Fifth Amendment to Purchase and Sale Agreement with Joint Escrow Instructions



 Exhibit 10.53 
  
 FIFTH AMENDMENT TO PURCHASE AND SALE 
 AGREEMENT WITH JOINT ESCROW INSTRUCTIONS 
  
 This FIFTH AMENDMENT TO PURCHASE AND SALE AGREEMENT WITH JOINT ESCROW INSTRUCTIONS (the “Amendment”) is made as of November 18, 2003 by and between UNIFIED WESTERN GROCERS, INC., a California corporation
(the “Seller”), and AH INVESTORS, LLC, a California limited liability company (the “Buyer”), who agree as follows: 
  
 1. Recitals. This Amendment is made with reference to the following facts and circumstances: 
  
 (A) The Seller and The Alamo Group, Inc. (“Alamo”) were parties to a Purchase and Sale Agreement With Joint Escrow
Instructions made as of June 19, 2003, as modified by an Addendum to Purchase and Sale Agreement With Joint Escrow Instructions (the “Addendum”) made as of June 25, 2003, a First Amendment to Purchase and Sale Agreement With Joint Escrow
Instructions made as of July 31, 2003, a Second Amendment to Purchase and Sale Agreement With Joint Escrow Instructions made as of August 15, 2003, a Third Amendment to Purchase and Sale Agreement With Joint Escrow Instructions made as of August 22,
2003, and a Fourth Amendment to Purchase and Sale Agreement With Joint Escrow Instructions made as of August 27, 2003 (collectively, the “Agreement”). By assignment from Alamo, the Buyer has accepted and assumed all of Alamo’s right,
title, interest and obligations under the Agreement. 
  
 (B) The
Seller and the Buyer desire to amend the Agreement to eliminate certain of the assets being transferred thereunder, to provide for the permitted assignment of the Agreement by the Buyer to AH Investors, LLC, a California limited liability company,
and to make certain other amendments and agreements as set forth in this Amendment. 
  
 2. Defined Terms. Capitalized terms used but not otherwise defined in this Amendment have the meanings given to them in the Agreement. 
  
 3. Amendment. The Agreement is amended in its entirety to read as set forth in attached Exhibit “A” which is incorporated herein by this
reference. 
  
 4. Agreement Remains in Effect. Except as amended by this
Amendment, the Agreement remains unmodified and in full force and effect. 
  
 [Signatures Are on the Next Page] 
  

 -1- 








 The parties have caused this Amendment to be duly executed by their respective duly authorized officers
or agents as of the date first set forth above. 
  

	 UNIFIED WESTERN GROCERS, INC.,
 a California corporation
	  	 AH INVESTORS, LLC,
 a
California limited liability company

				
	 By:
	  	 /s/    ROBERT M. LING,
JR.        

	  	By:	  	  
 /s/    DONALD F.
GAUBE        


	 	  	Robert M. Ling, Jr., Executive Vice	  	 	  	 
	 	  	President and Corporate Secretary	  	 __________________________________________________

	 	  	 	  	 	  	(Print Name & Title)
				
	 By:
	  	 /s/    GARY C.
HAMMETT        

	  	By:	  	  


	 	  	Gary C. Hammett	  	 	  	 
	 	  	Vice President - Real Estate	  	 __________________________________________________

	 	  	 	  	 	  	(Print Name & Title)


	

  
  

 -2- 








 EXHIBIT “A” 
  
 PURCHASE AND SALE AGREEMENT 
 WITH JOINT ESCROW INSTRUCTIONS 
  
 THIS PURCHASE AND SALE AGREEMENT WITH JOINT ESCROW INSTRUCTIONS (“Agreement”) is made and entered into as of June 19, 2003, by and between UNIFIED WESTERN GROCERS, INC., a California corporation (“Seller”), and AH
INVESTORS, LLC, a California limited liability company (“Buyer”) (collectively, the “Parties” and individually, a “Party”), who agree as follows: 
  
 RECITALS 
  
 A. Seller or its subsidiaries (the “Affiliated Sellers” and, collectively with Seller, the “Sellers” and individually a
“Seller”), is the tenant of real property relating to the grocery store locations identified on attached Exhibit A (each a “Location” and, collectively, the “Locations”). 
  
 B. The Sellers desire to sell or otherwise transfer to Buyer, and Buyer
wishes to purchase and assume, the Sellers’ interest in the Locations and certain related assets to the extent provided herein and on and subject to the terms and conditions hereof. 
  
 C. Buyer has agreed to assume certain liabilities of the Sellers as more specifically provided herein. 
  

	1.	Agreement to Sell and Purchase. 

  

	 	1.1	Assets to be Conveyed. 

  
 On the terms and subject to the conditions set forth in this Agreement, on the Closing Date (as hereinafter defined) Seller shall (and shall cause the
Affiliated Sellers to) convey, transfer, assign, sell and deliver to Buyer, and Buyer shall acquire, accept and purchase, to the extent transferable or assignable by the Sellers all of the right, title and interest of the Sellers in and to the
following assets comprising or relating to the Locations (collectively, the “Assets”) as the same may exist on the Closing Date, but excluding the Excluded Assets (as defined in Section 1.2): 
  
 (a) All right, title and interest of the Sellers in and to the leases (each
a “Lease” and, collectively, the “Leases”) relating to the Locations. 
  
 (b) All right, title and interest of the Sellers in and to the subleases (each a “Sublease” and, collectively, the “Subleases”) located at and relating to those Locations identified on attached
Exhibit A as having a sublease. 
  
 (c) All furniture,
fixtures and equipment, including, without limitation, machinery, shopping carts, if any, shelving and display cases, and other personal property, but excluding front-end systems, fork lifts and motor vehicles (trucks, vans and automobiles), owned
by the Sellers (the “FF&E”) located at and relating to those Locations identified on attached Exhibit A as having FF&E. 
  

 -1- 









	 	1.2	Assets Excluded. 

  
 Notwithstanding anything to the contrary in this Agreement, Assets not described in Section 1.1 and the property and assets described below (collectively,
the “Excluded Assets”) are expressly excluded from the transaction contemplated by this Agreement and do not comprise the Assets being transferred hereunder: 
  
 (a) Any FF&E owned by third parties, FF&E disposed of in the ordinary course of business prior to the Closing Date,
and those items or categories of FF&E set forth on attached Exhibit B (the “Excluded FF&E”). 
  
 (b) Any signs or personal property which contain the name (or trade derivative thereof) or logo of Seller or its affiliates including all uniforms
supplied to the Sellers’ employees. 
  
 (c) Trademarks, trade
names, and similar intangibles including any right to use or interest in any of the names of Seller, the Affiliated Sellers, or any other subsidiary, affiliate or division of Seller, or any similar name or intangible registered or licensed to any of
the foregoing, or any tradenames used by Seller. 
  
 (d) All
property becoming upon installation or expiration of the relevant Lease or other leases, the property of the landlord or lessor thereof. 
  
 (e) Any Location (together with its related Assets) excluded from the transactions contemplated by this Agreement pursuant to an express provision of this
Agreement. 
  

	 	1.3	Assets are Indivisible. 

  
 Except as otherwise provided herein (including Section 7.1), the right to purchase the Assets is indivisible. Such Assets may not be individually
purchased without all of the others, unless expressly permitted or required pursuant to the provisions of this Agreement. 
  

	2.	Consideration to be Paid. 

  

	 	2.1	Price for Assets. 

  
 The price payable by the Seller to the Buyer in connection with the sale and transfer of the Assets shall be the sum of Four Million Five Hundred Thousand
Dollars ($4,500,000) and shall be paid in cash at closing (the “Total Price”). 
  

	 	2.2	Other Amounts. 

  
 Buyer shall also pay to Seller and Seller shall pay to Buyer at or after closing all other amounts specified to be paid by Buyer or Seller at or after
closing under this Agreement. 
  

 -2- 









	3.	[INTENTIONALLY LEFT BLANK] 

  

	4.	Possession. 

  
 Buyer shall take possession of the Locations together with the other Assets being transferred hereunder at the closing, and shall assume all risk of loss
by fire or other casualty and all risks relating to the operation of the business with respect thereto occurring upon or following the taking of such possession. The keys to the Locations and the combinations to all safes at the Locations shall be
delivered to the designated Buyer representative at such time and Buyer shall immediately make its own arrangements to have the locks changed. 
  

	5.	Escrow and Closing Date. 

  

	 	5.1	Premises Escrow. 

  
 An escrow (the “Premises Escrow”) is to be opened to consummate the transfer of the Assets according to the terms of this Agreement at the
office of First American Title Insurance Company, 1 First American Way, Santa Ana, California 92707 (the “Premises Escrow Holder”). The Premises Escrow is to be opened within one (1) business day after the execution of this Agreement. A
signed counterpart of this Agreement is to be delivered to the Premises Escrow Holder and will serve as escrow instructions, subject to the provisions of the Premises Escrow Holder’s standard conditions for acceptance of escrow, but only to the
extent that the standard conditions impose no additional obligations or liabilities on the parties, and further subject to the terms and conditions in this Agreement, the latter to control in the case of conflict. 
  

	 	5.2	Closing Date. 

  
 Subject to the terms of Section 16.3, the closing of the transactions contemplated by this Agreement shall occur on December 3, 2003, or such earlier or
later date as is mutually agreed on in writing by the Parties (the “Closing Date”). 
  

	 	5.3	Survival of Covenants, Representations and Warranties. 

  
 The covenants, representations and warranties contained in this Agreement shall survive the closing of this transaction and shall not be merged into the
“Assignment Agreement” and/or the “Bill of Sale” (as hereinafter defined). 
  

	6.	Information, Title Review and Inspections. 

  

	 	6.1	Information. 

  
 Not later than five (5) days following the opening of the Premises Escrow, Seller will provide Buyer with copies of all documents in Seller’s
possession relating to the Locations (the “Information”), including, without limitation, the Leases and Subleases and any environmental 

  

 -3- 








 
studies and reports, but excluding any letters of intent, offers or other documents relating to Seller’s marketing efforts respecting the Locations. It
is acknowledged and agreed that the Information is being supplied by Seller for information purposes only and without representation or warranty of any kind as to accuracy or completeness. 
  

