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HomeMy WebLinkAboutC31870 APN 628-120-011 Ratfy Purchase / Sale AgreementCITY OF PALM DESERT DEPARTMENT OF COMMUNITY DEVELOPMENT STAFF REPORT REQUEST: APPROPRIATE $55,000 FROM THE LAND ACQUISITION FUND RESERVE IN FUND 400 FOR COSTS RELATED TO THE PURCHASE OF AN UNDEVELOPED PARCEL IN THE CAHUILLA HILLS (APN 628-120-011), AND RATIFY THE CITY MANAGER'S EXECUTION OF VACANT LAND PURCHASE SALE AGREEMENT AND JOINT ESCROW INSTRUCTIONS FOR SAME SUBMITTED BY: Lauri Aylaian, Director of Community Development DATE: May 24, 2012 CONTENTS: Site Map of APN 628-120-011 Vacant Land Purchase Agreement and Joint Escrow Instructions Recommendation By Minute Motion: 1. Appropriate $55,000.00 from the Land Acquisition Reserve (Account No. 400-4950-419-4010) for costs related to the purchase of an undeveloped parcel in the Cahuilla Hills (APN 628-120-011). 2. Ratify City Manager's execution of Vacant Land Purchase Agreement and Joint Escrow Instructions. (contract No. c31870) Background In June 2011, the City Council set aside $1,000,000 from unobligated General Fund reserves for future purchases of land. Since that time, $535,000 was appropriated, much of which was spent for purchase of a strategically -situated hillside property, leaving a balance of $465,000 available. At the direction of the City Council, staff has now successfully negotiated acquisition of a vacant five -acre parcel in the Cahuilla Hills (APN 628-120-011) for $50,000.00. In order to consummate this transaction, paying for the purchase price and associated closing costs, an appropriation in the amount of $55,000 is required. Because of the confidentiality of negotiations surrounding property transactions, the terms and purchase price for the subject parcel were discussed by the City Council during closed session on April 12 and 26, 2012. Since the purchase agreement has Staff Report Hillside Property Acquisition Appropriation (APN 628-120-011) Page 2 of 2 May 24, 2012 now been executed, the acquisition price and terms are being reported herein such that they are made a matter of public record. Fiscal Analysis Approval of the staff recommendation will reduce to $410,000 the balance in the Land Acquisition Fund. As indicated in the staff report accompanying Resolution 2011-45, which established this fund, the fund was intended to last several years or longer, and may not be replenished unless City revenues significantly outpace expenditures. Submitted By: _ Lauri Aylaian, Director of Community Development Paul S. Gibson, Director of Finance n M. Wohlmuth, City Manager CITY COUNCIL MON APPROVED nENTF.D RECEIVED OTHER MFFT��;�C'' T u� AY �n NOrS: ABSF,NT: ABSTAIN: VI 121FIED BY.- OK I iVa,! Original on File with City CI 's Office G:\Planning\Monica 0Rei11y\Word\Ay1aian\2012\Staff Reports\Hillside Property Acquisition Appropriation 5-24-12.doc APN 628-120-011 Hillside Property For Sale on 0 Open Market 0 Legend — Circulation Network L� City Boundary Parcels - Larger Extent Red: Band-1 Blues Band-3 --- Streets E] Parcels (1/2012) w32""�.009 _:_; Green. Sand-2 1: 4, 328 Q Notes Subject parcel is bordered in yellow the ---•--•r —,n , I .. �wnr en vfr We 5e110r is making s Counter Oilsr(s) to another prospeeNve buyw(s) on terms the may or may be same as in this Counter Offer. Acceptance of this Counter Offer by Buyer shag not lea binding unless and until it is subsequently re -Signed by Seger In paragraph 7 below and a Copy of the Counter Offer Signed In paragraph 7 is personally received by Buyer or by en the third Day After the later date specified in paragraph 5 or, (if docked) b. who is authorized to receive 1. by 5:00 PM y M PM. Prior to the Completion of all of at lhON events, Buyer and Seger shall have no duties or obligations for the purchase or sa rep t 1 TE TO YELLER: Sign and date in narearaah s re rnaa. rl.i. r•_......«�.,.�_ 5. OFFER: 6. ACC i CAL1FORNIA 46621 19 A S S O C I A T I O N COUNTER OFFER No. rvo r OF R E A L T O R S ID For two by Seller or Buyer. May be used for p a ounter Offer. (C.XR. Form CO, Revised 11HO� Date May 7 12 This is a Counter offer to the- ❑ California Residential Purchase Agreement, ® Counter Offer, or [] Other one dated max 4 2012 , on property known as AFN 6.2I3-120-011 C �' between C1 by of Paler Desesf A iai I Co oratiat� Cpmpsrwl. ("Buyer) and ufnah 1bove . TERMS: The terms and conditions of the arefererwed document are accepbd subject to t1Nr following: ("Seller ). A. Paragraph In the Offer that require Initials by all psrttes, bdt are not in(tlaled elf unless specifically reftrenced for Inclusion in paragraph 1C of this or atToNlsr untw Offer. are excluded from the final agresmerrt B. Unless otherwise agreed in wNtfng, down payment and loam am C. Offer. ounys) will be adjusted In the sane proportion as In the original Price to lea 50 OQO D. Th following attached addenda are incorporated Into this Counter Offer: ❑ Addendum No. 2. RIGHT TO ACCEPT OTHER OFFERS: if this is a Seller Counter Offer, (i) Seller❑haa the right to contlnue to offer the transaction, and to accept any other after at any time prior to Property for sale or for another prior to Buyer's Acceptance Of this Counter Offer, shell revoke thA�ounter Offer. in Paragraph 3 and (ii) Seller's acceptance of another offer 3. EXPIRATION: This Counter Offer shell be deemed revoked and the depoaga, if any, shell be returned unless this Counter Offer is signed by the Buyer or Seller to whom it is sent and a Copy of the signed Counter Offer is personally received the A iY by person making this Courser Otibr or by it, by S:OD PM on the third Day After the later dates Billed In who is authorized to receive ❑ AM ❑ PM. This Counter Offer nm be eat d in counteerrparts.. ❑ (dale), at 41 R OFFER ON THE TERMS ABOVE AND ACKNOWLEDGES RECEIPT OF A COPY. Data Os a 7 2012 Date retreip - --' �)' "� " ' " checked ❑ SUBJECT TO THEfATTACHF.O COUNTER OFFER) and adonowledge u to _ 6- — q-a{ Time . • "" (� AMW M Date Time ❑ AM Q PM T. T4 SELLER: Do NOT sign in this box until after �....K signs 0M~r.. ass muitlple counter r. W gns In paragraph S. (Paragraph 7 applies only if paragraph 4 is chocked.) Date Tkne ❑ AM n Data Tlms ❑ A M OPM (Initials) Confirmation Of Acceptance: A Copy Of Signed Acceptance was personally received by the maker of the Counter Offer, or that person's authorized agent as specified in paragraph 3 (or, if this is a Multiple Counter Offer, the Buyer or Buyer's authorized agent as specified in paragraph 4) (date) at ❑ AM ❑ PM. A bidding Agreement is created when a Copy of Signeded Acceptance ispersonally received by the true make of the Counter Offer, or that Person's authorized agent (or, if this Is a Multiple Counter Oilier, the Buyer or Buyer's authorized agent) whether or not conflmed In tills dootament Completion of this confirmation Is not legally required in order to create a binding Agreement; it is solely intended to evidence the date that Acceptance has occurred. The copyright laws of the United States (Tdie 17 U.S. Cone) forbid the unauthorized reproduction orthif form, or abnlyy portion thereon, by Photoeopv machine or any other means, including facaimits or computerized fornwts. Copyright C 1986-2004, CAUFORNIA ASSOCIATION OF RE ALTORS®, iNC. ALL RIGHTS RESE VEO. THIS FORM HAS BEEN APPROVED BY THE CALIFORNIA ASSOCIATION OF REALTOR6t (C.A,R.). NO REPRESENTATION IS MADE AS TO THE LEGAL VALIDITY OR ADEQUACY OF ANY PROVISION IN ANY SPECIFIC TRANSACTION. A REAL ESTATE BROKER IS THE PERSON QUALIFIED TO ADVISE ON REAL ESTATE TRANSACTIONS. IF YOU DESIRE LEGAL OR TAXADWE, CONSULTAN APPROPRIATE PROFESSIONAL. Tlds form is evadable for use by the "is real estate industry, it k not Intended to 4anlNy the uwr as a REALTORV. REALTORO is a registered colleetive membership merit which may be used dniy by members Of the NATIONAL ASSOCIATION OF REALTORSO who subscribe to its Code of Ethics. Pubbslred and UirinhukN t>r. REAL ESTATE SUSINESS SERVICE& INC. a St4sidaryaf the CalA ma Asrociation of PEALTORSS Reviewed dDabs e 525 South UrgilAvwue, LosMgebs, Canibrnis9%2Q 10 CO REVISED II MO (PAGE 1 OF 1) COUNTER OFFER (CO PAGE 1 OF 1) Agent: Tammy Tanga Phone: 60 219.3313 i7 j Fax: (886)710-2221 Prepared using zlpFormB software ' Broker. Land22 Real Estate 777 E. Tahpultz Cyn Way M 200 Palm Springs, CA 92262 CALIFORNIA COUNTER OFFER No. one ASSOCIATION For use by Seller or Buyer. May be used flu Upie Counter Offer. OF REALTORS (C.A.R. Form CO, Revised 11110) Date This is a counter offer to the: ❑ California Residential Purchase Agreement, ❑ Counter Offer, or ® Other dated my 3, 2012 , on property known as Am 628-220 between City of Pala DOO*Zt, A Muai"Mi COs'pozat.i0] 1. TERMS: The terms and conditions of the above referenced document are accepted subject to the follow A. Paragraphs in the Offer that require initials by all partles, but are not Initialed by all parties, unless specifically referenced for Inclusion in paragraph 1C of this or another Counter Offer. B, Unless otherwise agreed in writing, down payment and loan amount{ will be adjusted i Offer, D. The following attached, addsnds are incorporated Into this Counter C 2. RIGHT TO ACCEPT OTHER OFFERS: If this is a Seller Counter Offer, (1) Selle transaction, and to accept any other offer at any time prior to Acceptance, as prior to Buyers Acceptance of this Counter Otter, shall revoke this Counter ON 3. EXPIRATION: This Counter Offer shall be deemed revoked and the deposits, Buyer or Seiler to whom it is sent and a Copy of the signed Counter Off r Is It, by 5:00 PM on the third Day After the later date specified in past ❑ AM ❑ PM. This Counter Offer may be 4. rM (If checked:) MULTIPLE COUNTER OFFER: Sella is makini FIR be the same as in this Counter Offer. Acceptance of this re -Signed by Seller in paragraph 7 below and a Copy of th on the third Clay After the later date specified in paragraph 5 or, (if (] A [3 PM. Prior to the oompletion of all of these saltt ofitfa 1 . NOTE TO SELLE"S n and date In parag 6. ACCEPTANCE: IME accept the above Counter receipt of a Copy. ('Offer'), .. r�verty"), ("Buyer') and ('Seller"). excluded from the final agreement the same proportion as In the original Addendum No. right to continue to offer The Property for sale or for another in paragraph 3 and (it) Seller's acceptance of another offer PrIso y, shall be returned unless this Counter Offer is signed by the nally received by the person making this Counter Offer or by , who is authorized to receive 'checked) by ❑ (date), at counterparts. 