonable steps to take title to the Property via foreclosure. Seller’s obligation to convey the Property is contingent on the Seller obtaining title via the foreclosure process. 9. DUE DILIGENCE. Buyer, at its own expense, for a period of Thirty (30) days following the execution of this Agreement, by both parties, shall have a Due Diligence period. The Buyer may inspect the entire Property, including, but not limited to the roof, HVAC system, electrical and plumbing systems, zoning, governmental violations, flood zone, wood destroying insect infestation and for any other tests, inspections and investigations that Buyer determines, in its sole opinion, are reasonably suitable and acceptable for Buyer’s intended use provided Buyer immediately returns the Property and building to its previous condition (“Due Diligence Period”). In addition, Buyer may inquire upon public agencies, perform a title search and consult engineers to determine there are not right-of-ways, easements or restrictions that will impede the use of the Property by Buyer. Buyer hereby indemnifies and holds Seller harmless from and against any and all loss or expenses resulting from such activity and will restore the Property to its original condition if any damages occur during Due Diligence. Buyer shall require that all contractors that assist with the Due Diligence are bonded and insured to cover any work, studiesof other activity at the Property. If not suitable and acceptable to Buyer, the Buyer may rescind this Agreement and recover its deposit monies upon notice. Failure to give notice within such Thirty (30) day period shall be deemed a waiver of this condition by Buyer. Time is of the essence of this provision. Buyer agrees that any information received as a result of such testing will not be disclosed to any governmental agency without first obtaining Seller’s prior written consent, which consent shall not be unreasonably withheld. Seller shall provide Buyer a copy of all records, plans, government approval documents and any other materials related to the Property which are in the possession of the Seller to Buyer at no cost to Buyer within Ten (10) days of the execution of this Agreement. . In the event that settlement does not occur for any reason, Buyer shall provide Seller a copy of all records, plans, government approval documents and any other materials related to the Property, which have been obtained by Buyer, at no cost to Seller. 10. OTHER CONTINGENCIES. This Agreement shall be contingent upon the following: a. Buyer, at its sole expense, may procure a Phase I Environmental Audit for said Property during the Due Diligence Period. In the event the Audit is not satisfactory to Buyer, the Shall notify the Seller in writing prior to the end of the Due Diligence period and identify issues that Buyer contends need to be addressed by Seller. Seller shall have the option of correcting any unsatisfactory findings. If Seller elects not to correct the Property, agreement shall be declared null and void and all deposit monies shall be returned Buyer may waive this contingency. b. Seller represents that it is taking all commercially reasonable steps to take title to the Property via foreclosure. Seller’s obligation to convey the Property is expressly contingent on the Seller obtaining title via the foreclosure process. In the event that any of the aforesaid contingencies can not be met, then this Agreement shall become null and void and the Deposit shall be returned to Buyer. 11. RISK OF LOSS. Any loss or damage to the Property by fire, windstorm or other casualty prior to settlement shall be borne by Seller. Seller shall maintain any existing casualty insurance through the date of settlement.
Buyer any then this to Buyer.
12. NO REPRESENTATIONS; ENTIRE AGREEMENT. Buyer has inspected the Property and has agreed to purchase the Property in its present condition unless otherwise specified in this Agreement. Buyer and Seller agree that they have read and fully understand this Agreement, that it contains the entire agreement between them and that they do not rely on any written or oral representation or statement not expressly written in this Agreement. Without limiting the generality of the foregoing, Buyer acknowledges that Buyer is not purchasing the Property based on any representation or statement of fact or opinion contained in any advertisement, listing agreement, multi-list description or multi-list information sheet, or made by Seller, any broker, salesperson or any agent or employee of any of them. Furthermore, this Agreement shall not be amended except in writing signed by Buyer and Seller. 13. NO RECORDING. This Agreement shall not be recorded in the office of any recorder or in any other office or place of public record. If Buyer shall record this Agreement or cause or permit it to be recorded, Seller may, at Seller’s option, elect to treat such act as a breach of this Agreement. 14 NO REAL ESTATE COMMISSION. Neither Buyer nor Seller has engaged a real estate agent/broker to represent them in this matter. Therefore, no real estate commission shall be paid by either party. 15. Escrow Agent Indemnification. The Buyer and Seller agree to hold Escrow Agent harmless and indemnify Escrow Agent for and against any and all claims, demands, causes of action, actions and expenses, including attorneys’ fees and costs, relating to or arising out of Escrow Agent acting as escrow holder hereunder. 15. TIME OF ESSENCE; DEFAULT OF BUYER; TENDER. Time is of the essence of this Agreement. If Buyer fails to make any payment as specified in Paragraph 2, knowingly furnishes false or incomplete information to Seller, Seller’s broker, any agent or employee of Seller’s broker or the lending institution concerning Buyer’s legal or financial status, fails to make application or cooperate in the processing of the mortgage loan application, which act(s) would result in failure to obtain a mortgage financing commitment, or violates or fails to perform any of the terms or conditions of this Agreement, then Seller shall have the right and option to declare this Agreement null and void, to retain any deposit money as liquidated damages for such default by Buyer, or to exercise any legal or equitable right or remedy to which Seller may be entitled and in connection therewith to apply any deposit money either on account of the purchase price or on account of damages, as Seller may elect. Formal tender of deed and tender or purchase money are waived. 16. NOTICES; DELIVERY OF DOCUMENTS. Whenever a notice is to be given or a document is to be delivered to Seller hereunder, it shall be addressed or delivered to: William J. Rhodunda, Jr., Esquire Rhodunda & Williams, LLC 1220 Market Street, Suite 701 Wilmington, DE, 19801 and whenever a notice is to be given or a document is to be delivered to Buyer hereunder, it shall be addressed or delivered to: Dr. C.T. Curry Board President New Moyer Board of Directors 1400 B Street Wilmington, DE 19801
All notices shall be in writing. An original, facsimile or photocopy of a document shall be effective when sent or delivered. A facsimile or photocopy of a signed offer, addendum, counter offer or written notice shall constitute an original signed document. In the case of facsimiles or photocopies, the parties further agree to promptly deliver or mail the document with original signatures to the other party. 17. SUCCESSION. This Agreement shall benefit and bind the parties hereto, their respective heirs, personal representatives, successors and assigns. However, Buyer may not assign Buyer’s rights and interest under this Agreement without Seller’s prior written consent. Seller will unreasonably withhold written consent, unless the Buyer’s assignee entity has the same ownership. 18. LIMITATION OF AUTHORITY. Buyer and Seller understand this Agreement is not binding until signed by and delivered to all parties. 19. MISCELLANEOUS. a. Delaware law governs this Agreement. b. The paragraph captions of this Agreement are inserted for purposes of convenient reference only and are not intended to limit or enlarge the substance of this Agreement. c. The singular forms Buyer and Seller are used in this Agreement solely as a convenience and are intended to include, anytime they are used, all parties who are buyers or sellers. 20. LEGAL RIGHTS AFFECTED. This Agreement substantially affects important legal rights. Buyer and Seller are entitled to consult attorneys of their choice prior to signing this Agreement. Buyer and Seller acknowledge: (a) the availability of arbitration to resolve disputes pursuant to the arbitration agreement set forth below; and (b) receipt of written material explaining the arbitration system. IN WITNESS WHEREOF, the parties hereto have hereunto set their hands and seal the day and year first above written. BUYER:
The New Maurice J. Moyer Academy, Inc
_________________________________ BY: ______________________________ WITNESS Name: Title: SELLER:
The Reinvestment Fund
_________________________________ BY: ______________________________ WITNESS Name: Title