	 	6.2	Title Review. 

  
 Buyer will have the opportunity to review title matters respecting the Locations in accordance with the following provisions: 
  
 (a) Upon the opening of the Escrow, Buyer, at its sole cost, may have a
title insurance company (the “Title Company”) of Buyer’s choice issue to Buyer (with a copy to Seller) a preliminary report (the “Preliminary Report”) for such form of CLTA or ALTA Leasehold Policy of Title Insurance (the
“Title Policy”) respecting each Location as Buyer may elect. If Buyer does not give written notice of cancellation during the Cancellation Period (as defined in Section 7.1), then after the expiration of the Cancellation Period and until
the expiration of the Inspection Period (as defined in Section 6.3) Buyer may give written notice to Seller of its approval or disapproval of each title exception (the “Exceptions”) shown in each Preliminary Report. Failure by Buyer to
give written notice of approval or disapproval of the Exceptions in a given Preliminary Report before the expiration of the Inspection Period will be deemed to be approval of the Exceptions in such Preliminary Report. If Buyer so gives written
notice of disapproval of any Exceptions in a given Preliminary Report, Seller will have ten (10) days following receipt of the disapproval in which to give written notice to Buyer that it will either (a) remove or cause to be insured over the
disapproved Exceptions or (b) eliminate the Location which is the subject of such Preliminary Report from the transaction under this Agreement. If Seller gives written notice of its election under (b) above, Buyer may by written notice given to
Seller within five (5) days thereafter waive the disapproved Exceptions and negate Seller’s election under (b) above. If a Location is eliminated by Seller, such Location and its related Assets will be deemed to be Excluded Assets and the price
for the Locations will be reduced by the amount allocated to such Location on attached Exhibit C. 
  
 (b) Notwithstanding the foregoing provisions of Section 6.2(a) to the contrary, Buyer will have no right to disapprove of the following Exceptions: (i)
liens for taxes and assessments not yet delinquent or the validity of which is being contested in good faith by appropriate proceedings; (ii) all utility company rights and easements, provided that the same do not materially adversely affect the use
of a Location for the purposes permitted by the Lease applicable to such Location; (iii) all laws, rules, regulations, statutes or ordinances affecting a Location; (iv) all ground leases, mortgages and deeds of trust which are superior to the Lease
applicable to a Location; and (iv) any encumbrances, easements and other restrictions which do not materially adversely affect the use of a Location for the purposes permitted by the Lease applicable to such Location. 
  

	 	6.3	Inspections. 

  
 For a period of sixty (60) days following the opening of the Escrow (the “Inspection Period”), Buyer will have the right, at its cost, to carry
out such physical, environmental and other tests and inspections (the “Inspections”) of the Locations as it deems appropriate, 

  

 -4- 








 
including, without limitation, the conducting of Phase I environmental studies; provided, that Buyer will indemnify and hold Seller harmless from and against
all claims, losses, liabilities, damages, actions, judgments, costs and expenses (including reasonable attorneys’ fees) arising out of any such Inspections. If Buyer does not give written notice of cancellation during the Cancellation Period
(as provided in Section 7.1), and if Buyer objects to any matters disclosed by the Inspections, then after the expiration of the Cancellation Period and until the expiration of the Inspection Period Buyer may give Seller written notice of such
objections (a “Notice of Objection”); provided, that Buyer will only be entitled to give a Notice of Objection if the reasonable cost of remedying such objections exceeds $1,260,000 (the “Limit”). If Buyer is entitled to and
gives a Notice of Objection, Seller will have ten (10) days following receipt of the Notice of Objection in which to give written notice to Buyer that it will either (a) pay to Buyer the amount by which the cost of remedying the objections exceeds
the Limit, or (b) eliminate a Location or Locations from the transaction under this Agreement such that the cost of remedying the remaining objections does not exceed the Limit. If Seller gives written notice of its election under (b) above, Buyer
may by written notice given to Seller within five (5) days thereafter waive the objections contained in its Notice of Objection and negate Seller’s election under (b) above. If a Location is eliminated by Seller, such Location and its related
Assets will be deemed to be Excluded Assets and the price for the Locations will be reduced by the amount allocated to such Location on attached Exhibit C. 
  

	7.	Buyer’s Right of Cancellation 

  
 Buyer will have the option, in its sole discretion, to cancel the transaction contemplated hereby and terminate this Agreement as to all (but not less
than all) of the Locations by the giving of written notice of cancellation at any time following the opening of the Escrow and on or before August 29, 2003 (the ‘Cancellation Period’). Such right of cancellation and termination may be
exercised for any reason, including without limitation, disapproval of any matters disclosed as a result of the reviews and inspections performed by it under Section 6. Following the expiration of the Cancellation Period, the Transaction may not be
cancelled nor this Agreement terminated except as otherwise provided in this Agreement. 
  

	8.	“AS-IS” Transaction and Limited Warranties. 

  

	 	8.1	“As-Is” Transaction. 

  
 Buyer hereby expressly acknowledges and agrees that prior to the Closing Date, Buyer will complete any and all Inspections and other reviews and
examinations with respect to any and all aspects of the Locations and Assets as Buyer deems necessary or desirable, including, without limitation, the existence or availability of any permits or approvals from any governmental authorities and the
existence of any Hazardous Materials (as defined in Section 11.3) in, on, under or around the Locations and Assets. BUYER EXPRESSLY ACKNOWLEDGES AND AGREES THAT, EXCEPT FOR THE EXPRESS REPRESENTATIONS AND WARRANTIES OF SELLERS SET FORTH IN THIS
AGREEMENT, SELLERS ARE NOT MAKING, HAVE NOT MADE, AND EXPRESSLY DISCLAIM ANY REPRESENTATION OR WARRANTY, EXPRESS OR IMPLIED, WITH RESPECT TO ANY ASPECT OR FEATURE OF THE LOCATIONS OR ASSETS, INCLUDING, WITHOUT LIMITATION, ANY WARRANTIES OF QUALITY,


  

 -5- 








 
MERCHANTABILITY OR FITNESS FOR A PARTICULAR PURPOSE. BUYER EXPRESSLY ACKNOWLEDGES AND AGREES THAT, EXCEPT AS OTHERWISE EXPRESSLY PROVIDED IN THIS AGREEMENT,
BUYER IS ACCEPTING POSSESSION OF THE LOCATIONS AND ASSETS ON AN “AS IS, WITH ALL FAULTS” BASIS, INCLUDING, WITHOUT LIMITATION, BOTH LATENT AND PATENT DEFECTS, AND BUYER WAIVES ALL CLAIMS AGAINST SELLERS (INCLUDING, WITHOUT
LIMITATION, CLAIMS FOR INDEMNIFICATION) WITH RESPECT THERETO. 
  

	 	8.2	Limited Warranties. 

  
 Buyer hereby affirms and acknowledges that neither Seller nor the Affiliated Sellers nor any of their respective officers, directors, agents, employees,
accountants, advisors and/or attorneys (collectively the “Exculpated Parties”) have made nor has Buyer relied upon any representation, warranty or promise whether oral or written, express or implied, by operation of law or otherwise, with
respect to the Assets or any other subject matter of this Agreement except as otherwise expressly set forth in this Agreement. Without limitation, Buyer acknowledges that, except as specifically set forth to the contrary in this Agreement, no
warranties or representations, expressed or implied, of any kind whatsoever have been made by any of the Exculpated Parties, or will be relied upon, and Buyer hereby releases the Exculpated Parties from any claims with respect to the general plan
designation, zoning, value, use, tax status or physical condition of the Assets including, without limitation, the premises which are the subject of the Leases, or any part thereof, including, without limitation, the flood elevations, drainage
patterns, soil and subsoil composition and compaction level, and other conditions at such premises, or with respect to the existence or non-existence of Hazardous Materials in, on, under or around such premises, or with respect to the accuracy of
any boundary survey or other survey, title report or commitment, soils report or any other plans or reports, or with respect to the revenues and expenses generated by or associated with the Locations, or otherwise in any way relating to the
Locations or the transactions contemplated hereby. Except as specifically provided in this Agreement, Buyer further acknowledges that all materials, including, without limitations, the Information, which have been provided to Buyer by any of the
Exculpated Parties have been provided without any warranty or representation, expressed or implied, as to their content, suitability for any purpose, accuracy, truthfulness or completeness and Buyer shall not have any recourse against Seller or any
of the other Exculpated Parties in the event of any errors therein or omissions therefrom. Buyer is acquiring the Assets based solely on its own independent investigation and inspection of the Assets and in no way in reliance on any information
provided by Seller or any of the other Exculpated Parties other than the representations and warranties expressly contained herein. 
  

	9.	Risk of Loss. 

  

	 	9.1	FF&E. 

  
 All risk of loss or damages to the FF&E to be sold to Buyer pursuant to this Agreement shall be borne by Seller until the close of this transaction.
If any or all of the FF&E is lost or destroyed or damaged by fire or any other cause, Seller shall promptly give notice to Buyer of such damage or destruction and the amount of insurance, if any, covering such damaged or destroyed property, and
Buyer shall have the option in its reasonable determination, which shall 

  

 -6- 








 
be exercised within ten (10) days after receipt of notice from Seller, of (a) accepting such FF&E in its damaged or destroyed condition, in which event
any insurance proceeds payable to Seller shall be assigned to Buyer; or (b) excluding such damaged or destroyed FF&E from this Agreement, in which event such FF&E will be deemed to be Excluded Assets and the price for the Location to which
such FF&E relates will be reduced as the Parties shall agree, provided, that if the Parties are reasonably and in good faith unable to agree on a reduction in price within twenty (20) days after Buyer’s receipt of Seller’s notice, such
FF&E and the Location to which it relates will be deemed to be Excluded Assets and the price for the Locations will be reduced by the amount allocated to such Location on attached Exhibit C. In the event of damage or destruction of all or
any portion of the FF&E by fire or other casualty, the scheduled close of this transaction shall be extended as necessary to afford the Parties the time frames for notices and deliberations contemplated by this Section 9.1. 
  

	 	9.2	Locations. 

  
 The terms of this Section 9.2 shall apply to any damage or destruction to the premises leased to Seller under the Leases (each a “Store” and,
collectively, the “Stores”), except that (and without limiting the indemnity obligations of Buyer under Section 6.3) all liability and obligation respecting any damage or destruction arising out of Buyer’s Inspections of the Stores
shall be the sole responsibility of Buyer. 
  
 (a) Except as
provided above, all risk of loss or damage to the Stores shall be borne by Seller prior to the close of this transaction. 
  
 (b) If, prior to the close of this transaction, any of the Stores are damaged or destroyed by fire or any other cause, Seller shall promptly give notice
to Buyer of (i) such damage or destruction; (ii) Seller’s estimated cost of and time for repair and/or restoration, and (iii) the proceeds of insurance, if any, payable as a result of such casualty and (iv) whether (A) the applicable landlord
has committed to repair and restore the damaged Store in accordance with the terms of the applicable Lease; and (B) the applicable landlord agrees with Seller’s estimated cost of and time for repair and/or restoration. 
  