1 C ter Offer{s) to another prospective buyer(s) on terms that may or may der r by Buyer shall not be binding unless and and it is subsequently u Offer Signed in peragrao 7 is personally received by Buyer or by who Is authorized to receive it, by 5:00 PM eked) by (date), at ants, Buyer and Sailer shall have no duties or obligatlons for the purchase or Ih 5 to male this Counter Offer. ON THE TERM ABOVE AND ACKNOWLEDGES RECEIPT OF A COPY. Date 0510412012 Da SUBJ CT TO THE ATTACHED COUNTER OFFER) and acknowledge Date Time ❑ AM ❑ PM Date Time ❑AM❑PM T. U TIPLE COUNTER OFFER SIGNATURE ciVW tfy signing oe,ow, cellar accepas urns snump,s a Ulum NOTE TO SELLER: Do NOT sign in th' box 71 after Buyer signs in paragraph 8. (Paragraph ?applies only if paragraph 4 is chocked.) Dialle, Time [JAM 1❑ Data Time ❑ AM L—J 8. ( 1 ) (Inidals) Cc rmialal n of Acceptance: A Copy of Signed Acceptance was personally received by the maker of the Counter Offer, or that person'' author in as specified in paragraph 3 (or, it this is a Multiple Counter Offer, the Buyer or Buyers authorized agent as specified i/VICES,INC, ragraph 4) on ( at ❑ AM ❑ PM. A binding Agreement Y created when apy of Signed ceptartce Is personally received by the the maker of the Counter Dffgr, or that persona authorized agent (or, if this isultiple C r Offer, the Buyer or Buyers authorized agent) whether or not confirmed in this document. Completion of this confirmatis not legs required in order to create a binding Agreement; 11 Is solely intended to evidence the date that Acceptance has orred. The copyright laws of the UStaWs (Tit! 1 T U.S. Code) forbid the unauthermad reproduction of this form, or any portion thereof, by photocopy machine or any other means, inatudhgfaosinile orcompwd format Copyright®1985-2004, CALIFORNIA ASSOCIATION OF REALTORSP9 INC. ALL WHITS RESERVED. THIS FORM HAS BEEN AVED B E CALIFORNIA ASSOCIATION OF REALTORS* (C.A.R� NO REPRESENTATION IS MADE AS TO THE LEGAL VALIDITY OR ADEQUACY OF ANY PRION ANY SPECIFIC TRANSACTION. A REAL ESTATE BROKER IS THE PERSON QUALIFIED TO ADVISE ON REAL ESTATE TRANSACTIONS. IF YOU IRE L OR TAX ADVICE, CONSULT AN APPROPRIATE PROFESSIONAL. This form is available for uthe mire foal estate industry. It is not intended to identify the user as a REALTORA. REALTORS is a registered collective membership mark which maybe used only bybe of the NATIONAL ASSOCIATION OF REALTORSV who subscribe to Its Code of Ethics. UPublished srW Dbt ldy: REAL ESTATEBUSIRVICEB,INC. Reyiwved� �� oruuxounrs asutilloftheGo' A121 asocl�bnaFREALTORSOorvasrurarr525 South Will AvenAngeles, Callfomla 90020 CO REVISED 11110 (PAGE 1 OF 1) COUNTER OFFER (CO RAGE 7 OF 1) Agenb Tammy Tonga Phone: (760)2104313 Fax: (866)710.2221 Prepared using zlpFormO softwara Broker. Larl Real Estate 777 E. Tshquilz Cyn Way # 200 Palm Springs, CA 92202 CALIFORNIA ASSOCIATION OF REALTORST VACANT LAND PURCHASE AGREEMENT AND JOINT ESCROW INSTRUCTIONS (C.A.R. Form VLPA, Revised 4M 0) Date way 3, 2012 OFFER: A. THIS 13 AN OFFER FROM City of Fait- Desert, A Ntsnicivai Cormratioa, ("Buyee). B, THE REAL PROPERTY TO BE ACQUIRED Is described as Ape gg-120-011 , Assessor's Parcel No(s). 42,2—"a—a11 situated in pain D"*Xt , County of pArozaido California, ("Property"). C. THE PURCHASE PRICE Offered is j!*r& —Viva Thousand (Dollers's 45-000.00 ). D. CLOSE OF ESCROW shall occur on (date) lot 30 Days AfterAcceptarm). AGENCY: A. POTENTIALLY COMPETING BUYERS AND SELLERS: Buyer and Seller each aoknowiedge receipt of a disclosure of the possibility of multiple representation by the Broker representing 11W principal. This disclosure may be part of a listing agreement, buyer representation agreement or separate document (C.AR. Form DA), Buyer understands that Broker representing Buyer may also represent other potential buyers, who may consider, make offers an or ultimately acquire the Property. Seller understands that Broker representing Seller may also represent other sellers With Competing properties of iraerest to this Buyer. B. CONFfRMA'nON: The following agancy relationships are here by confirmed for this transaction: Listing Agent La2W2 Real Data$A (Pdr►t Firm Name) is the agent of (check one): ® the Seller exclusively; or ❑ both the Buyer and Seller. Selling Agent (Print Firm Name) (if not the same as the Usfing Agents Is the agent of (check one): ❑ the Buyer exclusively; or 0 the Seller exclusively; or ❑ both the Buyer and Soper. Real Estate Brokers are not parties to the Agreement bob~ Buyer arid! Seller. FINANCE TERMS: Buyer represents that funds will be good when deposited with Escrow Holder. A. INITIAL DEPOSIT; Deposit shag be in the amount of . ..... . ..... . .......... .. _ ...... $ 1, 000.00 (1) Buyer shag deliver deposft directly to Escrow Holder by personal check, [] electronic funds transfer, ❑ Other within 3 business days aker acceptance (or ® Other &,=er to ms i1 31OOa to .:crer OR (2) (It checked) ❑ Buyer has given to deposit by personal check (or ❑ ) to the agent submitting the offer (or to C3 ), made payable to The deposit shag be held uncashed until Acceptance and than deposited with Escrow Holder (or [3 inte Broker's trust atowunq W tin 3 business days after Acceptance (or ❑ Other ). , / B. INCREASED DEPOSIT: Buyer shall deposit with Escrow Holder an increased deposit in the amount of ..... i N fA within Days After Acceptance, or ❑ C. LOAN(S) f (1) FIRST LOAN In the amount of .......... , . ...................... $ This loan will be conventional financing or, if checked, FHA, [] VA, ❑ Seller (CAR. Form SFA), —T ❑ assumed financing (C-AR. Form PAA), ❑ Other . This loan shag be at a fixed rate not to exceed % or, ❑ an aclustable rate loan With initial rate not to exceed °6. Regardless of the type of loan, Buyer shall pay points not to exceed 9f. of the loan amount. (2) 0 SECOND LOAN in the amounl of .... . .. . . . . .......... I ...... I ..... , ............... This loan wl0 be conventional financing or, if checked, o Seller (CAR, Form SFA►, © assumed financing (C.A R. Form PAA), (3 Other . This loan Stall be at a fixed race not to exceed % or, ❑ an ad)ustable rate ban with INtial rate not to exceed V Regardless of the type of loan, Buyer shall pay points not to exceed % of the loan amount. q D. ADDITIONAL FINANCING TERMS: $ E. BALANCE OF PURCHASE PRICE OR DOWN PAYMENT in the amount of , ............ . ................... $ 44,000.00 to be iced with Escw sufficient time to dose escrow. F. PURC PRIG (roIM— $ 45, 000.00 Buyer's Initials ) Sellers Initials ( ) The wMaght law of rilsd Slalse 1 8 Code folDkl the knahMaked raprowman of Ihb Ploy poroen tWoof, by pliDwcM mahns or any other n1AW indud V f0a Ifs or Compl✓badzad formals. Copyright 0 IINC-2010, ®u11e16Nt CALIFORNIAASSOCIATION OF REALTORSO, INC. ALL RIGHTS RESERVED. Reviswad by Data arrlsralarr VLPA AEVI SO U're IPAGE 7 OF 10) VACANT LAND PURCHASE AGREEMENT(VLPA PAGE 1 OF 13) Agent: Tammy Tangs Phone: (760)219-3313 Fax: (8"710-2221 Prepared using ApFormillisORlnare Broker: Land22 Rni Estate 777 E, Tahauitz Cvn Wow is 200 Palm Sorhn9a. CA 92X2 Pn)PertY: - -0 Date: firer 3. 2e12 G, VERIFICATION OF DOWN PAYMENT AND CLOSING COSTS: Buyer (or Buyers lender or loan broker pursuant to 3KJ)) shall, within 7 (or (] N/A ) Days Altar Acceptance, DeNvef to Seller written verification of Buyers down payment and closing costs. (If checked, [] vedficaton attached.) H. LOAN TERMS: (1) LOAN APPLICATIONS: Within 7 (or Ea ) Days After Acceptance, Buyer shag Deliver to Seller a letter from leader or loan broker stating that based on a review of Buyers written application and credit report, Buyer is prequalilfed or preapproved (of any NEW loan specified in 3C above. (If checked letter attached.) (2) LOAN CONTINGENCY: Buyer shall act diligently and in good faith to obtain the designated loan(s). Obtaining the loan(s) specified above Is a ConUn fancy of this Agreement unless otherwise agreed in writing. Buyers contractual obligations to obtain and provide deposit balance of down payment snd dosing costs are not eontlngeneles of this Agreement. (3) LOAN CONTINGENCY FAUJOVAL: (1) Within 17 (or ❑ N/A __ ) 0ays After Acceptance, Buyer shall, as specified In paragraph 19. In writing remove the loan contingency or cancel this Agreement; OR (11) If checked) E] this loan contingency shall remain in affect urg the designated bans are tended. 