 (c) Within ten (10) days after receipt of such notice from Seller, Buyer, in
its sole discretion, shall have the option to either: 
  
 (i)
Subject to the terms of the applicable Lease, accept the damaged Store in its damaged or destroyed condition and proceed to close this transaction as provided in this Agreement, in which event (unless the Location relating to such Premises has
become a part of Excluded Assets pursuant to Section 9.1): 
  
 (A) Any insurance proceeds payable to Seller respecting such Store shall be assigned to Buyer at the close of this transaction, and 
  
 (B) Buyer shall pay Seller the price for such Location as specified on attached Exhibit C, which shall be adjusted for any damaged or destroyed
FF&E as provided in Section 9.1 but not for the damages to the damaged Store; or 
  

 -7- 








 (ii) If the extent of the damage to the Store exceeds thirty-five percent (35%) of the replacement cost
of the Store, designate the Location and related Assets relating to such Store to be Excluded Assets, in which case the price for the Locations will be reduced by the amount allocated to such Location on attached Exhibit C. 
  
 (d) Nothing in this Section 9.2 or any other provision of this Agreement
shall require Seller to restore or repair any such damaged or destroyed Store. 
  
 (e) If following such damage or destruction Buyer elects in accordance with Section 9.2(c)(i) to proceed with this transaction, then Seller agrees not to exercise any right it may have pursuant to the applicable Lease
to cancel that Lease as a result of such damage or destruction, unless Buyer consents in writing (in which event such Location and its related Assets will be deemed to be Excluded Assets and the price for the Locations will be reduced by the amount
allocated to such Location on attached Exhibit C). 
  
 (f)
If pursuant to the terms of the applicable Lease, the landlord thereunder elects to terminate that Lease as a result of such damage or destruction, such Location and its related Assets will be deemed to be Excluded Assets and the price for the
Locations will be reduced by the amount allocated to such Location on attached Exhibit C. Seller agrees to promptly give Buyer a copy of any such notice received from the landlord. 
  
 (g) If any of the Stores are damaged or destroyed by fire or other casualty prior to the close of this transaction, the
scheduled close for all of the remaining unaffected Locations shall remain unchanged, but the closing for the Locations affected by the damaged or destroyed Stores shall be extended as necessary to afford the Parties the time periods for notices and
deliberations contemplated by Section 9.2 and by such time periods as are given to the applicable landlord for notices and deliberations under the applicable Lease as a result of such casualty. 
  

	 	9.3	No Third Party Benefit. 

  
 The covenants and agreements in this Section 9 are by and between Seller and Buyer and are not for the benefit of and do not and are not intended to limit
or restrict or modify any rights, obligations, or liability of any third party, including, but not limited to, the landlords under the Leases with respect to risk of loss of the Store. 
  

	10.	Status Quo. 

  

	 	10.1	No Amendment of Leases. 

  
 The Sellers agree not to enter into any amendment to any of the Leases without the consent of Buyer (which shall not be unreasonably withheld).

  

	 	10.2	Maintenance. 

  
 Subject to the provisions of this Agreement, the Sellers agree to keep and maintain the Stores and FF&E in the same condition in which they exist as
of the date of this Agreement, ordinary wear and tear and damage by casualty excepted, and to deliver same in such condition to Buyer on the Closing Date. 
  

 -8- 









	 	10.3.	Third Parties. 

  
 Buyer acknowledges that in no event shall the Sellers be liable to any operators, subtenants, or assignees of Buyer who might acquire an interest in any
Locations or Assets from Buyer in connection with any aspect of the transactions contemplated by this Agreement, nor shall Buyer act or hold itself out as the Sellers’ agent (and Buyer is not the Sellers’ agent for any purpose) in any
activity including, but not limited to, dealings with any such third parties. Any nominees, operators, subtenants, or assignees of Buyer who might acquire an interest in any of the Locations or Assets from Buyer shall not be party to this Agreement
and shall acquire no rights or remedies against Seller under this Agreement, except as expressly set forth in any bill of sale or assignment from Sellers which is made to such assignee. 
  

	11.	Representations and Warranties. 

  

	 	11.1	Sellers’ Representations and Warranties. 

  
 Each Seller represents and warrants to Buyer, both as of the date of this Agreement and as of the Closing Date, as follows: 
  
 (a) It is duly incorporated, validly existing and in good standing under the
laws of the State of California and possesses full corporate power to own and operate its properties and carry on business as it is currently conducting it. 
  
 (b) All requisite corporate action has been, or will be taken by it before the Closing Date, in order to authorize the execution and delivery of this
Agreement, and the consummation of the transactions contemplated by this Agreement, and compliance with the terms and provisions hereof (assuming all necessary consents are obtained) will not conflict with or result in a breach of any terms and
provisions of, or constitute a default under, its Articles of Incorporation or Bylaws or of any material indenture, mortgage, contract or other agreement to which it is a party or by which its properties are bound, or any existing material
applicable law, rule, regulation, judgment, order or decree of any governmental instrumentality or court. 
  
 (c) It has duly and validly executed and delivered this Agreement and, upon due and valid execution and delivery by the other Parties, this Agreement
constitutes its legal, valid and binding obligation (assuming this Agreement is a valid and binding obligation of the other Parties), enforceable against it in accordance with its terms, subject, however, to all bankruptcy, insolvency,
reorganization, moratorium and other laws of general applicability relating to or affecting creditor’s rights, to general principles of equity, and to judicial limits on the rights of specific performance. 
  
 (d) Except as disclosed in attached Exhibit D, Seller has no actual
knowledge that there is any litigation, proceeding or investigation by any governmental authority or agency pending or threatened which materially adversely affects the Sellers’ ownership or title to the Assets or consummation of the
transactions contemplated in this Agreement, which has a 

  

 -9- 








 
reasonable likelihood of resulting in an adverse material change in the condition or value of the Assets or which could reasonably be expected to prevent,
enjoin, materially alter or delay the consummation of the transactions contemplated by this Agreement. 
  
 (e) Except as disclosed in attached Exhibit D, Seller has no actual knowledge that there is any pending or threatened proceeding in eminent domain,
or any sale in lieu thereof, respecting any of the Locations. 
  
 (f) With respect to the Assets constituting personal property which are owned by the Sellers, good and marketable title to such Assets will be transferred to Buyer and/or its nominees at closing free and clear of any lien, charge, claim or
other encumbrance of any nature whatsoever, except for real and personal property taxes and assessments not yet due and payable, and the following liens and encumbrances: (i) claims of materialmen, carriers, landlords and others not yet, or as of
the Closing Date to be then not due and payable; and (ii) liens securing obligations of the Sellers to creditors which shall be released on the Closing Date. 
  
 (g) Notwithstanding any other provision in this Agreement, this Section 11.1(g) contains the exclusive representations of Seller concerning environmental
matters. Except as disclosed by the Information, the Inspections, or otherwise as disclosed on attached Exhibit D, to Seller’s knowledge: (i) each of the Sellers is in compliance in all material respects with all applicable Environmental
Laws (as defined below) with respect to the Stores, (ii) there have been no material releases or threatened releases of Hazardous Materials (as defined below) by any of the Sellers or their affiliates at, on, or under the Stores which would,
individually or in the aggregate, be reasonably likely to require remediation under applicable Environmental Laws, and (iii) there exists no writ, injunction, decree, order, judgment, lawsuit, claim, proceeding, citation, directive, or summons,
pending or threatened, against any of the Sellers under any Environmental Law with respect to the Stores. 
  

	 	11.2	Buyer’s Representations and Warranties. 

  
 Buyer represents and warrants to Seller, both as of the date of this Agreement and as of the Closing Date, as follows: 
  
 (a) It is duly incorporated, validly existing and in good standing under the
laws of the State of California and possesses full corporate power to own and operate its properties and carry on business as it is currently conducting it. 
  
 (b) All requisite corporate action has been, or will be taken by it before the Closing Date, in order to authorize the execution and delivery of this
Agreement, and the consummation of the transactions contemplated by this Agreement, and compliance with the terms and provisions hereof (assuming all necessary consents are obtained) will not conflict with or result in a breach of any terms and
provisions of, or constitute a default under, its Articles of Incorporation or Bylaws or of any material indenture, mortgage, contract or other agreement to which it is a party or by which its properties are bound, or any existing material
applicable law, rule, regulation, judgment, order or decree of any governmental instrumentality or court. 
  

 -10- 








 (c) It has duly and validly executed and delivered this Agreement and, upon due and valid execution and
delivery by the other Parties, this Agreement constitutes its legal, valid and binding obligation (assuming this Agreement is a valid and binding obligation of the other Parties), enforceable against it in accordance with its terms, subject,
however, to all bankruptcy, insolvency, reorganization, moratorium and other laws of general applicability relating to or affecting creditor’s rights, to general principles of equity, and to judicial limits on the rights of specific
performance. 
  
 (d) Except as disclosed in writing to Sellers,
Buyer has no actual knowledge that there is any litigation, proceeding or investigation by any governmental authority or agency pending or threatened against which materially adversely affects the Buyer’s consummation of the transactions
contemplated in this Agreement or which could reasonably be expected to prevent, enjoin, materially alter or delay the consummation of the transactions contemplated by this Agreement. 
  
 (e) All information provided by Buyer to Seller regarding Buyer’s business and financial condition is accurate and
complete in all material respects. 
  
 (f) Buyer has available to
it funds sufficient to consummate its purchase of the Assets and the transactions contemplated by this Agreement. 
  

	 	11.3	Certain Definitions. 

  
 As used in this Section 11, the following terms have the following meanings: 
  
 (a) “Environmental Laws” means all federal, state or local laws, statutes, ordinances, rules or regulations
relating to (i) the protection of the environment or (ii) the generation, use, storage, treatment, processing, disposal, release or threatened release of Hazardous Materials, in each case as in effect at the Closing Date. 
  
 (b) “Hazardous Material” means any pollutants, contaminants, toxic
or hazardous substances, materials, wastes, constituents, compounds or chemicals (including, without limitation, petroleum or any by-products or fractions thereof, any form of natural gas, lead, urea formaldehyde, polychlorinated biphenyls
(“PCBs”) and PCB-containing equipment, radon and other radioactive elements, ionizing radiation, electromagnetic field radiation and other non-ionizing radiation) that are regulated by any Environmental Laws. 
  

	12.	Conditions to Closing. 

  

	 	12.1	Sellers’ Conditions. 

  
 Sellers’ obligations to proceed with the closing of the transactions contemplated by this Agreement and to sell and transfer the Assets is
conditioned upon the satisfaction or express written waiver by Sellers (in Sellers’ sole discretion) of each of the following: 
  
 (a) Subject to Section 16.1, the deposit into the Premises Escrow of the Landlord Consents as provided in Section 13.1(d). 
  

 -11- 








 (b) The performance by Buyer of all of the obligations and promises of Buyer to be performed under this
Agreement. 
  
 (c) The accuracy on the Closing Date of the
representations and warranties of Buyer under this Agreement. 
  
 (d) Approval of this Agreement and the transactions contemplated under it by Sellers’ Boards of Directors. 
  
 (e) The deposit into the Premises Escrow of the Agreement Regarding Assets as provided in Section 13.1(e). 
  

	 	12.2	Buyer’s Conditions. 

  
 Buyer’s obligations to proceed with the closing of the transactions contemplated by this Agreement and to purchase and accept the Assets is
conditioned upon the satisfaction or express written waiver by Buyer (in Buyer’s sole discretion) of each of the following: 
  
 (a) Subject to Section 16.1, the deposit into the Premises Escrow as provided in Section 13.1(c) of the written consent of each landlord whose consent is
required for the assignment of a Lease to Buyer, which written consent is in form and substance reasonably acceptable to Buyer (each a “Landlord Consent” and, collectively, the “Landlord Consents”). 
  
 (b) Subject to Section 16.2, the deposit into the Premises Escrow of the
Estoppel Certificates as provided in Section 13(d). 
  
 (c) The
performance by Seller of all of the obligations and promises of Seller to be performed under this Agreement. 
  
 (d) The accuracy on the Closing Date of the representations and warranties of Seller under this Agreement. 
  
 (e) Approval of this Agreement and the transactions contemplated under it by
Buyer’s Board of Directors. 
  

	13.	Close of Premises Escrow. 

  

	 	13.1	Deliveries. 

  
 As a condition to the close of the Premises Escrow, Buyer and Sellers shall each deliver to the Premises Escrow Holder all documents and sums of money
required to be delivered by them in connection therewith and necessary or required for the consummation of the transaction contemplated by this Agreement and to transfer to Buyer all of each Seller’s right, title and interest in and to the
Assets, including, without limitation, the following: 
  
 (a) At
least one (1) business day prior to the Closing Date, Sellers will deliver to Premises Escrow Holder one (1) fully executed Bill of Sale in the form of attached Exhibit E (the “Bill of Sale”) for each Location for which there is
FF&E being transferred hereunder transferring title to such FF&E from the applicable Seller to the Buyer. 
  

 -12- 








 (b) At least one (1) business day prior to the Closing Date, Sellers and Buyer will each deliver to
Premises Escrow Holder two (2) fully executed counterpart copies of the Assignment and Assumption Agreements in the form of attached Exhibit F (the “Assignment Agreement”) assigning to Buyer all of the applicable Seller’s
right, title and interest in and to the Lease for each Location and the Sublease, if any, applicable to such Location. 
  
 (c) Subject to the provisions of Section 16.1, at least one (1) business day prior to the Closing Date, Sellers will deliver to Premises Escrow Holder one
(1) fully executed Landlord Consent for each Location where the consent of the landlord under the Lease for such Location is necessary in connection with the assignment of that Lease to Buyer as contemplated by this Agreement. 
  
 (d) Subject to the provisions of Section 16.2, at least one (1) business day
prior to the Closing Date, Sellers will deliver to Premises Escrow Holder one (1) fully executed Estoppel Certificate in the form of attached Exhibit G (the “Estoppel Certificate”) from each of the landlords under the Leases.

  
 (e) At least one (1) business day prior to the Closing Date,
Seller will deliver to the Premises Escrow Holder three (3) counterparts of the Agreement Regarding Assets in the form of attached Exhibit H (the “Agreement Regarding Assets”) duly executed by Seller and Buyer will deliver to the
Premises Escrow Holder three (3) counterparts of the Agreement Regarding Assets duly executed by the Approved Assignee (as defined in Section 23) and TDH Investors, LLC. 
  
 (f) At least one (1) business day prior to the Closing Date, Sellers will deliver to the Premises Escrow Holder in
immediately available funds the Total Price (as adjusted, if applicable, under Section 2.2), plus any other amounts payable by Seller to Buyer on the Closing Date, plus the amount of Premises Escrow charges to be borne by Seller hereunder.

  
 (g) At least one (1) business day prior to the Closing Date,
Sellers shall each deliver to the Escrow Holder one (1) fully executed affidavit of nonforeign status as contemplated by Section 1445 of the Internal Revenue Code of 1986, as amended (the “FIRPTA Affidavits”) and one (1) fully executed
affidavit as contemplated by Sections 18805 and 26131 of the California Revenue and Taxation Code (the “Withholding Affidavits”). 
  

	 	13.2	Closing Procedure. 

  
 Upon the timely performance by the Parties of the obligations contained in Section 13.1, on the Closing Date the Premises Escrow Holder shall: 

 
 (a) Record (1) fully executed and acknowledged copy of the Assignment
Agreement (marked for return to Buyer) for each Location in the real property records of the county where such Location is located. 
  

 -13- 








 (b) Cause the Title Company to issue the Title Policies to Buyer. 
  
 (c) Pay all charges associated with the close of this transaction and the
subject transfer of the Assets in accordance with this Agreement, including payment of all Sales Taxes (as defined in Section 15) to the appropriate taxing authority. 
  
 (d) Pay the Total Price (less any Premises Escrow charges associated with the close of this transaction and the transfer of
the Assets that are to be borne by Buyer in accordance with this Agreement) to Buyer. 
  
 (e) Deliver the fully executed Bill of Sale, one (1) fully executed original of the Assignment Agreement, two (2) fully executed counterpart copies of the Agreement Regarding Assets, and the Estoppel Certificates to
Buyer. 
  
 (f) Deliver one (1) fully executed counterpart copy of
the Agreement Regarding Assets, the FIRPTA Affidavits, and the Withholding Affidavits to Seller. 
  
 (g) Deliver Seller’s closing statement to Seller and Buyer’s closing statement to Buyer. 
  

	 	13.3	Payment of Costs and Prorations. 

  
 Premises Escrow Holder is to prorate the following costs at the close of Escrow: 
  
 (a) Buyer is to pay all governmental conveyancing fees and taxes due upon transfer of the Assets, all charges in connection
with issuance of the Title Policy (except the cost of any endorsements relating to disapproved Exceptions which Seller has elected to cause to be insured over as provided in Section 6.2), and one-half (1/2) of the escrow fee charged by Premises
Escrow Holder. 
  
 (b) Seller is to pay the recording charges in
connection with recordation of the Assignment Agreements, the cost of any endorsements relating to disapproved Exceptions which Seller has elected to cause to be insured over as provided in Section 6.2, and one-half (1/2) of the escrow fee charged
by Premises Escrow Holder. 
  
 (c) All fixed rentals due under the
Leases shall be prorated as of the Closing Date, with Seller responsible for such rentals prior to the Closing Date and Buyer responsible for such rentals on and after the Closing Date. 
  
 (d) The utility charges for water, gas, electricity and other utilities (which shall not include telephone) to be
transferred to Buyer, the real property taxes and assessments payable by Seller as lessee pursuant to the Leases, the personal property taxes on the FF&E, the parking area and common area facilities maintenance and operating expenses payable by
Seller as lessee pursuant to the Leases, the portion of the insurance premiums, if any, borne by Seller as lessee pursuant to the Leases, and any other expenses other than fixed rentals paid by Seller as lessee under the Leases shall be prorated as
of the Closing Date and adjusted between the parties, 

  

 -14- 








 
or otherwise divided, which items to be so prorated and adjusted pursuant to this Section are hereinafter collectively referred to as the “Adjustment
Items.” The Adjustment Items shall be prorated on the escrow closing statement for the closing of the Premises Escrow, with Seller responsible for the Adjustment Items to the Closing Date and Buyer responsible for the Adjustment Items on and
after the Closing Date. The proration of Adjustment Items shall be based on actual, current payments by Seller wherever possible, and, to the extent such actual amounts are not available, such prorations shall be estimated based on actual amounts
for the most recent comparable billing period. Buyer and Seller shall settle and pay all amounts owing to each other based thereon when the actual amounts become known, and such prorations shall be recalculated promptly thereafter by Buyer and
Seller. Buyer and Seller shall make any additional payment or refund, as the case may be, so that the corrected prorated amount shall have been paid by each of Buyer and Seller, as the case may be, promptly, but in no event later than ten (10) days
after the date on which Buyer and Seller shall have agreed on the calculation thereof. Seller shall cause final utility billings for the Stores to occur on the Closing Date, and Buyer shall instruct the utility companies to commence billing for
utility services in Buyer’s name on the day after the Closing Date. The parties shall work together to insure no lapse in utility service. 
  

	14.	[INTENTIONALLY LEFT BLANK] 

  

	15.	Taxes. 

  
 Buyer shall be solely responsible for and shall pay and deposit into the Premises Escrow the total amount of any transfer, documentary, sales, use, stamp
and other federal, state or local taxes and fees, whether for real or personal property, applicable to the transfer of the Assets pursuant to this Agreement and the consummation of the transactions contemplated hereby (collectively, the “Sales
Taxes”), which Sales Taxes shall thereupon be paid by the Premises Escrow Holder to the appropriate taxing authority upon the closing. If it is subsequently determined that an incorrect amount of any Sales Taxes were paid, Buyer shall be
entitled to any refund, in the case of an overpayment, and shall be responsible to pay any balance due, in the case of any underpayment. 
  

	16.	Consents, Estoppels and Delayed Closing. 

  

	 	16.1	Landlord Consents. 

  
 To the extent that a Landlord Consent is required, Sellers agree to use reasonable efforts to secure such Landlord Consent and to deliver the same into
the Premises Escrow as provided in this Agreement. To the extent that Buyer’s cooperation is necessary or desirable to secure any such Landlord Consent, Buyer agrees to use reasonable efforts to provide such cooperation, including, but not
limited to, providing to the landlord relevant financial information, information regarding its intended use and any intended remodel or disposition of the Store, and any other information to which the landlord is entitled under the applicable
Lease. However, Sellers’ or Buyer’s refusal to provide economic incentives to any landlord or failure to commence litigation against any landlord to compel the granting of a Landlord Consent shall not be deemed to be a failure to use
reasonable efforts to secure such Landlord Consent. If a 

  

 -15- 








 
Landlord Consent for a Location cannot be obtained for any reason, then either Sellers or Buyer may elect to eliminate such Location from the transactions
under this Agreement. If a Location is eliminated by Sellers or Buyer, such Location and its related Assets will be deemed to be Excluded Assets and the price for the Locations will be reduced by the amount allocated to such Location on attached
Exhibit C. 
  