141 ® NO LOAN CONTINGENCY (if checked); Obtaining any loan specified above is NOT a contingency of this Agreement. if Buyer does not obtain the loan and as a result Buyer does not purchase the Property, Seller may be entitled to Buyer's deposit or other legal remedies. I. APPRAISAL CONTINGENCY AND REMOVAL: This Agreement is (OR, If checked, ® Is NOT) contingent upon a written appraisal of the Property by a licensed or certified appraiser at no less than the specified purchase price, It there is a loan contingency. Buyers removal of the loan contingency shag be deemed removal of this appraisal contingency (or, ❑ if checked, Buyer shall, as specified in paragraph 19B(3), in writing remove the appraisal contingency or caned this Agreement within 17 (or [3 N/A ) Days After Acceptance). if there is no ban contingency, Buyer shell, as specified in paragraph 108(3), in writing remove the appraisal contingency or cancel this Agreement within 17 (or Na ) Days After Acceptance. J. ® ALL CASH OFFER (1lehilK ked): Buyer shall, within 7 (or[] WA., ) Days Alter Acceptance, Deliver to Seller written verification of sufficient funds to close this transaction. (If checked Q verification attached.) K. BUYER STATED FINANCING: Seller has relied an Buyers representation of the type of financing specified (including but not limited to, as applicable, amount of down payment, oontingent or non contingent ban, or all cash). 11 Buyer seeks atemate financing. (1) Seger has no obligation to cooperate with Buyers efforts to obtain such financing, and (H) Buyer shalt also pursue the financing method specified in this Agreement. Buyers failure to secure alternate inanoing does not excise Buyer from the obligation to purchase the Property and dose escrow as specified In this Agreement. L. 89LLER FINANCING: The following terms (or [j (if checked) the terms specified in the attached Seller Financing Addendum (C.AR, Form SFA) apply ONLY to financing extended by Seller under this Agreement. 11) BUYEW3 CREDIT -WORTHINESS: Buyer authorizas Seller andfor Brokers to obtain, at Buyers expense, a copy of Buyers erect report. Within 7 (or 0 MIA ) Days After Acceptance, Buyer shag provide any supporting documentation reasonably requested by Seller. (2) TERMS: Buyers promissory note, deed cf trust and other documents as appropriate shag incorporate and implement the following additional terms: 11) the maximum interest raft specified in paragraph 3C shall be the actual fixed interest rate for Seller financing; (IQ deed of trust shag contain a REQUEST FOR NOTICE OF DEFAULT on senior loans; (Ili) Buyer shag sign and pay for a REQUEST FOR NOTICE OF DELINQUENCY prior to Close Of Escrow and at any future time if requested by Seiler: (Iv) note and deed of trust shall contain an acceleration clause making the loan due, when permitted by law and at Sellers option. upon the sale or transfer of the Property or any interest it it (v) note shall contain a tale charge of 6% of the instattmerd due (or 0 N/A ) if the insWimerd is not received within 10 days of the date due; (vi) tilde insurance coverage In the form of a Joint protection policy shall be provided Insuring Seller's deed of trust interest in the Property (any Increased cost over owners policy shall be paid by Buyer); and (0) tax service shall be obtained and paid for by Buyer to rxrtKy Seller if properly taxes have not been paid. (3) AD06D, DELETED OR SUBSTITUTED BUYERS: The addition, deletion or substitution of any parson or entity under this Agreement or to title prior to Close Of Escrow shag roqulfe SaWs written consent. Seger may grant on wMhold consent In SeNw% sole discretion. Arty additional or substituted person or entity shall, It requested by Seller, subnmlt to Seller the same documentation as required for the original named Buyer, Seller ancilor Brokers may obtain a credit repci% at Buyer's expense, on any such person or entity. M. ASSUMED OR "SUBJECT TO" FINANCING. Seiler represents that Seller is not delinquent on any payments due on any loans. Salter shag, within the time specified in paragraph 19, provide Copies of of applicable notes and deeds of trust, ban balances and current interest rates to Buyer. Buyer shag then, as specified in paragraph 1913(3). remove this contingency or cancel this Agreement. Differences between estimated and actual loan balances shall be adjusted at Close Of Escrow by cash dawn payment. Impend accounts, if any, shell be assigned and charged to Buyer and oredlbed to Seller. Seger is advised that Buyers assumption of an existing loan may not release Seller from fiabirity on that loan. It this is an assumption of a VA Loan, the sate is contingent upon Seller being provided a release of Nobility and substitution of eligibility, unless otherwise agreed In writing. If the Properly is acquired ad4W to an existing loan, Buyer and Seller are advised to Consult with legal counsel regarding the ability of an existing lender to call the loan due, and the consequences thereof. 4. ALLOCATION OF COSTS (If checked): Unless otherwise specified in wilting, this paragraph only detarmines who is to pay for the inspection, test or service ("Report") mentioned; it doss not determine who Is to pay for any work recommended or identified In the Report A. INSPECTIONS AND REPORTS: (1) [3 "or Q Seiler shall pay to have existing septic or private sewage disposal system, if any, inspected (2) [3 Buyer [] Seller shall pay for costs attesting to determine the suitability of soil for sewage disposal (3) ❑ Buyer] Seger shall pay to have existing wells, if any, tested for water potablNy, and productivity Buyers initials (_L) ( ) Sellers Initials ( ) Copyright®199e-2010 ALIFORNIAASSOCIATION OF REALTORSS. INC. Revi.,ad by Dab arrar"wci� VLPA REVISED 4110 (PAGE 2 OF 10) - _ VACANT LAND PURCHASE AGREEMENT (VLPA PAGE 2 OF 101 Bocke family Property: AM 628-12o-01J. Date: car 3, 2012 (4) C3 Buyer ❑ Seller shall pay to have Property corners identified 16) ® Buyer ® Seller shall pay for a natural hazard zone disclosure report prepared by (8) 0 Buyer Q Seller shall pay for the following Inspection or report (7) ❑ Buyer Q Seller shag pay for the following inspection or report B. ESCROW AND TITLE:- (1) ® Buyer ® Soler shall pay escrow tee Asks to aav s0-9a Escrow Hotder shall be.Foz-oslt:e Ssczow !Bather Loyal (2) E3 Buyer ® Seller shag pay for owner's d#e insurance policy specified in paragraph 15E Owners Otte policy to be Issued by First Atueri -An (Buyer shall pay for any title insurance policy insuring Buyeees Leader, unless otherwise agreed to wrRlrng.) C. OTHER C OSTS: (1) ® Buyer ® Seller shall pay Countytransfer tax or trsnafer fee 3f 4 r . each to nav 40-50 (2) ®Buyer ® Seller shall pay City transfer tax or transfer lee iF amv_ uah to v 36- (3) 0 Buyer ❑ Seller shall pay Homeowners' Association ("HOA") transfer fees (4) 0 Buyer Q Seller shalt pay HOA document preparation fees (S) 0 Buyer 0 891W shag pay for (61 j] Buyer j] Seller shag pay for 6. POSSESSION AND KEYS: Possession shall be delivered to Buyer at 5PM or 0 AM (3 PM, [] on the date of Close Of Escrow: ❑ on ; or[3 no later than Days Ater Close Of Escrow. The unoccupied, be shag Prop" rty occupied, unless otherwise agreed in writing. Seller stall provide keys andlor means to operate all Property locks. if Property is located In a common interest subdivision, Buyer may be required le pay a deposit io tits Homeowners' Association CHOA') to obtain keys to accessible HOA facilities, 6. STATUTORY DISCLOSURES AND CANCELLATION RIGHTS: A. NATURAL AND ENVIRONMENTAL HAZARDS: Seiler shall, within the time specified in paragraph 19, dsliwr to Buyer If required by Law: (1) earthquake guides (and questionnaire) and environmental hazards booklet: (kq disclose if the Property is located In a Special Flood Hazard Area; Potential Flooding (Inundation) Area; Very High Flue Hazard Zone; State Fire Responsibility Area; Earthquake Fault Zone; Seasnic Hazard Zone; and (111) disclose any other zone as required by Law end provide any other information required for those zones. B. WITHHOLDING TAXES: Within the time specified in paragraph 19A, to avoid required withholding, Seller shall Deliver to Buyer or qualified substitute, an affidavit su6ldent to comply with federal (FIRPTA) and California withholding Law (C.A.R. Form AS or QS). C. MEGAN'S LAW DATABASE DISCLOSURE: Notice: Pursuant to Section 290.46 of the Penal Code, Information about specified registered sex offenders Is made available to the public via an Internet Web age maintained by the Departmem of Justice at www,meganalaw.ca.gov. Depending on an offender's criminal history, this information will include either the address at ~ the offender residue or the community of residence and ZIP Code In which he or she resides. (Neither Seller nor Brokers are required to check this website. If Buyer wants further intonation, Broker recommends that Buyer obtain information from this website during Buyer's Inspection contingency period. Brokers do not have expertise in this area. T. SELLER DOCUMENTATION AND ADDITIONAL DISCLOSURE: A. WMM the time specified in paragraph 19. if Salter has actual knowledge, Seller shall provide to Buyer, In writing, the following infonmatlon: (1) LEGAL PROCEEDINGS: Any lawsuits by or against Sager, threatenirg,or affecting the Property, including any lawsuits alleging a defect or de6dency In the Property or common areas, or any known notices of abatemert or dtations filed or issued against the Property. (2) AGRICULTURAL USE: Whether the Property Is subject to restrictions for agricultural use pursuant to the Wgramson Act (Government Code §§5120051295). (3) DEED RESTRICTIONS: Any deed restrictions or obligations. (4) FARM USE: Whether the Property H in, or adjacent to, an area with Right to Farm rights (Civil Code §3462.5 and §3462.0). (5) ENDANGERED SPECIES: Presence of endangered, rireatened,'candideW specles, or wetlands on the Property. 