	 	16.2	Estoppel Certificates. 

  
 Sellers agree to use reasonable efforts to secure an Estoppel Certificate for each Location and to deliver the same into the Premises Escrow as provided
in this Agreement. However, Sellers’ refusal to provide economic incentives to any landlord or failure to commence litigation against any landlord to compel the granting of an Estoppel Certificate shall not be deemed to be a failure to use
reasonable efforts to secure such Estoppel Certificate. If an Estoppel Certificate for a Location cannot be obtained for any reason, then, unless Buyer waives the condition of Section 12.2 relating thereto, Sellers may elect to eliminate such
Location from the transactions under this Agreement. If a Location is eliminated by Seller, such Location and its related Assets will be deemed to be Excluded Assets and the price for the Locations will be reduced by the amount allocated to such
Location on attached Exhibit C. If an Estoppel Certificate for a Location is obtained but discloses that the landlord respecting such Location asserts a default by Seller or a failure by Seller to perform under the applicable Lease, and if
such asserted default or failure to perform is capable of being cured by the payment or expenditure by Seller of not to exceed Fifty Thousand Dollars ($50,000), then Seller agrees to cure such default or failure of performance and Buyer agrees to
accept such Estoppel Certificate and to waive the condition of Section 12.2 relating thereto and the closing with respect to such Location will be extended for such period of time as is reasonably necessary in order to effect such cure. If an
Estoppel Certificate for a Location is obtained which discloses that the landlord respecting such Location asserts a default by Seller or a failure by Seller to perform under the applicable Lease which would require the payment or expenditure of
more than Fifty Thousand Dollars ($50,000), or discloses other facts or circumstances which are unsatisfactory to Buyer, then Seller and Buyer shall attempt to agree upon a mutually satisfactory resolution, but if they are unable to so agree, then
either Seller or Buyer may elect to eliminate such Location from the transactions under this Agreement. If a Location is eliminated by Seller or Buyer, such Location and its related Assets will be deemed to be Excluded Assets and the price for the
Locations will be reduced by the amount allocated to such Location on attached Exhibit C. 
  

	 	16.3	Delayed Closing. 

  
 If an Estoppel Certificate and/or a Landlord Consent for any Location has not been obtained for delivery into the Premises Escrow by the Closing Date as
provided in this Agreement, the transactions provided for in this Agreement will nonetheless close as to all other Locations for which an Estoppel Certificate and a Landlord Consent have been obtained (and which are otherwise in a condition to
close), and at the option of either Sellers or Buyer, Sellers will have a period of sixty (60) days following the Closing Date in which to attempt to obtain the missing Estoppel Certificate and/or Landlord Consent for the Location. If Sellers obtain
the missing Estoppel Certificate and/or Landlord Consent within that sixty (60) day period, then (provided all other conditions to closing are satisfied) Sellers and Buyer will close as to such Location no later than ten (10) days following the
expiration of such sixty (60) day period; otherwise, neither party will have any obligation to close with respect to such Location. 
  

 -16- 









	17.	Indemnification. 

  

	 	17.1	Sellers’ Indemnification. 

  
 Each Seller agrees to defend (with counsel reasonably acceptable to Buyer), protect, indemnify and hold Buyer and its directors, officers, agents and
employees free and harmless from and against all claims, losses, damages, actions, causes of actions, expenses (including reasonable attorney’s fees and litigation costs) and liabilities which arise out of or result from the ownership or use of
the Assets by such Seller or the occupation or use of the Stores by such Seller or the operation by such Seller of its business in the Stores or associated with the Leases or the Subleases to which such Seller is a party, in each case, prior to the
close of this transaction whether any such claim, loss, damage, action, cause of action, expense or liability be asserted before or after the close of this transaction. Notwithstanding the foregoing to the contrary, nothing in this Section 17.1
limits or modifies the terms of Section 8 and to the extent of any conflict or inconsistency between the terms of Section 8 and the terms of this Section 17.1, the terms of Section 8 shall control. 
  

	 	17.2	Buyer’s Indemnification. 

  
 Buyer agrees to defend (with counsel reasonably acceptable to Seller), protect, indemnify and hold each Seller and its directors, officers, agents and
employees free and harmless from and against all claims, losses, damages, actions, causes of actions, expenses (including reasonable attorney’s fees and litigation costs) and liabilities which arise out of or result from the ownership or use of
the Assets by Buyer or the occupation or use of the Stores by Buyer or the operation by Buyer of its business in the Stores or associated with Buyer’s performance or failure to perform its obligations under the Leases or the Subleases, in each
case, from and after the close of this transaction. 
  

	18.	Bulk Sales. 

  
 Sellers shall not be required to comply with the provisions of any applicable law relating to bulk sales or bulk transfers, including, without limitation,
Division 6 of the California Commercial Code (“Bulk Sales Laws”), but hereby agree to indemnify, protect, defend (by counsel reasonably acceptable to Buyer) and hold Buyer harmless from and against all claims, losses, damages, actions,
causes of action and expenses (including reasonable attorneys’ fees and litigation costs) whatsoever made or brought against Buyer or imposed on or against the Assets sold to Buyer hereunder which arise from or are based upon the alleged
failure of Seller to fully comply with said Bulk Sales Laws. 
  

	19.	Employees. 

  
 Respecting the period prior to the Closing Date, Seller shall be solely and exclusively responsible for compliance with all legal or contractual
obligations with respect to its employees 

  

 -17- 








 
at the Locations (whether or not any such claim is asserted before or after the Closing Date). On and after the Closing Date, Buyer shall be solely and
exclusively responsible for compliance with all contractual and legal obligations with respect to its employees at the Locations. 
  

	20.	WARN Act. 

  
 Sellers will have sole responsibility for compliance with the Worker Adjustment and Retraining Notification Act (the “WARN Act”) and any
equivalent state statutory requirements to the extent applicable to the transactions contemplated by this Agreement. The Closing Date will be automatically extended as necessary in order to effect compliance with the notification provisions of the
WARN Act or any equivalent state statutory requirement if applicable. 
  

	21.	Business Names. 

  
 Buyer agrees that the subject sale does not include the sale of the trade names “Sav Max Foods”, “Sav Max”, “Crown Grocers”,
“Apple Markets” or any other trade or service marks of Sellers. Buyer covenants and agrees that all signs advertising the business which may be conducted at the Locations shall not include the words “Sav Max Foods”, “Sav
Max”, “Crown Grocers” or “Apple Markets” as part of any trade name or other trade or service mark and will not be substantially similar to “Sav Max Foods”, “Sav Max”, “Crown Grocers” or
“Apple Markets” and thus likely to be confused with or reasonably interpreted as affiliated therewith. 
  

	22.	Notices. 

  
 All approvals, notices or other communications required or permitted hereunder shall be in writing, and shall be personally delivered, delivered by
overnight commercial carrier, sent by certified mail, postage prepaid, return receipt requested, or delivered or sent by telecopy and shall be deemed effective upon the earlier of: (i) if personally delivered, the date of delivery to the address of
the person set forth below; (ii) if delivered by overnight commercial carrier, one (1) business day following the receipt of such communication by such carrier from the sender, as shown on the sender’s delivery receipt from such carrier; (iii)
if mailed, on the date of delivery as shown by the sender’s certification receipt; or (iv) if given by telecopy, when sent. Any approval, notice, request, demand, direction or other communication sent by telecopy must be confirmed within
forty-eight (48) hours of such sending by letter mailed or delivered in accordance with the foregoing in order to be deemed effective. Notice of change of address shall be given by written notice in the manner detailed in this Section. Rejection or
other refusal to accept, or the inability to deliver because of changed address of which no notice was given, shall be deemed to notice, demand, request or communication sent. 
  
 To Sellers: 
  
 Unified Western Grocers, Inc. 
 5200 Sheila
Street 
 Commerce, California 90040 
 Attention: General Counsel 
 Facsimile No.: 323-265-3716 
  

 -18- 








 With Copy To: 
  

Burke, Williams, & Sorensen, LLP 
 611
West Sixth Street, Suite 2500 
 Los Angeles, California 90017 
 Attention: Neil F. Yeager, Esq. 
 Facsimile No.: (213) 236-2700 
  
 To Buyer: 
  
 AH Investors, LLC 
 3236 Stone Valley Road West, Suite 230 
 Alamo, California 94507 
 Attention: Managing Member 
 Facsimile No.:
(925) 838-0851 
  

	23.	Assignment and Parties in Interest. 

  
 This Agreement may not be assigned by any of the Parties without the prior written consent of the other Parties; provided, however, that in the event of
an assignment by Buyer, Buyer shall continue to remain primarily liable and bound to perform the obligations of the Buyer under this Agreement and shall not be released from any liabilities or obligations contained in this Agreement. Nothing
contained in this Section or in Section 10.3 is intended or should be construed as limiting the rights of the Approved Assignee under this Agreement. This Agreement shall inure to the benefit of and be binding upon Buyer and Seller and their
respective permitted successors and assigns. No person other than the Parties and their permitted assignees shall have any rights or benefits hereunder. 
  

	24.	Other Provisions. 

  

	 	24.1	Governing Law. 

  
 This Agreement is to be governed by and construed in accordance with the internal laws of the State of California, without regard to principles of
conflicts of laws. 
  

	24.2	Amendment and Waiver. 

  
 No term or provision of this Agreement may be amended, altered, modified or waived orally or by a course of conduct, but only by an instrument in writing
signed by a duly authorized officer or representative of the party against which enforcement of such amendment, alteration, modification or waiver is sought. Any amendment, alteration, modification or waiver shall be for such period and subject to
such conditions as shall be specified in the written instrument effecting the same. Any waiver shall be effective only in the specific instance and for the specific purpose for which given. 
  

 -19- 









	 	24.3	Heading and Exhibits. 

  
 The section headings in this Agreement are for convenience of reference only and are not to be referred to in construing or interpreting this Agreement.
The recitals to this Agreement, and all exhibits referred to in this Agreement, are a part of this Agreement. 
  

	 	24.4	Severability. 

  
 The invalidity or unenforceability of any term or provision of this Agreement shall not affect the validity or enforceability of any other term or
provision of this Agreement all of which shall remain in full force and effect. 
  

	 	24.5	Expenses and Attorneys’ Fees. 

  
 Except as otherwise expressly provided in this Agreement, each party shall bear all of its own costs and expenses (including, without limitation, those of
its attorneys, accountants and other consultants and advisors) incurred by it in connection with the negotiation and preparation of this Agreement and in connection with the transactions contemplated hereby, whether or not consummated. However, if
any Party brings an action to enforce the terms hereof or declare rights hereunder, the prevailing Party in such action, on trial or appeal, shall be entitled to reasonable attorneys’ fees to be paid by the losing Party as fixed by the court.

  

	 	24.6	Confidentiality. 

  
 Buyer acknowledges that Buyer has previously agreed to the confidentiality provisions set forth in the May 13, 2003 Letter of Intent between Buyer and
Unified Western Grocers, Inc., and Buyer agrees that such confidentiality provisions continue in full force and effect in accordance with their terms and are incorporated herein by this reference. 
  

	 	24.7	Entire Agreement. 

  
 This Agreement, together with its exhibits and the other documents delivered or to be delivered pursuant to it, constitutes the entire agreement and
understanding of the Parties with respect to its subject matter and it supercedes all prior or contemporaneous agreements and understandings of the Parties, whether written or oral, with respect to that subject matter. 
  

	 	24.8	Time. 

  
 Time is of the essence of each and every provision of this Agreement. 
  

	 	24.9	Brokers. 

  
 Buyer and Seller represent and warrant to one another that no broker, salesman or finder has been engaged by them in connection with the transactions
contemplated by this Agreement, other than Buchanan Street Partners as a finder for Seller (“Seller’s Finder”). Seller shall pay Seller’s Finder a fee pursuant to a separate agreement between Seller and Seller’s Finder. Each


  

 -20- 








 
Party agrees to indemnify and hold and save harmless the other from any claim or demand for commissions or other compensation by any broker, finder or
similar agent claiming to have been employed by or on behalf of such Party. 
  

	 	24.10 	Survival. 

  
 All of the covenants, agreements, representations, warranties and indemnities of the Parties under this Agreement are intended to and shall survive the
closing of the transactions contemplated hereby 
  

	 	24.11 	No Third Party Beneficiaries. 

  
 Except as may be otherwise expressly provided in this Agreement, this Agreement is not intended to create, nor shall it be in any way interpreted or
construed to create, any third party beneficiary rights in any person or entity not a Party. 
  

	 	24.12 	Counterparts. 

  
 This Agreement may be executed in counterparts, each of which is an original but all of which together constitute but one and the same instrument. Any
signature page of this Agreement may be detached from any counterpart and re-attached to any other counterpart of this Agreement which is identical in form hereto but having attached to it one or more additional signature pages. 
  
 The Parties have caused this Agreement to be duly executed by their
respective duly authorized officers or agents as of the date first set forth above. 
  

	 UNIFIED WESTERN GROCERS, INC.,
 a California corporation
	  	 THE ALAMO GROUP, INC.,
 a California corporation

				
	 By:
	  	  

	  	 By:
	  	  


	 	  	       Robert M. Ling, Jr.
	  	 	  	       Donald F. Gaube

	 	  	       Executive Vice President and
	  	 	  	       President

	 	  	       Corporate Secretary
	  	 	  	 
				
	 By:
	  	  

	  	 By:
	  	  


	 	  	       Gary C. Hammett
	  	 	  	 
	 	  	       Vice President - Real Estate
	  	                                       
                                        
  , Secretary

	 	  	 	  	 	  	                 (Print
Name)


  

 -21- 








 EXHIBIT A 
  

Locations 
  

	 	  	 Locations

	  	 Subtenant

	  	 FF&E


	 1.
	  	Cottage Grove, OR	  	yes	  	no
	 2.
	  	Milton-Freewater, OR	  	no	  	no
	 3.
	  	Moraga, CA	  	no	  	yes
	 4.
	  	Oroville, CA	  	no	  	yes
	 5.
	  	Red Bluff, CA	  	no	  	no
	 6.
	  	Sacramento (Auburn), CA	  	no	  	yes
	 7.
	  	Salem, OR	  	no	  	no
	 8.
	  	Union City, CA	  	yes	  	no
	 9.
	  	Upland, CA	  	no	  	yes
	 10.
	  	Yuba City, CA	  	yes	  	no

  

 -1- 








 EXHIBIT B 
  

Excluded FF&E 
  

 -1- 








 EXHIBIT C 
  

Price Allocations 
  

	Locations

	  	Price*


	 1.
	  	Cottage Grove, OR	  	$	 
	 2.
	  	Milton-Freewater, OR	  	$	100,000
	 3.
	  	Moraga, CA	  	$	 
	 4.
	  	Oroville, CA	  	$	 
	 5.
	  	Red Bluff, CA	  	$	 
	 6.
	  	Sacramento (Auburn), CA	  	$	650,000
	 7.
	  	Salem, OR	  	$	 
	 8.
	  	Union City, CA	  	$	 
	 9.
	  	Upland, CA	  	$	 
	 10.
	  	Yuba City, CA	  	$	 



	*	Except where specified, price allocations will be mutually agreed upon by the parties in good faith. 

  

 -1- 








 EXHIBIT D 
  

Disclosures 
  
 Pending Litigation: 
  
 None 
  
 Eminent Domain Proceedings: 
  
 None 
  
 Environmental Matters: 
  
 None 
  

 -1- 








 EXHIBIT E 
  

Bill of Sale 
  
 RE:    
                                        
                                        
                                        
             (the “Premises”) 
  
                                       
   (the “Seller”), for good and valuable consideration, the receipt and adequacy of which is hereby acknowledged, does hereby sell and deliver to AH Investors, LLC (the “Buyer”), the following (collectively, the
“Property”): 
  
 All furniture, fixtures and equipment,
including, without limitation, machinery, shopping carts, front-end systems, shelving and display cases, and other personal property, but excluding fork lifts and motor vehicles (trucks, vans and automobiles), owned by the Seller and located at the
Premises. 
  
 Seller represents, warrants and covenants to Buyer
that the Property hereby sold is free and clear of and from all liens, claims and encumbrances and that Seller has the right to sell the same, and Seller, its successors and assigns, will warrant and defend the sale of the Property against all
lawful liens, claims and encumbrances of all persons claiming under or through them. 
  
 It is understood and agreed that (A) THE PROPERTY IS SOLD ON AN “AS-IS, WITH ALL FAULTS” BASIS, (B) THIS SALE IS MADE WITHOUT ANY WARRANTIES OR REPRESENTATIONS, EXPRESSED OR IMPLIED, AS TO QUALITY,
CONDITION, MERCHANTABILITY OR FITNESS FOR ANY PARTICULAR PURPOSE OF THE PROPERTY, AND (C) IN PURCHASING THE PROPERTY, BUYER IS RELYING SOLELY UPON ITS OWN INDEPENDENT EXAMINATION AND TESTING OF THE PROPERTY. 
  
 This Bill of Sale shall inure to the benefit of Buyer and its successors and
assigns and shall be binding upon Seller and its successors and assigns. 
  

	Dated:
                            , 2003 	 	 	 	 __________________________________

					
	 	 	 	 	 	 	By:	 	  



  

 -1- 








 EXHIBIT F 
  

	 RECORDING REQUESTED BY
 AND WHEN
RECORDED RETURN
 TO:
  
 ___________________
 ___________________
 ___________________
 Attn.: ______________
	 	 


	
	                                      
                                        
                                        
                                        
                                        
                                        
                   

                                        
                                        
                                        
 Space Above This Line For Recorder’s Use 
  
 ASSIGNMENT AND ASSUMPTION AGREEMENT 
  
 This
Assignment and Assumption Agreement (the “Assignment”) is made as of                     , 2003, by and between
                                        
         (the “Assignor”) and AH Investors, LLC (the “Assignee”), who agree as follows: 
  
 1. Recitals. This Assignment is made with reference to the following facts and circumstances: 
  
 (a) This Assignment is executed and delivered pursuant to that certain Agreement of Purchase and Sale and Joint Escrow
Instructions (the “Purchase Agreement”), dated as of June 19, 2003, by and between Unified Western Grocers, Inc., a California corporation, and The Alamo Group, Inc., a California corporation. 
  
 (b) Assignor is the tenant of certain premises (the “Premises”)
commonly known as
                                        
                        , and located on the real property more particularly described on Exhibit “1”
attached to this Assignment. The Premises are leased to Assignor pursuant to a lease and amendments, modifications and supplements thereto, if any, as described on Exhibit “2” attached to this Assignment (collectively, the
“Lease”). [Assignor subleases the Premises to
                                        
pursuant to a sublease and amendments, modifications and supplements thereto, if any, as also described on Exhibit 2 attached to this Assignment (collectively, the “Sublease”).] 
  
 (c) Assignor desires to assign the Lease [and the Sublease] to Assignee and
Assignee desires to accept such assignment, all on and subject to the terms and provisions of this Assignment. 
  
 2. Assignment and Assumption. For and in consideration of the mutual promises contained in this Assignment, and other good and valuable consideration, the receipt and sufficiency of which are acknowledged by
the parties, effective on the Effective Date (as defined below), Assignor assigns to Assignee the Lease [and the Sublease] and all of 
  

 -1- 








 Assignor’s right, title and interest in and to the Lease [and the Sublease], and effective on the Effective Date,
Assignee accepts such assignment and assumes and agrees to fully perform and be bound by all of the terms, covenants, conditions and obligations of Assignor as tenant or lessee arising under the Lease [and as sublessor arising under the Sublease]
from and after the Effective Date. Assignee agrees that it will indemnify, defend, protect and hold Assignor harmless from and against any and all losses, liabilities, claims, damages, judgments, costs and expenses (including, without limitation,
reasonable attorneys’ fees) arising out of or in any way related to Assignee’s failure to perform its obligations under this Assignment or the Lease [or the Sublease]. 
  
 3. Release of Assignor. Unless Assignor has already been released from further liability under the Lease, Assignee agrees that if
Assignee acquires fee simple title to the land of which the Premises are a part or acquires the right, title and interest of the landlord under the Lease (whether by operation of law of otherwise), then Assignor will thereupon automatically be
released from all liabilities and obligations under the Lease arising from and after the date of such acquisition. 
  
 4. “AS-IS” Assignment. It is agreed that the Lease, [the Sublease] and the land, building, fixtures and other improvements which are the subject of the
Lease [and the Sublease], are being assigned to Assignee in an “AS-IS, WHERE IS” CONDITION AND IN THEIR PRESENT CONDITION, “WITH ALL FAULTS”, INCLUDING, BUT NOT LIMITED TO, BOTH LATENT AND PATENT DEFECTS, AND ASSIGNEE IS RELYING
UPON ITS OWN EXAMINATION THEREOF AND WAIVES ALL CLAIMS AGAINST ASSIGNOR WITH RESPECT THERETO (INCLUDING, WITHOUT LIMITATION, CLAIMS FOR INDEMNITY). NO REPRESENTATIONS OR WARRANTIES, EXPRESS OR IMPLIED, ARE MADE BY ASSIGNOR CONCERNING THE LEASE [,
THE SUBLEASE] OR THE LAND, BUILDING, FIXTURES OR OTHER IMPROVEMENTS SUBJECT TO THE LEASE [OR THE SUBLEASE], INCLUDING, BUT NOT LIMITED TO, WARRANTIES OF MERCHANTABILITY OR FITNESS FOR A PARTICULAR PURPOSE, OR QUALITY. 
  