16) ENVIRONMENTAL HAZARDS: Any substances, materials, or products that may be an erwkonmental hazard Including, but not limited to, asbestos, formaldehyde, radon gas, lead -based paint, fuel or chemical storage tanks, and contaminated soil or water on the Property. 17) COMMON WALLS: Any features of the Property shared In common with adjoining landowners, such as walls, fences, roads, and driveways, and agriculture and domestic wells whose use or responsibility for maintenance may have an effect on the Property. 18) LANDLOCKED: The absence of legal or physical access to the Property. la) EASEMENTSIENCROACHMENTS: Anyencroachmems, easements or simgar matters that may atfact the Property. (10) SOIL FILL: Any fill (compacted or otherwise), or abandoned mining operations on the Property. (ill) SOIL PROBLEMS: Any slippage, sliding, flooding, drainage, grading, or other soil problems. (12) EARTHQUAKE DAMAGE: Major damage to the Property or any of the structures from tire, earthquake, floods, or landslides. (13) IONING ISSUES: Any zoning violations, non -conforming uses, or violations of *setback* requirements. (14) NEIGHBORHOOD PROBLEMS: Any neighborhood noise problems, or other nuisances, B. RENTAL AND SERVICE AGREEMENTS: WVithin the time specified In paragraph 19, Seller shall make available to Buyer for inspection and reviser, all current leases, rental agreements, service contracts and other related agreements, licenses, and permits pertaining to the operation or use of Iles Property. C. ❑ TENANT ESTOPPEL CERTIFiCATES. (If checked) Within the time specified in paragraph 10, Seller shall deliver to Buyer tenant estoppel certificates (C.A.R. Form TEC) completed by Seller or Sellers agent, and signed by tenants, acknowledging: (1) that teriants' rental or lease agreements are unmodified and in full force and effect (or If modified, stating aI such nodgcations): (g) that no lessor defaults exist: and (11q stating the amount of any prepaid rent or security deposit D. MELLO•ROOS TAX;1915 BOND ACT: V.VM rive time specified in paragraph 10, Seger shall fe) make a good faith effort to obtain a notice from any local agencies that levy a special tax or assessment on the Property (or, if allowed, substantially equivalent notice), pursuant to the Mello -Roos Community Facilities Act, and improvement Bond Act of 1915, and 01) promptly deliver to Buyer any such Rotics obtained. Buyer's Intilals ( ) ( ) 'j Seller's Ing)als ( ) Copyrlphte lies-2010 CALIFORNIA ASSOCIATION OF REALTORSO, INC VLPA RE{fiSE01l1 (PAGE 3 OF 1 pj Reviewed by Cale VACANT LAND PURCHASE AGREENIENT(VLPA PAGE 3OF 10) Rocks family Property: APR fall-120-011 _ Date: way 3, 2012 S. CONDOMINIUM PLANNED UNIT DEVELOPMENT DISCLOSURES: A. SELLER HAS: T (or ❑ ) Days After Acceptance to disclose b Buyer whether the Property is a condominium, or is located in a planned development or other common Intense subdivision (C.A.R. Form VLQ), B. If the Property Is a condominium, or located in a pisnned unk development or other common interest subdivision, Seller has 3 (or Gays Alter Acceptance b request from the HOA (C.A.R- Form HOA): (1) Copies of any documents required by Law. (111 disclosu"04 any pending or arNlclpated claim or litigation by or against the HOA; (ill) a statement containing the location and number of designated parking and storage spaces; (Iv) Copies of the most recent 12 months of HOA minutes for regular and special meetings: and (v) the names and contact information of all HOAs goveming the Property (collectively. 'Cl Disclosures") and (vl) the following N Sailer has actual knowledge: (a) any material detects in the condkbn of common area (such as pods, tennis courts, walkways or other areas co -owned in undivided Interest with other), and (b) possible lack of compliance with HOA requirements. Seiler shag itemize and Deliver to Buyer all CI Disclosures received from the HOA and arty Cl Disclosures in Seller's possession. Buyer's approval of CI Disclosures is a contingency of this Agreement as specified in paragraph 148(3). 9. SUBSEQUENT DISCLOSURES: In the event Seller, prior to Close Of Escrow, becomes aware of adverse conditions materially affecting the Property, or any material inaccuracy in disclosure&, information or representations previously provided to Buyer of which Buyer is otherwise unaware, Seller shall promptly provide a subsequent or amended disclosure or notice. In writing, cove" those Iterna. However, a subsequent or mended dlsctosum"ll not be required for conditions and material inaccuracies disclosed In reports ordered and paid for by Buyer, 10. CHANGES DUKINO ESCROW: A. Prior to Close Of Escrow, Seller may engage in the failow lM acts, ("Proposed Changes"), subject to Buyer's rights in paragraph 19: (1) rot or lease any part of the premises: (1) alter, modify or extend any existing rental or lease agreement; (UI) enter into, alter, modify or extend any Service oordract(s): or (Iv) change the status of the condition of the Property. S. At least 7 (or ❑ _ ) Days Prior to any Proposed Changes, Seller shall give written notice to Buyer of such Proposed Changes. 11. ITEMS INCLUDED AND EXCLUDED: A. NOTE To BUYER AND SELLER: Items listed as included or excluded in the MLS, flyers or marketing materials are not included in the purchase price or excluded torn da sale unless specified In 11 B or C. B. ITEMS INCLUDED IN SALE: 11) All EXISTING fixtures and fittings that are attached to the Property; 12) The following items: (3) Seiler represents that all items Included In the purchase price, unless otherwise specified, are owned ton Seller- (4) All hens Included shall be transferred free of Dens and withouri Sell'}b{ananty. C. ITEMS EXCLUDED FROM BALE Z 1 I �h i 2 CONDITION OF PROPERTY: Unless Otherwise agreed: (0 the Property Is sold (a) In Its PRESENT physical ("as -la") condition as of the date of Acceptance and (b) ou*ct to Buyer inviestigation rights; (g) the Property is to be maintained in substantially the some condition ss of the data of Acceptance and (ill) ❑ (ti checked) All debfb and personal property not Included In" sale shall be removed by Seller by Close Of Escrow. A. SELLER SHALL, within the time specified in paragraph 19, DISCLOSE KNOWN MATERIAL FACTS AND DEFECTS AFFE-CTIN43 THE PROPERTY AND MAKE ALL OTHER DISCLOSURES REQUIRED BYLAW, S. Buyer has the right to Inspect the Property and, as specified in paragraph 198, based upon kdormation discovered in those inspections: () corhoel this Agreement; or (t) request that Seller make Repairs or take other action. C. Buyer Is strongly advised to conduct Investigations of the amiss Property In order to daUrmine Its present condition. Satkar may not be aware of all defects affecting the Property or other facto& that Buyer considers Important. Properly improvements may not be built according to code, in comptianes with current Law, or have had pwmft Issued, 13. BUYER'S iNVEBTIOATiON OF PROPERTY AND MATTERS AFFECTING PROPERTY: A. Buyer's acceptance of the condition of, and any other matter affecting the Property, is a contingency of this Agreement as spiwged in this paragraph and paragraph 19B. VNthin the time specified In paragraph 196(1). Buyer shall have the right, at Buyer's expense unless otherwise agreed, to conduct Inspections, investigations, tests, survays and other studies ("Buyer investigations'), including, but not limited to, the right to: (n Inspect for lead -based paint and other lead -based paint hazards; (Ill► inspect for wood destroying pests and orgarielm: (Ul) review the registered sex offender database; Ilv) confirm the insurability of Buyer and the Property; and (v) satisfy Buyer as to any matter specified in the attached Buyer's inspection Advisory (C.A.R. Form BIA). Without SejWs prior written consent, Buyer shag neither make nor cause to be made: p) Invasive or destructive Buyer Investigations. or (It) inspections by any governmental building or zoning Inspe w or government employee. unless required by Law. S. Seller shall make the Property available for all Buyer Investigations. Buyer shall (1) as specifled in paragraph 1913, complete Buyer Investigations and, either remove the contingency or cancel this Agreement. and (11) give Seller, of no cost, complete Copies of all Investigator reports obtained by Buyer, which obligation shall survive the termination of thl& Agreement C. Buyer indemnity and Seller protection for entry upon property: Buyer shall: (q keep the Property free and clear of lens: (1i) repair all damage arising from Buyer Investigations; and (ill) indemnify and hold Seller harmless from all resulting liability, claims, demands, damages and costs of Buyer's Investigations. Buyer shall carry, or Buyer shag require anyone acting on Buyer's behalf b carry, policies of liability, workers' compensation and other applicable fturancer defending and protecting seller from liability for any injuries to persons or property occurring during any Buyer Investigations or work done on the Properly at Buyer's direction prior to Close Of Escrow. Seger is advised that certain protections may be afforded Seller by recadkV a "Notice of Non -responsibility" (C.A.R. Form NNR) for Buyer Investigations and work done on the Property at Buyer's direction. Buyer's obligations under this paragraph shall survive the termination or cancellation of this Agreement and Close Of Escrow, Buyers Initials ) ( ) sellers Initials ) ( )t2l Cbpynght 0199&-2)0'. CALIFORNIA ASSOCIATION OF REALTORSO, INC. 1101LOA c VLPA REVI8ED 4f10 (PAGE 4 OF 10) RSVIeNad try Dare rPPrrrYMTY VACANT LAND PURCHASE AOREfMIIENT (VLPA PAGE 40F ill) Rocks family Property: us 62s-s2o-osa Dabs: ~ 3. 