 5. Effective Date. As used in this Assignment, the term “Effective Date”
means the Closing Date respecting the Premises established under the Purchase Agreement. 
  
 6. Headings; Exhibits. The section headings in this Assignment are for convenience of reference only and are not to be referred to in construing or interpreting this Assignment. The recitals to this Assignment,
and all exhibits referred to in this Assignment, are a part of this Assignment. 
  
 7. Successors. This Assignment is binding on and inures to the benefit of the successor and assigns of the parties. 
  
 8. Counterparts. This Assignment may be executed in counterparts, each of which is an original but all of which together constitute but one and the same
instrument. Any signature page of this Assignment may be detached from any counterpart and re-attached to any other counterpart of this Assignment which is identical in form hereto but having attached to it one or more additional signature pages.

  

 -2- 








 The Assignor and the Assignee have caused this Assignment to be duly executed by their respective duly
authorized officers, agents or representatives as of the date first set forth above. 
  

	 “ASSIGNOR”
	 	 	 	 	 	 “ASSIGNEE”

				
	                                       
                , a
	 	 	 	 	 	                                       
              , a

	 _______________________
	 	 	 	 	 	 ______________________

						
	 By:
	 	  

	 	 	 	 	 	 By:
	 	

	 Its:
	 	  
 _______________
	 	 	 	 	 	 Its:
	 	  
 ________________


  

 -3- 








 ALL-PURPOSE ACKNOWLEDGMENT 
  
 State of California
                    ) 
 County of                                   ) 
  
 On
                    , 2003, before me,
                                        
                            , personally appeared 
 ____________________________________________________________________________________ 
  
 [ ] personally known to me -OR- 
 [ ] proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that
he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. 
  
 Witness my hand and official seal. 
  

	  
	

	 SIGNATURE OF NOTARY


  
 CAPACITY CLAIMED

 BY SIGNER 
  
 [ ]         INDIVIDUAL(S) 
 [ ]         OFFICER(S) (TITLE[S]): 
  
 ______________________________ 
 ______________________________ 
 [ ]         PARTNER(S) 
 [ ]         ATTORNEY-IN-FACT 
 [ ]         TRUSTEE(S) 
 [ ]         SUBSCRIBING WITNESS 
 [ ]         GUARDIAN/CONSERVATOR 
 [ ]         CHAIRPERSON/MAYOR 
 [ ]         OTHER:            

  
 SIGNER IS REPRESENTING: 
 Name of person(s) or entity(ies): 
 ______________________________ 
  
 ______________________________

  

 -4- 








 ALL-PURPOSE ACKNOWLEDGMENT 
  
 State of California           ) 
 County of
                        ) 
  
 On                         , 2003, before
me,
                                        ,
personally appeared
                                       
                                  
  
 [  ] personally known to me -OR- 
 [  ] proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that
he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. 
  
 Witness my hand and official seal. 
  

	

	 SIGNATURE OF NOTARY


  
 CAPACITY CLAIMED

 BY SIGNER 
  

	[  ]	INDIVIDUAL(S) 


	[  ]	OFFICER(S) (TITLE[S]): 

  
 __________________________ 
  
 __________________________ 

	[  ]	PARTNER(S) 


	[  ]	ATTORNEY-IN-FACT 


	[  ]	TRUSTEE(S) 


	[  ]	SUBSCRIBING WITNESS 


	[  ]	GUARDIAN/CONSERVATOR 


	[  ]	CHAIRPERSON/MAYOR 


	[  ]	OTHER:                                     
    

  
 SIGNER IS
REPRESENTING: 
 Name of person(s) or entity(ies): 
  
 _____________________________ 
  
 _____________________________ 
  

 -5- 








 EXHIBIT “1” 
  
 Legal Description 
  

 -6- 








 EXHIBIT “2” 
  
 Lease Documents 
  

 -7- 








 EXHIBIT G 
  

ESTOPPEL CERTIFICATE 
  
 TO: AH INVESTORS, LLC 
  

	RE:	Premises Located at
                                        
                                     (the “Premises)


  
 The undersigned is the landlord (the
“Landlord”) under the lease (the “Lease”) identified in paragraph 1, below. The undersigned has been informed that you are proposing to accept an assignment of the Lease from
                     (the “Tenant”). In that connection, the undersigned certifies to you the following: 
  
 1. The Lease consists of the document(s) identified on Exhibit
“1” attached to this Certificate, and there are no amendments, modifications or supplements to the Lease, except as identified on Exhibit “1”, and except for the following additional agreements, if any (if
“none”, so state): 
  
 ________________________________________________________________________________________ 
  
 ________________________________________________________________________________________ 
  
 2. Tenant has accepted and is in possession of the Premises, including any improvements, additions and alterations thereto required to be made by Landlord
under the Lease. 
  
 3. The term of the Lease commenced on
             and currently will expire on             . Tenant has the option to extend the term of the Lease for
             additional periods of              each. 
  
 4. The Lease is in full force and effect. Tenant is not in default under the Lease, nor is there any event which, with the
giving of notice or the passage of time, or both, would constitute a default by Tenant under the Lease, except as follows (if “none”, so state): 
  
 ________________________________________________________________________________________ 
  
 ________________________________________________________________________________________ 
  
 5. Tenant is obligated under the Lease to pay a fixed annual rental of
$            , and this fixed annual rental has been paid through
                    , 2003. No part of the fixed annual rentals has been paid to Landlord more than 30 days in advance, except as follows (if
“none”, so state):                     . 
  

 -1- 








 6. Landlord holds a security deposit from Tenant in the following amount (if “none”, so state):
$            . 
  
 7. The undersigned understands that you will be relying on the truth and accuracy of the statements made in this Certificate in accepting the assignment of the Lease. 
  

	 Dated:
                    , 2003
	  	  


	 	  	                                        
 (Signature)


  
  

 -2- 








 EXHIBIT H 
  

AGREEMENT REGARDING ASSETS 
  
  
 [TO BE ATTACHED] 
  

 -1- 








 AGREEMENT REGARDING ASSETS 
  
 This Agreement Regarding Assets (the “Agreement”) is entered into as of November     ,
2003, by and among Unified Western Grocers, Inc., a California corporation (“Unified”), AH Investors, LLC, a California limited liability company (“AH”), and TDH Investors, LLC, a California limited liability company
(“TDH”), who agree as follows: 
  
 1. Recitals. This Agreement is
made with reference to the following facts and circumstances: 
  
 (a) Unified and AH are parties to that certain Purchase and Sale Agreement With Joint Escrow Instructions, dated as of June 19, 2003 (together with all amendments thereto, the “Purchase Agreement”), under which Unified has agreed
to sell, assign and transfer to AH, and AH has agreed to acquire and accept from Unified (i) all of Unified’s right, title and interest in and to the leases (each a “Lease” and, collectively, the “Leases”) relating to the
grocery store locations (each a “Location” and, collectively, the “Locations”) identified on attached Exhibit “1” and (ii) certain items of furniture, fixtures and equipment (the “FF&E”) owned by
Unified and located at and relating to the Locations, all as more particularly set forth and described in the Purchase Agreement. The Leases and the FF&E are collectively referred to in this Agreement as the “Assets”. 
  
 (b) Pursuant to the Purchase Agreement, Unified has agreed to pay to AH the
sum of Four Million Five Hundred Thousand Dollars ($4,500,000), subject to adjustment as provided in the Purchase Agreement, in connection with the sale, assignment and transfer of the Assets to AH (the “Total Price”). 
  
 (c) As a material inducement to its entering into the Purchase Agreement and
agreeing to sell, assign and transfer the Assets to AH and to pay the Total Price to AH, Unified has acted in reliance upon the agreements of AH and TDH set forth in this Agreement, including, without limitation, the agreement that AH retain the
Assets and use the Total Price in connection with the management and operation of the Assets and that AH transfer the Assets relating to particular Locations only under certain circumstances, all as more particularly set forth in this Agreement.

  
 (d) Recognizing Unified’s reliance as described above, AH
and TDH are willing to enter into this Agreement and to agree to the matters set forth in it. 
  
 2. Retention of Assets and Use of Total Price by AH. AH agrees that: 
  
 (a) Except as otherwise expressly permitted under Section 3 of this Agreement, it will retain all right, title and interest in and to the Assets and will
not sell, assign, transfer, hypothecate or encumber the Assets. 
  

 -1- 








 (b) It will not acquire fee title to the land to which a Lease relates and/or acquire (whether by
operation of law or otherwise) the right, title and interest of the landlord of a Lease in and to that Lease, nor will it enter into any sublease respecting any Location, it being understood that such activities may only be engaged in by TDH.

  
 (c) It will retain the Total Price as working capital to be
used solely for the purposes of (i) paying rent, common area maintenance charges, taxes, insurance and other amounts which it is obligated to pay as tenant or lessee under the terms of the Leases, (ii) paying the reasonable and necessary expenses of
repairing, maintaining and insuring the FF&E and paying any taxes levied or assessed with respect to the FF&E, and (iii) reimbursing TDH for reasonable and necessary Development Expenses relating to the Locations. As used in this Agreement,
“Development Expenses” mean costs and expenses actually incurred by TDH in purchasing fee title to the land to which a Lease relates or in acquiring the right, title and interest of a landlord of a Lease in and to that Lease or in
subleasing a Location as permitted by Section 3(b) of this Agreement, including, without limitation, escrow and title insurance fees and charges, brokerage commissions, and tenant improvement allowances, but not including legal and accounting fees
and expenses and fees, charges and expenses payable to any person or entity which is affiliated with AH, TDH and/or any member or officer of either AH or TDH. 
  

(d) Not later than twenty-five (25) days after the end of each of its first three fiscal quarters in each of its fiscal years, it will deliver to
Unified a balance sheet of AH and a profit and loss statement of AH, each certified as being true and correct by a managing member of AH, subject to normal year-end adjustment. 
  
 (e) Not later than ninety (90) days after the end of each of its fiscal years, it will deliver to Unified a balance sheet of
AH and a profit and loss statement of AH, each certified as being true and correct by a managing member of AH; provided, that upon written notice given not less than thirty (30) days prior to the end of any fiscal year of AH, Unified will have the
right, at its sole cost and expense, to have certified public accountants of its choice prepare an audited balance and profit and loss statement of AH for such fiscal year, and AH agrees to fully cooperate in connection therewith. 
  