2012 D. BUYER IS STRONGLY ADVISED TO INVESTIGATE THE CONDITION AND SUITABILITY OF ALL ASPECTS OF THE PROPERTY AND ALL MATTERS AFFECTING THE VALUE OR DESIRABILITY OF THE PROPERTY, INCLUDING BUT NOT LIMITED TO, THE ITEMS SPECIFIED BELOW. IF BUYER DOES NOT EXERCISE THESE RIGHTS, BUYER 18 ACTING AGAINST THE ADVICE OF BROKERS. BUYER UNDERSTANDS THAT ALTHOUGH CONDMONS ARE OFTEN DIFFICULT TO LOCATE AND DISCOVER, ALL REAL PROPERTY CONTAINS CONDITIONS THAT ARE NOT READILY APPARENT AND THAT MAY AFFECT THE VALUE OR DESIRABILITY OF THE PROPERTY. BUYER AND SELLER ARE AWARE THAT BROKERS DO NOT GUARANTEE, AND IN NO WAY ASSUME RESPONSIBILITY FOR, THE CONDITION OF THE PROPERTY. BROKERS HAVE NOT AND WILL NOT VERWY ANY OF THE ITEMS IN THIS PARAGRAPH 13, UNLESS OTHERWISE AGREED IN WRITING. .E. SIZE LINES, ACCESS AND BOUNDARIES: Lot sae, property lines, legal or physical access and boundaries including features of the Property shared in common with adjoining landowners, such as waft, fences, roads and driveways, whose use or respombilty for maintenance may have an effect on the Property and any encroachments, easements or similar matters that may affect the Property. (Fences, hedges, walls and other natural or constructed bonier* or markers do not necessarily hientity true Property boundaries. Property lines may be verified by survey.) (Unless otherwise specified in witting, any numerical statements by Brokers regarding lot sae are APPROXIMATIONS ONLY, which have not been and will not be verified, and should not be retied upon by Buyer.) F, ZONING AND LAND USE: Past, present, or proposed laws, ordinances, referendums, initiatives, votes, applications and permits afectktg the current use of the Property, future development, zoning, building, size, governmental permits and Inspections. Any zoning violations. none -conforming uses. or violations Of "setback" requirements. (Buyer should also Investigate whether these makers affect Buyer's Intended use of the Property.) G. UTILITIES AND SERVICES: Availability, costs, restrictions and location of utilities and services, including but not limited to, sewerage, sanitation, septic and leach Ones, water, electricity, gas, telephone, cable TV and drainage, H. ENVIRONMENTAL HAZARDS: Potential environmental hazards, Including, but not limited to, asbestos, lead based paint and other lead condamination, radon, methane, other gases, fuel, oil or chemical storage tanks, contaminated sob or water, hazardous waste, waste disposal sites, electromagnetic fields, nuclear sources, and other substances, Including mold (alrbome, toxic or otherwise), fungus or similar containment, materials. products or conditions. 1. GEOLOGIC CONDITIONS: Geologiclseismlo conditont, soil and terrakf stability, sultablliy, and drainage Including any slippage, sliding, flooding, drainage, grading, fill (compacted or Otherwise), or other soil problems, J. NATURAL HAZARD ZONE! Special Flood Hazard Areas, Potential Flooding (Inundation) Areas, Very High Fire Hazard Zones, State Fire Responsibility Areas, Earthquake Fault Zones, Seismic mic Hazard Zones, or any other zone for which disclosure Is required by Law. K, PROPERTY DAMAGE: Major damage to the Property or any of the structures or non-structural systems and components and any personal property included in the sale from Are, earthquake, foods, landslides or other causes. L. NEIGHBORHOOD, AREA AND PROPERTY CONDITIONS: Neighborhood or area conditions, Including Agricultural Use Restrictions pursuant to the Mlamson Act (Government Code §§512A0-51295), Right To Farm laws (Civil Code §U82.5 and §M82.6), schools, proximity, and adequacy of law enforcement, crime statistics, the proximity of registered felons or offenders, fire protection, other government services, availability, adequacy and cost of any speed -wired, wireless Internet connections or other telecommunicafiona or other technology serAces and installations, proxintily to commercial, industrial or agdcxdbxml aclivilles, existing and proposed twnspatallon, construction and development that mey affect noise, view, or traffic, airport noise, noise or odor from any source, abandoned mining operations on the Properly, wild and domestic animals, other nuisances, hazards, or circumstances, protected species, wetland properties, botanical diseases, historic or other governmentally protected sites Or improvements, cemeteries, facilites and condition of common areas of common interest subdivisions, avid possible lack of compliance with any governing documents or Homeowners' Association requirements. tort Miens and Influences of aignillcance to oe"n cultures andlor religions, and personal needs, requirements and preferences of Buyer. M. COMMON INTEREST SUBDIVISIONS: OWNER ASSOCIATION$: Facilities and condition of common areas (facilities such as pools, tennis courts, walkways, or other areas co -awned in undivided Interest with others), Owners' Association that lies any authority over the subject prop", CC&Rs, or other deed restrfcticne or obligations, and possible lack of complance with any Owners' Association requirements. N. SPECIAL TAX: Any local agencies that levy a special tax on the Properly pursuant to the Mello -Roos Community Facilities Act or Improvement Bond Act of 1915. O. RENTAL PROPERTY RESTRICTIONS: Some titles and counties impose restrictions that limit the amount of rent that can be charged, the maximum number of occupants and the right of a landlord to terminate a tenancy. P. MANUFACTURED HOME PLACEMENT: Conditions that may affect the ability to place and use a manufactured home an fhe Property. 14. SELLER DISCLOSURES; ADDENDA; ADVISORIES; OTHER TERMS: A, Senor Disclosures (if checked): Seller shall, within the time specified in paragraph 19A, complete and provide Buyer with a: Seller Vacant Grid Questioners (CAR. Farm VLQ) S. Addenda lip chocked), U Addendum rl ICAR. Form ADM) U Purchase Agreement Addendum (C.A.R Form PAA) ❑ Septic, Well and Property Monument Addendum (C.AR. Form SVWI) C. Form TA) D. Other Terms: Statewide Form Buyers initials (J,CALWORNIAASSOCJATMOF } ( ) Sellees Initials ) ( ) CopyripM 111a8 REACTORS®, INC. VLPA REVISEDGE 5 OF 10) Reviewed by Oats rriartaa"rrr VACANT LAND PURCHASE AGREEMENT (VLPA PAGE 5 OF 10) Rocke family Property: APR 9-120-011 Date. May 3 20I2 iL TITLE AND VESTING: A. Within trial time specified in Paragraph 19, Buyer shah be provided a currant preliminary title report which shall include a search of the General Index, Seller shah within 7 Days After Acceptance, give Escrow Holder a completed Statement of Information. The preliminary report is only an offer by the title insurer to issue a policy of title insurance and may not contain every item affecU g title. Buyer's review of the preliminary report and any ogler matters which may affect title are a contingency of this Agreement as specified In paragraph 1913. B. Title is taken in Its present condition subject to all encumbranoea, eaaemanta, ooverams, conditions, restrictions. rights and other maven, whether of record or not, as of the date of Acceptance except: (1) monetary lens of record unless. Buyer is assuming those obligations or taking the Property subject to those obligations; and (iq those matters which Seiler has agreed to remove in writing. C, Within the time specified In Paragraph 19, Seller has a duty to disclose to Buyer all matters known to Seller affecting Ikle, whether of record or not. D. At Close Of Escrow. Buyer shalt receive a grant deed conveyirx,) IND (or, for stock cooperative or long-term lease. an assignment Of stock corilficate or of Seller's lesseltdc! and water fights if in Buyer supplemental escrow instructions. )THE edMAN ER Oing 00. crF T IAKING TITLE MAY HAVESISIowned N FICANT LEGAL AND TAX CONSEQller. —,Ide shall vest as UENCES. CONSULTAN APPROPRIATE PROFESSIONAL E. Buyer shall receive a standard coverage owner$ CLTA policy of figs Insurance. An ALTA policy or the addition of endorsements may provide greater coverage for Buyer. A title company, at Buyers request. can provide kdormevoo about the avatisblity, dasirabi ity. coverage, survey requirements, and cost or various title Insurance averages and endorsemerts. If Buyer do$"$ title oovrerage other than that required by this paragraph, Buyer shall instruct Escrow Haider in writing and pay any increase in cost. % BALE OF BUYER'S PROPERTY: A. This Agreement Is NOT contingent upon the sale of ary property owned by Buyer. OR B. ❑ (if checked) The attached addendum (C.A.R. Form GOP) regarding the contlngency for the sale of property owned by Buyer is incorporated into this Agreement. 17. ❑ MANUFACTURED HOME PURCHASE (If checked): The purchase of the Property Is contingent upon Buyer acquiring a personal party manufactured home to be placed on the Property after Close Of Escrow. Buyer ❑ has ❑ has not entered into a contract for the purchase of a personal property manufactured home. Within the time specified in paragraph 19, Buyer shall remove this contingency or cancel this Agreement. (OR, if checked, ❑ this contingency shall remain in affect until the Close Of Escrow of the Property). 18. ❑ CONSTRUCTION LOAN FINANCING (if checked): The purchase of the Property is contingent upon Buyer obtaining a construction loan, A draw from the construction loan ❑ will ❑ will not be used to finance the Property. Within the time specified in paragraph 19. Buyer shall remove this contingency or cancel this Agreement (or. if checked, [] this Contingency shall remain in effect until Close Of ESCrow Of the Property), 19. TIME PERIODS; REMOVAL OF CONTINGENCIES; CANCELLATION RIGHTS. The following time periods may only be extended, altered, modified or changed by mutual written agreement. Any rernoval of contingenchn or cancellation under this paragraph by either Buyer or Seiler must be w afelsed In good faith and In wridng (C,AJL from CR or CC). A. SELLER HAS: 7 4or 171 i (A ) Days After ce to Deliver to Buyer all Reports, disclownse and information for which Soler is responsible under paragraiphi'3M, 4, 8A and B, 7, tIA, 12A, 14A and B, and 15. Buyer may give Seller a Notice to Seiler to Perform (C.A.R. Form NSP) H Seller has not De the Items within the time specified. B. (1) BUYER HAS: 17 (or ❑ I Days After Acceptance, unless otherwise agreed in writing, to complete all Buyer Investigations; approve all disclosures, reports and other appgestm information, which Buyer reoaives from Seger: and approve all other matters affecting the Property (including lead -based paint and lead -based paint hazards as well as other khformation specified in paragraph 8 and insurability of BuW and the Property)' other action regarding line Property (C.AR. Form (2) Within the time specified in 198(1), Buyer may request that Seger make repalm or take any RR). Seiler has no obligation to agree to or respond to Buyers requests. (S) Within the time specified in 198(1) (or as otherwise specified In this Agreement). Buyer shall, Deliver to Seller either (q a removal of the applior Selleesble faitrcere contingency er the specified Items. (10 a However, It cancellation disclosure or Innformatio for which Seiler is responsible its not Delivered within the time specified In 19A, then Buyer has 5 (or [3 ) Days After Delivery of any such Rams, or the time specified in 19B(1), whichever is later. to Deliver to Seller a removal of the applicable contingency or cancellation of this Agreemem. (4) Continuation of Contingency: Even after the end of the time specified In 108(1) and before Self canoels this Agreement, If at all, pursuant to 19C. Buyer retains the right to either () In writing remove remaining contingencies, or (li) cancel this Agreement based upon a remaining contingency or Sellers failure to Deliver the specified items. Once Buyers wrRien removal of all conti genoies is Delivered to Seller. Seller may not cancel tale Agreement pursuant to 19C(1). C. SELLER RIGHT TO CANCEL: (1) Seller right to Cancel; Buyer Contingencies: If, within the time specified In this Agreement, Buyer does not, in writing, Deliver 10 Sailer a removal of the applicable contingency or cancellation of this Agreement then Seiler, after first Delivering to Buyer a Notice to Buyer to Perform (CA.R. Farm NBP) may cancel this Agreement. In such event. Seller shall authorize return of Buyers deposit (2) Seiler right to Cancel; Buyer Carhtraot Obligations: Seiler, after first Delivering to Buyer a NBP may cancel this Agreement for any of the following reasons: (1) 4 Buyer fails to deposit fiords as required by 3A or 38: (ill if the funds deposited pursuant to 3A or 3B are not good when deposited• (III) 0 Buyer fails 10 Delver a letter as required by 3H: (iv) if Buyer fails to Deliver verification as required by 3G or 33; or (v) if Seller reasonably disapproves of the verification pro;6ded by 3G or 3J or the credit report or supporting documenialion pursuant to 3M. in such evert, Seller shall authorise return of Buyer's depost (3) Notice To Buyer To Perform: The NBP shall; (q be in writing; (11) be signed by Seiler, and (IN) give Buyer at least 2 (or ❑ 1 Days ,after Delivery (or until the time specified In the applicable paragraph, whichever occurs lest) to take the applicable action. A NBP may not be Delivered any earlier than 2 Do" Prior to the expiation of the applicable time for Buyer to remove a Contingency or cancel this Agre"nt of meet an obligation specified In 19C(2). D. EFFECT OF BUYER'S REMOVAL OF CONTINGENCIES: if Buyer removes, In writing, any contingency or cancellation rights, unless otherwise specified in a separate written agreement between Buyer and Seller, Buyer shell with regard to that contingency or cancellation right conclusively be deemed to have- 11) completed all Buyer Investigations, and rehAaw of reports and other applicable information and disclosures; (11) elected to proceed with 1 transaction; and (liij assumed all lability, responaibiR7f and expense for Rep;Weor tar inabilRy to o6lain fainBuyer's initiate ) ( ) Seller's Initiate ) Copyright019W- 10, ALIFORNIAASSOCiATIONOFREALTOR50.INC. R� �� VLPA REVISED 4110 (PAGE ti AF 101 ocke family VACANTLAND PURCHASE AGREEMENT (VLPA PAGE A OF 101 Property: "N 62a—,1 0—^„ -- --- Date: may 3, 2022 E. CLOSE OF ESCROW: Before Seller or Buyer may cancel this Agreement for failure of the other party to close escrow pursuant to this Agreement, Seller or Buyer must f rstgive the other a demand to clone escrow (C.A.R. Form DCE). F. EFFECT OF CANCELLATION ON DEPOSITS: It Buyer or Seller gives written notice of cancellation pursuant to rights duty exercised under the terms of this Agreement, Buyer and Seller agree to Sign mutual instructions to cancel the sale and escrow and release deposits, if any, to the party entitled to the funds, less fees and costs incurred by that party. Fees and costs may be payable to service providers and vendors for services and products provided during escrow, Release of funds will require mutual Sigood ralease Instsuetlons from Buyer and Seller, judicial decision or arbitration award. 20. FINAL VERIFICATION OF CONDITION. Buyer shall have the right to make a Inal inspection of the Property within S (or ) Days Prior to Close Of Escrow, NOT AS A CONTINGENCY OF THE SALE, but solely to confirm: (1) the Properly is maintained pursuant to paragraph 12; (14 Repairs have been completed as agreed: and (ill) Seller has compiled with Seller's other oblgatioris under this Agreement (C,A.R. FORM VP), 21. ENVIRONMENTAL HAZARD CONSULTATION: Buyer and Seller acknoWedge: (1) Federal, state, and local legislation impose liability upon existing and former owners and users of real property, in applicable situations, for certain legislatively defined, environmentally hazardous substances; (IQ Broker(s) ha0have made no representation conceming the applicability of any such Law to this transaction or to Buyer or to Seiler, except as otherwise Indicated in this Agreemnrri; 011) Broker(s) haolhave made no representation concerning the existence, testing, discovery, location and evaluation offfor, and risks posed by, environmentally hazardous substances. If any, located on or potentially effecting the Properly; and (w) Buyer and Seller are each advised to consult whh technical and legal experts concerning the existence, testing, discovery, location and evaluatlon of&r, and rdala posed by, environmentally hazardous subatanow, If any, located on or potentially affecting the Property. 22. PRORATION$ OF PROPERTY TAXES AND OTHER ITEMS: Unless otherwise agreed in writing, the following items shall be PAID CURRENT and prorated between Buyer and Sailer as of Close Of Escrow: real property taxes and asesssmerrta, interest, rents, HOA regular, special, and emergency dues and assessments Imposed prior to Close Of Escrow, premiums on insurance assumed by Buyer, payments on bonds and assassments assumed by Buyer, and payments on Mello -Roos and other Special Assessment District bonds and assessments that are a current lien. The following items shall be assumed by Buyer WITHOUT CREDIT toward the purchase price: prorated payments on Mello -Roes and other Special Assessment District bonds and assessments and HOA special assessments that are a current lien but not yet due. The Property VAN be reassessed upon change of ownership. Any supplemental tax bgts shad I be paid as fdlovws: (1) for periods after Close Of Escrow, by Buyer, and (fi) for periods prior to Close Of Escrow, by Seller. See C.A.R.Form SPT or S13SA for father infomtatien. TAX BILLS ISSUED AFTER CLOSE OF ESCROW SHALL BE HANDLED DIRECTLY BETWEEN BUYER AND SELLER. Proration shall be made based an a 30-day month. 2S. SELECTION OF SERVICE PROVIDERS: Brokers do not guarantee the performance of any vendors, service or product providers ("Providers"), whether referred by Broker or selected by Buyer. Seller or other person. Buyer and Seller may select ANY Providers of their own choosing. 