 (f) It will not distribute (in cash, property or in any other form or manner)
any of its capital or equity to any member of AH or any of its income or net profits to any member of AH, unless and until, as to each Location, either: (i) all of the Assets relating to such Location have been transferred and assigned to TDH as
permitted by Section 3(b) and Unified is reasonably satisfied that such Location is generating revenue and cash flow sufficient to cover all leasehold obligations at such Location as they become due, or (ii) Unified has been released from all
liability and obligation with respect to the Lease relating to such location. However, notwithstanding the foregoing to the contrary, AH may make distributions to its members in any fiscal year in which AH has taxable income in amounts necessary to
cover such members’ corresponding income tax obligations. 
  
 (g) When all of the Assets have been transferred and assigned to TDH as permitted by Section 3 of this Agreement and/or Unified has been released from all liability and obligation with respect to the Leases, then AH will pay over and
transfer to TDH that portion, if any, of the Total Price which remains unexpended by AH. 
  

 -2- 








 3. Lease Terminations; Permitted Transfers. 
  
 (a) It is agreed that if at any time TDH acquires fee title to the land to
which a Lease relates and/or acquires (whether by operation of law or otherwise) the right, title and interest of the landlord of a Lease in and to that Lease, then such Lease will thereupon automatically be deemed to be terminated and cancelled and
Unified will thereupon automatically be deemed to be released from all liabilities and obligations under such Lease; provided, that without limiting the foregoing, upon the request of Unified, TDH agrees to execute such documents as may be
reasonably necessary to evidence the termination of such Lease and the release of Unified. 
  
 (b) Notwithstanding any term or provision of this Agreement to the contrary, AH will be entitled to assign all of its right, title and interest in and to a Lease to TDH and will be entitled to transfer to TDH the
FF&E relating to the Location covered by such Lease if, but only if, (i) TDH expressly accepts such assignment and assumes and agrees to perform all of the obligations of AH under such Lease, (ii) TDH simultaneously subleases the Location to an
independent third-party which is not affiliated with either AH or TDH, or any member of either of them, and which third-party is reasonably satisfactory to Unified, (iii) such sublease is for a term of at least five (5) years, (iv) immediately
following such assignment and transfer, AH has working capital at least equal to the sum of all rent, common area maintenance charges, taxes, insurance and other amounts payable during the ensuring one (1) year period under the terms of the Leases
which it still retains, and (v) immediately following such assignment or transfer, TDH has member equity equal to at least ten percent (10%) of its total assets if, and to the extent, required by FASB Interpretation No. 46. In connection with any
such assignment by AH to TDH, TDH agrees that it will indemnify, defend, protect and hold Unified and AH, and each of them, harmless from and against any and all losses, liabilities, claims, damages, judgments, costs and expenses (including, without
limitation, reasonable attorneys’ fees) which they, or either of them, may suffer or incur arising out of or in any way related to TDH’s failure to perform its obligations under the Lease which is the subject of such assignment.

  
 (c) Notwithstanding any term or provision of Section 2(c) to
the contrary, if, in connection with a proposed assignment of a Lease by AH to TDH, the conditions contained in Sections 3(b) (i), (ii), (iii) and (iv) would be satisfied, but the condition contained in Section 3(b)(v) would not be satisfied due to
a Rent Shortfall, AH will be permitted to provide TDH funds from the Total Price to the extent needed to offset the Rent Shortfall if such would enable the condition contained in Section 3(b) (v) to be satisfied and the conditions contained in
Section 3(b) (i), (ii), (iii) and (iv) would remain satisfied. As used in this Agreement, “Rent Shortfall” means the difference between the basic or fixed rental payable under the Lease which is proposed to be assigned and the basic or
fixed rental payable under the proposed sublease of the Location to which that Lease pertains. 
  

 -3- 








 4. Certain Agreements of TDH. TDH agrees that: 
  
 (a) Not later than twenty-five (25) days after the end of each of its first
three fiscal quarters in each of its fiscal years, it will deliver to Unified a balance sheet of TDH and a profit and loss statement of TDH, each certified as being true and correct by a managing member of TDH, subject to normal year-end adjustment.

  
 (b) Not later than ninety (90) days after the end of each of
its fiscal years, it will deliver to Unified a balance sheet of TDH and a profit and loss statement of TDH, each certified as being true and correct by a managing member of TDH; provided, that upon written notice given not less than thirty (30) days
prior to the end of any fiscal year of TDH, Unified will have the right, at its sole cost and expense, to have certified public accountants of its choice prepare an audited balance and profit and loss statement of TDH for such fiscal year, and TDH
agrees to fully cooperate in connection therewith.. 
  
 (c) Unless
and until all of the Assets have been transferred and assigned to TDH as permitted by Section 3 of this Agreement and/or Unified has been released from all liability and obligation with respect to the Leases, it will not distribute (in cash,
property or in any other form or manner) (i) any of its capital or equity to any member of TDH, (ii) any of its income or net profits to any member of TDH; provided, that notwithstanding the foregoing to the contrary, TDH may make distributions to
its members in any fiscal year in which TDH has taxable income in amounts necessary to cover such members’ corresponding income tax obligations. 
  
 (d) It will indemnify, defend, protect and hold Unified harmless from and against any and all losses, liabilities, claims, damages, judgments, costs and
expenses (including, without limitation, reasonable attorneys’ fees) which Unified may suffer or incur arising out of or in any way related to AH’s failure to perform its obligations under the Leases. 
  
 5. Audit Rights. Without limiting the obligations of AH and TDH to deliver quarterly
and annual financial statements to Unified, it is agreed that Unified will have the right, at its expense, to examine and audit the books and records of AH and TDH for the purpose of determining whether the terms and provisions of this Agreement are
being observed and complied with by AH and TDH. Unified may exercise such right as to each of AH and TDH not more often than once in any calendar year by the giving of at least ten (10) days prior written notice of exercise. Such examination and
audit may be performed by Unified’s employees and/or it outside consultants and auditors. AH and TDH agree to cooperate fully and in good faith with Unified in connection with any such examination and audit. 
  
 6. Remedies. AH and TDH acknowledge that Unified would be irreparably damaged in
amounts difficult to ascertain by any breach or threatened breach by AH and/or TDH of the terms and provisions contained in this Agreement. Accordingly, AH and TDH agree that, in addition to any other remedies available under applicable law,

  

 -4- 








 
Unified shall be entitled to relief in equity for any breach or threatened breach by AH and/or TDH of the terms and provisions contained in this Agreement,
including, without limitation, the remedies of specific performance and injunctive relief. 
  
 7. Accounting Terms. Unless otherwise expressly specified in this Agreement, all accounting terms used in this Agreement are to be interpreted, all accounting determinations under this Agreement are to be made,
and all financial statements required to be delivered pursuant to this Agreement are to be prepared in accordance with generally accepted accounting principles consistently applied. 
  
 8. Notices. All notices, requests, demands and other communications required or permitted to be given under the terms of this
Agreement by one party to another party shall be in writing addressed to the recipient party’s Notice Address set forth below and shall be deemed to have been duly given or made (a) if delivered personally (including by commercial courier or
delivery service) to the party’s Notice Address, then as of the date delivered (or if delivery is refused, on presentation), or (b) if mailed by certified mail to the party’s Notice Address, postage prepaid and return receipt requested,
then at the time received at the party’s Notice Address as evidenced by the return receipt, or (c) if mailed by first class mail to the party’s Notice address, postage prepaid, then on the third (3rd) day following deposit in the United
States Mail. Any party may change its Notice Address by a notice given in the foregoing form and manner. The Notice Addresses of the parties are: 
  

	 If to Unified:
	  	 Unified Western Grocers, Inc.

	 	  	 5200 Sheila Street

	 	  	 Commerce, California 90040

	 	  	 Attention: Vice President - Real Estate Development

		
	 If to AH:
	  	 AH Investors, LLC

	 	  	 3236 Stone Valley Road West, Suite 230

	 	  	 Alamo, California 94507

	 	  	 Attention: Managing Member

		
	 If to TDH:
	  	 TDH Investors, LLC

	 	  	 3236 Stone Valley Road West, Suite 230

	 	  	 Alamo, California 94507

	 	  	 Attention: Managing Member


  
 9. General. 
  
 (a) This Agreement is to be governed by and construed in accordance with the
internal laws of the State of California, without regard to principles of conflicts of laws. 
  
 (b) No term or provision of this Agreement may be amended, altered, modified or waived orally or by a course of conduct, but only by an instrument in writing signed by a duly authorized officer or representative of
the party against which enforcement of such 
  

 -5- 








 
amendment, alteration, modification or waiver is sought. Any amendment, alteration, modification or waiver shall be for such period and subject to such
conditions as shall be specified in the written instrument effecting the same. Any waiver shall be effective only in the specific instance and for the specific purpose for which given. 
  
 (c) The section headings in this Agreement are for convenience of reference only and are not to be referred to in construing
or interpreting this Agreement. The recitals to this Agreement, and all exhibits referred to in this Agreement, are a part of this Agreement. 
  
 (d) The invalidity or unenforceability of any term or provision of this Agreement shall not affect the validity or enforceability of any other term or
provision of this Agreement all of which shall remain in full force and effect. 
  
 (e) If either party to this Agreement brings an action to enforce the terms hereof or declare rights hereunder, the prevailing party in such action, on trial or appeal, shall be entitled to reasonable attorneys’
fees to be paid by the losing party as fixed by the court. 
  
 (f)
This Agreement may be executed in counterparts, each of which is an original but all of which together constitute but one and the same instrument. Any signature page of this Agreement may be detached from any counterpart and re-attached to any other
counterpart of this Agreement which is identical in form hereto but having attached to it one or more additional signature pages. 
  
 The parties have caused this Agreement to be duly executed by their respective duly authorized officers, members or representatives as of the date first
set forth above. 
  

	 AH INVESTORS, LLC
	  	 UNIFIED WESTERN GROCERS, INC.

				
	 By:
	 	  

	  	By:	  	  


	  
 ________________________________________
	  	  
 _______________________________________

	 	 	                             (Print Name & Title)
	  	 	  	                         (Print Name & Title)


  

	 TDH INVESTORS, LLC

		
	 By:
	 	  


	  
 ___________________________________________
 (Print Name & Title)


  

 -6- 








 EXHIBIT “1” 
  
 Locations 
  

	 1.
	  	 Cottage Grove, OR

	 2.
	  	 Milton-Freewater, OR

	 3.
	  	 Moraga, CA

	 4.
	  	 Oroville, CA

	 5.
	  	 Red Bluff, CA

	 6.
	  	 Sacramento (Auburn), CA

	 7.
	  	 Salem, OR

	 8.
	  	 Union City, CA

	 9.
	  	 Upland, CA

	 10.
	  	 Yuba City, CA


  

 -7-