26. MULTIPLE LISTING SERVICEIPROPERTY DATA SYSTEM: 11 Broker is a participant of a Multiple Listing Service ("M1.8) or Property Data System ("PDS'), Broker is authorized to report to the MLS or PDS a pending sale and, upon Close Of Escrow, the sales price and other terms of this transaction shag be produced to the MLS to be published and disseminated to persons and entities authorized to use the information on terms approved by the MLS or POS. 215, EQUAL HOUSING OPPORTUNITY: The Property is sold in compliance vith federal, state and local anti -discrimination Lawn. 2L ATTORNEY FEES: In arty action, proceeding, or arbitration between Buyer and Seller arising out of this Agreement, the prevailing Buyer or Seller shag be entitled to reasonable attorney fees and costs from the non -prevailing Buyer or Seller, except as provided In paragraph 31A. 27. DEFINITIONS: As used In this Agreement: A. "Acceptance" means the time the offer or final counter offer is accepted in writing by a party and is delivered to and personally received by the other party or that party's authorized agent in accordance with the terms of thie offer or a final counter offer. B. "C.A.R Form" means the specific form referenced or another comparable form agreed to by the parties. C. "Close Of Escrow" means the date the grant dead, or other evidence of transfer of lift, is recorded. D. "Copy" means copy by any means Including photocopy. NCR, facsimile and electronic. E. "Days" mean calendar days. However, after Acceptance, the last Day for performance of any ad required by this Agreement (frhdudirhg Close Of Escrow) shall not include any Saturday, Sunday, a legal holiday and shall instead be Ore next Day. F. "Days Af W means the specified number of calendar days after the occurrence of the event specified, not counting the calendar date on which the specified event occurs, and ending at 11:59 PM on the final day. G, "Days Prior' means the specified number of calendar days before the Occurrence of the event specified, no, counting the calendar date on which the specified event is scheduled to occur. H. "Dellver", "Deitvered" or "D*111 , regardless of the method used (I.e, messenger, mail, ertrail, fax, other), means and shall be effective upon (1) personal receipt by Buyer or Seger or the individual Real Estate Ucansee for that principal as specified in paragraph D of the section titled Real Estate Brokers an page 8; OR (11) If checked, [3 per the attached addendum (C.A.R. Form RDN). 1. "ENK"nic Copy" or "Electronic Signature" means, as applicable, an electronic ecpy or signature complying with California Law. Buyer and Seiler agree that electronic means will not be used by either paiiy to modify or ollor the Content or Integrity of this Agreamard without the knowledge and consent of the other party. J. "LeW" means any law, code, statute, ordinance, regulation, rule or order, which is adopted by a controlling city, county, state or federal legislative, judicial or executive body or agency. K, 'Repairs" means any repairs (including peal control), alterations, replacements, modfications or retrofitting of the Property provided for under this Agreement. L "signed" means either a handwritten or electronic signature on an original document, Copy or any counterpart. 28. BROKERS: gc A. BROKER COMPENSATION Seller of Buyer, or both, as appabie, agates topay Compensation to Broker as specified in a separate writtenagreement between Bracer and that Seller or Buyer. Compensation Is payable upon Close Of Escrow, or if escrow does not close, as otherwise specified in the agreement between Broker and that Seller or Buyer. Buyer's Initlels ) ( ) Sellers InitialsA(---) 121 OopyrigIM01996-20 0, CALIFORNiAASSOCIATION OF REALTORS0, INC R p a VLPA REVISED 4110 WAGE 7 OF 10) IOMW by VACANT LAND PURCHASE AGREEMENT (VLPA PAGE 7 OF 10) Rocke family Property: Ara 628-120-02Z Date: arav 9. 2022 B. SCOPE OF BROKER DUTY: Buyer and Seller acknowledge and agree that Brokers:11) do not decide what price Buyer should pay or SeAw should accept; (ill) do not guarantee the condition of the Properly; (Ili) do not guarantee the performance, adequacy or completertess of inspections, services, products or repairs provided or made by Seiler or others; (liv) shall not be responaibla for Identifying defects that are not known to Sroker(s): (v) shall not be responsible for inspecting public records or permits concerning the title or use of the Property: (vf) shelf not be responsible for identifying location of boundary lines or other trams affecting title; (vll) shall not be responsible for vewong square footage, representations of others or information contained In inspection reports, MLS or FOS, advertisements, flyers or other promoUonel material, unless otherwise agreed in writing; (vale) shall not be responsible for providing legal or tax aftee regarding any aspect of a transaction entered into by Buyer or Seller in the course of this representation; and (Ix) shall not be responsible for providing other advice or information that exceeds the knowledge, education and experience required to perform real estate licensed activity. Buyer and Seger agree to seek legal, tax, Insurance, We and other desired assistance from appropriate professionals. 29. JOINT ESCROW INSTRUCTIONS TO ESCROW HOLDER: A. The following paragraphs, or applleable portions ttteteof, of this Agrsemest constttua the joint escrow instructions of Buyer and Seller to Escrow Holder, which Escrow Holder Is to use along with any related counter offers and addenda, and any, additional mutual Instructions to dose the escrow: 1, 3, 4, 66, 14B and D, 15, 16B. 17, 18, 191', 22. 27, 28A, 29. 33, 35, and paragraph D of the section filled Real Estate Brokers on page 10. If a Copy of the separate compensation agreements) provided for In paragraph 29A, or paragraph D of the section tiled Real Estate Brokers on page 10 is deposited with Escrow Holder by Broker, Escrow Holder shott accept such agreement(s) and pay out of Buyer's or Setter's funds, or both, as applicable, the respective Broker's compensation provided for In such agreament(s). The temns and conditions of this Agreement not specifically referenced above in the specified paragraphs are additional matters for on Information of Ewmw Holder, but about which Escrow Holder need not be concerned. Buyer and Seller will receive Escrow Holder's general provisions directly from Escrow Holder and will execute such provisions upon Escrow Holder's request. To the extent the gerwal provisions are immisistent or conflict with this Agreement, Ira general provisions will control as to the duties and obligations of Escrow Holder only. Buyer and Seller will execute additional instructions, documents and forms provided by Escrow Holder that are reasonably necessary to dose the escrow. B. A Copy of this Agreement shall be delivered to Escrow Holder within 3 business days after Acceptance (or Q . ). Escrow Holder shall provide Sellers Sialemkit of Information to Title company when received from Seller. Buyer and Seller aulhorize Escrow Holder to accept and rely on Copies and Signatures as defined in this Agreement as originals, to open escrow and for other purposes of escrow. The validity of this Agreement as between Buyer and Seiler is not affected by whether or when Escrow Holder Signs this Apreemere. C. Brokers are a party to the escrow for the sole purpose of compensation pursuant to paragraph 28A and paragraph D of the section titled Real Estate Brokers on page 10, Buyer and Seller Irrevocably assign to Brokers compensation specified In paragraph 28A, respectively, and irrevocably inatnut Escrow Holder to disburse those funds to Brokers at Close Of Escrow or pursuant to any other mutually executed cancellation agreement. Compensation instructions can be amended or revoked ordy With tine written consent of Brokers. Buyer and Seller shall release and hold harmless Escrow Holder from any lability resulting from Escrow Holder's payment to Broker(s) of compensation pursuant to this Agreement. Escrow Holder shall immediately notity Brokers: (1) 0 Buyers It" or any additional deposit is not made pursuant to this Agreement or is not good at time of deposit with Escrow Helder; or (a) if either Buyer or Seiler instruct Escrow Holder to cancel escrow, D. A Copy of any amendment that of cos any paragraph of this Agreement for which Escrow Holder Is responsible shag be delivered to Escrow Holder within 2 business days after mutual execution of the amendment. 30. LIQUIDATED DAMAGES: H Buyer talk to complete this purchase because of Buyers I f1 uh, Schershall retain, es liquidated damages, the deposit actually paid. Buyer and Solar agree that this amount Is a reasonable sum given that k is Impractical or extremely difficult to esbbiikh the amount of damages that would actually bs suffered by Seiler In the event Surer were to breach this Agreemaint Release of funds will require mutual, Signed release Insbrudlone.from bojJr(luyerand Seiler, judicial decision or arbitration award Buyees Inttfals / sellers Initiale 31. DISPUTE RESOLUTION: A. MEDIATION: Buyer and Seller agree to modiste any dispute or claim arming between them out of this Agreement, or any resulting transaction. before resorting to arbitration or court action. Buyer and Seller also agree to mediate any disputes or clains with Broker(sj, who, In writing, agree to such mediation prior to, or within a reasonable tune after, the dispute or claim is presented to the Broker. Mediation fees, il arry, shah be divided equally among the parties Involved. K for any dispute or dairn to which this paragraph applies, any party (i) commences an action vithoui first attempting to resolve the matter through mediation, or (a) before commencement of an action, refuses to mediate aRer a request has been nude, then that parry "N not be entitled to recover attorney fees, even If they would otherwise be available to that parry In any such action. THIS MEDIATION PROVISION APPLIES WHETHER OR NOT THE ARBITRATION PROVISION iS INITIALED. Exclusions from this mediation agreement are specified In paragraph 31C. B. ARBITRATION OF DISPUTES: Buyer and Seller agree that any dispute or claim in Law or equity arising between them out of this Agreement or any resulting transaction, which Is not settled through mediation, shall be decided by neutral, binding arbitration. Buyer and Seller also agree to arbitrate any disputes or cialms with Broker(s), who. in writing, agree to such arbitration prior to, or within a reasonable time after, the dispute or claim Is presented to the Broker. The arbitrator shall be a retired judge or justice, or an attorney with at least 5 years of residential real estate Law experience, unless the parties mutually agree to a different arbitrator. The parties shall have the right to discovery in accordance with Code of Civil Procedure §1283.05. In all other respects, the arbitration shall be conducted in accordance with Title 9 of Part 3 of the Code of Civil Procedure. Judgment upon the award of the arbitrators) may be entered into any court having jurisdiction. Enforcement of this agreement to arbitrate shall be governed by the Federal Arbitration Act. Exclusions from this arbitration agreement are specified in paragraph 31C. Buyer's Initials ( ) ( ) Sellers Initials Ccpyrigh1019M2-01 CALIFORNIAASSOCIATiON OF REALTORSO.INC. YLPA REVISED 4110 (PAGE 0 OF 10) Reviewed by Date re,'�oi ui r VACANT LAND PURCHASE AGREEMENT (VLPA PAGE 8 OF 10) ROCIM tkrnily Property: APO 628-Z20-01s Date: Jay 3, 2012 "NOTICE: BY INITIALING IN THE SPACE BELOW YOU ARE AGREEING TO HAVE ANY DISPUTE ARISING OUT OF THE MATTERS INCLUDED IN THE 'ARBITRATION OF DISPUTES' PROVISION DECIDED BY NEUTRAL ARBITRATION AS PROVIDED BY CALIFORNIA LAW AND YOU ARE GIVING UP ANY RIGHTS YOU MIGHT POSSESS TO HAVE THE DISPUTE LITIGATED IN A COURT OR JURY TRIAL. BY INITIALING IN THE SPACE BELOW YOU ARE GIVING UP YOUR JUDICIAL RIGHTS TO DISCOVERY AND APPEAL UNLESS THOSE RIGHTS ARE SPECIFICALLY INCLUDED IN THE 'ARBITRATION OF DISPUTES' PROVISI0h. IF YOU REFUSE TO SUBMIT TO ARBITRATION AFTER AGREEING TO THIS PROVISION, YOU MAY BE COMPELLED TO ARBITRATE UNDER THE AUTHORITY OF THE CALIFORNIA CODE OF CIVIL PROCEDURE. YOUR AGREEMENT TO THIS ARBITRATION PROVISION IS VOLUNTARY." "WE HAVE READ AND UNDERSTAND THE FOREGOING AND AGREE TO SUBMIT DISPUTES ARISING OUT OF THE MATTERS INCLUDED IN THE 'ARBITRATION OF DISPUTES' PROVISION TO NEUTRAL ARBITRATION." Bityera IRMIAIe J $sitar's Initials C. ADDITIONAL MEDIATION AND ARBITRATION TERMS: (1) EXCLUSIONS: The following matters shall be excluded from mediation and orbgratln: (1) a judicial or non Judicial forecIONre or other action or proceedkhg to enforce a dead of trust, mortgage or Installment land sale contract so defined in Civil Code §I91IEi (11) on unlawful detalner action; (lit) the filing or enforeement of a roochank's lien; and (iv) any mother that Is within the jurisdiction Of a probate, smog claims or bankruptcy court The filing *to court action to enable the recording of a notice of pending action, for order of attachment, recalvership, Injunction, or other provisional ramciles, shall not constitute a waiver or violation of the medledon and arbitration provisions. (T) BROKERS: Brokers, $hail not be obligated or compelled to mediate or arbitrate unless they agree to do so in writing. Any Broker(ej particlpating In medistbn or arbitration shall not be deemed a party to the Agreement. 3.Z, TERMS AND CONDITIONS OF OFFER: This is an offer to purchase the Property on the above terms and conditions. The liquidated damages paragraph or the arbitration of disputes paragraph is incorporated in this Agreement f initialed by all parties or H Incorporated by mubuai agreement in a counter ogler or addendum. If at toast one but not all parties initial such paragraph(s), a counter offer is required until agreement Is reached. Seller has the right to continue to offer the Property for sale and to accept any other offer at any time prior to notification of Acceptance, If this offer is accepted and Buyer subsequently defaults, Buyer may be responsible for payment of Brokers' compensation. This Agreement and stay supplement, addendum or modification, including any Copy, may be Signed in two or more counterparts, all of which shall constitute one and the same writing. 33. TIME OF ESSENCE; ENTIRE CONTRACT; CHANGES: Time is of the essence. All understandings between the parries are incorporated in this Agreemert. its terms are intended by the parties as a final. complete and exclusive expression of that Agreement with respect to its subJect matter, and may not be mmiradicted by evidence of any prior agreement or contemporaneous oral agreement. if any provision of this Agreement is half to be Ineffective or invalid, the remaining provisions will nevertheless the given full force and effect Except as otherwise specified, this Agreement shall be Interpreted and disputes shag be resolved in accordance wih the laws of the Stabs of California. Neither this Agreement nor any provision in It may be extended, amended, moditled, altered or changed, except in writing Signed by Buyer and Satiw. 34, EXPIRATION OF OFFER This offer shall be deemed revoked and the deposit shall be returned unless the offer is Signed by Seller and a Copy of the Signed offer is personally received by Buyer, or by Tanas who is authorized to receive it, by 5:00 PM on the third Day after this offer b signed by Buyer (or, if checked, (3 by Q AM 0 PM, on (date)). guys, 'hasI ckn ad s receipt of a Copy of the offer and agrees to the above confirmation of agency relationships_ Date Date BUYER BUYER ( dint noon (Print name) (Address) (] Additional Signature Addendum attached (C.A.R. Form ASA). 3& ACCEPTANCE OF OFFER: Seiler warrants that Seller is the owner of the Property, at has the authority to execute this Agreement. Seger accepts the above offs,►, agrees to sell the Property on the above terms and conditions, and agrees to the above confirmation of agency relationships. Seller he read and acknowledges receipt of a Copy of this A e nd authorizes Broker to Deliver a Signed Copy to Buyer. ff ante keid) ?Ut3JE �T�AA� EO COU f OP E ^A.R. Form CO) DATED: Date Dane SELLER Additional Signature Addendum attached (C.A.R. Form ASA). / ! ) Confirmation of Acceptance: A Copy of Signed Acceptance was personally received by Buyer or Buyers authorized agent —?IniliaTsT— on (date) at [3 AM[] PM. A binding Agnatnanl is created when a Copy of Signed Acceptance Is personally received by Buyer or Buyoft authorised agent whether or not confirmed in this document. Completion of this confirmation Is not iegaly required in order to create a binding Agreement; It is j solely, inm Intended to evidence the date that Confatlon of Acceptance has occurred.J1�%� Buyers Initials v ) (�._) Sellers Initials Capyriaht(D 1995- 10, CALIFORNIA AWICIATION OF REALTORS2, INC. Reviewed by Date a,°�"mrtu"iov VLPA REVISED 4110 (PAGE 9 OF 10) VACANT LAND PURCHASE AGREEMENT (VLPA PAtiE 9 OF 101 Rooker timify Properly: ABtr 628-120-022 „- Date: way 3, 2012 REAL ESTATE BROKERS: A. Reel Estate Brokers are root parties to the Agreement between Buyer and Seiler. B. Agency reietionships are confirmed as stated In paragraph 2. C. if specified in paragraph 3A(2), Agent who submitted the offer for Buyer acknowledges receipt of deposit. D. COOPERATING BROKER COMPENSATION., Listing Broker agrees to pay Cooperating Broker (SNRng Firm) and Cooperating Broker agrees to accept, out of Listing Broker's proceeds in escrow.11) the amount specified In the MLS, provided Cooperating Broker is a Participant of the MLS in when We Property is offered for sale of a reciprocal ML& or (In ❑ (if checked) the amount speeded In a separate written agreement (C.A.R. Form CBC) between Us" Broker and Cooperating Busker. Declaration of license and Tax (CA.R. Forth DLT) may be used 10 document that tax reporting will be required or that an exemption exists. Real Estate Broker (Selling Firm) DRE Uc. By DRE Uc. i Date Address City state Zip Telephone Fax E-mail Rest Estate Broker (Listing Firm) DRE Uc. By Tammy Teaae DRE Uc. r 024362ae Data OSJ03 2022 Address 777 r 7ah=1e:z Barr = ira3E, 200-162 1 City pJLLm SM-1mas Stale CA Zip 02261_ Telephone Fax ta66f 716-22iii E-mail tanersnpSand22. coos ESCROW HOLDER ACKNOWLEDGMENT: Escrow Holder acknowledges receipt of a Copy of this Agreement, (if checked, ❑ a deposit in the amount of S ), counter offer(s) numbered ❑ Se1101"s statement of information and ❑ other , and agrees to ad as Escrow Holder subject to paragraph 29 of this Agreement, any supplemental escrow instructions and the terns of Escrow Holder's general provisions, if any. Escrow Holder Is advised that the date of Confirmation of Acceptance of the Agreement as between Buyer and Seller Is Escrow Holder Escrow e By Date Address PhonelFaxlE-maU Escrow Holder is Ilcensed by the California Department of 0 Corporaticns.Q Insurance,[] Real Estate. License 0 PRESENTATION OF OFFER: ( ) Listing Broker presented this offer to Seller on Broker or De nee lniiars REJECTION OF OFFER: ( )( ) No counter offer is being made. This offerwas rejectrd by Seller on (date). Seller's Initials Pnhlielled and DisWbuled by: REAL fiSTATE BUSINESS SERVICES, INC. a subaidlary d Me CAf.)FORfWA ASSOGATRW OF RE4 TDRSO 525 Saute Vir$ Avenue, Los Angeles. California 90020 Reviewed try Daft o VLPA REVISED 4110 (PAGE 10 of 10) VACANT LAND PURCHASE AGREEMENT (VLPA PAGE 10 OF 10) Rocke family